We are pleased to share we have listened carefully to all feedback, and that final changes have now been made to address concerns.

Working closely with Council, and the Kurraba Community, we have made deliberate modifications to ensure that the homes we wish to build cause the least disruption possible, and positively contribute to the aesthetic and atmosphere of the suburb overall.

The public exhibition period is 13th December 2019 – 17th January 2020

CONSTRUCTION Q&A

Heritage

The Independent Heritage Assessment prepared by City Plan on behalf of Council confirms that the existing buildings are not of historical significance. The recent findings support (and concur with) our original independent reports that the “subject sites are not considered of sufficient significance to warrant retention.”

CONSTRUCTION Q&A

Building Heights

The proposed building is fully compliant. Including features such as lift overruns, plant, balustrades etc. the building is under the max height of building control.

– all proposed landscaping is, and will remain, under the building height control. As per the original DA submission, all mature planting will be maintained in line with balustrade height and the 12m height limit. To ensure this, we have removed all trees from the rooftop landscaped areas.

CONSTRUCTION Q&A

View Impact Assessment

Further modelling and view impact analysis clarification for specific units/areas was requested and has subsequently been provided. All of which demonstrates that the proposed design adequately retains, protects – and in some instances improves – the existing views enjoyed by our neighbours.

CONSTRUCTION Q&A

Topography

We have now provided Council with further detail and sections to demonstrate our proposal appropriately deals with the complex existing topography. We have been able to demonstrate that the proposed design will not result in subterranean apartments and that our submission adequately responds and relates to the existing surrounding topography on Kurraba Road; including northern boundary and western boundary along Kurraba Reserve.

CONSTRUCTION Q&A

Excavation Extent & Depth

A number of residents expressed concerns in this area and so to address all comments thoroughly, an addendum to the Geotechnical Assessment has been completed by Douglas Partners and forms part of the re-submission. This can be viewed in full online. We have also made changes to the retaining walls along the northern boundary, in order to further separate excavation from neighbouring buildings. These precautionary measures will result in additional protection for bordering properties.

CONSTRUCTION Q&A

Apartment Mix

An extensive demographic report by Belle Property was included in our initial submission to demonstrate the genuine need for the proposed apartment mix in the Kurraba area. In response to a Council request, an additional detailed Residential Property Report has been prepared by JLL confirming that the proposed mix in our DA is appropriate for both Kurraba Point and the wider locality. The full report is available online.

CONSTRUCTION Q&A

Acoustic Privacy

To address concerns regarding the rooftop communal space and residual noise for surrounding neighbours, we have; increased setbacks further from our northern boundary, repositioned the BBQ area away from neighbouring sites and decreased the trafficable area to allow for additional landscaping for optimum noise absorption.

CONSTRUCTION Q&A

Visual Privacy

To ensure privacy across the site, some units had revisions made to include fixed privacy (and in some cases brick) screens.

 

 

CONSTRUCTION Q&A

Pedestrian Entry

The pedestrian entry has been revised to provide a more defined and secured entrance for future occupants and visitors, including; lowering the retaining wall (north-east), new stepped access, additional landscaping. For safety, amendments have also been made to the driveway entrance; now designed with improved sightlines for pedestrians walking along Kurraba Road.

 

CONSTRUCTION Q&A

Traffic

The GTA have provided a TIA Addendum (which can be viewed online) to affirm that that data collection we initially supplied was undertaken with both consideration of local traffic conditions and guidance set out by the RMS Guide to Traffic Generating Development 2002, Austroads Guide to Traffic Management Series, and the Austroads Guide to Road Design Series. All findings affirm that the level of variances captured are considered to be within the normal range of fluctuations (4 weeks).

CONSTRUCTION Q&A

Trees

As per Council’s request, Tree Management Services have provided an addendum in relation to the temporary bracing of Trees 2 & 3. Alongside this, in response to comments raised by Council, minor amendments to plant specifications have been made within our landscape plan.

