Military Road Corridor Planning Study - Stage 1

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Consultation has concluded

Military Road Corridor Planning Study - Stage 1: Adopted 22 February 2021

On 22 February 2021, Council adopted the Stage 1 post-exhibition report including the amended Neutral Bay Town Centre - Future Directions Report (available in the Document Library - Neutral Bay Town Centre Future Directions Report: Post Exhibition).

The Planning Study provides a framework for ongoing discussion with local landowners about the future development of the Centre. It promotes managed jobs and housing growth, while maintaining the much-loved village atmosphere of the Neutral Bay Town Centre.

Future development will be supported by:

  • public domain improvements including significant new public plazas

  • a 1,000m2 new Rangers Road Plaza

  • a 2,500 m2 new Grosvenor Lane Plaza

  • a 1,000m2 new Young Street Plaza

  • relocation of the Grosvenor Lane car park underground
  • A 1,000m2 community centre with accessible public amenities and family room
  • a 600m2 creative makers art alley
  • 28 regional secured commuter bicycle parking spaces

The future Grosvenor Lane Plaza is planned to remain in Council’s ownership. Any approach to utilise any aspect of this land by private interests, will be required to undergo a public expression of interest process.


As consultation has now concluded, any future updates on Stage 1 will be made to Council's website.


Overview of Feedback - Exhibition of Neutral Bay Town Centre Future Directions Report Planning Study

In 2020, the draft Future Direction Report was publicly exhibited as part of the development of the Military Road Corridor Planning Study.

What the 435 submissions told us:

  • the most frequent issues raised were concerns relating to building height, public parking and other traffic issues - with most specifically related to the Grosvenor Lane car park request better access and more support of local shops without being compromised by the Grosvenor Lane supermarket.
  • a smaller number of submissions supported modest height increases in acknowledgement of the potential associated public benefits, however, believe that the proposed building height of 12 storeys is inappropriate for the area.
  • some submissions expressed concerns that the changes will impact on the character of the area.
  • there was support for the proposed public domain and community facility improvements, with several in support of additional height.

The post exhibition report (available in the Document Library - Neutral Bay Town Centre Future Directions Report: Post Exhibition) recommended that this Study be adopted to provide a framework and guidance for ongoing discussion with local landowners about the future development of the Centre. The Study proposes to retain height increases on sites 1, 2 and 3 as previously exhibited (8 and 12 storeys) to strike a balance between the careful management of height to preserve character and enhance amenity whilst delivering on much needed public benefits for the centre. Sites 1 and 2 would benefit from the preparation of a collaborative masterplan, but the Study does not mandate this.

This balanced development uplift has the potential to deliver:

  • public domain improvements including significant new public plazas
  • relocation Grosvenor Lane car park to be less visually dominant
  • regional secured commuter bicycle parking (28 spaces)
  • new community centre with accessible toilet and family room (~1,000m2)
  • new creative makers art alley (~600m2)
  • increased employment floorspace

BACKGROUND

Submissions close 31 July 2020 (extended)

Council resolved at its meeting held of 23 March 2020 (held 6 April 2020) to place the draft Future Directions report on public exhibition. This is the third and final document of the draft Military Road Corridor Planning Study - Stage 1. View a copy of the report here.


Interactive Summary Map - draft Future Directions Report (refer to the Draft Future Direction report for full details)

Watch the presentation - provides an overview of the report, public benefits and keys sites (refer to the Draft Future Direction Report for full details)


Guiding change

The draft Future Directions Report (available in the document library) is an ongoing planning strategy to review existing planning controls along Military Road, to meet the current needs of the community and explore ways to guide and change future development and job growth in the area.

Stage 1 of the planning study focuses on Neutral Bay town centre. The boundary for this stage of the study is highlighted on the map with stage 2 located on either side of the town centre.


A growing town centre with a village feel

Neutral Bay town centre is a vibrant local centre with a valued village atmosphere. The centre is well connected to both Sydney and North Sydney CBDs, as well as the Northern Beaches, and has become a popular area for people to live, work and visit.

However, increasing pressures on public domain and community facilities could threaten to affect the vibrancy and diversity of the area. There is an increasing need for space for future jobs growth as well as new community facilities and open space areas.

