SUPPORT OUR DEVELOPMENT APPLICATION!

Unfortunately for the broader community of Kurraba Point, we have encountered a ‘small’ community group that is trying to block our Development Application (DA). Whilst we totally respect the right for residents to ‘Have their Say’ regarding our DA, we just want to ensure they are basing their say on the correct information when trying to rally public support.

Some of the concerns raised by the residents are not accurate or can be easily addressed however disappointingly we have been made aware of a number of misleading statements that are causing anxieties for the community and this is something we wanted to resolve and ensure the community area aware of a number of key reasons to support our DA when getting reviewed by council.

HOW YOU CAN HELP!

There are a large number of reasons to support our Development Application and if you want to support us, we have outlined how below.

Quite simply if you or a family member live in the area or even if you just love Kurraba Point and want to see it remain one of the best areas of Sydney to live in, we simply need you to fill in the below form with your contact details and one of our team will be in touch with you to discuss how you can support us in more detail:

If you look at our application in its entirety (The way we have gone about community consultation, its urban design, sympathetic height, significant landscaping, investments in more off street parking etc.), hopefully you too can see that we are trying our best to take all these elements, work with North Sydney Council & combine them into some beautiful for all the residents of Kurraba Point.

    1. Concerns about Visual Amenity & Streetscape

    The letter highlighted the following key concerns in this area:

    • Our design is incompatible with existing low density streetscape and not inline with other developments in the area.
    • Our design is an out-of-character large structure overlooking and visible from all surrounding streets
    • Given the unique shape of the block, it directly impacts the visual and acoustic privacy adjoining properties

    We would like the community to consider the following:

    We respectfully disagree with the above statements.

    Our site is very large (nearly an acre) and what we are proposing is low density and is actually of lower density (site coverage) then many of the homes in the surrounding area.

    Please see below a model we submitted to council as part of our DA that allows the community to see how our proposed development sits within our allotments and also gives a great comparison our proposed development compared to neighbouring residences.

    As you can see some of the large family homes are larger then complete sections of the proposed site and cover majority of their allotments so this clearly demonstrates the low density approach we are taking with this submission.

    What we are proposing is in line with recent developments in the area.

    As you can see by the below artist impression, we will be using raw & natural materials throughout our facade and this combined with significant external landscaping means visually we can obscure our property from neighbouring buildings.

    As outlined below, the proposed design incorporates large breaks between buildings to provide a sense of a free standing two storey homes, inline with many houses in the neighbouring area. As highlighted above, these sections are infact much smaller in bulk and scale that many surrounding homes.

    For all residents on Allambie, Deepwater and Amaroo Ave, please note the extensive boundary landscaping we are proposing. Majority of plants will be ‘mature’ native trees planted at completion of the development ensuring the natural screening process is sped up considerably.

    Whats it look like from neighbouring properties?

    Please see below several examples of photo montages we submitted to Willoughby Council as part of our view analysis showing the limited impact to neighbouring properties on Allambie Road Castle Cove.

    Whilst it is difficult to see our proposed building (a positive thing for neighbours), these images are an accurate representation of what the proposed buildings will look like when viewing from these neighbouring properties.

    The natural colours are difficult to see as they blend in with the natural surrounds.

    View from rear courtyard of a residence on Allambie Road:


     

    View from rear lounge room of a residence on Allambie Road:


     

    Summary:

    Whilst we understand the concerns of residents in the immediate area of our proposed development site, we hope the attached images can alleviate some of the concerns as they clearly demonstrate limited to no impact of visual amenity of our neighbours.

    Important design elements to consider:

    To ensure we deliver one of the best developments possible we have engaged the service of Marchese Partners one of Australia’s leading architects for this style of development.

    They are also the architects behind the successful Watermark development located in Castle Cove, so we believed it best to engage their services as their track record demonstrates an intimate understanding of what type of development that is needed within the community.

    With the support of Marchese Partners, Thirdi has adopted the following measures within our design to mitigate any adverse privacy or Acoustic impacts of the proposed development and neighbouring properties;

    • The articulated design of our development helps break up the built form and gives the build diversity. When landscaping is established it will grow amongst the residences further breaking up the facade from the street level.
    • Deeper balcony setbacks have been designed to prevent occupants from looking directly into neighbouring properties. An example of this is our outdoor balcony areas have been reduced to accommodate this change.
    • Landscape coverage has been well thought out and includes strategic planting of all the additional trees that surround the development which will maintain privacy for   neighbouring properties.
    • Lastly, we have proposed privacy screens to reduce the line of site into any neighbouring properties.

    Summary:

    The new development will have none to limited (depending which neighbour) privacy issues and will actually offer more more privacy than the existing homes currently on the allotments that look directly into some neighbours’ back yards and living areas.