CONSTRUCTION Q&A

Fencing & Front Boundary Treatment

Following consultation with Council we have removed the high wall along the eastern portion of the site to Kurraba Road and replaced with it a lower palisade fence with additional landscaping. This will soften the boundary treatment to Kurraba Road and will serve to provide more landscaping to the streetscape while also ensuring adequate privacy to the proposed apartments at street level.

CONSTRUCTION Q&A

Solar Shading

Per request, external solar shading has been introduced to the western façade.

 

 

ABOUT OUR PROPOSED DEVELOPMENT

Key Project Details

Key Project Details

Number of Proposed Apartments

COMPLIANT

Currently there is 23 apartments on site and we are only proposing to increase by ‘2’ lots to 25 one, two & three bedroom Apartments.

Key Project Details

Site Coverage Control

COMPLIANT

Council site coverage control (density control) requires max 45% site coverage. Our proposal building foot print is under this control with only 44.5% site coverage

Key Project Details

Building Height

COMPLIANT

Council building height control is 12m. Our Proposed building is fully compliant with this control and under the height limit control.

Council building height control is shown by the blue plane in the diagram below.

As can be seen by this diagram our building will be the only apartment building in the direct vicinity that is actually compliant with councils building height control.

Key Project Details

Number of proposed car parks

COMPLIANT

We are proposing 41 Car spaces within a basement car park which includes 6 visitor car spaces. This is fully compliant with councils parking control.

Key Project Details

Reliance on Street Parking

NO RELIANCE

The existing building have only 12 onsite car spaces and relies heavily on street parking. Our proposal has adequate parking for all residents within the site freeing up over 18 street car spaces

Key Project Details

Car parking access

COMPLIANT

We no longer propose car lifts for access to our basement car park and now propose a traditional ramp entry, positioned at the two way section of Kurraba Road. This will mean cars will not have to circulate Hodgsons Lookout Park to access the development

Key Project Details

Communal open space

Our proposal includes a high-quality rooftop terrace which has been sized and located to ensure visual and acoustic privacy to all surrounding residences. Further to this, Council will also impose their standard operational restrictions on this space which will limit the hours of operation and also deny the use of amplified music in this area. This will further ensure that our neighbours are not disrupted as our residents enjoy this space

Key Project Details

Proposed Landscaping

COMPLIANT

Effective landscaped area equates to 52.1% of the site and provides substantial landscaped area to Kurraba Road inclusive of native species and mature trees.

Key Project Details

Deep Soil Landscaped area

COMPLIANT

The proposal exceeds councils deep soil requirement (7% of site area) by providing a deep soil area of 430m2, which equates to 19% of the site area

Key Project Details

Tree Protection

COMPLIANT

All significant native trees located onsite (including the existing Fig tree to south west corner) and within the Kurraba cliff reserve to the western site boundary and neighbouring properties will be retained

Key Project Details

Shadow Impacts

COMPLIANT

The proposed development does not result in adverse overshadowing to neighbouring properties nor impacts the setting of the adjoining Kurraba Reserve and Hodgsons Lookout

Key Project Details

View Impacts

COMPLIANT

The proposed development does not result in adverse overshadowing to neighbouring properties nor impacts the setting of the adjoining Kurraba Reserve and Hodgsons Lookout and in many instances neighbour views are improved where our proposed development is significant under the height of the existing buildings

Key Project Details

Basement Excavation

COMPLIANT

Our proposed basement footprint has been reduced and pull back further from neighbouring properties to ensure neighbouring properties are not impacted by our proposed excavation Building

Key Project Details

Materiality

COMPLIANT

The proposed colours and materials are strongly influenced by the sites history and locality including the use of brickwork and earthy rich tones. Overall, it is considered that the proposed materials will ensure the proposal integrates with the landscape setting of the site.

ARTISTS IMPRESSION

CURRENT & PROPOSED

To give the community clarity on our proposed design in terms of bulk & scale we have created the below white card artistic impressions of our proposed buildings from multiple viewpoints around our development. This will allow the community to see an accurate representation of what is currently on site and what we are proposing to replace it with.

