Paint Shop Sub-Precinct Rezoning Proposal

Rezoning in Redfern North Eveleigh will be done as a State Significant Precinct and on 21 December 2020 the Department of Planning Infrastructure and Environment (DPIE) issued the details of what Transport for NSW (TfNSW) must cover in its precinct studies for that rezoning. Study requirements have been prepared in consultation with state agencies and the City of Sydney council to guide (TfNSW) investigations into proposed new planning controls within the Redfern North Eveleigh Precinct.

This image is extracted from an Aerial render of the proposed master plan on exhibition in August 2022. The image shows both the proposed building through the Paint Shop (which under the proposal can be anywhere over the building) as well as the replacement of part of the Paint Shop extension by a building onto Wilson Street and a battle-axe representation of the heritage Former Suburban Car Workshops building. To understand the importance of these buildings and what of heritage importance is impacted see the Heritage Significance summary for the Heritage Interpretation Strategy which REDWatch has extracted at http://www.redwatch.org.au/RWA/statesignificant/northeveleigh/TfNSW/paintshoprezone/220805hissig

This is the text of Minister Stoke's media release regarding the rezoning of the Paint Shop Precinct of Redfern North Eveleigh of 26 July 2022. Links to related sites about the site and the exhibition have been added to the foot of this post.

This is REDWatch's Guide to the Exhibition consultation and and the documents. It is based on our email to our distribution lists and includes an additional section at the end matching up the proposal's studies to the Appendix of the main Planning Report.

This is an interesting map because it allocates 2.78 times the area across the entire site rather than to the proposed buildings. So the roads, walkways and public spaces all have the allocated FSR. The proposal uses a lower level planning document, the design guide, to say where that floor space should go rather than allocate it building by building. This provides great flexibility for the developer, lack of certainty for the community and probably a higher price for the Transit Asset Management Entity (TAME) selling the site. Map Source: Explanation of Intended Effect page 9.

This is the same as the existing map. When compared to the height map it shows that all heritage buildings except the Paint Shop are to stay at existing heights and are protected. The proposal for the paint shop shows that an up to 63.6 m building can be placed anywhere above the paint shop, how much of the paint shop is covered by a building and how much floor space can go there is again defined only by the guide and a future design excellence process that could change the guide. It is important to note that some visuals on display, such as parts of the aerial fly through do not show the proposed building above the paint shop. Map Source Explanation of Intended Effect page 10.

This is the map that defines the possible building envelopes and the area within which the maximum heights might be used. The reference scheme used in the graphics is just one of many possible options possible under the controls. The developers can move that height anywhere within the height controls. How much floor space is in the building, ie if it is thin or fat, is constrained only by the guide rather than an allocation in the LEP. Explanation of Intended Effect page 8.

Probably because of the decision to place FSR across the entire site the whole of the site is zoned as mixed use in the land use map. As a consequence the 20+% of the site that are public areas are not protected as recreational zones, which makes it possible to change controls later without having to ask for a land use change. REDWatch is of the view that all public space should be protected by appropriate zoning, Map Source: Explanation of Intended Effect page 7

When looking at a planning proposal like North Eveleigh, it is useful to start at the proposed planning controls. This is the place the developer starts in working out what they can do within the rules or where bending them might be possible and hence what they might pay for the site. Below REDWatch has extracted the four maps proposed for the Sydney Local Environment Plan (LEP) and provided some comments.

This is a 14 page extract from the Paint Shop Precinct Heritage Interpretation Strategy detailing the significance of each of the buildings and places impacted by the proposed Redfern North Eveleigh Paint Shop Precinct master plan. While many buildings are not greatly impacted by the proposal, The Paint Shop (c1888) and the Paint Shop Extension / Former Suburban Car workshops (1912) are two buildings that will be highly impacted. The Paint Shop by a proposed 4 storey building through and on top of it and the Extension by a part of it being demolished to make place for a new building fronting Wilson Street. How the development impacts heritage is a major issue to be considered in submissions.

This image is a still from the flythrough showing the proposed building within and above the paint shop. This building could, under the proposed controls, be anywhere through and above the heritage Paint Shop building. This impacts both the visual appearance of the Paint Shop, but also its important heritage underground works and the natural light and ventilation of the Paint Shop. For information about the heritage importance and features of the Paint Shop see the Heritage Significance summary in the Heritage Interpretation Strategy. REDWatch has extracted this section at at http://www.redwatch.org.au/RWA/statesignificant/northeveleigh/TfNSW/paintshoprezone/220805hissig

In this section of the site we have provided the details on the heritage significance of the two heritage buildings mostly impacted by the North Eveleigh Planning Proposal. These details are taken from the heritage significance section of the Heritage Interpretation Strategy for the project. We have also used two images from the exhibition materials to show how the proposal impacts on these two important heritage buildings.

In this post REDWatch interrogates the Paint Shop proposal for public open space using some of the graphics from the proposal and raise some issues to consider in commenting on the public open space aspect of the proposal.

How you deliver a project is as important as what is delivered, so locals might want to comment on the indicative staging strategy for the Paint Shop Sub-Precinct which is part of the Urban Design Report - this is the 3 page PDF extract. Stage 1 is the CME and Science Services building via Little Eveleigh; Stage 2 is the new buildings to the east of the Carriageworks viewing platform and removing parts of the Paint Shop extension past Carriageworks; Stage 3 is the eastern end of the site via Little Eveleigh Street; Only at Stage 4 to build the Paint Shop precinct does the new road get built with main additional access past Carriageworks; Stage 5 builds the remaining tower with access through the new Shepherd Street entrance.

Bruce Lay from heritage solutions has an interest in heritage that lives opposite the North Eveleigh site. Below are some issues that he things people should consider in making their submission. REDWatch would welcome suggestions from others who wish to share their expertise with the community.

This is REDWatch's initial guide to Submissions which we are putting out prior to the 13 August Public Meeting to encourage questions and discussion. We will revide this after the input from the public meeting.

This is the presentation delivered by REDWatch to the 13 August 2022 public meeting identifying some of the key concerns about the proposed rezoning. We hope it helps people in the preparation of their own submissions by 25 August 2022 when the exhibition closes.

This document has been supplied by Transport for NSW (TfNSW) in response to questions raised at the REDWatch meeting. Transport for NSW has advised they are unable to have a suitably qualified representative attend the Community Meeting on 13 August 2022, to be on a panel and to answer questions.

Below is the text of an email sent to City of Sydney Councillors and key staff with suggestions on how Council might be able to assist the community around the Paint Shop Precinct and potential sale.

Lord Mayor, Clover Moore, has written to residents regarding the Paint Shop Precinct exhibition. The letter recognises community concerns shared by Council. The letter also lists some concerns with the proposal and provides some details on the City's alterative proposal and encourages people to make a submission. The letter might not make it into letter boxes until after the weekend so REDWatch is posting it so that it gets out to people we have contact with ASAP.