part a – the opportunity - barangaroo · 2019-01-15 · 3 1.0 executive summary 2.0 executive...
TRANSCRIPT
Request for Development Bids
Central Barangaroo
Part A – The OpportunityDecember 2015
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Contents
Volume 1
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MESSAGE FROM THE CHAIRMAN .........................................1
MESSAGE FROM THE CEO .......................................................1
1.0 EXECUTIVE SUMMARY ....................................................3
1.1 Barangaroo Vision ....................................................3
1.2 Central Barangaroo Vision ...................................3
1.3 The Opportunity ........................................................4
1.4 Central Barangaroo ..................................................5
1.5 The Development Bid Process ............................6
2.0 BARANGAROO – A GLOBAL BENCHMARK
IN URBAN RENEWAL ........................................................9
2.1 Sydney .............................................................................9
2.2 Barangaroo ............................................................... 10
2.3 The Barangaroo Delivery Authority .............. 11
2.4 Barangaroo Reserve.............................................. 12
2.5 Barangaroo South .................................................. 14
2.6 Design Excellence .................................................. 15
2.7 Sustainability ............................................................ 15
2.8 Infrastructure and Transport............................ 16
2.9 Site Ground Conditions ....................................... 16
2.10 Statutory planning status ................................... 17
2.11 Delivery timeframe ................................................ 17
3.0 CENTRAL BARANGAROO –
THE HEART OF THE PRECINCT ................................... 19
3.1 Central Barangaroo ............................................... 19
3.2 Objectives .................................................................. 20
3.3 Master Plan ............................................................... 21
3.4 Master Plan Principles ......................................... 21
3.5 Development Uses................................................. 23
3.6 Cultural, Civic and Community Uses ............ 24
3.7 Design Excellence .................................................. 25
4.0 DEVELOPMENT OF CENTRAL
BARANGAROO ................................................................. 27
4.1 Development of Central Barangaroo ........... 27
4.2 Development Zone ................................................ 28
4.3 Waterfront Public Domain ................................ 30
4.4 Infrastructure ........................................................... 33
4.5 Planning and Approvals...................................... 34
4.6 Ownership, Long Term Management
and Operations ....................................................... 34
4.7 Barangaroo Precinct Management
Offices and Service Dock Requirements ..... 35
4.8 Development Staging .......................................... 35
4.9 Commercial Parameters ..................................... 36
5.0 DEVELOPMENT GUIDELINES ...................................... 39
5.1 Development Guidelines .................................... 39
5.2 Central Barangaroo Master Plan .................... 39
5.3 Sydney Metro Technical Requirements ...... 40
5.4 Sustainability Development Guidelines
and Obligations ...................................................... 40
5.5 Infrastructure Services Guidelines ................. 42
5.6 Water and Sewer Guidelines ............................ 43
5.7 Stormwater Masterplan Guidelines .............. 43
5.8 Contamination/Remediation Guidelines ... 43
5.9 Geotechnical Investigation ............................... 44
5.10 Statutory Planning Guidelines........................ 44
5.11 Public Art and Culture ........................................ 44
5.12 Barangaroo Place Activation
Framework ................................................................ 45
6.0 DEVELOPMENT BID PROCESS .................................... 47
6.1 The Bid ......................................................................... 47
6.2 Interactive Bid Process ........................................ 48
6.3 Evaluation Process and Criteria ...................... 48
6.4 Key Dates .................................................................... 49
6.5 Submission Process ............................................... 49
Message from the Chairman
Barangaroo is one of the world’s foremost urban waterfront
renewal projects in one of the world’s great cities.
Key elements including Barangaroo Reserve and two commercial towers in Barangaroo South are now complete and the $6+ billion Barangaroo precinct is redefining the western edge of Sydney’s CBD.
With the internationally acclaimed Barangaroo Reserve, some of the country’s most striking commercial buildings and ambitious sustainability goals, Barangaroo showcases Sydney as Australia’s international gateway.
Ultimately, we expect Barangaroo will generate approximately $2 billion per annum for the NSW economy and be a lasting public legacy.
Major renewal projects such as Barangaroo evidence Sydney’s leadership in the national economy. This landmark location is attracting global names and will reinforce Sydney as the preferred destination for major organisations in the Asia-Pacific. The addition of a new Sydney Metro station at Barangaroo will further reinforce the precinct’s success.
The NSW Government’s vision for Central Barangaroo is a vibrant and active precinct with civic and cultural attractions, community spaces, and a dynamic public domain all combined with residential, retail and commercial facilities. It will be a vital place for public life that completes the Barangaroo precinct.
Central Barangaroo is the next great opportunity to achieve enormous economic and social benefits for Sydney. I am proud to invite your contribution and response to this outstanding opportunity.
Message from the CEO Barangaroo is a bold renewal project that in its creation
and delivery has already attracted international leaders
in design and construction.
The people of Sydney are now enjoying the award-winning Barangaroo Reserve and the waterfront promenade in their hundreds of thousands and participating in community and arts activities made possible in Sydney’s newest and most dramatic cultural space, the Cutaway.
At the same time, the first of some 24,000 workers are now working in the new professional services landmark buildings at Barangaroo South, and 159 of more than 800 proposed residential apartments have been sold to unprecedented demand.
Now, the development of Central Barangaroo offers the opportunity to deliver the heart of Barangaroo. The integration of public, community and creative attractions with residential, retail and commercial uses will realise a welcoming, diverse, accessible and stimulating new quarter for Sydney.
The Authority has prepared a framework to guide the development of Central Barangaroo. The opportunity is now yours to imagine, create and deliver the final stage of Sydney’s most exciting precinct.
Terry Moran ACChairmanBarangaroo Delivery Authority
Craig van der LaanCEO Barangaroo Delivery Authority
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1.0 Executive Summary
1.1 Barangaroo Vision
Barangaroo is the mostimportant reinvention of Sydney’s historic centre in decades.
Barangaroo will be a shining example of design and sustainability where striving for excellence is reflected in every detail.
It will provide inspiration for urban innovators from around the globe and be the best place in one of the world’s best places.
Barangaroo will be a lasting legacy of urban renewal and innovation for future generations.
1.2 Central Barangaroo Vision
Central Barangaroo will be an exemplar of urban life.
