The Sharks Development Proposal,
and why it keeps changing |
In essence the Sharks' Proposal is a bid to make millions
of dollars by building a huge residential/hotel/conference/retail
complex over its club parking area, at the edge of sensitive
Woolooware Bay.
Shire Council is therefore obliged to treat it like any other
"development application" (DA) presented by a builder.But Sharks'
consultants don't speak of the Proposal in such a direct way.
They speak instead of "a unique planning and development opportunity"
for "an integrated resort style development".
The Sharks Club has 4 times tried to sell off part of its site
(i.e. part of its assets)
Question: Why has the Sharks Club made 4 bids to sell off
part of its site (in 1996, 2001, 2002 and 2003)?
Answer: Why, indeed, when the site (a) provides ideal
conditions for a football club; (b) was said in 1968 to set
"a model" envied by other clubs; (c) was sold to the
Club by Council at a fraction of its value?
- The first sell-off bid, 1996. The Sharks Club sought
to sell part of its (junior) playing fields so that "8
factory units with... associated parking" could be
built.
This was rejected by Sutherland Shire Council (11.3.1996)
on a motion of ALP councillor Paul Smith, seconded by Liberal
councillor Kevin Schreiber. (Present also were councillors
Blight, McDonell, Rankin, Rodden, Simpson, who are still
on the 2003 Council.)
The Sharks Club appealed to the Land and Environment Court
against the Council. But the Court dismissed the appeal,
sided strongly with Council's "grounds of traffic parking,
environmental impact/wetlands and loss of social amenity",
and concluded that the Club had not "understood the
important interrelationship of the proposed development
site with adjoining land and Woolooware Bay".
- The second sell-off bid, 2001. The Sharks Club
proposed to Council a development very much larger than
that of 1996. It was to include: 400 units of residential
on the west side of the existing Club building, 250 units
on the east side, plus hotel, conference, retail, and indoor-sporting
facilities... as shown in this diagram:
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Most concerning to community observers was the intended
selling-off of the junior playing fields (in the interests
of the senior teams) to make way for the 400 units on the
west side.
An outburst of anger from sporting and environmental groups
caused the Club to scrap its plan for "a housing estate"
on the junior playing fields (Leader, 6.12.01).
The community's anger arose from realisation that the Sharks
Club had only gained its 10 hectare site in 1968 with great
help from Sutherland Shire Council - that is, help from
the ratepayers of the whole Shire.
For 30 years the site has been prized as providing ideal
conditions for a football club and has been the envy of
other clubs. Ideal because it brought together four great
assets: (1) a home ground, (2) two junior grounds, (3) club
premises, and (4) two parking areas, one for the club and
the other for the playing grounds.
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Ideal conditions enjoyed by the Sharks now: |
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Home Ground |
Junior Grounds |
Club Pemises |
Park Facilities |
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- The third sell-off bid, 2002. Unable
to sell-off its western (junior) playing fields, the Sharks
Club presented a revised-down Proposal to Council, limited
to the east side of the site, i.e. the Club parking area.
It proposed:
- 5 blocks of residential units (240 units), 4-7 storeys
high
- 1 hotel block (110 suites)
- 500 sqm of retail and commercial space
- 850 sqm of conference, seminar, exhibition facilities
- Extensions to the existing Club building
- 2 levels of parking.
This was considered by Council's Environmental Services
staff in a Report (EHC 193-03) which strongly criticised
many aspects of the Proposal and summed up the whole as
a "gross overdevelopment". The Report, considered
by a committee of Council on 20 January 2003, prompted the
Club to make yet another revision-down of its proposal.
- The fourth sell-off bid, February 2003. The Club
presented a revised Proposal to the Council's Special Meeting
of 17 February 2003; namely, to build on the Club's eastern
carpark:
- 5 blocks of residential units (about 210 units), 4-7
storeys high
- 1 hotel block (about 60 suites)
- 500 sqm of retail and commercial space
- 850 sqm of conference, seminar, exhibition facilities
- Extensions to the Club's existing building
- 2 levels of parking
This is where matters stand at present. A majority
of councillors resolved to allow the Club to continue with
its planning/rezoning proposal (in consultation with Council).
But a long process lies ahead. |
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Question: Why does the Sharks Proposal keep changing,
i.e. in 1996, 2001, 2002, 2003?
Answer: Because it is fundamentally flawed, prompting
successive attempts to justify the unjustifiable...
- to sell-off land provided for sport/club use
- to sell-off land provided by Council at bargain rate
- to build high-rise units that will impact on the Bay
- to build a "gross overdevelopment" hostile to
Shire planning.
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A complex rezoning/development process lies
ahead
The Sharks must first seek a rezoning of the carpark area because
its current zoning prohibits residential building there - the
foreshore fifth of the area being 6(a) Public Recreation
and the rest 6(b) Private Recreation.
When the matter was debated by Council in December 2001, some
Councillors said such a development on the waterfront "is
not on". Others said that any expansion should be limited
to "only the club, associated hotel and conference facilities"
- no residential! A majority, however, decided to let the Proposal
move along a complex 5-step rezoning process: "It
is not giving them an approval. It is just getting the process
moving", (Leader, 13.12.01). The process includes:
- First, Council requires the Sharks to dedicate (to Council
control) a 25m foreshore strip for "public open space"
for revegetation and cycle/pedestrian use.
- Council will then prepare a draft Local Environment Plan
(LEP) and later a more specific Master Plan, these having
been preceded by discussions with the Sharks regarding provisions
of the Shire's planning rules.
- The draft LEP must be sent to five public authorities,
which may object to impacts of the Sharks Proposal (i.e.
sent to Department of Land and Water Conservation, Fisheries,
Waterways, National Parks and Wildlife Service, and Environmental
Protection Authority).
- After dealing with possible objections, Council will ask
State Government for permission to place the LEP on public
exhibition.
- Public exhibition will be for at least 28 days.
- Council staff will then summarise public comments, and
report them to a full meeting of councillors.
- If the new LEP is approved by a majority of councillors,
it will be forwarded to the Minister for Planning for his
consent.
A further big hurdle will confront the Club's Proposal. The
Minister's judgement will be made in the light of the results
of a Botany Bay Strategy Environmental Study, initiated
3 September 2002. The NSW Government has suspended all rezoning/development
until this study is completed. Then, "any developer will
have to meet the strict requirements formulated by this new
regional strategy" which will "protect all of our
precious waterways" [including Woolooware Bay]. (See
Planning Minister's Media Release, 3.9.2002.) The Minister
will not make a judgement on the Sharks' Proposal until the
criteria produced by the BBSE Study have been announced. |
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