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Discussion Starter · #1 · (Edited)
I know that there are just groundscrapers really, but I wanted to let everyone know of some of the developments happening in the Ku-ring-gai Municipality. These developments have been controversial as it has only been in the last 2 years or so that developers have been able to build more than three storey apartment buildings in the area. As such many 5 storey apartment projects have sprung up around the area in the last 18 months. I include these for you to have a look at. ( I dont know how to get the heights etc for these buildings..if anyone wants to let me know...). After the images I have a bit of a rundown of Ku-ring-gai for you as well.

1. SYNERGY NORTH
Cnr Pacific Hwy and Cecil Streets Killara
5 storeys above ground
49 apartments


2. MONDRIAN APARTMENTS
Cnr Pacific Hwy and Burleigh Streets Lindfield
5 storeys above ground
30 apartments


3. MANADALAY APARTMENTS
Pacific Hwy Killara
4 storeys above ground
16 apartments


4. THE SELDON APARTMENTS
9 - 25 Tryon Street Lindfield
3 buildings x 5 storeys each


5. THE LINDFIELD APARTMENTS
2 buildings x 5 storeys each


6. ARBORIA APARTMENTS
Cnr Pacific Hwy and Bobbin Head Rd, Pymble
2 buildings x 5 storeys each
69 apartments


7. LORALEA GARDENS APARTMENTS
Memorial Drive and Link Road, St Ives
6 buildings x 5 storeys each
223 apartments


8. HAVEN APARTMENTS
Newhaven Place and Link Rd, St Ives
5 storeys
46 apartments


9. THE CAMARGUE
Newhaven Place, St Ives
5 storeys
?? Apartments


10. KANTARRA APARTMENTS
Pacific Hwy/ Burleigh Street/Eton Rd, Lindfield
2 buildings
?? apartments


11. This site on Pacific Hwy next to the Greengate hotel Killara. Has been empty for years but now foundations are in. I will find out what this will be and let you know.


There are more i will try and get for you.

OVERVIEW
Ku-ring-gai Municipalilty is a local government area located in the Northern suburbs of Sydney. It is also known as the Upper North Shore and covers an area of about 84 square kilometres.

The resident population at the last census was 101,083 giving it a population density of about 1200 people per square kilometre. This is significantly less than the densities of its neighbouring LGAs with Willoughby at about 2800 people per square kilometre and Ryde at about 2300 per square kilometre.

Historicaly the council has been conservative in terms of creating any type of denisty in its suburbs and this is quite evident. Ku-ring-gai is ringed by National Parks on three sides, Ku-ring-gai Chase National Park to the north, Lane Cove National Park to the southwest and Garigal National Park to the east.

As such, Council has always been focussed on keeping native vegetation as the dominant visual feature of the area. Here is an example of typical streetscape of Ku-ring-gai Municipality. This is in Wahroonga:



Over 85% of housing stock in Ku-ring-gai is single detached housing with less than 15% being units or townhouses. In comparison neighbouring council areas provide a stark contrast with Willoughby City Council having just over 49% of its housing stock as Units or townhouses. Ryde City Council has 45% of its housing stock being units or townhouses. Even Hornsby council (deemed semi-rural) has 25% of its housing stock as units or townhouses.

This low density has prevailed even though Ku-ring-gai's 9 suburbs are serviced by 8 railway stations along the North Shore line. Ku-ring-gai itself has no major employment zones apart from a small business park located in the Gordon/Pymble area and there are no industrial areas at all within Ku-ring-gai. Council policy remains one of maintaining villages where the local corner stores prevail.

Instead, the resident population enjoys close proximity to some of Sydney's major employment zones. Sydney CBD is only 20 minutes by train from Gordon, North Ryde Business Park with nearly 60,000 workers is only a 10 minute drive from Gordon down Lane Cove Rd. Chatswood CBD and St Leonards CBDs are only a 10 minute and 15 minute train ride from Gordon.

Residents groups have formed all over the municipality not wanting any further densification of the area. What do you think?
 