It will be a place to live, work, and play, recognised globally and a place for shared, memorable experiences. A dynamic and vital place, on the shores of one of the world’s greatest harbours, it will combine community, civic, cultural spaces and attractions with residential, retail, and commercial development.
Central Barangaroo will complete the sweep of experiences along the Sydney CBD western waterfront from the natural beauty of Barangaroo Reserve in the north, to the new financial, retail and residential hub of Barangaroo South.
Central Barangaroo will continue the precinct’s climate positive commitment in line with current world’s best practice to complete a significant sustainability outcome across the entire precinct.
Central Barangaroo will engage with Sydney Harbour and attract visitors from around the globe.
< Satellite image including overlay of proposed Master Plan
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Barangaroo is one of the most ambitious urban renewal projects in the world today, embodying world-class design excellence, and sustainability. This 22-hectare former container port on the north-western edge of Sydney’s CBD is being transformed into a vital city precinct.
The Barangaroo Delivery Authority has invested significantly in major infrastructure to ensure the success of Barangaroo. These catalyst projects include contributing $100 million to the delivery of Wynyard Walk in partnership with Transport for NSW, the new White Bay Cruise Passenger Terminal, and site wide works enhancing the connections of Barangaroo into the CBD. In addition the $250 million Barangaroo Reserve has opened to local and international acclaim and anchored the public interaction with the precinct.
The proposed construction of a Sydney Metro station at Central Barangaroo is a catalyst to enhance the development of the precinct providing new opportunities consistent with the principles and objectives of the master plan.
Located between Barangaroo Reserve and Barangaroo South, Central Barangaroo (5.2 hectares) will be the public heart of Barangaroo. It offers bidders a rare opportunity to deliver innovative and creative city-shaping concepts that will be pivotal in realising the overall vision for Barangaroo.
The Authority is seeking bids from developers for the design and delivery of Central Barangaroo including all built form and public domain elements. The successful bidder will secure the right to develop and then sell or own 99-year leasehold agreements for the built form, while the completed public domain spaces will be returned to the Authority.
Developers are invited to prepare bids that realise the Authority’s vision, objectives and master plan principles for Central Barangaroo with a key focus on the quality of the built form proposed, the extent and nature of the public benefit and financial return to the NSW Government.
The Authority will consider bids of up to 150,000m2 of above ground gross floor area (GFA) while also encouraging bidders to explore below ground opportunities that take advantage of the connection to the Sydney Metro station. Bidders will be responsible for preparing and submitting any modifications to the Barangaroo Concept Plan and Major Development SEPP as a result of GFA and envelope changes.
This Request for Development Bids (Request) sets out the Authority’s requirements for the design and delivery of Central Barangaroo. It provides bidders with the development framework, detailed guidelines and technical information to inform and determine their bids.
The Request also sets out the evaluation criteria against which all bids will be assessed and establishes the principles for the evaluation process to ensure the best outcome is achieved for the people of NSW.
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CENTRAL BARANGAROO SITE
Located between the commercial hub of Barangaroo South (being developed by Lendlease) and the recently opened Barangaroo Reserve, Central Barangaroo will complete the sweep of experiences along the Barangaroo waterfront and become the centrepiece of Sydney’s future.
The 2.2 hectare development zone is currently zoned as B4 Mixed Use, with the remaining 3 hectares zoned RE1 Public Recreation.
The current approved GFA within the B4 Mixed Use zone is 59,225m2.
In November 2013 the Authority announced the master plan vision for Central Barangaroo and its ambition to create a new vibrant, mixed use precinct on the waterfront of Sydney Harbour. The master plan reflected the need for Central Barangaroo to create its own distinct character and identity and proposed an increase in density to achieve this.
Subsequent to the NSW Government’s decision in May 2015 to include a Sydney Metro station at Barangaroo, a review of the master plan and proposed development was undertaken. This review confirmed the basis of this Request and requires bids to:
a) Preserve more than half of Central Barangaroo as public domain;
b) Maintain the existing development footprint and be consistent with the principles of the master plan for Central Barangaroo prepared by US firm, Skidmore Owings & Merrill;
c) Explore below-ground opportunities that make best use of the Metro station;
d) Consider world-class proposals for the development of no more than 150,000m2 of above-ground gross floor area; and
e) Maintain other elements of the Central Barangaroo design including:
• Wulugul Walk, the continuous 30m-wide public foreshore that connects all of Barangaroo
• A network of laneways ensuring pedestrian and vehicular accessibility
• A commitment to provision of civic, community and cultural spaces
• The Sydney Steps
• Preservation of views from Observatory Hill to the horizon and the harbour
DEVELOPMENT OF CENTRAL BARANGAROO
The development of Central Barangaroo is to be consistent with the principles and objectives established in the master plan prepared by Skidmore Owings & Merrill (SOM). The master plan framework is founded on a well-developed set of urban principles – both city-wide and those specific to Central Barangaroo. The master plan is based on fundamental ideas about strategic city planning while providing maximum flexibility for the bidders to create their own vision for the site.
The master plan sets out key objectives to create a dynamic, engaging and vibrant waterfront precinct, and outlines principles for development of the built form and public domain areas within Central Barangaroo. It provides flexibility of urban form to encourage a diversity of uses and architectural expression by the bidders in response to the Authority’s objectives for the precinct.
The master plan sets the principles for development but allows bidders and their teams to deliver their own interpretation for the precinct and determine, in conjunction with the Authority, development mix, density and its distribution, building design and public domain outcomes.
SYDNEY METRO
The confirmation of a Sydney Metro station at Central Barangaroo will result in Barangaroo being better connected and more accessible to all of Sydney. The location of the station creates additional opportunities allowing both above and below ground development to be highly connected, accessible and activated place where the people of Sydney can live, work, create and relax.
In addition to connecting greater Sydney to Barangaroo and the cultural and public spaces within, the Sydney Metro station will allow more visitors to experience the energy and creativity of the Walsh Bay arts precinct. Further information about the Sydney Metro project can be found at www.sydneymetro.info.
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The Central Barangaroo development bid process will result in the Authority entering into a development agreement for the design and delivery of Central Barangaroo.
The process consists of the following stages:
a) Request for Development Bids;
b) Preferred bidder(s) process; and
c) Contract Award.
