Jacksons Landin

INTRODUCTION

1In this context, the proposed development responds to the growing demand for quality city residential and commercial accommodation. As a result a high quality mixed-use precinct was has been developed on the harbour by Lend Lease. There is extensive public domain delivered under the master plan, in an area that was privately controlled and inaccessible for well over 100yrs. The resulting development is a commercial private venture intended to deliver an economic return for the investors. The resulting quality and character reflect the affluence of the residents, this is reinforced by the fact that the development consortium chose to make a financial contribution rather than include public or social housing within the Jacksons Landing development site.

Group 4:Rose, Anthony, Fuxin, Kevin& Bill

Given the Sydney Harbour waterfront location and its proximity to the Sydney CBD and emerging development of the economic and finance centre of Barangaroo, Jacksons landing is one of the most significant urban renewal projects in and Australian capital city. In 1997, Lend Lease as the major developer obtained approval to a master plan for the former CSR site, subsequently renamed Jacksons Landing. In addressing a segment of market desires the Jacksons Landing development does contribute to Sydney attempt in addressing urban renewal. While the site forms a contiguous element of the Ultimo/Pyrmont urban renewal area, under the guidance of the City West Development Corporation and later the Sydney Harbour Foreshore Authority, its initiative is largely privately driven. Lend Lease who became the ultimate developer of the former CSR property has a history dating back to 1988 when it provided a development and feasibility study (Broadbent, 2010). The 1988 date is significant as is in addition to its relevance as the Celebration of Australias Bicentenary, it was also the year that Darling Harbour was opened as a significant foreshore park and mixed use development. Urban consolidation encouraged by government initiatives reflected in the Pyrmont Peninsular site attempt to address urban sprawl.

-Ultimo-Pyrmont, UDES0006

Colonial sugar Refinery in the 1880s Source: Fitzgerala, S. & Golder, H. 1994

Original form of Peninsula, pre-1880 Source: Department of sydney, 1991

Initial subdivison c. 1836 Source: Department of sydney, 1991

Colonial sugar Refinery Factory inside in the 1880s Source: Fitzgerala, S. & Golder, H. 1994

Complete subdivision into terrace housing c. 1859 Source: Department of sydney, 1991

Urban form 1991. Source: Department of sydney, 1991

KEY ISSUES/PROCESS & PRODUCT

2

One of the primary issues in the conversion of the CSR site was the conversion of privately held land to land that must be publicly accessible. This included the ability to have a relationship with the historic buildings retained on the site as well as the Sydney Harbour foreshore access. This additional foreshore link is an integral element of the public domain, creating open space and amenity. Building on what exists elements of the landscape form a relationship with other foreshore parks that have become an integral part of the renewal of former industrial foreshore uses t=into areas for public realm and environmental amenity. Contributing to the vitality of the Ultimo /Pyrmont area the site is developed incorporating mixed-use in addition to satisfying demand for high quality inner city residential, recreational, commercial and retail uses

URBAN DESIGN STRATEGIES & PRINCIPLES

The site may be described as an variation of Total Urban Design that has been thought of as a Collaborative Design (Lang, 2005) in the modernist manner. Once purchased by Lend Lease the development of the site was undertaken in accordance with a prescriptive master plan, with diversity introduced through the use of a number of Architects. The overall conception was of an urban village. It was intended that urban design principles would reinforce the special characteristics of PyrmontUltimo and conserve the heritage character of the area. From the start, this visionof a contextualised urban village development looked hard to achieve in the face of the massive intended increases in jobs and population.(Searle and Byrne, 2002, p14) The site retains elements of its industrial heritage, with the harbourfront elements dominated by the diverse character presented in the apartment architecture. The even horizon presented by a single built form height has no historic reference to the jumble of long lost buildings that were once the active CSR factories. The capacity to cater for the enticing demand for waterfront lifestyle coupled with the proximity of the Sydney CBD, backed the negotiating capacity of a single development group, has led to a development that is profoundly different from the style delivered by City West. The might of Lend Lease and its capacity to deliver a significant Sydney harbour mixed use development of high quality, also had the capacity to negotiate elements of the City West Development Plan to better service its own objectives.

