Pathways Cremorne Seniors Housing

I have lived in the street for 20 years and it has continually got busier and busier with so many old buildings being knocked down and high rise buildings replacing them. We definitely do not need more residents and traffic in the street. Also I believe these original workers cottages are important heritage assets and a tangible link to the history of the area prior to gentrification.

This project is a necessary addition to seniors housing stock in the area. There is currently only one senior housing development with easy access to the Neutral Bay and Cremorne main shopping areas and transport, and despite it being more than 40 years old it has a waiting list for would-be residents. Furthermore, while the existing facility does offer dining and laundry services it does not have a "care home" option. Older people who wish to downsize and may at some stage be unable to fully care for themselves but who wish to remain in the area need need more options.

The facility is needed in my community of Cremorne and the present disfigured old buildings on site are not worthy of preservation as examples of classic residences of the past.
I am personally interested in having the proposed new facilities available for possible occupancy by either myself or my wife.
It is a brilliant location for it's proposed community function.

I have loved on this street for almost 7years. Residents do not want this to be built. This area is gaining life and more restaurants and bars are coming. We don’t want seniors to object to these or have earlier close times. The streets also cannot handle the extra traffic

This is my personal submission.
I have been a local resident all my life. The locality, its environment and amenities are very very important to me.
I oppose this proposed development because of the impacts it will have on our community -
1. The proposal concept is contrary to the North Sydney Council and community vision of Parraween Street as the "heart" of Cremorne. There are many initiatives being undertaken to achieve this vision (plaza renewals, IHOs for the cottages, rezoning, street traffic management and enhanced carparks) and these will effectively be negated/negatively impacted by the proposal.
2. The proposal seeks to achieve maximum bulk (4 storeys) for the site and any of the options would be inappropriate due to its adjacency to the Cremorne Town Centre. In particular the proposal for an 8 storey ILU is contrary to existing let alone proposed future zoning. Just because poor planning allowed such inappropriate development in the past doesn't mean it should be acceptable now.
3. The local traffic flow is huge and will only get worse with the cancellation of the Northern Beaches Tunnel. The paucity of crossings of Military Rd has led to major congestion of Winnie and MacPherson Sts and Parraween St to become a "rat run". The additional 115+ cars, the extra visitors and servvice deleiveries to the RMC will only exacerbate these traffic problems.
4. Likewise the proposal will add to the considerable parking problems in Parraween St.
5. The dismantling and reconstruction of the 9 cottages subject to IHOs does not maintain the heritage - at best they will be a token facade.
6. Having a single driveway entrance for 134 vehicles and the many service truck and ambulance deliveries will cause that driveway to be a major bottleneck in Parraween St and be dangerous due to its proximity to the Cremorne Plaza.
7. The projected 18 month construction program is totally unrealistic. 3-4 years is a far more realistic estimate based on recent development experience of much smaller sites. Additionally the projected truck scheduling will have a far greater impact on the Parraween St (closures, blockaings etc). And is it appropriate to great this dysfunction (traffic, parking, noise, dust, inconvenience) adjacent to the Town Centre and its businesses for such a protratced period.
Again, I wish to oppose this proposal.

Ken Pritchett
301/59 Parraween Street, Cremorne 2090
M: 0438536638 e: [email protected]

Re: Submission (SUB-61923959). I I wish to register my strong objection to the Pathways Cremorne Seniors Housing Development Application proceeding as planned.

This multicomplex facility is NOT in the public interest. There are major concerns which will detrimentally affect all those who live, work or visit this vibrant village centre in the heart of Cremorne including: loss of heritage, massive height, bulk, and scale, as well as significant issues with traffic, parking and pedestrian safety.

The Heritage Statement included with the Development Application incorrectly states “individual buildings do not meet the threshold, there are no heritage requirements for retention”. However, Council is in the process of permanently listing these cottages (nos. 50-56, 70-72, 78-88 Parraween Street) as local heritage items following independent reports from heritage experts Lucas Stapleton Johnson (LSJ) which found these 12 cottages met the threshold for heritage significance. Their findings were supported by the State Government’s gateway approval (31 July 2023) to process Planning Proposal 3/23, currently on public exhibition, to heritage list the cottages.

The stated intention to dismantle, store and reconstruct these iconic cottages demonstrates no respect for their heritage signisifcance.