Throughout the process bids will be evaluated against the following criteria:
1) Finance: Maximum financial offer
2) Risk: Highest certainty of outcome for the Authority and greatest acceptance of risk by bidder
3) Development Strategy and Delivery Plan
4) Excellence in urban planning and design outcomes
5) Public Benefit: Maximum public benefit, both short and long term
In evaluating the bids, the Authority will have regard to the Central Barangaroo vision, objectives, master plan principles and the specific requirements within the Request.
REQUEST FOR DEVELOPMENT BIDS
The Request is the first and most important stage of the development bid process and requires bidders to submit bids that respond to the Authority’s vision, objectives, master plan principles and development requirements for Central Barangaroo.
The evaluation of bids will identify preferred bidder(s) with whom the Authority will enter into a period of detailed engagement and negotiations. The outcomes of the preferred bidder(s) process will be evaluated by the Authority and, if acceptable, the Authority will enter into a development agreement with the successful bidder.
The Request consists of the following six parts:
a) Part A: The Opportunity;
b) Part B: Terms and Conditions;
c) Part C: Returnable Schedules;
d) Part D: Development Agreement;
e) Part E: Survey Plan and Design Files; and
f) Part F: Guidelines and Technical Information
• Central Barangaroo Master Plan
• Sydney Metro Reference Scheme
• Sustainability Guidelines
• Infrastructure Services Guidelines
• Water and Sewer Guidelines
• Stormwater Master Plan Guidelines
• Barangaroo Integrated Transport Plan
• Hickson Road Services Survey
• Statutory Planning Guidelines
• Barangaroo Public Art and Cultural Plan
• Activation Framework
• Geotechnical Investigation
• Contamination/Remediation
All bids must be made in accordance with the terms and conditions and requirements set out in Part C Returnable Schedules.
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DEVELOPMENT BIDS TIMELINE
Request for Development Bid issued
02 Dec 2015
Bid Close Date 29 Feb 2016
Bidder Presentations 7 - 10 Mar 2016
Evaluation Period Mar 2016
Selection of preferred bidder(s) End Mar 2016
Development bid refinement period
Apr - Jun 2016
Execute Development Agreement End Jun 2016
The Authority intends to manage the program for the Request in accordance with the timetable above. However these dates should be considered indicative and may be varied or amended by the Authority. The Authority reserves the right to determine the timing and the manner in which the program is progressed.
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“ Mixing physical beauty, iconic attractions, stunning weather and infectious creativity, it’s not surprising that Sydney is Australia’s leading tourism, events and international business destination.”
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2.0 Barangaroo – A global benchmark in urban renewal
2.1 Sydney
With a population of almost 5 million, Sydney is Australia’s oldest and largest city and the capital of New South Wales. Set on a stunning natural harbour, it is home to two of the world’s most recognisable icons – the Sydney Opera House and the Harbour Bridge – and is the gateway to Australia for millions of international visitors each year.
Mixing physical beauty, iconic attractions, sparkling weather and creativity, it’s not surprising that Sydney is Australia’s leading tourism, events and international business destination.
Sydney is also Australia’s financial and professional services centre and the gateway to the nation’s import and export trade. In fact, Sydney generates around one third of Australia’s GDP. Already a key financial hub for the Asia Pacific region, Sydney aims to grow and further diversify its range of financial and service industries for the future.
A TRULY GLOBAL CITY
Sydney enjoys an exchange of people, culture and ideas that enriches the lives of everyone who passes through the harbour city.
Its unique character provides a tangible competitive advantage for Sydney businesses dealing within the region and across the world.
Importantly, Sydney has managed its evolution in a way that embraces and protects its precious environment. The balance between cityscapes, landscapes and the natural environment is just one of the reasons why Sydney is rated one of the world’s top 10 most liveable cities.
Barangaroo – a precinct of sustainable urban buildings, award-winning landscape architecture, harbour foreshore, headlands and coves, gardens and accessible public spaces – builds on this philosophy.
Barangaroo will play a key role in strengthening Sydney’s status as a global city that embraces its natural assets and reflects the values of its people and culture.
< Artist impression. Barangaroo. Subject to planning approval
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2.2 Barangaroo
Barangaroo presents an extraordinary opportunity for urban waterfront renewal and is a catalyst for Sydney’s transformation in the 21st century.
Its identity derives from the dynamic exchange it creates between business, community and culture, and from its embrace of the traditional culture of the First Peoples for whom this is important Country. The Gadigal people of the Eora nation are the Traditional Custodians of the land.
The place is named after Barangaroo, a leader of the Cammeraygal people. She was a strong woman who played a significant role in her community and that of the early British colony. Bennelong of the Wangal people, after whom the site of the Sydney Opera House is named, was one of her husbands.
A STUNNING LOCATION
Barangaroo runs north/south between Hickson Road and the western harbour foreshore of Sydney’s CBD.
It connects the north-western edge of the city’s business centre with the historic and cultural precincts of Millers Point and Walsh Bay. It is within walking distance of the major transport interchange of Wynyard station in the CBD, a Metro Station at Central Barangaroo as a part of the Sydney Metro Project and will be home to Sydney’s second ferry hub after Circular Quay.
THE MISSING LINK ON THE HARBOUR’S EDGE
The new Barangaroo Reserve foreshore walkway, Wulugal Walk, has already become a favourite with visitors, whether they are walking jogging or cycling. When Wulugal Walk is complete, it will make possible one of the world’s great harbour walks connecting Barangaroo with some of Sydney’s major tourist attractions – the Botanic Gardens, the Opera House, The Rocks and Darling Harbour. When the foreshore walk is connected at Central Barangaroo, it will complete a 14km foreshore walk from ANZAC Bridge in the west to Woolloomooloo in the east.
As Central Barangaroo is developed, the commitment remains that more than half of the entire Barangaroo precinct will be public space.
ONE PLACE - THREE DISTINCT AREAS
Barangaroo is as unique as its location. Divided into three distinct areas –Barangaroo Reserve at the northern headland, Central Barangaroo, and the financial precinct of Barangaroo South – it fulfils a wide range of purposes for local and international residents, visitors and businesses.
Barangaroo Reserve is a re-created Sydney Harbour headland – what was a huge concrete apron has been transformed into a natural foreshore with 6,500 sandstone blocks excavated from the site. Sydney’s spectacular new park was officially opened by the NSW Premier, the Hon Mike Baird, on 22 August 2015 to international acclaim.