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selling my body since 88'
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Great thread. This is exactly what i was talking about in another thread (transport sub forum). Sydney is increasing its density everywhere. I think it's a good thing.
 

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thanks for posting. ive mentioned some of these before in hornsby thread. better with own area.
i dont think 5-6 storeys are out of scale.
there great looking blocks.nimbys should realize it will improve the area.
 

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yes, an excellent thread and a top effort. the only issue i have is that you posted very low res small pics, but i get the message. what makes these areas special is the low density so i think in principle a lot of it should be remain as is EXCEPT near the rail line where even taller than 5 storyes should be allowed so that more people can enjoy the area and also benefit from public transport.
 

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derp
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There's two sites in Dumaresq Street and the one on the city side of it (can't think of the name) at Gordon that are under construction.

There's also a new 6-7 story office block that opened last year on the corner of Merriwa St and Fitsimons Lane.
 

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Discussion Starter · #6 ·
..... the only issue i have is that you posted very low res small pics....
I have just made them bigger..hope that helps. And totally agree with you about higher densities along train lines. I personally think council can really make Gordon into a High density area....

Thanks CrazyKnightsFan..Am planning to get some pics from other developments, including these and hopefuly get these posted on in next week...
 

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I'm all for increasing densities around the train stations, it's stupid not to do it.

But I'm not sure about the big projects in St Ives...
 

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Great analysis AB!

Increased densities around the railway line shouldn't diminish the character of the Ku-ring-gai area.

However, a secondary link to the Macquarie Park precinct should at least be investigated considering it's proximity to Ku-ring-gai. With the reconfiguration of Macquarie Park and its establishment as a major business centre, more commuters will be funnelled into Ryde Rd/Lane Cove Rd into an already congested network. I know this is probably a pipe dream - any development that would affect the Lane Cove National Park would be quashed early in the piece.
 

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Discussion Starter · #9 ·
Great analysis AB!

Increased densities around the railway line shouldn't diminish the character of the Ku-ring-gai area.

However, a secondary link to the Macquarie Park precinct should at least be investigated considering it's proximity to Ku-ring-gai. With the reconfiguration of Macquarie Park and its establishment as a major business centre, more commuters will be funnelled into Ryde Rd/Lane Cove Rd into an already congested network. I know this is probably a pipe dream - any development that would affect the Lane Cove National Park would be quashed early in the piece.
Choko and James..agree with you that increased densities around stations should be a key policy of the council. I have also said before that they should allow more height in Gordon CBD area. Make Gordon the focal point of the Upper North Shore. The 10 storeys limit isnt enough. High Density in Gordon can offset lower densities elsewhere..just like what Willoughby CC has done at Chatswood and Artarmon...

However.....I hate to say this but I on the odd occasion I listen to Alan Jones in the morning and invariably there is someone that rings him on talkback and whinges about the changing character of Ku-ring-gai and how Frank Sartor and the NSW govt shouldnt be allowed to dictate terms to council. And of course AJ agrees with them.....Adds more fuel to the nimbies....tells them to fight it and he will support it...makes my blood boil when they only look at one point of view.

Anyway Choko....Agree with you about congestion on Ryde Road and Lane Cove Road but as for the second link to North Ryde from the North...govt has an answer in the form of going ahead with the original proposal for the F3 to M2 link. Land reservation was meant to go through South Turramurra. In my opinion this would be better option as it would take traffic away from Pacific Hwy and Ryde Rd for those driving from F3. However with the preferred option taking them under Pennant Hills Rd.I think drivers will still use Pac Hwy and Lane Cove rd. Lets face it does anyone want to drive from Wahroonga (the end of the F3) to North Ryde via Carlingford (where the preferred option is to join the M2?) Seems a bit of a round the world trip to me......
 

