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In Bondi Junction NSW on “New hotel development” at 5-11 Hollywood Avenue, Bondi Junction:

C. Di Giulio commented

The acoustic assessment, as well as the SEE, are inadequate in that they mostly consider noise impacts to the proposal’s occupants. They do not consider the full range of possible noise impacts from the proposal to adjoining, existing developments, in particular existing residential developments. The acoustic assessment should consider noise impacts from the café (outdoor component), basement garage door, roof top open air terrace, ground floor open form terrace, as well as any mechanical equipment.
In this case, the SEE has not fully considered all potential environmental impacts and cannot confirm the site’s suitability.
Should the development proceed, the roof top terrace should not be operational after 6pm or before 9am 7 days a week. The café should not be operational after 5pm 7 days a week, and not before 8am on weekends. Deliveries, including any collection of waste, should not occur before 8am or after 5pm 7 days a week.
The eastern elevation is almost entirely glazed, with occupants of rooms looking directly into dwellings on the opposite side of Hollywood Avenue. Although glazing may be ‘visioning glazing’ as noted on the plans, occupants of the proposal will still be able to look directly at adjoining, existing dwellings. While ‘vision glazing’ may not be see through from other properties, there remains the perception by occupants of existing dwellings that they will be overlooked. The sheer number of rooms, and extent of glazing on the eastern elevation is extensive and will significantly reduce privacy.

Building Height/4.6 Exception request
The height permitted by the Waverley LEP 2012 is 32m. The proposal breaches this height by 3.8m. In breaching the height, the proposal includes 1 additional storey than what would normally be permitted. In doing so, it provides a full 11 additional rooms that will overlook adjoining dwellings, generating privacy impacts above what is contemplated by the Waverley LEP 2012. As such, the proposal is inconsistent with objective 4.3(1)(a) of the WLEP 2012, and the exception request cannot be supported.
In our view, generating additional privacy impacts does not represent an appropriate transition with respect to building heights and surrounding land, as required by objective 4.3(1)(c), further demonstrating why the Clause 4.6 request should not be supported.
Total Occupants
The proposal allows for 198 rooms. Potentially, between 198 to almost 400 people could be accommodated within the development. Community services in the locality, and in particular active open spaces are severely strained. Adding further people to this extent will severely compromise existing community facilities. Ultimately it is permanent residents of the community who feel this strain the most, whilst for occupants of the proposal, it is merely a temporary issue, if an issue at all.
The café is proposed to operate between 6am to 10pm, 7 days a week. As indicated earlier, the café should not be operational after 5pm 7 days a week, and not before 8am on weekends. This is particularly given there are dwellings directly on the opposite side of Hollywood Avenue.
Car Parking Along Hollywood Avenue
We note the proposal includes parking along Hollywood Avenue. The noise impacts associated form this has not been considered in the acoustic assessment and should do so given the number of permanent residences on the opposite side of Hollywood Avenue. Specifically, there will be noise from the closing of car doors, which during the night will disturb the sleep of permanent residents in a case where currently there are no car spaces.
B3 Zone Objectives
We note the land use related objectives of the relevant B3 zone focus towards promoting commercial floor space and employment generating. The proposal’s floor space is almost entirely for short term residential purposes and as such, is entirely inconsistent with the zone objectives. The proposal should be amended to include notably more commercial floor space to strengthen Bondi Junction’s roles as a core commercial centre, thereby providing further employment opportunities for not only a growing population, but more importantly, permanent residents.
We understand Council and the relevant planning panel has enforced this outcome on several other developments and/or recent approvals within or in close proximity to Bondi Junction centre.

Design Excellence
We are of the view the proposal would not satisfy the amenity related objectives of the WLEP 2012 design excellence clause. As mentioned earlier, the proposal will severely overlook existing dwellings on the eastern side of Hollywood Avenue due to the extent of glazing on it’s eastern elevation. Further solid materials should be incorporated on the eastern elevation to reduce the perception of overlooking. Additionally, the extent of commercial floor space should be increased which will further decrease opportunities for overlooking (and in doing so, assist with satisfying the commercial related objectives of the B3 zone).
The proposal includes 0 onsite parking spaces, whilst an onsite drop off/pick zone is also absent. Rather, the proposal relies on 2 – 3 potential on street spaces which currently do not exist and there is no clear policy direction as to whether they will be implemented.
Any hotel, regardless of its location or perceived target market generates substantial parking demand as well as pick up/drop off requirements. In this case, the application’s traffic and parking assessment is questionable. Our experiences over a number of years is that traffic along Hollywood Avenue and surrounds is increasing substantially. This results in inconvenient congestion for permanent residents, as well as over use of horns and the like, to the detriment of private amenity.
The proposal will generate substantial traffic and parking demands, and as a consequence, further congestion and amenity related impacts.
Plan of Management (PoM)
The PoM indicates that there would not be a reception as part of the proposal. This suggests the proposal is not a ‘hotel’, but rather a boarding house or other form of residential accommodation, both of which are prohibited in the subject zone.
Further, the absence of a ‘manned’ reception brings into question security and the general operation of the premises. This is because reception staff typically provide the most effective form of surveillance to any hotel.
A basement drop off zone is referenced in the PoM. The SEE and architectural plans do not show or reference such a zone in the basement.
There is very limited details included in the PoM in relation to cleaning, and cleaning any outdoor spaces or any public domain in the vicinity of the proposal. The PoM should stipulate, at a minimum, during which hours outdoor cleaning will take place. This is important to protect the amenity of nearby residents. Cleaning with the use of motorised blowers, vacuum cleaners, or the like before 9am or after 5pm would impact on the amenity of nearby residents. This is particularly the case as there are currently issues with cleaning contractors at the premises using motorised machinery late in the evenings, impacting on residential amenity.
The PoM should also detail exact cleaning procedures so as to reassure residents in the locality that the area will be maintained in a clean, and tidy condition..
The PoM is flawed in that it does not suggest a contact number will be readily available to members of the public to respond to any nuisances. Typically, a hotel or boarding house operator provides an emergency contact number to adjoining residents or will offer to make such a number visible on the proposed building (such as on the front door).
As stated in Council’s Pre-DA minutes, the PoM was to address social and economic impacts, but does not consider these in any form. The PoM does address how nuisances will be addressed, or how inevitable increase in community, social, and open space demands arising from the proposal (which could accommodate up to around 400 people) will be met.
Floor Space Ratio
We recommend requesting gross floor area plans as there appears to be errors in relation to floor space ratio, albeit it minor. For example, according to the architectural design report, it appears the basement laundry has not be considered as GFA, when it is not listed as item to be excluded according to the definitions in the WLEP 2012.
Traffic Assessment
The SEE and traffic assessment assume that all guests will arrive at the proposal by public transport, taxi, or walking. The lack of any onsite parking, and supposed reduction in congestion is based on this assumption. However, this assumption is not qualified with any evidence. It is recommended that a comparison analysis be undertaken of other hotels to confirm this outcome. In this case, it should be noted that most other hotels or serviced apartments in Bondi Junction include substantial onsite parking. This includes Meriton suites and the recently completed Quest hotel.

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