HOW TO USE:
1. Click on the preferred icon below. This will load a large image.
2. Below this image you will see a pink scrolling bar.
3. Move the bar to the right and a transparent outline of the proposed building will load over the existing building to give you a guide on our proposed bulk & scale.

Please note: Whilst Thirdi Group engaged professional consultants to capture/create these photomontages they should be treated as a guide only. These plans are not final plans and may change based on council feedback.

If you have any questions about these images, please contact our office on 02 9409 7200

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CONSTRUCTION Q&A

As with any development in urban or residential areas, there will be some disruption whilst the site is under construction. Thirdi Group has over 10 years of experience in working with communities in dense areas and have a range of strategies/measures ready to implement during construction to minimise disruption to the community if we are successful with our application.

During our past community events, we captured a large number of questions about this and have outlined them below for you to review. If you have any questions about these questions, please contact Wallace Bruderlin on 02 9409 7200

CONSTRUCTION Q&A

What are the proposed hours of construction?

Thirdi have proposed to further restrict our hours of work, beyond those typically imposed by council. We have done this in response to community feedback regarding the construction process and this will serve to reduce the impact of construction works for the community.

Our proposed work hours for the site are as follows:
Monday to Friday: 7am to 5pm
Saturdays: 8am to 1pm
Sundays and Public Holidays: No Construction activity

Additional Voluntary Proposed Restrictions
Demolition and Excavation Works
Monday to Friday: 8am to 5pm only
Saturdays: No Demolition or Excavation Works
Sundays and Public Holidays: No Construction activities.

These additional restrictions have been proposed to minimise construction impacts on the surrounding community, particularly during the higher impact stages of demolition and excavation.

CONSTRUCTION Q&A

If I have an issue during construction, how do I report this or talk to someone about it?

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

Both Thirdi and the 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.

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

CONSTRUCTION Q&A

How will Thirdi manage the excavation and protect cliff stability and neighbouring properties?

We will be conducting dilapidations for all immediate neighbours and property will also extend all dilapidation surveys to others at reasonable request.

We have engaged the same Geotechnical Engineer as council has engaged for the rectification and stabilisation of the below cliff in Kurraba reserve. This was done to ensure quality, independent and transparent management of the adjacent cliff and its stability. We note, council have now rectified the below Kurraba Reserve cliff face and we will be working with the project team and council to ensure our proposed excavation does not compromise the cliff stability.

Throughout construction we will be employing reduced impact construction techniques, such as rock sawing instead of hammering. This will reduce vibration and reduce potential impacts to neighbouring properties. We will also utilise vibration monitoring and survey control points to monitor movement throughout the entire demolition, excavation and structure phases of construction.

CONSTRUCTION Q&A

How will construction noise be managed?

The emission of noise from the construction site will be managed in accordance with the EPA Noise Control Guideline for Construction and Demolition Activities.

A construction noise and vibration management plan (CNVP), will be prepared as part of the construction certificate approval process. The CNVP will be prepared with council and include measures to monitor and maintain the construction noise management levels (NMLs) as set out in Noise Impact Assessment report by Acoustic Logic that accompanies this project application.

Noise levels at the site boundaries will continually be monitored using noise monitors, logged and rectification measures initiated if required.

Other control measures:

  1. Reduced hours of work to reduce noise impact. Particularly during times when people will most likely be home. I.e. Saturdays.
  2. Construction techniques employed such as rock sawing instead of hammering, will serve to reduce noise produced during excavation.
  3. Acoustic barriers will be established around the perimeter of the site to attenuate noise emitted from the site.
  4. Sealing neighbouring windows: Thirdi Group has committed to retrofitting adhesive window seals to the existing windows of adjacent neighbouring buildings overlooking the site, at the request of the owners. This will seal the existing windows and significantly reduce the impact of construction noise on these properties.


Note:
 The windows treated with this offer will still be fully operable.

CONSTRUCTION Q&A

How will construction dust be managed?

Dust from the works is to be dampened and contained within the site, as a minimum standard in accordance with OH&S and Workcover requirements.