An artisitc impression of possible vision showing for Ultimo-Pyrmont Jacksons Landing in in the lower left. Source: Fitzgerala, S. & Golder, H. 1994

1951 CSR Site

SITE EVOLUTION

CONTEXT PLANwalk

3

10 MINFIGURE GROUND 1951 Source: generated based on CSR site archeologiacal report, 1996

UTE

JACKSONS LANDINGFIGURE GROUND (current) Source: generated based on google map

PYRMONT ULTIMO

SYDNEY CBD

FIGURE GROUND (ultimate) Source: generated based on google map

Urban Context map Source: generated Based on google map

SITE PLAN

4

SITE PLAN

Jacksons Landing public access Source: based on Jacksons Landing master plan

Jacksons Landing connectivity Source: based on Jacksons Landing master plan

Master plan Source: Lend Lease website

BUILT FORM CONTEXT

5

Jacksons Landing open space Source: based on Jacksons Landing master plan

Night View of Jacksons Landing Source: Lend Lease website

Jacksons Landing water front access Source: based on Jacksons Landing master plan

OUTCOMES

6

The development can be recognised as adding value to the city due to building more residential housing, creating varied recreational and leisure opportunities and harbour foreshore available to public The adaptive reuse of former industrial building provides for diverse activities for the waterfront lifestyle. The development creates more residential units, making people to stay close to their work and decreasing carbon foot print because of less travel time and distance. An affluent residential demographic provides for more business opportunities within the area because of the existing demand for foods/ goods/ or market consumptions. As a result of the increase in business activity there is are also more job opportunities not only to the Jacksons Landing but to other people as well who are residing within the Pyrmont/Ultimo beyond the development.

SUMMARY OF FINDINGS/CONCLUSIONS

Jacksons Landing reflects the capacity of a single international scale development group to influence a significant urban design outcome. A group such as Lend Lease has the capacity to exert compelling political influence, their skill and capacity to deliver can also provide a stimulus and catalyst for others to follow. Early Meriton developments in the City West influenced Ultimo/Pyrmont may also be seen as a catalyst, however there is a questionable level of quality. Like wise the aims of a developer may often be questioned, and it be argued that it is possible to privatise the public domain, it can also be argued that the foreshore area is publicly accessible, and time and demand will influence its use in the future. The recently completed

SITE PROGRAM

INTERFACEAT W ER E DG E

BUILT FORMHI GH RI SE

E INT

R

BU

T IL

E

DG

F AC

E

E

LOJacksons Landing nodes interface Source: based on Jacksons Landing master plan Jacksons Landing building types Source: based on Jacksons Landing master plan

W

RI

SEacksons Landing and surrounding Source: http://whypyrmont.com.au/jack.html

POSITIVE IMPACTS:

7

Successful change of land use, delivering high mixed use development to meet the public demands and improve living quality The financial capacity of the development consortium ensured that a thorough archeological record was made and several historic building were integrated within the development mix. Considering public domain through providing sufficient and high quality open and accessible space, waterfront landscape and natural features.

NEGATIVE IMPACTS:

The site has a genuine lack of public buildings, reinforcing the private feel of the area reinforced by the dominance of the harbour front highrise development, that often obstruct views and vistas. The project contains little diversity on housing affordability, as the requirement to include social housing was negotiated through financial developer contributions. The is very little communication with respect to sustainable initiatives, and while the development was undertaken on a significant historic industrial waterfront, the overwhelming character is of a Greenfield development and not urban renewal.