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Anyway Choko....Agree with you about congestion on Ryde Road and Lane Cove Road but as for the second link to North Ryde from the North...govt has an answer in the form of going ahead with the original proposal for the F3 to M2 link. Land reservation was meant to go through South Turramurra. In my opinion this would be better option as it would take traffic away from Pacific Hwy and Ryde Rd for those driving from F3. However with the preferred option taking them under Pennant Hills Rd.I think drivers will still use Pac Hwy and Lane Cove rd. Lets face it does anyone want to drive from Wahroonga (the end of the F3) to North Ryde via Carlingford (where the preferred option is to join the M2?) Seems a bit of a round the world trip to me......
I think the intention of the F3-M2 Link is to cater for freight movements from the western suburbs (via the M7), hence the change to the preferred option under Pennant Hills Rd. From what I understand, most of the land previously reserved in the Wahroonga/South Turramurra area has been sold off, would be a motza to acquire now. AB, I reckon you'd be right in suggesting that motorists will use the Pacific Hwy in lieu of the proposed route.

My preference for a second link would be more public transport oriented (say a busway from Macquarie Centre to Turramurra Railway Station via South Turramurra). I haven't thought about this idea in too much detail (obviously), and I'm sure there would be a forest of submissions from local residents against my idea - I mean, if a 5 storey development next to a railway station gets shot down in flames, I couldn't see this idea growing legs...
 

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derp
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Macquarie and Gordon aren't even linked by a half-decent bus service at the moment so lets not get oo far ahead of ourselves.

If we had integrated multi-modal ticketing and high frequency services on all routes, I'd through-route the 459 with the 560 to create a Strathfield-Gordon trunk route. This route would also need better bus stop facilities at the Pacific Hwy/Ryde Rd/Mona Vale Rd interchange to allow pax to transfer to/from buses coming from the north. Unfortunately the lack of a railway station at that intersection means the buses probably do need to head into Gordon.

Bus priority measures between Macquarie and Gordon are only required northbound to about Fontenoy Road - and perhaps through Gordon - and for southbound traffic from about 300m north of Yanko Road. Sometimes AM peak traffic backs back as far as Pacific Highway but providing a bus lane along that section would be expensive and perhaps excessive *unless the left lane was taken during the AM peak).
 

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Discussion Starter · #12 · (Edited)
Some more pictures of apartment developments springing up around the
Ku-ring-gai municipality. (Pics arent very good but you get the idea) You will note that there seems to be a recurrent theme here with the new apartment buildings being mainly 5 storeys with 1 or 2 basement levels for carparks and storage. The majority of the developments as well seem to incorporate the 5th storey as one that is setback from the rest of the building. I believe this may be a design principle of the council.

After the pics I include some further general information about Ku-ring-gai municipality that I have dug up.

The pics start off with some renders of developments about to start and then go into my own pics of developments currently under construction or recently completed.

1. TURRAMURRA APARTMENTS (Render only)
Cnr Pacific Hwy and Womerah Streets
Turramurra
15 apartments
1 x 5 storey building
(Construction is yet to begin but the marketing for it has started


2. KANTARRA APARTMENTS (Render only)
Pacific Hwy
Lindfield
2 x 5 storey buildings
(Currently under construction and pic of construction found in my first post)


3. THE RESIDENCE APARTMENTS (Render Only)
Havilah Street
Lindfield
1 x 5 storey building
(Currently under construction)


4. TREETOP APARTMENTS
Cnr Marshall Ave and Pacific Hwy
Warrawee
1 x 6 storey building fronting Pacific Hwy (seems to have 4 storeys fronting Marshall Avenue)
(Recently completed by Mirvac)


5. AMBERLEIGH APARTMENTS
Cnr Heydon Street and Pacific Hwy
Warrawee
2 x 5 storey buildings


6. BEUMONT APARTMENTS
Cnr Ada Avenue and Munderah Street
Wahroonga
3 x 5 storey buildings
(Recently completed)


7. (NO NAME)
1219 Pacific Hwy
Turramurra
1 x 5 storey building
(There is no signage or advertising for this building)


More General Information
Council areas lies on the Hornsby Plateau and in terms of elevation is one of the highest in the Sydney Metro region rising at an average of 152 metres above sea level with its hghest point being none other than Highpoint Drive in North Wahroonga at 200 metres above sea level. As such you can glimpses of the Sydney Skyline and Sydney Metro region from certain areas around the council area.