Barangaroo South is a major extension of the Sydney CBD that is forging new communities along with the construction of Sydney’s new financial hub. The first building, Tower 2, was opened on 1 July 2015 and Tower 3 was topped off in November. Further sections of Barangaroo South will progressively be opened with full completion targeted for 2021.
A PLACE FOR ALL PEOPLE
The Authority is committed to place making as a recognised philosophy. This is a multi-faceted approach underpinning the planning, design, development and management of public precincts to create vibrant, inclusive public places as centres for communities. It capitalises on the character of a place and the community’s assets, inspiration and potential to seek to create public places that are truly accessible to all and which enable social and economic well-being.
Barangaroo strives to achieve a sustainable development with well-integrated, stimulating, inclusive and accessible public spaces. Key to this approach is ensuring:
a) Permeability and connectivity internally and externally to the precinct;
b) Accessibility and inclusiveness from design, activity and messaging perspectives;
c) Broad civic and community participation; and
d) Creative engagement with organisations and for individuals.
Its identity derives from the dynamic exchange it creates between business, community and culture, and from its embrace of the traditional culture of the First Peoples for whom this is important Country.
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2.3 The Barangaroo Delivery Authority
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The Barangaroo site is owned by the NSW Government and managed by the Barangaroo Delivery Authority, which was established on 30 March 2009. The Authority’s role is to ensure the project is delivered in a coordinated and financially responsible way, as outlined in the Barangaroo Delivery Authority Act 2009, which is available at www.barangaroo.com/bda
The Authority’s objectives are that Barangaroo becomes:
a) A world-class active and vibrant CBD waterfront precinct that is alive with some 35,000 people every day, and that makes Sydney proud of Barangaroo;
b) Acclaimed globally for its headland park, for the sharing of Aboriginal cultural experiences and for its outstanding climate positive performance;
c) A spectacular modern waterfront gateway that integrates Sydney’s CBD with its western harbour side and adds the ‘missing link’ to the world’s longest harbour side walk connecting Woolloomooloo with the Opera House, Darling Harbour and the Anzac Bridge;
d) A $6+ billion waterfront renewal precinct funded by private investment that contributes approximately $2 billion a year to NSW’s economy, strengthens Sydney as an Asia-Pacific financial hub and confirms it as Australia’s business and financial services headquarters; and
e) A world benchmark for modern city precincts with bold, iconic and inspiring architecture, landscapes and public art that is acclaimed for its diversity, creativity and ongoing contribution to the social and economic fabric of Sydney.
Barangaroo Reserve Welcome Celebration 6 September 2015.
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ALREADY A SYDNEY HARBOUR LANDMARK
In 2010 Peter Walker Partners and Johnson Pilton Walker were selected as the project design team for Barangaroo Reserve. Baulderstone (now Lendlease Engineering) was awarded the contract to construct Barangaroo Reserve and the waterfront promenade along parts of Central Barangaroo in 2012.
The re-creation of a green headland at Barangaroo emphasises the cultural and environmental history of the area, re-creating a natural form which integrates seamlessly with the surrounding harbour. This important civic and recreational resource has reinforced Sydney’s international reputation as a city of global significance with remarkable natural assets.
Barangaroo Reserve to date has welcomed more than 330,000 visitors.
CONNECTING WITH SYDNEY’S HISTORY
Along with Balls Head, McMahons Point and Ballast Point, the 6 hectare Reserve completes Sydney’s characteristic set of green headlands that circle Goat Island. The Reserve is an interpretation of how headland may have appeared before the first man-made changes in 1836. It also gives Sydney a unique garden of more than 75,000 plants all native to the Sydney region and significant for their many uses in Aboriginal culture.
The symbolic bush landscape acknowledges the area’s Aboriginal history and its significance to both Sydney and Australia. It provides an important point of physical contact with the waters of the harbour and recognises Sydney’s modern and ancient history as a symbol of Country. With bush walks, shared walking and cycling paths, two new harbour coves, tidal rock pools and the massive Cutaway cultural space, the area is a spectacular location for everyone to enjoy a whole new view of Sydney.
Barangaroo Reserve. June 2015.
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THE CUTAWAY
The Authority has a strong commitment to the integration of art and culture into the life of Barangaroo. In constructing Barangaroo Reserve, the Authority preserved an internal space within the re-created headland for a potential future civic or cultural use. During the three-month Welcome Celebration which launched the space on 6 September 2015, a series of stunning art installations and performances brought it to life.
The Cutaway sits beneath the Stargazer lawn and above two floors of car park and two enormous water tanks. It has a footprint of more than 6,500 square metres, soaring 14 metres high alongside a stunning sandstone face, with a potential gross floor area of 18,000 square metres over three storeys.
The public entrance follows the sandstone wall from Hickson Road and the rolling green ’bridge’ roof is pierced with a series of large skylights to encourage natural light and air flow throughout. Barangaroo presents a unique opportunity for the expression of Aboriginal and Torres Strait Islander culture and peoples, including the potential creation of a national centre of Indigenous art and culture. Consultation and planning both locally and nationally is occurring to determine the desire for such a centre, and what form it may take.
The Authority has ensured a local Aboriginal presence at Barangaroo through the establishment of its ground-breaking training and employment of Aboriginal Visitor Services Guides.
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Art installation by Brook Andrew. ‘Stone: The Weight of History, The Mark of Time.’ The Cutaway, Barangaroo Reserve
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2.5 Barangaroo South
Barangaroo South is the 7.5 hectare commercial precinct on the southern portion of Barangaroo that connects seamlessly with the Sydney CBD. It is fast becoming the financial headquarters for leading Australian and international corporations, but is also a place for the public to enjoy and connect with the vibrant waterfront of Darling Harbour.
Following a comprehensive international bid process, Lendlease was selected as the preferred developer for Barangaroo South in 2009. Renowned architect Lord Richard Rogers and the team of Rogers Stirk Harbour and Partners were chosen to design the precinct. The first commercial building at Barangaroo South opened in July 2015 and the topping off of a second tower occurred in November 2015. Construction continues with the first major stage of development targeted for completion by end of 2016.