This report aims to guide increasing development pressure in the area and ensure that future development meets the needs and expectations of the community.

Community benefits

A 2018 engagement survey identified the need for a range of new and improved community facilities within Neutral Bay.

Four key sites have been identified to potentially deliver on this demand. This would be achieved through in-kind contributions, where Council negotiates with landowners to deliver community benefits when assessing planning proposals. This is particularly valuable when evaluating planning proposals in the vicinity of existing community facilities.

These in-kind contributions not only provide funding and construction for new public facilities but also deliver community facilities in an area that is limited by space.

For further information, contact Tomas van der Meer of Council’s Strategic Planning Department on 9936 8100 or use the question and answer (Q&A) tab below.

Military Road Corridor Planning Study - Stage 1: Adopted 22 February 2021

On 22 February 2021, Council adopted the Stage 1 post-exhibition report including the amended Neutral Bay Town Centre - Future Directions Report (available in the Document Library - Neutral Bay Town Centre Future Directions Report: Post Exhibition).

The Planning Study provides a framework for ongoing discussion with local landowners about the future development of the Centre. It promotes managed jobs and housing growth, while maintaining the much-loved village atmosphere of the Neutral Bay Town Centre.

Future development will be supported by:

  • public domain improvements including significant new public plazas

  • a 1,000m2 new Rangers Road Plaza

  • a 2,500 m2 new Grosvenor Lane Plaza

  • a 1,000m2 new Young Street Plaza

  • relocation of the Grosvenor Lane car park underground
  • A 1,000m2 community centre with accessible public amenities and family room
  • a 600m2 creative makers art alley
  • 28 regional secured commuter bicycle parking spaces

The future Grosvenor Lane Plaza is planned to remain in Council’s ownership. Any approach to utilise any aspect of this land by private interests, will be required to undergo a public expression of interest process.


As consultation has now concluded, any future updates on Stage 1 will be made to Council's website.


Overview of Feedback - Exhibition of Neutral Bay Town Centre Future Directions Report Planning Study

In 2020, the draft Future Direction Report was publicly exhibited as part of the development of the Military Road Corridor Planning Study.

What the 435 submissions told us:

  • the most frequent issues raised were concerns relating to building height, public parking and other traffic issues - with most specifically related to the Grosvenor Lane car park request better access and more support of local shops without being compromised by the Grosvenor Lane supermarket.
  • a smaller number of submissions supported modest height increases in acknowledgement of the potential associated public benefits, however, believe that the proposed building height of 12 storeys is inappropriate for the area.
  • some submissions expressed concerns that the changes will impact on the character of the area.
  • there was support for the proposed public domain and community facility improvements, with several in support of additional height.

The post exhibition report (available in the Document Library - Neutral Bay Town Centre Future Directions Report: Post Exhibition) recommended that this Study be adopted to provide a framework and guidance for ongoing discussion with local landowners about the future development of the Centre. The Study proposes to retain height increases on sites 1, 2 and 3 as previously exhibited (8 and 12 storeys) to strike a balance between the careful management of height to preserve character and enhance amenity whilst delivering on much needed public benefits for the centre. Sites 1 and 2 would benefit from the preparation of a collaborative masterplan, but the Study does not mandate this.

This balanced development uplift has the potential to deliver:

  • public domain improvements including significant new public plazas
  • relocation Grosvenor Lane car park to be less visually dominant
  • regional secured commuter bicycle parking (28 spaces)
  • new community centre with accessible toilet and family room (~1,000m2)
  • new creative makers art alley (~600m2)
  • increased employment floorspace

BACKGROUND

Submissions close 31 July 2020 (extended)

Council resolved at its meeting held of 23 March 2020 (held 6 April 2020) to place the draft Future Directions report on public exhibition. This is the third and final document of the draft Military Road Corridor Planning Study - Stage 1. View a copy of the report here.


Interactive Summary Map - draft Future Directions Report (refer to the Draft Future Direction report for full details)

Watch the presentation - provides an overview of the report, public benefits and keys sites (refer to the Draft Future Direction Report for full details)


Guiding change

The draft Future Directions Report (available in the document library) is an ongoing planning strategy to review existing planning controls along Military Road, to meet the current needs of the community and explore ways to guide and change future development and job growth in the area.