HEIGHT:
The 8-storey building on Gerard Street is 28.7 metres high,16.7 metres higher (+139%) than the 12-metre maximum height permitted in the North Sydney LEP 2013 and is therefore not consistent with both the objectives of the LEP and the R4 zoning of the site. This height should NOT be approved as it is not compatible with current controls.

BULK:
The proposed bulk should NOT be approved.
This site has major historical significance. Constructing a huge, oversized development completely diminishes the cultural significance of the place and does not respect the heritage of the single storey character cottages.

SCALE:
The proposed scale should NOT be approved.
The scale of the 8-storey Gerard building and the 4-storey additions to the back facades of the historic cottages will totally dominate and over-shadow the low-rise cottages on Parraween Street. The size of the structures is completely out of context with the Parraween streetscape that is recognised for its village atmosphere and character.

PARKING, TRAFFIC, PEDESTRIAN SAFETY
When I first lived in this area in the 1980’s, the speed limit on Parraween Street was 40k, an aknowledgement at the time of the volume of both vehicle and pedestrian traffic. It is today an even busier local suburban road in constant use due to already high density residential housing and public access to numerous commercial premises along the street, including childcare, medical and allied health services, gyms, restaurants, cafes, shops, and the very popular heritage listed Orpheum cinema. The proposed number of heavy vehicle trucks per hour accessing Parraween Street means there will be severe adverse impacts causing even more congestion for local traffic. Parking has been difficult for a number of years. The existing infrastructure will not support the proposed population and vehicle increase.

I submit the above points in support of a considered assessment of the inappropriateness of the planned Pathways Development. Its impact will be significant, detrimental and long-term from both an environment and social perspective.

I strongly object to the massive Pathways Cremorne Seniors Housing project because of the permanent loss of the inherent cultural character of the street and the long-term significant impact it will have on the Cremorne community and local businesses.

Regarding loss of heritage, Pathways plans to demolish all dwellings on the site, including 12 cottages, namely nos. 50-56, 70-72 and 78-88 Parraween Street. Based on extensive and detailed research by heritage experts Lucas Stapleton Johnson, these 12 cottages have been granted gateway approval to proceed to heritage listing. They are currently on public exhibition as part of the finalisation of Council's Planning Proposal to amend the North Sydney LEP to list them as local heritage items. With respect, I do not accept that reconstructing 3 of the cottages recognises the heritage significance of this group of houses, while the permanent loss of the remaining 9 historic cottages must be blocked.

The massive height overreach of up to 28.66 metres, which is 139% above the maximum 12-metre set in the North Sydney LEP 2013 controls, is farcical. There is no valid justification for this height, in view of the fact that in recent decades all developers have adhered to the 12- metre height control.

Parraween Street is an important destination for locals and people from further afield who regularly access the many services, dining experiences and entertainment venues on offer including the heritage listed art deco Orpheum Theatre which is sited opposite the proposed development. The traffic chaos and major parking issues that will result because of the influx of more than 130 cars and heavy vehicles servicing the facility on an already busy street will become a major deterrent that keeps for people away from Cremorne's currently vibrant village centre. This will obviously have a dramatic impact on the livability for the street's residents. Local businesses will also suffer if customers find it easier to go elsewhere for their needs.

I respectfully ask that this application be rejected on the grounds that it will result in the permanent loss of cultural heritage, is a massive overdevelopment in height, bulk and scale, and the dramatic increase in traffic volume and parking will adversely affect residents and local businesses alike.

I am extremely concerned to see the continued devastation of my beloved suburb from a heritage and environmental perspective. This construction of an aged care facility which is four to eight storeys high with 58 independent living units included requires the demolition of Federation cottages that should be protected to save the streetscape and to protect the heritage of the area. These cottages were built at the turn of last century. They must be saved. The streets of Cremorne and Mosman are unique in their charm and heritage value. Once Federation is gone it is gone, history lost and the streetscape forever tarnished.
The massive height, bulk and scale of this development are entirely out of character for this family-friendly neighbourhood. Please please stop allowing developers to destroy our neighbourhood with their ugly buildings. It breaks my heart, as a resident of more than 20 years, to see the destruction of this suburb. I cannot fathom why - at the very least - the facades of these cottages are not protected. Imagine if Paddington or Woollahra councils allowed the destruction of the beautiful cottages that today line the streets. What a different Sydney it would be.
Please stop the destruction of history and halt this ugly development that will forever change our community and put pressures on traffic, parking and pedestrian safety.