For further details visit www.barangaroosouth.com.au
A PLACE TO LIVE, WORK AND PLAY
Barangaroo South is a genuine mixed-use precinct. Featuring commercial office buildings, residential apartments, shops, cafes, restaurants and civic facilities, the area will include direct public transport connections and a major pedestrian connection to the Wynyard station in the city.
Plans are underway for it to become home to Sydney’s newest international hotel, with a proposal by Crown Resorts to develop a landmark integrated resort on the Barangaroo South waterfront.
A FINANCIAL HUB FOR THE FUTURE
Barangaroo South is reinforcing Sydney’s reputation as Australia’s business headquarters and world-class financial services hub for the Asia Pacific region.
Underpinned by $3.4 billion of equity investments to date, the three commercial towers will form the commercial epicentre of the Barangaroo South precinct. With world leading efficiency, flexible work places, cutting edge technology and a zero carbon footprint, the buildings are already setting a new standard in corporate workspace.
The first commercial tower was completed in July 2015 with the second due for completion in early 2016. These 42 and 39 storey buildings will be home to foundation tenants Westpac (one of Australia’s ‘big four’ banks), KPMG (one of the world’s largest advisory services firms) and Lendlease (a major developer), representing one of the biggest leasing commitments of its kind in Australia. Work on the third tower is scheduled for completion in late 2016 with foundation tenants HSBC and PwC.
Barangaroo South from south west angle. Subject to planning approval
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2.6 Design Excellence
Design excellence is a key principle guiding the creation of Barangaroo, embedded in the culture, processes and thinking of the Authority and guiding planning and design decisions. To date, landmark contributions have been made by internationally recognised designers including Lord Richard Rodgers (Rodgers Stirk Harbour and Partners) Peter Walker (Peter Walker and Partners) and Phil Enquist (SOM) as well as many highly-respected and award-winning local architects and landscape architects.
A design advisory panel has been established to provide advice to the Authority in relation to planning and design outcomes across Barangaroo. Currently the panel includes Bob Nation AM, Karl Fender (Fender Katsalidis Architects), Keith Cottier (Allen Jack + Cottier) and Richard Nugent (Connybeare Morrison International).
2.7 Sustainability
Barangaroo is one of the most environmentally ambitious projects in the world. The aim is to make it the first precinct of its size to be climate positive. This means the precinct aims to be carbon neutral, water positive and zero waste. World-leading sustainability targets are the reason Barangaroo was one of only 17 precincts worldwide to participate in the Climate Positive Development Program by the Clinton Foundation.
This commitment to no net greenhouse gas emissions extends beyond the energy use and associated greenhouse impacts of the traditional landlord responsibilities and has been extended to including the energy impacts of residents, tenants and visitors. The public domain is also included and is to be served exclusively by on-site renewable energy.
By developing buildings and community spaces that lead the next generation of green design, Barangaroo can contribute to a healthy lifestyle for those who live and work in Barangaroo, while using a fairer share of the earth’s resources. Barangaroo’s sustainability goals continue to evolve in line with technological and social advancements but are underpinned by the Authority’s firm commitment to excellence in this area.
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Barangaroo is one of the most environmentally ambitious projects in the world.
Nawi Cove, Barangaroo Reserve. August 2015.
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When complete, more than 24,000 people are expected to live and work in Barangaroo and with thousands of people expected to visit each day, careful transport planning is being undertaken.
The objective is for the majority of visitors to access Barangaroo by public transport, cycling or walking. To support this objective, a number of transport infrastructure initiatives are proposed, or in the process of being delivered, including:
a) A new pedestrian connection from Wynyard Station, called Wynyard Walk, will provide commuters and visitors with a route to Barangaroo;
b) New bus routes serving Barangaroo along Hickson Road;
c) A Metro Station at Central Barangaroo as part of the Sydney Metro project;
d) A second ferry hub for Sydney, located at Barangaroo South;
e) Shared cycle ways and cycle parking stations for leisure and commuting; and
f) Setting a target of only 4 % of journeys-to-work by car (compared with the Sydney CBD average of 20 %).
2.9 Site Ground Conditions
Certain areas of Barangaroo have historic contamination. When the old wharf area that originally made up Barangaroo was progressively expanded, material such as excavated soils, building rubble and other waste were used to fill and reclaim the wharf area. Past land uses such as the former Millers Point Gasworks contributed to contamination of sections of the site.
Almost all old industrial sites contain contaminated material as a result of past practices – Barangaroo is no exception. The contamination includes heavy metals, principally copper, lead and zinc, petroleum hydrocarbons, polycyclic aromatic hydrocarbons (PAHs) and asbestos.
The site of the old gasworks, which covers a portion of Barangaroo South, Central Barangaroo and Hickson Road, is regulated under the provisions of the Contaminated Land Management Act 1997 by the Environment Protection Authority (EPA) in the NSW Office of Environment and Heritage. It has been classified as a declared significant contamination area.
The remediation of this area (approximately two hectares) is being undertaken on behalf of the Authority. The works required to satisfy the EPA Declaration will be carried out prior to granting access for development works in the part of Central Barangaroo which sits within the declared area. This work includes the backfilling of block 5 and it is intended that virgin excavated natural material or other exempted material be used as backfill material.
The Authority has undertaken significant soil testing and sampling throughout Central Barangaroo and the Declared Contamination Area and this information is contained in Part F of this request.
Further information can be found at www.barangaroo.com/environmental
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2.10 Statutory Planning Status
The statutory planning framework for Barangaroo is established by the Barangaroo Concept Plan Approval (approved by the NSW Minister for Planning in February 2007) and the State Environmental Planning Policy (SEPP) Major Projects 2005, Amendment No. 18 gazetted in October 2007.
The Concept Plan includes guidelines for future buildings and open spaces and introduces a range of economic, environmental and social agendas to bring about Barangaroo’s sustainability ambition. Since 2007 there have been a number of modifications to the original Concept Plan. The original Concept Plan plus the modifications can be viewed online at www.barangaroo.com/planning
BARANGAROO SOUTH
A Concept Plan modification known as Mod 8 has been submitted to the Department of Planning and Environment by Lendlease which addresses the relocation of the iconic hotel from the harbour to a landside location as well as the relocation of the residential towers and the introduction of Hickson Park in the northern end of their site.
CENTRAL BARANGAROO
The current Concept Plan allows for a maximum of 59,225m2 of gross floor area to be development within specified development envelopes across Central Barangaroo.