Particular attention will be paid to the prevention of dust migration to adjacent properties and footpaths, by providing shade cloths and plywood sheeting to fences and hoardings. In addition, all demolition and hardstand areas will be hosed down on an ongoing basis to prevent dust to be carried past the hoardings.

The latest dust mitigation technologies be employed for the work and will include a site perimeter water spray system during the excavation works, which will dampen the dust on excavation surfaces. Localised water hosing will also be applied at the face of the excavation works and specialised misting cannons will be employed to control dust at the point of excavation.

Other control measures:

  1. Air monitoring to detect dust levels above allowable control which will trigger further controls.
  2. Regular road cleaning.
  3. Sealing of neighbour’s windows.

Thirdi Group are committed to retrofitting adhesive window seals to the existing windows of adjacent neighbouring buildings overlooking the site at the request of the owners, to help seal the existing windows and prevent the impact of dust on these properties.

Note: That the windows treated with this offer will still be fully operable.

CONSTRUCTION Q&A

How will Thirdi manage Truck Movements during construction?

In order to reduce the impact of construction traffic, Thirdi will be employing the following control measures:

  • Reduced sized trucks will be used in order to assist with traffic flow on Kurraba Road. A maximum truck size of an 8.8m medium rigid truck will be used.
  • Thirdi have investigated the option of using a barge from Kurraba Reserve to manage construction materials and reduce truck movement on Kurraba Road. This option was investigated in a meeting with the Council, Kurraba Residents Steering Committee and the Thirdi development team and it was agreed that material handling through the reserve was not an option due to the physical and environmental constraints associated with this option.
  • Truck movements will also be conducted outside of peak congestion periods. i.e. after morning peak times and cease prior to evening peak times.


Note:
no truck movements on weekends during demolition and excavation.

At peak we anticipate up to 5 trucks per hour servicing the site. At no point will trucks be queuing in the area. Trucks will be managed and called in by a designated traffic controller who will work to reduce congestion in the area.

CONSTRUCTION Q&A

How will the site be set up to minimise construction impacts?

The site will be set up in line with council requirements and statutory regulation. The site will be set up to include the following key elements:

  • Site perimeter fencing and hoarding to ensure site security and protection of pedestrians

 

Please note: Above example of typical site hoardings.

  • Site amenities including first aid shed, site office, ablution facilities, lunch sheds and tool storage.
  • Site security facilities
  • Temporary driveways, road crossovers and
  • Temporary work zone to allow deliveries and truck movements while maintaining traffic flows along Kurraba Road
  • 24/7 emergency vehicle access along Kurraba Road
  • Hoisting equipment and crane
  • Scaffolding, platforms, barriers, handrails,
  • Waste sorting areas
  • First Aid facilities,

 

 

CONSTRUCTION Q&A

How will the projects work zone be managed?

We will be applying for a temporary work zone to facilitate the works which will be positioned directly out the front of the development on Kurraba Road opposite Hodgsons Lookout Park, at approximately 20m in length.

This work zone will have no further impact on current parking availability, due to the removal of existing sites residents’ cars which are currently parking in this position. (Approximately 17+ cars rely on this street parking from the current buildings).

See below indicative site establishment plan:

 

Please note: This file is available for download, in the download section of this website.

This will ensure that construction vehicles such as delivery and demolition trucks have a clear space to park without blocking the street and the flow of traffic, including emergency services access at all times. The proposed zone will be returned to a public use parking zone outside of work zones i.e. at night times when residents require the parking.

Traffic control will be employed to manage the work zone to ensure traffic flows are maintained and construction impact is reduced as much as possible.

CONSTRUCTION Q&A

How will contractor parking be managed?

All workers are to utilise Thirdi proposed shuttle bus, catch public transport and car pool with other workers to and from the site.

The proposed contractor shuttle bus would include an off-site carpark for tradesmen to park their vehicles, following this they can catch the shuttle bus from either the car park or nearby public transport to arrive on site. This will significantly decrease the amount of congestion within Kurraba Point during construction and reduce the amount of on street parking used by construction workers. This requirement will be included in all contracting documents for the project and will be enforced by both Thirdi and the builder.

