The Central Barangaroo proposal currently on exhibition with the NSW Department of Planning and Environment will compromise the heritage of Millers Point according to heritage and planning experts. Experts engaged by The Langham Hotel Sydney to review the proposal cite risks which, if the current proposal proceeds, will lead to irreparable impacts on the surrounding area.
In 1988 the New South Wales Heritage Council acknowledged the Millers Point Conservation Area as of state significance. A heritage assessment* concludes that the Central Barangaroo proposal would result in detrimental heritage impacts for Millers Point and the Western Sydney Harbour.
Graham Brooks, an internationally recognised specialist in cultural heritage management and Managing Director, GBA Heritage said, "Millers Point as a low scale historic precinct is an invaluable cultural asset. The precinct is at risk of the type of damage that The Rocks, Walsh Bay, Eveleigh Carriageworks and the Barangaroo headland fortunately avoided."
"View settings are essential to heritage management. Visual access for Millers Point to and from the Harbour is a vital part of the precinct's heritage value. The height, scale and form of the proposed Central Barangaroo development put at risk the historic connection between Millers Point and the harbour."
Mr. Brooks said, "The impact on the heritage value of Millers Point will be evident when views of heritage buildings are obstructed, heritage laneways lose their harbour vistas, there is overshadowing of heritage buildings – the heritage significance of Millers Point was built on the historic maritime connections between Millers Point and the waterfront, and the proposal will disrupt those connections."
According to Mr. Brooks, Millers Point's potential as a heritage asset for Sydney has not been envisaged. He said, "The size, scale and height of the new development will thwart the potential for Millers Point. Sydney has benefited from the preservation of heritage in low scale precincts which were not initially recognised as attractive locations, their regeneration required imagination. The current proposal for Barangaroo forecloses the possibility for a genuinely creative solution."
Mr. Brooks added, "A proposal which potentially generates shorter term private benefit at the expense of longer-term public loss must be heavily scrutinised. There are strict height envelopes which apply in The Rocks and it makes sense for Millers Point to be preserved in a similar way."
Experienced town planner, Paul Mitchell OAM, said the proposal is expected to breach longstanding planning rules and design guidelines which were put in place to protect Miller's Point heritage and foreshore amenity values, including views to and from the precinct.
"There was unprecedented attention on the initial planning for Central Barangaroo. The principles which were agreed at the time and which led to the development of height controls and design guidelines were comprehensively considered by Government, providing a foundation which will be ignored if this proposal proceeds."
Mr. Mitchell said, "There are a series of qualitative controls and guidelines which go to the heart of the planning instrument. These are in place to protect the heritage at Millers Point and safeguard the appropriateness of the development."
Mr. Mitchell added, "For a site of state significance it's not good enough for the developer to say they will deal with the issues at the later design stage because the amended design rules sought would allow loss of views and impacts on heritage values. It is inconceivable that a developer would not take advantage of the more generous rules at the design stage."
The proposal as it stands is in conflict with the heritage values of the area. Under current controls the height and scale is limited, and the existing design guidelines emphasise the importance of view corridors to preserve the connection between Millers Point and the waterfront.
Mr. Mitchell said, "If there has been a change in planning policy it's been unclear. We are seeking greater transparency in the decision making which has led to a proposal which undermines the key principles supporting the design guidelines for the site. Apart from ignoring the planning rules, the scheme is poorly conceived. For instance, it includes a tall residential tower at its northern end next to the headland park. This arrangement is totally at odds with the established urban design principles of buildings tapering down towards the park and there is no public interest justification for the tower- it is just a money making exercise."
Mr Shane Jolly, General Manager of The Langham Hotel Sydney said, "The developer is seeking approval for a height and scale which exceeds current controls and guidelines. The developer's interpretation of the controls varies from our experts, and most significantly understates the significance of the matters protected by the existing design guidelines and this discrepancy will form part of our submission".
To seek further clarification The Langham has met with the developer and remains unsatisfied the proposal adequately considers the impact on the surrounding area and the current guidelines.
Mr Jolly said, "The Langham would be satisfied with an outcome which saw the views to and from Millers Point maintained in accordance with the existing design guidelines. This would still allow significant and extensive floor space for the developer's commercial objectives for the site."
Mr. Jolly added, "Our concern is with the heritage values of the Millers Point precinct, the anticipated loss of views, irreplaceable loss of character and loss of visitation to this iconic area".
The exhibition period for Central Barangaroo is to close on 8 August. The Langham encourages the wider Sydney community to make submissions.