The successful bidder will be responsible for preparing and submitting any modifications to the Concept Plan and Major Development SEPP required to facilitate its proposed development.
2.11 Delivery Timeframe
Creating a precinct of such scale and scope is a long-term undertaking. While some stages will be completed sooner, Barangaroo, its buildings and infrastructure will take up to 8 years to fully develop.
In time, we expect 24,000 people to live and work in Barangaroo, with a further 12 million people to visit each year.
A snapshot of the expected Barangaroo delivery time frame is:
a) 2015
• Barangaroo Reserve and Central Barangaroo waterfront promenade opened
• First commercial tower in Barangaroo South opened
• First two residential buildings completed
b) 2016
• Second commercial tower in Barangaroo South open
• Barangaroo South stage 1 public domain complete
• Barangaroo ferry terminal open
• Wynyard Walk open
c) 2020
• Integrated resort open (subject to planning approval)
d) 2023
• Entire project projected to be complete
e) 2024
• Sydney Metro operational
Note: the above delivery time frames are subject to planning approvals
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Barangaroo is planned as a celebrated addition to the Sydney cityscape...
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3.0 Central Barangaroo - The heart of the precinct
3.1 Central Barangaroo
Barangaroo is planned as a celebrated addition to the Sydney cityscape, to be worthy of its iconic location on one of the world’s most famous natural harbours.
Central Barangaroo – the last remaining area of Barangaroo to be defined – will have its own distinct character and play a pivotal role in the precinct’s success. It is the next great opportunity to deliver enormous social and economic benefits for Sydney.
Combining commercial development with community, cultural, civic and recreational spaces, it will become a vibrant focus of the city’s community life with elegant buildings and attractive open-air spaces for public gatherings festivals, entertainment, arts and education activities. It will contribute to the urban well-being of Sydneysiders and bring visitors from around the globe to Barangaroo.
Central Barangaroo will provide design excellence, and attain high levels of public attraction, operational serviceability, accessibility, amenity and security.
< Artist impression. Central Barangaroo. September 2013. Subject to planning approval
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In line with its corporate goals, the Authority has developed specific objectives for Central Barangaroo. These are to:
a) Deliver an innovative, creative and dynamic waterfront destination that is permeable and connected –within the precinct and across the city;
b) Ensure the delivery of design excellence in the planning and built form of the precinct, creating a diverse community of architectural expression within an overall coherent urban structure;
c) Deliver diversity of products and uses integrating commercial, residential, retail, community, education, civic, cultural and entertainment activities which contribute to a vibrant and active identity;
d) Create and deliver a public domain that is distinct, unique and innovative and allows for range of passive and active outdoor spaces and uses that together create a new iconic visitor attraction, consistent with the Authority’s Activation Framework;
e) Deliver a balance of financial return and public benefit and amenity across the precinct;
f) Deliver a culturally distinctive, locally relevant and internationally appealing canvas for appropriate facilities, experiences and public art;
g) Ensure high levels of public attraction, operational serviceability, amenity and security across the precinct and during staging; and
h) Extend the principles and networks of the climate positive promise in line with current world’s best practice to deliver a whole of Barangaroo outcome and create projects that respond visibly to the sustainable needs of people and the planet.
A DISTINCT IDENTITY
Central Barangaroo will be the community and cultural heart of Barangaroo, complementing its broader context. It will establish its own distinct identity as a memorable public waterfront that delivers diverse and rich experiences
Central Barangaroo will bridge the gap between the natural experience of Barangaroo Reserve, the adjacent heritage areas of Millers Point and Walsh Bay, and the dense urban fabric of Barangaroo South.
Central Barangaroo will provide for higher levels of public activation than other parts of Barangaroo which are more natural (Barangaroo Reserve), and more urban (Barangaroo South). It will deliver a series of memorable public and open spaces of varying scales and character; from landscaped courts to urban plazas which can host gatherings, festivals, performances and public art as well as the day to day needs of residents, workers and visitors.
The foreshore will maintain its identifiable role as connecting all of Barangaroo, while providing within Central Barangaroo opportunities to create a differentiated experience, responsive to the character and elements of the public domain.
The product brief for residential and commercial spaces will aim to maximise return in their development but be delivered in a form, character and pricing to differentiate them from their competition.
Central Barangaroo must explore innovative and diverse ways to provide maximum use of vertical and horizontal public space, integrate landscape and buildings, break down the barriers between public domain and private spaces, making roof tops accessible to the public, and offer fresh community and cultural opportunities for residents, workers and visitors.
The experience of Central Barangaroo must be vibrant, dynamic, engaging, accessible and functional.
SYDNEY METRO
In May 2015 the NSW Government announced a station at Central Barangaroo as part of the Sydney Metro project being delivered by Transport for NSW (TfNSW). In November 2015 the location of the station at Central Barangaroo was confirmed and a scoping design is included within this Request.
The station enhances the development opportunities for Central Barangaroo, enabling the entire precinct to be more highly connected and accessible to people from across Sydney and reinforces the connection to Barangaroo South and the Walsh Bay cultural precinct. The additional transport capacity creates an opportunity for greater diversity and additional density within Central Barangaroo.
The Metro Station will be located underneath Hickson Road (adjacent to block 7) and it is expected that TfNSW will commence works in mid- to late-2017 with the Metro line operational by 2024.
In designing Central Barangaroo the opportunity exists to integrate the development with the Metro station and provide a new transport interchange for Barangaroo and the adjacent precincts.
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3.3 Master Plan
The development of Central Barangaroo will be guided by the master plan prepared by SOM. The design vision is founded on a well-developed set of urban principles – both city-wide and those specific to Central Barangaroo. The plan is based on fundamental ideas about strategic city planning while providing maximum flexibility for the bidder to realise their own vision for the site.
The master plan provides a structure for key urban and civic elements including development massing, pedestrian connectors, a street network, development zones and public domain.
The master plan distributes development across three blocks within the site separated by active laneways running east-west from Hickson Road to the waterfront public domain. Central to the scheme is a new civic landmark for Sydney - the Sydney Steps that link Millers Point at High Street with the waterfront public domain of Central Barangaroo.