A secure tool storage will be provided on site at all times and workers will be required to drop off tools outside peak ours. Tool drop off periods will also be incorporated at off-peak times, where tradesmen will be able to leave and store tools and equipment on site in secured storage areas.

CONSTRUCTION Q&A

How long will construction be?

If approved by council, we estimate the following construction timeframes:

  • Demolition & Excavation: 4 – 6 Months
  • Structure: 7 – 9 months
  • All other works: 9 months
  • Total estimated project Duration: 20 Months


Please Note:
The various phases of work will be conducted concurrently with some overlap. These durations will be heavily impacted and subject to change due to restrictions imposed around truck movements, hours of works, final design, work zone & Construction Traffic Management Plan approval.

Please refer to project timeline within this website for latest project milestone timings.

CONSTRUCTION Q&A

How many construction workers will be on site?

Please call Thirdi Group on 02 9409 7200 if you have further questions about this answer.

The number of workers on site will vary throughout the different construction stages.

As construction work is in stages (demolition, retention, structure etc), there is not usually a large number of separate trades on site at once.

At peak times of construction, in any of the stages, it is estimated that between maximum of 20-30 tradesmen on site.

Thirdi Group’s project delivery team will be on site regularly to ensure our building partners are delivering the site safely and as per the guidelines we have agreed with council.

CONSTRUCTION Q&A

How will hazardous materials be managed?

Prior to the contractor being appointed, a detailed investigation of the existing site will be carried out to further investigate any contamination in the soil and identify hazardous materials in the existing buildings.

Example image of contractors removing asbestos. This is not a picture from the Kurraba Point site.

A HAZMAT survey will be conducted by a qualified expert hygienist and samples will be taken and analysed. Following this, a report will be produced and contain recommendations for the removal procedures of any identified materials.

The contractor will be responsible for the control and decontamination of hazardous substances. The management of any hazardous materials encountered on site will be undertaken in accordance with statutory requirements. All removal of hazardous materials will be done so by specialised and licensed contractors.

Hazardous materials will be continually monitored and reassessed throughout construction to ensure any hazardous materials are controlled and removed in a safe manner and in accordance with the respective legislation. Dust control measure and air monitoring will be continually in use during demolition and excavation phases which will be used to trigger additional control measures should hazardous materials be detected.

CONSTRUCTION Q&A

Will the large fig tree on site adjacent to Kurraba Road remain?

YES.

The large Hills Weeping Fig adjacent to Kurraba reserve and Kurraba road will be retained and protected as required by the project’s arborist for the duration of construction.

During construction, the projects arborist will regularly monitor the trees, the protection controls and the overall health of the retained trees.

Existing neighbouring trees, such as those in Kurraba reserve, will also be retained and protected.

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Project Timeline & Key Dates

Please see below the estimated timeline of our proposed development. Our development application is currently sitting with North Sydney Council and we are waiting to hold a meeting with their design and review panel.

Please note this timeline is a guide only and may change without notice. If you want to be kept up to date with changes, please send us your details and we will inform you if any key dates change

August 26, 2019

DA Submission

Revised Development Application Submitted to North Sydney Council

August / October 2019

Public Exhibitions & Consultation

During this period, Thirdi Group will be liaising with council and the community. Through the consultation process in our original DA we have obtained valuable council and community feedback an we wish to use this opportunity to demonstrate how this feedback has been integrated into the revised DA.

August / October 2019

Council Design Review Panel Process

During this period the developer & design team will continue to work with North Sydney Council to finalise our proposal before the council will review for approval

November 2019 to MID 2020

DA Assesmeent Process / Potential Approval

During this period the developer & design team will continue to work with North Sydney Council to finalise the over all proposal. Should Council be satisfied at the end of this process, an approval could be issued for the application.

