This article is from the Australian Property Journal archive
CHANGED planning height controls at Central Barangaroo could cost Millers Point nearly $860 million in visitors due the loss of visual connectivity between the heritage precinct and the harbour.
Plans were unveiled in April by developer Aqualand for the $2.5 billion precinct ahead of the NSW Department of Planning and Environment placing them on exhibition, and include a waterfront park, campus-style offices apartments, dining and cultural venues, and, of particular contention, a 21-storey building that residents are afraid will block views from Observatory Hill.
The 5.2-hectare precinct represents the final piece of the NSW government’s Barangaroo urban renewal project and be completed after the new Metro station opens in 2024.
An economic study by tourism economists Stafford Strategy forecasts the Central Barangaroo precinct development to create a potential loss of 732,000 visitors and a decrease of 1.1 million guest nights over a decade.
“These visitors are less likely to visit the heritage precinct with little visual connectivity to the harbour and large buildings potentially overshadowing the appeal of the precinct,” Stafford Strategy director, Albert Stafford said.
“Global cities which have the benefit of quality and well-protected heritage precincts tend to have a stronger appeal to a range of visitor markets, domestic and international.”
Separate town planning analysis prepared by planner Paul Mitchell OAM also concluded the proposal is expected to breach longstanding planning rules designed to protect Millers Point’s heritage and foreshore amenity values, including views to and from the precinct.
The Langham, Sydney, one of the city’s few internationally-branded five-star hotels, is reliant on Millers Point’s heritage appeal and vistas to attract domestic and international visitors. It is also the neighbourhood’s largest tourism business and employer with over 150 staff.
Shane Jolly, the Langham’s general manager, said the views from Millers Point attract international visitors and the Central Barangaroo proposal puts those views at risk.
“The economic benefits from development at Central Barangaroo could be realised with the current longstanding height limits while limiting flow-on economic and heritage damage to Millers Point and therefore Sydney.”
The Langham has sought to engage with the developer to understand the details of their proposal and no consultation has been forthcoming.
“At this stage those stakeholders most impacted have gathered information on the proposal through reports in the media. The government and Barangaroo developers are the only parties privy to the proposed plans,” the report said.
Jolly added, “The media images of the proposal indicate a scale and height which is likely to have a major impact on the heritage values of Millers Point. It’s a state significant development so we’re seeking consultation as a major employer and driver of visitor spend in Sydney’s heritage precincts”.
“The height, scale and form put at risk the historic connection between Millers Point and the harbour.”
“Heritage precincts are the cultural heart of global cities and there is a particular uniqueness for those heritage precincts situated on a harbourfront with water views and connectivity to the water’s edge.”
Mitchell said this was not just about views to and from Observatory Hill, but the “obstruction of harbour views to and from the heritage significant Millers Point which has profound cultural significance”.
“For Millers Point to retain its visitation appeal it’s important the current development height limits for the Barangaroo Central precinct are maintained, ” said Mr. Mitchell.