I strongly object to this project and have reviewed the design.
I will be brief on this portal as I am aware that other organisations like Cremorne Conservation Group and North Sydney Council are submitting a more detailed and technical critique of the project.
Firstly, this proposal is seeking to either remove or destroy 12 recognised heritage homes as part of its footprint. The proximity of this destruction so close to the Orpheum Cinema wipes away not only the potential for a more varied and vibrant streetscape but the opportunity for a small heritage precinct which is in keeping with the cinema.
The height, bulk and scale of the proposed buildings - particularly the eight storey building on Gerard St. - is far beyond the local planning controls and desired/zoned streetscape.
I am not adversed to seniors assisted living but the oversized scale and location of this facility certainly presents as a money grab in this instance rather than as legitimate care for seniors. For example, the property accumulation for this project was conducted in a very intimidatory and secretive manner for well over 4 years. During this time Pathways did not consult or engage in any way regarding what the existing community would like to see from such a facility. A lack of interaction like this does not speak well as to how a proposal like this wishes to interact or integrate with its community long term.
The huge increase in traffic would be an issue for staff and health or food support vehicles. Parraween is the only road which allows those of us living in North Cremorne to cross over (turn right) on Gerard St, during peak hours.
An in-depth and holistic traffic study is certainly required and would most likely result in a re-phasing of traffic lights on Winnie St, Gerard St and quite possibly Military Rd.
The overall size of this project would dwarf nearly half one side of Parraween Street . It is not a particularly quiet, relaxing or safe zone for seniors living with mobility issues. I am concerned that while this imports 99 units to the area these are, on the whole, not individuals who will be active in accessing or supporting local businesses.
While the addition of a "through park" would be a welcome bonus this does not lead anywhere or have any pedestrian links across Parraween or Gerard St and so is somewhat of a dead end and perhaps pedestrian hazard?
The design is large, high, bulky, misplaced and connects poorly to the existing community and represents limited socio economic benefit for Cremorne.
Lastly, It destroys known heritage rather than including these homes - which could quite easily be converted into seniors living spaces as part of a more informed design.

Looks great with the creation of a small public square. This city needs more houses for downsizers.

I object to the Pathways proposal to build a seniors' facility across Parraween St and Gerard St Cremorne.
It is too large for the area and requires demolition of heritage buildings in Parraween St.

I object to the project, thank you.

I oppose this proposed development because of the impacts it will have on our community -
1. The proposal concept is contrary to the North Sydney Council and community vision of Parraween Street as the "heart" of Cremorne. There are many initiatives being undertaken to achieve this vision (plaza renewals, IHOs for the cottages, rezoning, street traffic management and enhanced carparks) and these will effectively be negated/negatively impacted by the proposal.
2. The proposal seeks to achieve maximum bulk (4 storeys) for the site and any of the options would be inappropriate due to its adjacency to the Cremorne Town Centre. In particular the proposal for an 8 storey ILU is contrary to existing let alone proposed future zoning. Just because poor planning allowed such inappropriate development in the past doesn't mean it should be acceptable now.
3. The local traffic flow is huge and will only get worse with the cancellation of the Northern Beaches Tunnel. The paucity of crossings of Military Rd has led to major congestion of Winnie and MacPherson Sts and Parraween St to become a "rat run". The additional 115+ cars, the extra visitors and service deliveries to the RMC will only exacerbate these traffic problems.
4. Likewise the proposal will add to the considerable parking problems in Parraween St.
5. The dismantling and reconstruction of the 9 cottages subject to IHOs does not maintain the heritage - at best they will be a token facade.
6. Having a single driveway entrance for 134 vehicles and the many service truck and ambulance deliveries will cause that driveway to be a major bottleneck in Parraween St and be dangerous due to its proximity to the Cremorne Plaza.
7. The projected 18 month construction program is totally unrealistic. 3-4 years is a far more realistic estimate based on recent development experience of much smaller sites. Additionally the projected truck scheduling will have a far greater impact on the Parraween St (closures, blockings etc). And is it appropriate to great this dysfunction (traffic, parking, noise, dust, inconvenience) adjacent to the Town Centre and its businesses for such a protracted period.

