Summary of Public Exhibition submissions to the
Department of Planning and the ILC response to these issues:
Design
Activation
of Community Sports and Recreation Centre to George Street and Surveillance
The Department of Planning raised concerns about the limited interaction
the building has with the public domain and the lack of surveillance to the
building from George St.
The ILC responded by re-designing the George and Renwick St facades to include additional
glazing to the street to allow for improved interaction with the Street and
increased surveillance. This has resulted in the reorientation of the indoor
sports court to allow for an additional activity room at the George St level.
Suitability of
Community Sports and Recreation Centre in Heritage Streetscape
The
concerns raised relate generally to the design of the new building in
comparison to the terrace houses on George
St. It should be noted that whilst the terrace
development of George Street
is significant, it occupies less than 50% of the street frontages from Redfern
to Phillip Streets. The rest of the street is a mix of 19th and
early 20th century industrial development and late 20th
Century 3 – 4 storey apartment buildings.
The height of the Community Sports and Recreation Centre at 9.2m above
pavement to the north and 10.8m to the south is similar in height to many of
the adjoining terrace house buildings (ranging from 6.5m to 9m) and less in height than many of the older industrial
buildings, which reach 11 m, and the and the recent apartment buildings
which range from 8.5m to 13.2m.
Perimeter Fencing
Concerns were raised about the height and design of the perimeter
fencing. The ILC has consulted widely with the NSW Police (Redfern Local Area
Command) and the proposed NIDC tenants, operators and hirers to determine the
best security measures applicable to the facility. The chosen fence heights and
design were preferred by the NSW Police both to provide security for the site
from unauthorised access but to reduce the chance of Hostel visitors leaving
the site without supervision. Both are considered serious safety risks for a
Centre catering primarily for children.
Loss of Tress and
Vegetation
Concerns were raised about the loss of trees and
vegetation on the site.
The ILC has tried to retain as many significant trees as possible within
the development and extensive consultation with the Project Arborist was
undertaken in the early planning stage in an attempt to reduce the number of
trees requiring removal. In many instances the Arborist did not consider a
change of design was warranted based on tree health, condition and landscape
significance of individual trees.
The Arborist strongly recommended replacing trees with more suitable
species and in more appropriate locations and
within suitable planting beds, rather than attempting to retain inappropriate
species in poor locations. This approach ensures the landscape’s long term
maturity and the health and safety of the public.
The NIDC landscape plan includes the planting of 100
trees of species which are suitable to the climate and soil types. The proposed
tree species are predominantly native to Australia and include Banksias,
Spotted Gums, Cabbage Tree Palms, Brushboxes, Tree Ferns, Tuckeroos, Blueberry
Ash, and Kauri Pines. A large number of native shrubs and groundcovers also
form part of this proposal. An additional 13 new street trees will be planted
as part of the public domain plan.
The ILC will transplant some of the plants within the native botanic
garden at the George St
boundary of the site, including the Xanthorrhea (grass tree) which will be
relocated on the George St
frontage adjacent to the heritage building at the corner of George and Phillips
Streets. This new garden bed will be also be a native botanic garden, expanded
to include plant species from all over Australia, as a representation of the
Centre’s ‘national’ status.
Cope St Retaining
Wall
Concern was raised about the bulk scale of the proposed new retaining
wall to Cope Street.
The new wall supports the change in levels for the construction of the new
playing field.
The ILC has endeavoured to reduce the impact of the retaining wall along
Cope St
by the reduction in the height of the wall by approximately 850mm. The wall
will be a ‘green wall’ planted with ivy. This initiative will further reduce
the impact of the retaining wall on the streetscape and will help mitigate
possible graffiti.
Pedestrian Link
from Renwick to Cope Street
Concerns were raised about the increased noise and risk of vandalism to
neighbouring properties resulting from the proposed pedestrian link.
The pedestrian link was a request from the City of Sydney’s Traffic Committee and a condition of
the ILC’s application to close the Renwick
Street laneway.
The pedestrian link provides a safe and convenient access point and is
free of bends or blind corners. It will be lit to the required street lighting
standards and be bounded by palisade security fence making it a visually open
and safe pedestrian facility. The link is 30m in length with site-lines along
its length.
The ILC will also be installing
CCTV cameras in the Renwick St
car park area
Currently Renwick Street
is a cul-de-sac arrangement which is degraded, has no security provisions and
attracts a range of anti-social behaviours. The ILC manages regular syringe and
rubbish removal in an attempt to maintain an appropriate level of health and
safety for the local residents. The NSW Police were also consulted in the
provision and support the design of this pedestrian link.
Residential
Amenity
Concerns were raised about the potential noise and proposed hours of
operation of the Community Sports and Recreation Centre and playing field.
The noise management strategy for the development focuses on managing
noise both by careful design of the facilities and appropriate operation..
The ILC has reviewed the acoustic treatment to
the Community Sports and Recreational Centre and will continue to monitor
throughout the building construction stage to ensure the building meets the
appropriate acoustic ratings as determined by the Project Acoustic Engineer.
With
regard to the playing field, while the centre will strive to maximise occupancy
given the nature of the groups who will use the site and the length of stay (2
– 5 nights), the field will not be in use every night of the week. It is likely
that Sunday night and Tuesday nights as a minimum will typically be down times.
The field will not be used past 10pm.
Sustainable Development
The ILC acknowledge that there are 2 public pools in the local vicinity
however, one is only operational in the summer months and the other located too
far from the local Redfern area to be in walking distance for local children.
In addition, the ILC consider the inclusion of a pool as a fundamental element
of the facilities offered at the NIDC.
The inclusion of a pool significantly increases opportunities for cross
training of athletes at the centre, the provision of programs and events for
the local community including a local leisure pool, learn to swim and water
safety training as well as lap swimming for local residents.
The ILC is very conscious of the need to conserve water and energy as
they are some of the main sustainability issues affecting Sydney. The ILC intends capturing all roof
water from the new construction building and redirecting to storage tanks under
the field for use as irrigation water for the field, ensuring only minimal
Sydney Water supply is needed for maintenance activities.
Traffic and Parking
Concerns were raised about the provision of parking on the site and the
impacts on the current traffic flow for the local streets.
Given the operational nature and proposed uses of the NIDC facility the
main users of the centre will not travel to the facility by car but by public
transport, bicycle or foot.
Since the submission to the Department of Planning, ILC and City of Sydney have negotiated
ownership of the proposed new car park adjacent to Renwick Street at the northern end of the
site. As a result approx 50% of the car parking spaces will be within the NIDC
site, thereby increasing the number of spaces available to visitors to the
NIDC.
NIDC also benefits from its proximity to the Redfern train station and
major bus routes and it would be expected that the majority of staff, if not
from the local area, would commute by train or bus.
The NIDC design includes the relocation of the George St pedestrian crossing to provide
better access to the site and local streets. The construction of the new Renwick St car park
will continue to allow for vehicle turn-around.
Construction Damage
The ILC has engaged a reputable building firm
through an initial expression of interest and subsequent select tender process.
The successful contractor was required to meet certain government regulations
and codes of compliance for the building industry.
A Construction Management Plan is required by
the Department of Planning prior to the construction
commencement and this will indicate how adjoining properties will be protected
throughout the construction including temporary hoarding, temporary shoring if
necessary, security fencing and communication with adjoining owners.
Dilapidation surveys of all adjoining properties were
undertaken by the Contractor in May 2008. These
surveys have been provided to the relevant property owners as a record of the
condition of property prior to the start of construction.
Source: ILC
Handout at Open day 26th June 2008.