Stage 1 of the planning study focuses on Neutral Bay town centre. The boundary for this stage of the study is highlighted on the map with stage 2 located on either side of the town centre.


A growing town centre with a village feel

Neutral Bay town centre is a vibrant local centre with a valued village atmosphere. The centre is well connected to both Sydney and North Sydney CBDs, as well as the Northern Beaches, and has become a popular area for people to live, work and visit.

However, increasing pressures on public domain and community facilities could threaten to affect the vibrancy and diversity of the area. There is an increasing need for space for future jobs growth as well as new community facilities and open space areas.

This report aims to guide increasing development pressure in the area and ensure that future development meets the needs and expectations of the community.

Community benefits

A 2018 engagement survey identified the need for a range of new and improved community facilities within Neutral Bay.

Four key sites have been identified to potentially deliver on this demand. This would be achieved through in-kind contributions, where Council negotiates with landowners to deliver community benefits when assessing planning proposals. This is particularly valuable when evaluating planning proposals in the vicinity of existing community facilities.

These in-kind contributions not only provide funding and construction for new public facilities but also deliver community facilities in an area that is limited by space.

For further information, contact Tomas van der Meer of Council’s Strategic Planning Department on 9936 8100 or use the question and answer (Q&A) tab below.

Consultation has concluded

Before submitting a question, please review the questions and answers below.

Publishing of questions and answers is moderated, visit the Moderation Policy for further information https://yoursay.northsydney.nsw.gov.au/moderation.

You will be asked to enter a screen name and email address prior to submitting a question. If your question is published, your screen name will also be published (subject to compliance with the Moderation Policy).

Note the following:

  • If your question is an individual concern, we may respond to you directly rather than publishing the answer.
  • We may group similar questions together and provide one full response rather than respond to each question individually.
  • This Q&A is project specific. If your question is not related to the project you might not receive a response. 
  • For non-project specific questions or other service requests please refer to council@northsydney.nsw.gov.au. Questions lodged through this portal will not be answered, forwarded or published.  
  • While all care is taken to answer all questions and provide additional details where possible, for the adopted Council position please refer to the exhibited draft report.
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    How does the safety of pedestrians and residents get addressed with a recent major accident on 20 June on corner of Grosvenor and Waters Road , injuring pedestrians due to cars racing down Grosvenor ST? Has there been a traffic study done of the current situation ? if so can you point me to this and also what impact will this redevelopment have on this issues?

    Nadine asked almost 4 years ago

    Part 1: How does the safety of pedestrians and residents get addressed with a recent major accident on 20 June on corner of Grosvenor and Waters Road, injuring pedestrians due to cars racing down Grosvenor Street? 

    The safety and amenity of the community is important. The draft planning study was informed by a background technical report prepared by Aurecon (2019). Chapter 2 of the Aurecon report (available under ‘Document Library’) provides an analysis of road safety in Neutral Bay having regard to available crash history data.  It shows Military Road and Belgrave Street are hot-spots for crashes, particularly at intersections. Pedestrian crashes tend to result in more serious injuries.

    In response, the draft planning study proposes a suite of public domain upgrades and built form setbacks to improve the safety and amenity of the centre. In addition, car parks are proposed to be relocated underground to reduce conflict with pedestrians and reclaim space for people. 

    Part 2: Has there been a traffic study done of the current situation? If so, can you point me to this and what impact will this redevelopment have on this issue?


    New development will be required to create no net increase in traffic in the Neutral Bay town centre compared to what is permissible under the current planning controls. The draft planning study proposes to make walking, cycling, ride sharing and public transport the preferred and more convenient modes of transport. Parking spaces in any future development will be limited to the capacity that is currently allowed under existing planning controls. Car sharing initiatives to support apartment living will be encouraged.


    Traffic impacts of projects identified in the draft planning study, such as changes to Young Street or Grosvenor Lane car park to create more open space, will be assessed on a project-by-project basis during the more detailed design stages where the preparation of Traffic Management Plans are required.










