Some Pertinent Facts – the Carlton United Brewery
Site, Chippendale
Fosters
closed the Kent Street
operations in 2003 after 150 years operations with plans to sell/redevelop the
site.
To
maximise their return, Fosters are looking for changes to the current height controls
(being 45 metres) because the current controls restrict developers. This reduces the sale price which we believe
has clouded public debate.
At
stake is Chippendale’s future as a low scale heritage village, with the threat
of the local population more than tripling.
Key
issues pertinent in the debate are height and floor space controls (FSR =
density). The higher the height and FSR = the bigger the bulk and scale = the greater the impact – environmentally,
socially and visually.
The site’s value has also been inflated
by the City previously selling off public streets on the site(at then low
prices). This allowed Fosters to amalgamate land holdings and argue for the FSR
to be applied across the site. Given Sydney’s
property bonanza, this gave Fosters huge windfalls at the local community’s
expense.
To
understand what suggested new controls mean, (i.e. even before the State
Government’s intervention to further increase these controls), we’ve done a comparison
with controls for other areas around town.
Take
a look at the comparatives and make your own judgement – is Fosters getting favourable treatment?
The
CUB site is a landmark site prominently located in Chippendale heritage village,
not the Central Business District. Significant
increases over the 45 height limits have already been rejected by an expert Jury.
Experts
agree the provision for heritage buildings and much needed open space (including
roads on the site) is crucial to offset existing constraints – these include
some of the city’s heaviest trafficked roads, lowest open space and need for
street vistas. However without a
corresponding reduction in FSR, this shifts the FSR from one part of the site to
another part, inflating the FSR on large parts of the site, to levels
considered environmentally and socially unsustainable.
Its
important to note that FSR is not a guarantee – it is a maximum that may
be achieved subject to height controls and other planning requirements. However,
owners/developers typically push to increase height limits, so they can
maximise their return. Once achieved, developers use this to argue precedent on
nearby sites or elsewhere.
Critically, pre DA/Masterplan “discussions” are closed to the public with the
community arguing their position at the public exhibition stage. This hinders
debate and disadvantages the public who are forced to fight their position on
the back-foot.
Here the situation is further
complicated because large developments in the City of Sydney LGA must be determined by the Central
Sydney Planning Committee (CSPC). Here
the CSPC led the push to change the controls.
Following the State Government’s interference, this resulted in the
(Government dominated) CSPC calling for Frank Sartor, the Minister for Planning
(who is also the Minister for Redfern Waterloo) to take over the planning
process for the site.
This raises serious questions – including process and developer levies legislated
to be paid to RWA.
Remember
The Rocks, as similarly Victoria
Street in Kings Cross was saved because of the public
outcry. Thirty years later, we’re fighting to save Chippendale. This is not the Metro Strategy – just a sweet
deal for Fosters.
|
Site/area |
Location/Details |
Height |
Max. FSR |
Notes |
|
CUB |
Current |
15 |
3:1- |
1996–agreed |
|
CUB |
Not |
15 |
Up |
Draft |
|
Chippendale |
Chippendale |
6 |
1.5 |
Current |
|
Former |
Green Square |
2 |
2.5 |
30 |
|
Broadway |
Mountain |
Up |
3:1 |
Draft |
|
Haymarket, |
City |
Up |
varies |
LEP |
|
City |
Up |
Up |
varies |
Draft |
|
Ultimo |
|
9 |
varies |
LEP |
|
Jacksons Landing |
Masterplan |
9 |
varies |
LEP |
|
Victoria |
Masterplan |
Mainly |
2.5 |
To |
The
Coalition Chippendale Community Groups (source documents – COS records). Like to receive updates, email communityworkingparty@yahoo.com.au.