The main thoroughfare is the Metroad1 or the Pacific Hwy which generally follows a ridgeline from the Southeast corner of the LGA in Roseville to the Northwest corner of the LGA in Wahroonga. Here it joins at the start of the F3 Sydney to Newcastle freeway. There are curently plans to connect the F3 with the M2 running through neighbouring Ryde City council area. Of course Nimbys have come out all over the place to oppose a tunnel under Pennant Hills Rd (the preferred option of the Howard govt) whilst other Nimby's dont want it to go along the road reservation in South Turramurra (Bob Carr announced quite a few years back that this road reservation was surplus to requirements and would not be used for linking the F3 and M2).

The other main arterial is Metroad 3 or Ryde Road/Mona Vale Road running from West Pymble in the south to St Ives Chase in the north.

Council has a network of 472kms of roads within its jurisdiction. The Council's Annual Report of 2007 states the condition of its road network as follows:
1. 29% of local roads are classified as being in "good condition"
2. 22% of local roads are classified as being in "fair condition"
3. 49% of local roads are classified as being in "poor condition" (Just under half of the roads in the council area are considered to be in poor condition)

I find this level of poor roads quite alarming but I am not sure how these classifications are applied. I dont know what the average % of poor roads across other LGAs is either. this may be considered as normal??

In the same annual report council states that it has a program in place where in 2007 it spent $4.2 million dollars to upgrade roads to "good condition" with the hope of reaching a target of 61% of local roads classified as being in "good condition" by the year 2020.......Hmmm.

There are 8 train stations all within the North Shore line servicing the suburbs of Ku-ring-gai council. Meaning that there is 1 train station per 11 sqaure kilometres of the LGA and one train station per 12,635 of its residents (as per population of 101,083 in last census). In comparison, Willoughby council area has 3 train stations within its LGA. This equates to 1 train station per 8 square kilometres of its LGA and 1 train station per 21,202 of its residents. With the opening of the new Chatswood to Epping rail link, Ryde City Council will have 7 stations within its LGA equating to 1 train station every 6 square kilometres and 1 train station per 13,850 of its residents.

Some more information to come this way..................
 

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derp
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Ku-ring-gai's roads are shite because of (a) the terrain and (b)_ the NIMBY residents waste all Council's money fighting developers in the LEC.

Btw my memory overstated that office block in Fitzsimons Lane - its only 3 stories lol. Still don't know that it's got tenants either.
 

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derp
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Did you work out what the big hole in the ground next to the Greengate Hotel is? There's no information on the site's fencing that I could see last week.
 

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Discussion Starter · #16 ·
This story was in SMH June 17th.

Classic NIMBYism at its worst...even creation of parklands are opposed by residents but I dont fully understand priorities of council....
Ku-ring-gai is suffering from lack of sports feilds and parklands with $75 million earmarked for acquisitions to create new ones as reported in SMH. Yet they are planning to sell public lands/parks which they already own............Doesnt really make sense.

Story reports that the council is placing blame on State Govt for making it meet NSW govt target of 10,000 new homes in LGA by 2031 and it has to spend money to create open space for the new residents. Nice to know council has priorities in the services it will provide for growing population...wheres the budget to fix the sorry state of its roads.....

http://www.smh.com.au/news/national/parkland-grab-threatens-1m-homes/2008/06/16/1213468331432.html

Parkland grab threatens $1m homes
Jano Gibson, Urban Affairs Reporter
June 17, 2008

UP TO 75 $1 million homes on the upper North Shore will have to be acquired, demolished and turned into parkland by Ku-ring-gai Council as a result of squeezing thousands of new apartments into the area over coming years.

But the owners of the homes have no idea the properties - in Lindfield, St Ives, Turramurra and Gordon - have been recommended for acquisition because their addresses have been blacked out in a council report. Residents of the four suburbs now fear their homes may be targeted.