    2. Concerns of Over Development

    The letter highlighted the following concerns in this area:

    • A development will increase the number of dwellings located within a cul-de-sac.
    • The proposed site is in an inappropriate area of the suburb.
    • The only multi-dwelling development in Castle Cove currently is the Watermark Seniors development with multiple street access.

    We would like the community to consider the following:

    We respectfully disagree with these comments.

    Much thought has gone into our sites location and the design of our proposal to create an aesthetically pleasing and hidden built form that minimises visual impacts to our neighbours.

    Whilst we acknowledge the number of dwellings will slightly increase, we believe the location of this site ‘sitting directly behind a public Castle Cove Golf Course’ is a rational and logical option for this developments location.

    The Castle Cove Golf Club is public facility that our development will have direct access to and residents will be able to literally walk next door and utilise this amenity. Similar to watermark, future residents will have multiple exit and entry points available to them directly onto a public reserve and parklands.

    Important planning notes for residents to consider:

    Our proposed development is located within a low-density urban area where Senior’s Living ‘is permitted’ with consent under the State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 (SEPP Seniors).

    An important note to highlight is that the proposed design does not exceed the planning controls for both height and the floor space ratio pursuant to SEPP Seniors.

    Lack of supply of seniors housing:

    The community letter highlights that ‘the only other multi-unit development’ within the Castle Cove area area is the Watermark development.

    This is a very important point of consideration for the community as it also highlights a significant lack of housing options for an ageing population in the suburb.

    This further supports our proposal that the community of Castle Cove is entitled to have this style of development in their area too.

    Our site is close to 3500 sqm and the proposed development is of lower density than alternate property types we could create within this area so the risks of overdevelopment is low.

    3. Issues with Access to our site

    The letter highlighted the following concerns in this area:

    • Amaro Avenue has a slope and a community member thinks it’s inappropriate for wheel chair access and residents with limited mobility.
    • There is no footpath on Amaroo Avenue and the development will have to install one.
    • That Amaroo Avenue is too ‘narrow’ for the likely frequent access required by emergency services (such as ambulances), necessary for seniors living facilities.

    We would like the community to consider the following:

    Whilst the residents of our proposed development will be older (i.e. over 55) we believe most will be able to navigate the slight slope of Amaroo Avenue. Further to this they will be able to do this by way of a footpath that we have proposed as part of our development.

    This footpath goes from one end of Amaroo Avenue to the other, linking with the Bus Stop on Neerim Road. This is a requirement of our development application and will be constructed at no cost to the community.

    The proposal also includes the implementation of a shuttle bus which will be able to transport people to and from the site at any time of day so this too will assist with any issues to and from our site for new residents.

    Summary:

    Amaroo Avenue is wide residential road that is wide enough for cars to park on both sides of the street. The footpath will be more than enough to cater for the slight slope of Amaroo Ave.

    We also would like to take this opportunity to highlight that this development is for ‘Over 55’s’ and majority of our residents are likely to be fit and healthy, no doubt like many of the other 55+ year old residents already living within the Castle Cove community.

    We hope you agree that it is inappropriate to think this demographic and our development will cause a spike in emergency services to the area.

    Attached image: The attached image is of the proposed footpath we submitted to council as part of our development application. If you would like to find out more about this please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    4. Visual & Acoustic Privacy

    The letter highlighted the following concerns in this area:

    • Properties on Amaroo Ave, Allambie Road and Deepwater Road will be impacted.
    • Significant noise will be generated from the development’s plant and equipment.
    • Given the unique shape of the block, it will directly impact the visual and acoustic privacy adjoining properties.

    We would like the community to consider the following:

    This is not true and we have highlighted this below.

    Extensive view analysis was completed as part of our Development Application to confirm for many residents, particularly those that back onto our properties, they will have no or minimal visual/noise impacts as a result of our development.

    Please see below:

    Elevation showing privacy to Allambie Road neighbours

    This elevation was created to highlight that based on our sites natural elevated position and our neighbours lower setting, privacy (visual & noise) impacts will be minimal or no change to what we currently have on site.

    The already established landscapes and natural topography further obscures and shields our properties and residents proving to have minimal impact to neighbours.

    To help residents visualise this we have shared several photo montages showing the view of our development from within neighbouring properties on Deepwater and Allambie road.

    View from inside a property located on Deepwater Road

    View from inside 1st property located on Allambie Road

    View from inside 2nd property located on Allambie Road

    Summary:

    Whilst we understand the concerns of residents in the immediate area of our proposed development site, we hope the attached images can alleviate some of the concerns as they clearly demonstrate limited to no impact of visual amenity of our direct neighbours.