The master plan determines the structure of the precinct, and offers the flexibility to accommodate adaptable solutions to respond to market demand. This flexibility allows for innovative solutions from bidders and their teams in land use planning, design and programming, whilst ensuring the defined character and key civic elements of the master plan are delivered.
The master plan has flexibility to allow for a diversity of development opportunities. It allows for the incremental development and evolution of Central Barangaroo as part of the broader Barangaroo context and the city beyond.
Flexibility is also provided in regard to the staging and siting of community, cultural and civic amenities, and how these components integrate with the public domain.
The development blocks are planned to accommodate a range of building typologies and uses. The master plan allows for a range of uses including residential, commercial, retail, community, cultural and educational. The mix of uses will create an engaging, active and vibrant waterfront precinct, developed in response to the master plan. It is the bidder’s role to deliver on this vision. The master plan is contained in Part F of this Request.
3.4 Master Plan Principles
The master plan supports the precinct objectives and provides for a cohesive design identity for Central Barangaroo within the context of the whole Barangaroo precinct.
The fundamental master plan principles are:
a) Establish a continuous foreshore walk: A 30 metre foreshore walk is proposed which will bring the City to the Harbour’s edge;
b) Define a “new front door”: The Sydney Steps will establish a new entry into Central Barangaroo as well as provide a unique public destination;
c) Create a major waterfront open space: Harbour Park is envisioned as an active, highly programmed gathering place for the City, and home to cultural festivals and events;
d) Emphasise a public centre of gravity: A space for significant events at the base of the Sydney Steps and a focal point to Harbour Park;
e) Define a framework of laneways: Narrow, active, pedestrian friendly urban streets will ensure accessibility to the foreshore, waterfront open space and active food and entertainment uses from Hickson Road;
f) Connect to the City: Multiple pathways, laneways, bridges and steps will ensure connectivity between Central Barangaroo and the rest of Sydney;
g) Define distinctive building massing: The Central Barangaroo precinct should step down in height from the south to the north. Taller buildings should be in block 5, respecting the Highgate Line, lowest buildings in block 7. Solar access, waterfront views, and views from Millers Point and Observatory Hill should all be considered;
h) Address Hickson Road: The built form of Central Barangaroo should establish a strong, active and positive urban edge along Hickson Road;
i) Building a diverse and vibrant community within Central Barangaroo: Development is encouraged to be mixed: a combination of residential, workplace, cultural and entertainment;
j) Ensuring solar access to Hickson Park: Building massing within block 5 should allow for solar access into Hickson Park;
k) Define Hickson Park: The scale, form and massing of development within block 5 should complement well with the Barangaroo South developments and transition to the low heights of Central Barangaroo;
l) Encourage a fine grain development massing: Central Barangaroo can relate to the historic Millers Point neighbourhood as well as reflect the old wharf community by building with materials “of the harbour” and developing multiple buildings per block rather than large singular building forms;
m) Maximise the benefit of public transport: The Metro station at block 7 provides convenient public transit and supports a more pedestrian urban precinct. Central Barangaroo should promote walkability and high quality ground level activities; and
n) Activate Rooftops: Rooftops should be participatory within the concept of Central Barangaroo. Upper terraces, active uses, urban gardens are all encouraged.
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CENTRAL BARANGAROO MASTER PLAN FRAMEWORK
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3.5 Development Uses
Central Barangaroo will complete the sweep of experiences along Sydney CBD’s western waterfront from the exquisite natural beauty of Barangaroo Reserve in the north, to the new financial, retail and residential hub of Barangaroo South. When complete it will cement the Government’s commitment to delivering 50 % of the 22-hectare Barangaroo precinct as public open space. Central Barangaroo is 5.2 hectares – of which 3 hectares will be public domain.
The creation of a vibrant and well integrated precinct is a prime objective for the Authority. To deliver on the vision and objectives for Central Barangaroo a diverse range of uses must be delivered across the whole site as well as in individual development stages.
CULTURAL, CIVIC AND COMMUNITY USES
Central Barangaroo will deliver cultural, civic and community outcomes that will enrich the character and experience of the precinct. This will provide balance to the dense urban fabric of Barangaroo South and the natural experience of Barangaroo Reserve.
These uses will be provided in a variety of locations, spaces and formats. Primary elements can be provided in the core development blocks of the site, and may include cultural uses, arts enterprises, key worker housing, affordable office space, low rent creative studios, life-long education and community meeting spaces and recreational facilities.
Some elements may be considered for location within in the waterfront public domain area, such as a landmark cultural facility to enhance the provision of an active integrated public domain. These facilities will form the foundation of Central Barangaroo and contribute to activation outcomes.
Fundamental to the inclusion of any cultural, civic and community use will be commitment to ensuring adequate governance, operation and funding structures are in place from the outset to ensure long term success and viability.
RETAIL AND ACTIVE USES
As a new attraction for Sydney – Barangaroo will be experienced by a wide, range of visitors throughout the year. Alongside those living and working in Central Barangaroo, visitors will seek variety in the convenience, dining or retail offerings. The retail spaces at street level and fronting public areas may be predominantly oriented toward hospitality, food and beverage but should include service and amenity outlets as well as boutique and cultural retail offers. Central Barangaroo’s retail offer can be enhanced by the increased on site traffic generated by the Sydney Metro station to support a critical mass of traditional retail uses. The retail proposition should complement retail offers in adjacent precincts.
Retail uses within the development zone should provide active frontages to publicly accessible areas. They should ensure a level of convenience and amenity is provided for the occupants and visitors to the precinct. The eventual mix of specific retail uses has the potential to leverage off the other offerings within the precinct.
In addition to the development zone, the waterfront public domain area has the potential to accommodate pavilions that through content, form and architectural expression can provide amenity and also add to the overall identity of the precinct.
COMMERCIAL DEVELOPMENT
Commercial development in Central Barangaroo should be integrated into the precinct by offering individual and collective organisations the potential to be accommodated in unique, bespoke spaces. Commercial development will deliver 21st century workplaces and provide spaces that differentiate Central Barangaroo from the majority of commercial space in adjacent precincts.
Central Barangaroo can offer space opportunities ranging from boutique A-grade premium space for corporates seeking an innovative and creative address in a new precinct of Sydney, to space for multi tenanted occupancy focussing on creative, forward looking, innovative and cultural related businesses to support the broader precinct.