BUILT FORM SCALE

BUILT FORM SCALE

acksons Landing and surrounding Source: http://whypyrmont.com.au/jack.html

Model image forJacksons Landing Source: twon hall modle

PROCESSThe government agencies involved in the scheme, (positive and negative) and administrative context and who is in control of what? Commonwealth Government NSW state Government Planning Department: Consent Authorty Nsw Heritage counical Sydney Harbor Authority Sydney City Council The states centralisation of planning processes to achieve consolidation in PyrmontUltimo was to be merely the most extreme example of a range of government consolidation policies for Sydney overriding local governments planning and development control powers. The state government facilitate redevelopment of PyrmontUltimo essentially to fast track way. In the REP,The state government rezoned the area for redevelopment, thus bypassing the normal local council powers to do this. It further dictated development principles that the council or the Minister for Planning was required to consider before allowing development. Next, the REP introduced the UDP, which would replace the standard local government development controls under the Environmental Planning and Assessment Act 1979. Finally, the REP provided for master plans. The Minister for Planning would be the consent authority for development in Master Plan areas. Moreover, the REP allowed Master Plans to be prepared by owners or lessees of sites, giving owners/developers a high degree of potential control over their development.(Searle, 2004 ,p.14) The new Liberal-National state governments policy In late of 1980s, the state government decides to sell the surplus government land to reduce state debt payments. Redevelopment of CSR sugar refinery site could both generate funds and active the obsolete industrial sites on the peninsula. It could significantly help the governments main urban policy, urban consolidation, as well as relieve the late 1980s boom-time pressure on central city office accommodation. (Berry and Huxley, 1992, p.35) City West Regional Environmental Plan (REP)Working together with the NSW state government and the local council, a draft City West Regional Environmental Plan (REP) was exhibited in 1991 and was gazetted in 1992. Urban Development Plan In the same year the Commonwealth government signed an agreement with the state government to provide it with $117 million of Building Better Cities funds to assist in infrastructure provision for redevelopment. An Urban Development Plan setting out development controls for Pyrmont and Ultimo was gazetted in 1993 (Searle, 1995). This Urban Development Plan has been prepared in terms of Clause 36 of City West Regional Environmental Plan (REP) No. 26. The strategy for the development proposal High densities-driving by the profit, and not part of the initial planning vision Initial regional plan: predominant parapet heights as being 510 storeys Early in the regional planning process Lend Lease, the developer of the site, produced a plan for Pyrmont by renowned architect Philip Cox. It showed a relatively lowrise urban form on low ground and high buildings on the outcrops and edges. The overall ratio of floor space to site area was 2.4:1, which would produce buildings on average of around five stories or so (Cox, 1990, p7). Eventual master plan: high tower of 20 storeys Once the regional plan was in place, Lend Lease could increase its profits by producing a master plan which allowed development beyond the limits set in the regional plan. The eventual master plan dramatically increased the scale of allowable development on the CSR site. Today, the old sugar refinery site has residential towers rising to some 20 storeys at a location where the draft plan showed the predominant parapet heights as being 510 storeys. To a large extent the master plan achieved this and made it acceptable to the government by making the floor plates of the buildings smaller than allowed in the regional plan, generating increased open space as a result (Davidson,2001). Critical comments for the planning process The major planning and development powers are handed to a revenue-maximising body such as the Lend Lease Corporation, will certainly cause the profit driving projects. Due to the lack of accountability in community consultation at the benign phase, result a failure to use Federal money to provide enough affordable housing. This caused the social exclusion and inequity. It is a project for wealthy professional residents at the expense of existing residents.

8References Berkemeier, P. 1999, Sydney Waterfronts, Architecture Australia, November/December, viewed 6 Januray 2012,http://www.architecturemedia.com/aa/aaissue.php?article=29&issueid=19991 1&typeon=3. Broadbent, J. Transformations: Ecology of Pyrmont peninsula1788 - 2008 Section 9 Key Dates p 729, City of Sydney Publications, Sydney 2010

chadeganpropertygroup.com.au/company/ourcharter.

Chad Egan Property Group, Building Profile, viewed 8 January 2012,http://www. Denton Corker Marshall Architecture & Urban Design 2011, Project Description: Jacksons Landing, viewed 5 January 2012,http://www.dentoncorkermarshall.com/projects.aspx?ti mestamp=2431&p=0&projectID=854&catID=14&f1=location&f2=australasia&pg=1. Jenssen Design Associates, Jacksons landing, viewed 10 January 2012, http://www. jenssendesign.com.au/page/visual_identity.html. Lang, J. URBAN DESIGN: A TYPOLOGY OF PROCEDURES AND PRODUCTS, Architectural Press Oxford Ma, 2005 p114 & 168. Lend Lease 2002, Jacksons Landing: Revised Master Plan, Author, Sydney. Lend Lease 1997, Lend Lease Pyrmont Site Master Plan, Author, Sydney.

Lend Lease 2009, Lend Lease Development Projects: Jacksons Landing, viewed 7 January 2012,http://delfinlendlease.com.au/llweb/llc/main.nsf/images/pdf_briefings_jacksonslanding. pdf/$file/pdf_briefings_jacksonslanding.pdf. Lend Lease 2010, Jacksons Landing: Master Plan, viewed 4 January 2012, http:// w3.lendlease.com.au/apartments/contentimages/pdf/pdf_masterplan_2010June.pdf.

Lend Lease, Architectural Standards and Landscape Standards for Community Association DP 270215, Jacksons Landing Pyrmont Accessed 16 Jan 2012, http:// jacksonslanding.net.au/sites/default/files/JL%20Architectural%20Landscape%20 Standards.pdf)jacksonslanding.net.au/sites/default/files/.../Managing%20JL.pp..

Lend Lease, managing Jacksons landing,Accessed 16-01-2012, http://www. MLG Realty, Knox on Bowman, viewed 7 January 2012, http://whypyrmont.com.au/knox.html. MLG Realty, The Quarry, viewed 6 January 2012, http://whypyrmont.com.au/quarry.html. Searle, G and Byrne, J (2002), Selective Memories, Sanitsied Future: Construction Visions of Future Place in Sydney, Urban Policy and Research,Vol.20.1,7-25,p8-24 Sydney Learning Adventures of Sydney Harbour Foreshore Authority( 2001)From High Seas to High Rise p14

UDES0006 CASE STUDIES IN URBAN DESIGN 2011-2-12 SUMMER SCHOOL GROUP PROJECT-PYRMONT/ ULTIMO JACKSONS LANDING SINCE 1990 -rose, anthony, fuxin, kevin bill