Thanking you
Gavin Frost

Leave it alone.
You are ruining the very place you want people to come to. Stop cowtowing to developers!

It is far too large & not in the local communities interests

SUB-62189272

I am writing to express my support for the Pathways Cremorne Seniors Housing Proposal. This proposal holds significant promise for our city and aligns with several key principles that are essential for the well-being of our senior citizens and the broader community.

Addressing the Ageing Population: Australia is experiencing an ageing population. The Pathways Cremorne Seniors Housing Proposal provides a proactive and thoughtful response to this demographic shift by creating a purpose-built facility that caters to the unique needs and preferences of senior citizens. This development acknowledges the importance of providing suitable housing options for our older residents, allowing them to age in place while maintaining their independence.

Community Integration: The proposed development's strategic location and design contribute to the seamless integration of seniors into the broader Cremorne community. By blending a mix of independent living units and a residential aged care facility into the neighbourhood, this project encourages social engagement and interaction between seniors and other community members. This integration promotes a sense of belonging and reduces potential social isolation.

Economic Benefits: The construction and operation of the Pathways Cremorne Seniors Housing Proposal will generate economic benefits for the local community. Job creation during the construction phase and employment opportunities within the aged care facility can have a positive impact on the local economy. Moreover, the project may attract investment and stimulate local businesses, further contributing to the area's economic growth.

Aged Care Capacity: As the demand for aged care services continues to rise, the addition of a residential aged care facility is a crucial step in expanding our community's capacity to provide quality care to our elderly residents. This ensures that seniors in Cremorne and surrounding areas have access to the care and support they require as they age.

Architectural Consideration: The proposal's design, with 4-storey buildings along Parraween Street and a taller 6-8 storey building facing Gerard Street, shows sensitivity to the existing urban fabric while maximising land use efficiently. This approach respects the surrounding environment while meeting the growing demand for seniors' housing.

I urge you to approve the Pathways Cremorne Seniors Housing Proposal. It represents a progressive and inclusive approach to addressing the needs of our ageing population while fostering community cohesion and economic growth. I trust that your careful review and consideration will result in a positive outcome for our community.

Re: Submission (SUB-61923959). I strongly object to the Pathways Cremorne Seniors Housing
Development Application proceeding as planned for the following the private reasons:

The Dept of Planning has provided gateway approval of Planning proposal PP-2023-987 "to amend the North Sydney LEP 2013 as it applies to 50-88 Parraween Street, Cremorne by identifying the properties at 50, 52, 54, 56, 70, 72, 78, 80, 82, 84, 86 and 88 Parraween Street as local heritage items". The Planning proposal is currently on public exhibition and is close to finalisation. Heritage listed items cannot be demolished.
I live on Parraween Street Cremorne.
Our family moved to Parraween Street three years ago. we love this house and the location, including the streetscape, and my desire to take care of this old house and townscape grows stronger every day. Everyone of our visitors says this house and surroundings are charming and it should be kept by us, citizens.
From the time I moved, it was difficult to move due to high prices, population growth, Covid19, etc. It's more difficult to move now than three years ago, and I'm very saddened when I think about leaving here. I don't want my children to transfer schools for their happiness.
I also feel sorry for the buisiness owners and workers of Cremorne Plaza and the other shops on Parraween street as they will suffer the consequences of heavy traffic during construction.

I strongly object to this project for reasons summarised below:

1) The proposal appears not to adhere to height regulations for seniors accommodation and includes many design aspects that would be dangerous for residents, for example the unnecessary height of the residential tower leading to risk in an emergency and the large distance between the ambulance bay and areas where the least mobile residents will be housed. In addition, Pathways has a poor record not only in caring for their residents and staff but also when constructing their facilities. Before this group is allowed to build any more aged care facilities their conduct should be thoroughly investigated.

2) This development is excessive in height, bulk and scale with the construction of a 28.66 metre block on Gerard Street which has a maximum building height of just 12 metres.

3) The development will result in permanent loss of 12 heritage significant cottages. These cottages have received interim heritage listing and are in the process of having this listing made permanent. There is strong council and community support for protecting these cottages and the developers are acting in poor faith by circumventing local processes to try and drive their project though before the heritage listing can be permanently finalised.