    Important design elements to consider:

    • Visually, the architecture will be sympathetic to this area of Castle Cove and by the use of natural and raw materials in our proposed buildings facade, over time, the new building will blend seamlessly into tree scape and look as if its part of the natural topography of Castle Cove.
    • Acoustically, the building materials we will be using will be some of the highest rated acoustic materials (Concrete, double glazing, sandstone bricks ect) available on the market today. This combined with significant landscaping will reduce any noise transference from the development, be it human or plant & equipment to the community.

    This combined with the core tenancy of the proposed building being ‘over 55’, means it is unlikely the neighbouring community would expect loud noises or any ‘negative’ social impacts in terms of noise on their property.

    In summary, the proposed development will deliver no or limited changes to privacy issues that are currently experienced from the existing properties on site.

    In fact, the proposed development will be more private and in control of its acoustic output than the existing homes on the site.

    5. How will traffic be managed?

    The letter highlighted the following concerns in this area:

    • Traffic, particularly in Amaroo Avenue, but also in the feeder roads of Neerim, Allambie, Kendall and Headland Roads will be negatively impacted by this development.
    • Given the poor public transport options and age of the residents, all residents would likely rely heavily on cars, inappropriately increasing the traffic burden in a smalll cul-de-sac.
    • Concerns about truck movements during excavation

    We would like the community to consider the following:

    We politely disagree with these statements.

    Our proposed development will yield minimal impacts on traffic in the local area.

    To clearly demonstrate this we engaged a traffic consultant to prepare a report and identify the true impact, based on the size and type of our proposed development and combine this with the existing homes in Amaroo Ave and what impact would this have on the local area.

    Report findings outlined in the below matrix:

    The report found that the proposed sites traffic generation potential will deliver an estimated 6 vph (vehicle trips per hour) during commuter peaks periods.

    It also identified that the two existing dwelling houses on site yield a traffic generation potential of approximately 1.7 vehicle trips per property.

    It also identified that the established properties within Amaroo Avenue yield an estimated 14 vehicles trips per hour.

    Summary: 

    The proposed site will only add 4 vehicles trips per hour (in peak hours).

    Peak Hour means: Between 9.30 & 5.30pm Monday to Friday, no weekends.

    This increase (4), combined with current vehicle trips of neighbouring properties (14) will deliver around 18 vehicles trips per hour.

    This is well below the 200 vehicle trips per hour that is allowable by the NSW roads and maritime services on a road like Amaroo Avenue.

    Our proposed development will have none to limited impacts to traffic in the local area.

    If you would like further details on this calculation please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

     

    6. Our site will create 'Parking' Issues for the broader community

    The letter highlighted the following concerns in this area:

    • Significant street parking already occurs on Amaroo Avenue, not only from its own residents and guests, but also as overflow from residents and guests of properties on Neerim Road.
    • The proposed development features two visitor parking spots

    We would like the community to consider the following:

    We respectfully disagree with this statement.

    Amaro Avenue is a wide residential street and has ample parking and any overflow from our development will easily be able to find street parking on Amaroo Avenue.

    The 2 visitor parking spots on plan are a requirement of council and more visitor parking is not needed within the proposed development because of the significant amount of parking available along Amaroo Avenue.

    Please see an aerial image of Amaroo Avenue highlighting the significant amount of parking available on this street. 

    If you would like further details on parking please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    7. Solar Access & Overshadowing

    The letter highlighted the following concerns in this area:

    • The bulk and scale of the proposed development and imposing height above properties on Allambie Road will have a significant overshadowing impact on the properties on Allambie Road and the streetscape generally

    We would like the community to consider the following:

    This is simply not true and can easily highlighted by the below shadow diagram.

    Summary:

    The attached shadow diagram shows our proposed development at 9.00am, 12.00pm and 3.00pm in the afternoon.

    Due to our developments higher elevation, majority of the shadowing occurring in mid to late afternoon falls onto either ours or our neighbouring properties landscaped (back yard) areas.

    If you would like further details on shadowing please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    8. Inadequate public Transport options & inappropriate location

    The letter highlighted the following concerns in this area:

    • There isn’t enough public transport to cater for the additional residents in our proposed development.
    • The site is not located within a short walk of any amenities, the closest shops are over a kilometre walk each way, inappropriate for the elderly or those with limited mobility.

    We would like the community to consider the following:

    We agree with the community that public transport and amenity is an important consideration for any new project we politely disagree with these statements.

    Our development will have little to no impact, both in demand or need on current transport services.

    Please see attached an overview of the Bus Schedule of Route 277 that services Castle Cove. If you want to see the moovit website with more details please click here

    As you can see our development is in close proximity to bus stops and our development of 15 residences wont impact current services. Further to this, our proposal includes the provision of a shuttle bus that will be on call 24/7 to residents to use when needed.

