New South Wales
Letter of Objection to State Significant Project – Waterloo Metro Quarter – Southern precinct
The Executive Committee of the Owner’s Corporation of Velocity -180 Cope Street, Waterloo submit a letter of objection to the proposed Southern Precinct development for the construction and operation of two residential buildings, particularly a student housing building of 25 storeys on the corner of Botany Road and Wellington Street for approximately 474 students as well as the vehicle loading and service facilities access from Wellington Street.
180 Cope Street is located between Wellington Street and John Street, Waterloo. Our neighbourhood is predominantly characterised by single storey and two storey dwellings and terraces and residential dwellings varying between 3 – 4 storeys in height.
Any redevelopment in this area should provide a design that delivers a more suitable transition to the lower scale residential area which it borders and the urban landscape. Therefore, the overall size for the student accommodation building on Botany Road and Wellington Street should be significantly reduced in height.
In preparing this submission the following key documentation was reviewed but not limited to:
• Environmental Impact Statement_Amending DA
• Appendix F - Architectural Design Report
• Appendix G - Endorsed Design Excellence Strategy
• Appendix I - Traffic and Parking
• Appendix Y - Design Integrity Report
It is integral that John Holland, Mirvac and NSW Government give genuine and ongoing collaborative discussions on the future impacts on our property to guarantee our amenity, privacy, views and access to sunlight are adequately protected. Apartments facing North will entirely lose all open views, to be replaced by two oversized buildings. We feel at this point that our concerns have not been considered, although they have been raised at various forums throughout the stages of the planning process.
Of particular concern is the loss of privacy to our common shared rooftop and apartments facing north to Wellington St, and that the proposed buildings will allow overlooking in and out of apartments – this needs to continue to be minimised as far as possible and solutions prioritised.
Solar access and shadowing impact.
Six (6) of the apartments contained within 180 Cope Street, Waterloo have direct northerly aspect and access to sunlight through windows or doors opening onto their private balconies. (which is the only source of natural light into these apartments living areas). As depicted on the shadow diagrams prepared and submitted by the project planners, the impact of the proposed development will be detrimental as these owners will lose significant solar access.
Additionally, 3 apartments have a lightwell on the site’s northern boundary to allow additional sunlight to enter the units which front directly onto Cope Street. The southern precinct proposal does not offer any guarantee that it will not decrease the amount and source of natural sunlight that can be accessed into these apartments.
Vehicle loading and service facilities accessed via Wellington Street.
The proposed vehicle and service facilities situated on Wellington Street is concerning for both pedestrian, cyclists and driver safety, and will lead to an increase in overall traffic. The entrance and exit onto Wellington Street will be restricted to ‘left in and left out’ but this will increase traffic flow, create potential traffic banks on a very small stretch of road on Wellington Street, as a number of vehicles wait to access the loading dock area. Exiting vehicles will also increase the noise levels for apartments directly facing Cope Street. As the retail strategy for the Waterloo Metro Quarter is not finalised, it also remains unclear of the potential size of vehicles that will be able to access this entry point and at what times.
We recommend that this loading and service facilities area be relocated to Botany road (where a traffic hub is already planned (car park) as it would create a more effective and safer access and exit point.
Another concern is whole of government coordinated planning. The Waterloo Metro Quarter has limited green, open space and are we are aware that Waterloo South Planning Proposal has been lodged with the City of Sydney (Land and Housing Corporation) to create an approximate 2 hectare community garden/park from Cope/Wellington/Ragland/George Streets (Waterloo South). This is a great initiative and would be an asset to our local community. However, and unfortunately, this is only in its planning stage. It is recommended that before any final decisions are made on the plaza, community centre and rooftops spaces within the Waterloo Metro Quarter, discussions and agreement between government agencies on the community garden/park being developed is approved and finalised to ensure all local residents benefit from the planned developments in the area.
We look forward to ongoing discussions around adapted versions and alternative approaches to the proposed Southern precinct designs plans, particularly on building height, (the number of storeys), the close proximity of the two buildings to each other and increased vehicle traffic in our neighbourhood.