Ironically, the same report recommends selling three council-owned parks, including one billed as a "native seed stock garden", in a region known for its critically endangered ******** high forest.

The issue has renewed the feud between the Mayor of Ku-ring-gai, Nick Ebbeck, and the Planning Minister, Frank Sartor, who last month called for Cr Ebbeck to resign after the council lost an expensive court challenge against the minister's appointment of an independent panel to take charge of some of the area's development applications.

Cr Ebbeck blamed the Government's North Subregional Strategy, which has set a target of 10,000 new dwellings in the Ku-ring-gai area by 2031, for its need to spend tens of millions of dollars to buy existing homes for future parkland.

"We owe it to current and future residents to do this long-term planning so Ku-ring-gai isn't turned into a concrete jungle with no green space or places for children to play," Cr Ebbeck said.

But a spokesman for Mr Sartor said the provision of extra parks was a matter for the council, and it had agreed to the 10,000 extra dwellings when the subregional strategy was developed. "This is nothing more than a political stunt," the spokesman said.

The council's aquisition strategy report, which is yet to be endorsed by councillors, identified 24 locations where it recommends replacing established residences with a total of 75,000 square metres of open space.

A council spokesman said about 75 homes would be needed to achieve this target.

More than $30 million had already been set aside for the acquisitions, and levies on developers were expected to generate millions of dollars more in the future, the spokesman said.

The report said the properties could be bought by starting negotiations, or through opportunistic or compulsory means.

Cr Ebbeck said he would not support the compulsory option.

"There is no intention in any way, shape or form for council to be undertaking forced acquisition," he said, adding that houses would be bought at or above their market value.

Another Ku-ring-gai councillor, Tony Hall, said he opposed the report's recommendations. "To me it's stupid public policy that is driven by Sartor's urban consolidation policy that has turned Ku-ring-gai Council upside down."

Cr Hall said the secrecy surrounding prospective house purchases would alarm residents. "All it does is create fear in the community. Whose property is next?"

Enid Chapman, whose home, worth $2.2 million, is in a part of Lindfield deemed to be in need of more open space, said: "It doesn't seem logical to give permission for these high-density buildings and then you turn around and tell us you are going to take our homes because we need more parks for these people."

She said she already had access to several parks.

The president of the Friends of Ku-ring-gai Environment, Anne Carroll, said it was "incongruous" to want to sell three council-owned parks at the same time as planning to buy established homes for new parks.

"It's retrofitting urban consolidation into existing framework and it's just too much."
 

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I've got the solution. The locals should create a tall towers residents action group demanding that all new developments near the hwy and train stations should be towers from 20-40 storeys tall so that those in the low density parts don't have to give up anything to make way for the monotonous drone of 4-5 storeys spreading like urban sprawl. The towers will take up less space in achieving the 10,000 goal.
 

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Discussion Starter · #18 ·
I've got the solution. The locals should create a tall towers residents action group demanding that all new developments near the hwy and train stations should be towers from 20-40 storeys tall so that those in the low density parts don't have to give up anything to make way for the monotonous drone of 4-5 storeys spreading like urban sprawl. The towers will take up less space in achieving the 10,000 goal.
Tall Towers Action Groups...:lol:

Seriously though, I have always believed that close to stations of Gordon/Lindfield/Turramurra should be much higher density and this density could then off set the low densities of the other suburbs.
 

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Classy developments!!!

I'm all for increasing densities around the train stations, it's stupid not to do it.

But I'm not sure about the big projects in St Ives...
St Ives is well away from the north shore line and that is getting the bulk of development. Thats why the locals are raising a stink about. I agree with development being concentrated around the stations.
 

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I heard a good interview on the 'Alan Jones Breakfast Show' on 2GB on Thursday where Alan spoke with the mayor of the local council. He mentioned that there is at least $1.75bn in development across the area and there are 53 cranes scattered across the area. Apparently it's the region experiencing the most development outside the Sydney CBD. A real surprise to hear.
 
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