    Our site is not near any public amenity:

    As highlighted previously, our development is located directly next door to the Castle Cove Golf Club and sits on its boundary. Our design allows for residents to have direct access to this facility so its misleading to say we are not near any amenities.

    In terms of accessing other shops, similar to other residents in the area, our residents will be able to walk or drive to local shops and support these businesses.

    If you would like further details on parking please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    9. Destruction of trees & natural beauty

    The letter highlighted the following concerns in this area:

    • The development requires the removal of some 70 beautiful, mature trees on both the subject sites and adjacent nature strip.

    We would like the community to consider the following:

    This is not true.

    As highlighted previously, majority of our allotments are covered by small and insignificant shrubs that an arborist consultant have deemed as having a ‘low retention value’.

    Low retention means that our trees/shrubs are of low landscape significance to the community or may have high landscape significance but are sometimes dead or potentially hazardous.

    In the case of our application, we will be removing a 62 trees in total which 56 of these are considered ‘medium to low’ retention value.

    We are happy to confirm that ‘All 62 trees’ will be replaced with new and mature trees that will eventually grow to become ‘medium to high’ retention valued trees.

    We understand this is a very important issue for the community, so please see below part of our landscaping plan that highlights the significant improvements this development will deliver when it comes to external landscaping.

    Please note: As you can see with the attached plan, we are proposing to plant a significant amount of trees along our proposed sites boundaries that will help with screening and privacy of our development.

    If you would like further details on our landscaping please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    10. Bushfire prone location

    The letter highlighted the following concerns in this area:

    • Situating a seniors living facility that will house people with limited mobility adjacent to bushfire prone land with a single point of access (at the end of a narrow cul de sac, one way in, one way out) for emergency and other vehicles to carry out potential evacuations is inappropriate, irresponsible and dangerous.

    We would like the community to consider the following:

    As highlighted above, our proposed development is for an ‘over 55’s’ residential development and like many other over 55’s in the suburb of Castle Cove we believe future residents will still be of able mind and body to respond to any bushfire emergency.

    Further to this, our development will also be fully compliant and pass the high standards set by the Building Code of Australia (BCA) when it comes to fire safety.

    Amaroo Avenue is not a narrow street and there will be no impact to emergency services by creating our development at the end of a cul-de-sac.

    In fact, the proposed buildings will be one of the safest in the suburb when it comes to considering ‘bush fire protection’ so we hope residents can see we will be improving the sites position here to the current houses located on site.

    If you would like further details on this please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    11. Garbage Collection - How will this be managed?

    The letter highlighted the following concerns in this area:

    • Concerns about how a Garbage truck will navigate Amaroo Avenue to collect the rubbish of the new development.

    We would like the community to consider the following:

    As with any development application we are required to satisfy council that areas like ‘garbage collection’ have been rationalised and in line with their requirements.

    Our traffic consultants have review this and believe that they see ‘no change’ in how the current Garbage trucks will drive up Amaroo Avenue collecting rubbish.

    They will still reach the end of the cup-de-sac, turn around and exit the street the same way they come in. The proposed development will have an on-site manager that will put out and remove the bins on the agreed collections days.

    If you would like further details on garbage collection click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

    12. No positive contribution to community.

    The letter highlighted the following concerns in this area:

    • The proposed development does not make a positive contribution to the community

    We would like the community to consider the following:

    We respectfully disagree with this statement.

    Castle Cove is a beautiful, high demand suburb located on the Lower North Shore of Sydney. We believe that our development will add significant value to the community by offering further diversity in the property types on offer in this part of Sydney.

    The suburb has an ageing population and our development will give local residents an exciting option to gracefully ‘age in place’ and stay locally when they decide to downsize.

    We are removing 2 older houses that are built on or too close to their boundaries and looking directly into their neighbours yards. Our site is located behind a licensed & public clubhouse (Castle Cove Golf Club) so it is perhaps one of the only areas in Castle Cove that this type of development actually makes sense.

    We hope that you too can see the many positives this type of project can bring to the broader community in the long term.

    If you would like further details on our development please click here and send us your details or call our office on 02 9409 7200 and ask to speak to Adam Marshall.

     

    13. Thirdi & Community updates?

    During delivery of our project we will be issuing a regular newsletter which will provide the community with key information relevant to the upcoming construction works.

    Both Thirdi and our nominated builder, will have a 24hr contact available for the project which will be displayed on the sites entrance. We will also be establishing a community construction committee which will comprise of Thirdi, the builder and interested members of the community.

    We will propose this committee meet monthly to discuss upcoming works and also address any concerns or issues the community are experiencing.

    Adam Marshall is the lead project manager of this site and can be reached on 02 9409 7200 if you have any questions.