Late 2020

Demolition & Excavation - 4 months

During this period the developer & design team will continue to work with North Sydney Council to finalise our proposal before the council will review for approval

Q1 2021 - Q4

Structure

During this period the developer & design team will continue to work with North Sydney Council to finalise our proposal before the council will review for approval

Q2 2022

Completion

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PROJECT DOWNLOAD AREA

NEW DEVELOPMENT APPLICATION DOCUMENTS COMING SOON.

 

Please register your details to receive document updates.

If you would like to be kept updated when our download area files change, please add your details and we will send an email to inform you.

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THE PEOPLE BEHIND OUR PROJECT

Over the coming months a number of Thirdi Group’s team and their design consultants (SJB & Dangar Barin Smith) will be visiting the site location and working with the neighbours and community during the development application process.

If you see these faces, please feel free to approach them and ask your questions. If you would like to find out more about our team or contact them, please read below for all contact details.

Architect

Adam Haddow
Principal director at SJB, Adam Haddow is an architect and urban designer. A Churchill Fellow, Adam investigated alternatives to conventional models of urban design. The sabbatical resulted in a research project entitled ‘Shall We Dense’ an examination into the state of modern density living in Australia. Adam’s diverse experience and creative expertise is recognised by numerous architectural accolades, including international awards for Casba, winner of the 2015 World Architecture Festival for mixed-use completed buildings; and Cleveland Rooftop winner of the 2018 Architizer A+ Award, residential apartment. In 2014, he was creative director of the Australian National Architecture Conference.
Principal director at SJB, Adam Haddow is an architect and urban designer. A Churchill Fellow, Adam investigated alternatives to conventional models of urban design. The sabbatical resulted in a research project entitled ‘Shall We Dense’ an examination into the state of modern density living in Australia. Adam’s diverse experience and creative expertise is recognised by numerous architectural accolades, including international awards for Casba, winner of the 2015 World Architecture Festival for mixed-use completed buildings; and Cleveland Rooftop winner of the 2018 Architizer A+ Award, residential apartment. In 2014, he was creative director of the Australian National Architecture Conference.
Read Bio

Landscape Designer

William Dangar
William Dangar is one of Australia’s pre-eminent landscape designers. With a career spanning 25 years and over 1000 gardens, William has designed and built some of the country’s most iconic residential landscapes. In addition to his design practice, he’s also creative director of Robert Plumb www.robertplumb.com.au, a distinctive Australian design and construction brand synonymous with quality craftsmanship. With a background in horticulture William has developed a reputation for his refined design aesthetic, no-nonsense manner, and highly creative approach to problem solving. His intense focus on quality materials, clear communication, robust construction, and elegant design solutions has laid the foundations and establishes Dangar Barin Smith as Sydney’s premier high-end landscape design practice As a firm Dangar Barin Smith usually don’t get involved in Development projects, however due to the architectural integrity of the design by SJB and also as development client committed to high quality outcomes.
William Dangar is one of Australia’s pre-eminent landscape designers. With a career spanning 25 years and over 1000 gardens, William has designed and built some of the country’s most iconic residential landscapes. In addition to his design practice, he’s also creative director of Robert Plumb www.robertplumb.com.au, a distinctive Australian design and construction brand synonymous with quality craftsmanship. With a background in horticulture William has developed a reputation for his refined design aesthetic, no-nonsense manner, and highly creative approach to problem solving. His intense focus on quality materials, clear communication, robust construction, and elegant design solutions has laid the foundations and establishes Dangar Barin Smith as Sydney’s premier high-end landscape design practice As a firm Dangar Barin Smith usually don’t get involved in Development projects, however due to the architectural integrity of the design by SJB and also as development client committed to high quality outcomes.
Read Bio

MEET THE TEAM FROM THIRDI

Contact us
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TO KEEP UP TO DATE WITH THE PROPOSED KURRABA DEVELOPMENT PLEASE FILL IN THE BELOW FORM. ALTERNATIVELY, YOU CAN CALL OUR SENIOR PROJECT MANAGER WALLACE BRUDERLIN ON (02) 9409 7200





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