4) There does not appear to be a proper cumulative traffic impact assessment, as this development both during and after construction would significantly increase traffic and congestion on Parraween St. This will pose a real threat to pedestrian safety, particularly as there are childcare centres on the street and the proposed main single drive access road is poorly placed.

5) The visual impact analysis does not include 92 Parraween St, which will be heavily impacted by the development.

6) The streetscape of the area will be permanently damaged by the proposed destruction and/or obstruction of many mature trees that are visible to pedestrians and residents, and are key to the atmosphere and character of the street.

7) The proposed demolition, excavation and construction schedule seems unrealistic and would likely blow out to be more than 2 years. This will significantly disrupt the lives and livelihood of residents and businesses in the area, which has a vibrant array of local businesses as well that the historic Orpheum Theatre.

8) Throughout the entire lifetime of the various proposals for this development, there have been contradictory, insincere communications from the developers and their agents, and their attempts at consultation have not appeared genuine, often happening after setbacks in their plans that have occurred either at the council level or in court.

Pathways Cremorne Seniors Housing
Application No: SSD-49472213
Location: 50-88 Parraween Street, 59-67 Gerard Street, Cremorne 2090

Director State Significant Acceleration
NSW Planning
Department of Planning and Environment
Locked Bag 5022
Parramatta NSW 2124

Summary
I strongly oppose the proposal put to the State Government Department of Planning and Environment (DPE) for the above development on the following grounds –
• It grossly exceeds the planning limits and zoning for the site as well as seniors housing regulation.
• The height, bulk and scale of the proposed development – especially the 8-storey building proposed for Gerard Street and access arrangements on Parraween st – is a gross over development for Parraween St, and out of keeping with the streetscape. On all metrics this proposal exceeds reasonable development.
• The loss of heritage resulting from the partial build / works to the heritage cottages including subdivision
• The absence of a cumulative traffic impact assessment and gross impact to the local traffic including small businesses and residents using parraween st
• The deleterious impact of a single drive access for 134 cars (both ingress and egress) to Parraween Street. There is no equivalent usage to my knowledge in the area. It has been grossly underestimated noting the original proposal was in fact for access via Gerard at which was rejected. This will eliminate kerbside parking in the street.
• The severe impact of construction on surrounding residents and businesses noting the scale of the project.
• The appalling behaviour of the developer to the local community including residents in the cottages which has been made known publically.

The proposal to DPE appears to be intended to avoid existing zoning restrictions and Council Planning Strategies including heritage submissions.

Height Bulk and Size
While I am not against aged care or residential development, the sheer scale of this proposal is at odds with all and any sensible development controls and is an abuse of all local and state government planning controls. It has attracted substantial local opposition as a result.

Heritage
The 12 Parraween Street cottages are subject to IHOs which, when formalised, will secure the permanent protection of these cottages for the streetscape. The community has also sought state heritage listing for the adjacent Hayden Orpheum Picture Palace. Both the community and the Council have acted concertedly to achieve these goals with the vision of Parraween Street becoming the “heart” of the community as discussed above.

The IHOs have been based on sound expert heritage advice which was accepted by the Land and Environment Court. After much deliberation, the LEC dismissed the developer’s appeal to overturn the IHOs. The 12 cottages have now received Gateway approval from the Department of Planning for processing of their listing, and are currently on public exhibition in advance of their imminent heritage listing on North Sydney Council’s LEP 2013. https://yoursay.northsydney.nsw.gov.au/pp-3-23-parraween-st

Traffic congestion on Winnie at, McPherson street and parraween st will be significant. There will also be safety issues as a result of proximity to the Plaza which frequently children and pedestrian traffic adjacent to the proposed driveway access opposite. There has been no traffic impact assessment addressing the likely traffic impacts. It also fails to account for the imminent closure of the Ernest st access to the harbour bridge which will increase through traffic delays on Gerard st and Winnie st due to the removal of all harbour bridge access other than on ben Boyd Rd right hand turn from Ernest st. This will substantially add to anticipated traffic jams accessing Winnie st and Gerard st for Parraween and northern Cremorne residents.

The local entity of the Cremorne Town Centre will suffer as a result of the size and impact of this development comprising high care. It is at odds with the Council's plans for the area.

Local resident opposition is material and should be taken into account.

I urge the DPE to reject this proposal for the above reasons and take into account the community concerns.

Sheridan Joel