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    When does the business case for this redevelopment get revised post COVID 19

    Nadine asked almost 4 years ago

    Implications relating to Covid19 will be considered.

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    When does the Stage 1 Community feedback get reported?

    Nadine asked almost 4 years ago

    The public exhibition period has been extended until Friday 31 July 2020. All submissions will be collated and considered against the draft report before being reported to Council in due course.

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    Why are new buildings of 8 and 12 stories being suggested in the report?

    almost 4 years ago

    The draft planning study proposes to increase the current height limit that applies to the Neutral Bay town centre from 5 storeys to 6 storeys. This is to meet the forecast demand for commercial office space by 2036.

    Four sites have been identified to support building of up to 8 or 12 storeys. These sites are larger landholdings that are in need of renewal and have the potential to deliver much needed public benefits in the area, those being: a new community facility, two underground public car parks, a creative maker art alley, an indoor recreational facility, secured commuter bicycle parking and a number of new and improved parks and plazas.  

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    The future directions report contains solar impact reports outlining how sunlight to public areas will be affected by the increased height of buildings. Where can I find the solar impact reports for how sunlight to existing residential buildings will be affected?

    almost 4 years ago

    Solar impact analysis to residential properties can be found in the appendix to the draft planning study. More detailed solar studies will be undertaken in any a subsequent planning proposal to amend the height controls and any development application, both of which are subject to further public consultation.

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    What arrangements are proposed for delivery and other commercial vehicles wishing to access the redeveloped supermarket and the existing businesses bordering Grosvenor Plaza?

    almost 4 years ago

    Efficient delivery arrangements for commercial vehicles servicing the centre is important. It is currently envisaged that properties will continue to be supported by similar access and loading arrangements to what they have now. Any changes will be determined through more detailed design phases, subject to public consultation.

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    Given the additional height limits, it is assumed that there will be residential accommodation above the retail space. In this case, what arrangements are proposed for the additional traffic and parking arising from the increase in residential space.

    almost 4 years ago

    To ensure there is no net increase in traffic, the planning study proposes to make walking, cycling, ride sharing and public transport the preferred and more convenient modes of transport. Parking spaces in any future development will be limited to the capacity that is currently allowed under existing planning controls. Car sharing initiatives to support apartment living will be encouraged.

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    Will the new supermarket in Site 1 be built below ground or at ground level?

    Bruce asked almost 4 years ago

    The redeveloped supermarket is proposed to be located partly above ground and extending below Council land which is currently being used as a car park. The benefits of doing this are to enable an underground, more modern retail facility to operate in Neutral Bay and to replace the car park with an active new plaza for the community. Public parking will be relocated below the underground supermarket. To protect the village atmosphere, the above ground portion of the supermarket can be redesigned to provide more active and engaging frontages to the plaza and surrounding streets.

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    Carparking is already totally inadequate. Can you please confirm how many total (i.e.net) carparking spaces will be added?

    Steve Walker asked almost 4 years ago

    The current number of on-street parking spaces in Neutral Bay will be maintained until alternative below ground parking arrangements become feasible. Ground level is valuable space for parks and plazas, walking, cycling and safely getting to and from public transport. For this reason, the draft planning study proposes that over time, some on-street parking will be replaced by underground public parking facilities. The final number of parking spaces will be determined though subsequent detailed design phases.

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    Concern is raised that public land is given away for no tangible public benefit, in particular the Grosvenor Lane car park. Please clarify the Grosvenor Lane car park outcome and the ongoing ownership and management of any new or repurposed public open space created as a result of a potential future Voluntary Planning Agreement (VPA)?

    almost 4 years ago

    The draft Future Direction Report seeks to deliver an improved public domain and more of it. The framework suggests the undergrounding of the existing Grosvenor Lane car park, further widening of the plaza space into the existing supermarket site by 6.5m and the protection of solar access with an upper level setback of 10m. In return, a future development of the adjoining site may use underground space under the plaza and build new development along Grosvenor Street up to 8 storeys.

    The new plaza at ground level would remain in Council’s ownership including the additional space that is created through the added 6.5m ground floor setback.