Premium space may attract industries that offer complementary services to the corporate occupants of Barangaroo South. Office spaces should be planned to attract tenants that will add to the activation of the precinct rather than having internally focused operations. The commercial tenancies should attract innovative tenants that embrace collaborative and flexible work styles.
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The ground floor presence should be open and inviting, contributing to the streetscape and of a scale appropriate to the Central Barangaroo precinct. Entries should provide a sense of arrival, identity and address to attract corporate tenants.
The location and format of the commercial spaces should provide a variety of options from unique iconic commercial buildings to tenant led space, and campus or village style accommodation. The product should be conceived as consistent with the principles of Barangaroo generally and contribute to the fine grain of the overall precinct
RESIDENTIAL DEVELOPMENT
Residential development in Central Barangaroo offers the opportunity to deliver a range of products that differentiate from Barangaroo South and the adjacent Darling Harbour, Millers Point and Walsh Bay precincts.
With the proposed delivery of highly engaged cultural, retail and public domain offerings in Central Barangaroo and its proximity to Barangaroo Reserve, Walsh Bay and the Rocks, living at Central Barangaroo can provide a unique and appealing residential experience.
Residential development should be across the development blocks, breaking down the image of a residential enclave, with each building and development delivering its own sense of address and community, both through design and provision of opportunities for residents to activate the precinct – personally and collectively.
Residential apartments will have identifiable but discreet entries and exits that are non-intrusive on the ground plane of buildings located along active and vibrant city streets and laneways.
3.6 Cultural, Civic and Community Uses
In 2014, the Authority ran a registration of interest process seeking interest from cultural, civic, community and education organisations as well as commercial tenants that may wish to be accommodated within Central Barangaroo.
While some of these operations have since been accommodated elsewhere, a number of these groups still seek to explore opportunities at Central Barangaroo.
A summary sheet outlining key details of relevant submissions, including contact details will be issued to bidders
Bidders will be able to consider each of the proposals and approach any or all of the organisations who have expressed their interest for inclusion in Central Barangaroo.
Bidders are not obligated to include any of the specific proposals as part of their development bid.
Bidders will need to clearly demonstrate the commercial, economic and public benefits and advantages and overall viability of any cultural, civic or community uses proposed.
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3.7 Design Excellence
The Authority will be seeking to understand and evaluate bidders’ approaches to design excellence and their proposed process to ensure the delivery of high quality design outcomes in initial and subsequent stages of development.
Design excellence is difficult to quantify as it means different things to different people, is measured by differing criteria, and can change over time. Despite this we usually ‘know it when we see it’.
It does not mean style. It should ‘stand the test of time’. It should exhibit integrity and quality, not just surface impression and it should challenge norms of thinking. It cannot be guaranteed by prescribing details, however the opportunity to achieve it can be increased by employing a number of strategies.
BUILDING ON EXISTING ACHIEVEMENT
One strategy is the identification of designers who have been recognised for achieving design excellence in a current or recently completed project. This recognition can take the form of awards or other citations from peers. This approach provides for a baseline of achievement and provides a level of confidence in design outcomes. The recognition may be given for design thinking across varying projects and demonstrating excellence in approach to design.
ENGENDERING INNOVATION
Innovation by its nature is without specific precedent and therefore cannot be understood to have stood the test of time. From a design point of view, this aspect of design excellence is not based in stylistic interpretation, but considers the essence of the project being transformed by an unusual, but successful, approach to a typical design problem.
In addition, the inclusion of emerging designers, or designers not currently ‘on the radar’, can change the perspective of how a task is addressed and also redefine perceived outcomes.
PROVIDING OPPORTUNITY
Projects that exhibit design excellence set up opportunities across the project for several competent designers to participate. This can be within a single project or across a smaller number of projects within a larger project. It can also be different elements, engaging architects with landscape architects, urban designers with artists. This ensures a dialogue between designers takes place.
LOOKING FOR MULTIPLE AUTHORS
This entails looking at projects with a critical eye to see where elements can be allocated to different designers, to ensure that a range of opinions are brought to bear on the final outcome, thus maximising chances for excellence through dialogue.
With Central Barangaroo, architectural diversity is seen as a key outcome
REVIEWING THE OUTCOME
There are criteria that can be assessed to determine a baseline of success for design excellence.
Measurable variables include addressing functionality, addressing site context, addressing urban design parameters and providing tectonic elegance.
Added to these is an ‘x’ factor, an intangible that goes beyond a quantifiable assessment. Here, the judgement is subjective and may trump one or more measurable variables The ‘x’ factor could include a compelling narrative, a spiritual expression and a challenging approach to place making, all contributing to the realisation of an excellent Central Barangaroo.
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4.0 Development of Central Barangaroo
4.1 Development of Central Barangaroo
The built form outcomes for Central Barangaroo are primarily centred in the development zone of the precinct, currently located along the eastern half of Central Barangaroo and fronting Hickson Road. The development zone is approximately 2.2 hectares and is zoned B4 Mixed Use.
The development zone is controlled by urban form guidelines within the master plan and the Authority’s development, mixed use, area and public domain and infrastructure requirements.
Central Barangaroo is divided into two distinct areas:
a) The development zone; and
b) The waterfront public domain area
To assist in the preparation of bids the Authority has prepared detailed survey plans of the site – refer to Part E of this Request.
< Artist impression. Central Barangaroo. September 2013. Subject to planning approval
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The current development zone is an area of approximately 2.2 hectares in eastern half of Central Barangaroo. It is zoned B4 Mixed Use.
The development zone is controlled by the urban form guidelines within the master plan and the Authority’s, mixed use, public domain and infrastructure requirements.
Bidders will be responsible for preparing and submitting any modifications to the Barangaroo Concept Plan and Major Development State Environmental Planning Policy (SEPP) as a result of development envelope changes.
URBAN FORM
The urban form outcomes of Central Barangaroo are to be guided by the master plan principles relating to:
a) Transition of urban form across the entire Barangaroo site;
b) Decrease in building heights from south to north and east to west;
c) Consideration of view impacts from adjacent buildings and Observatory Hill;
d) Permeability through the development zone;
e) Opportunities for diverse uses and architectural diversity and expression;
f) Density to reflect the additional transport capacity provided by the inclusion of a Metro Station; and
g) Solar access to public domain spaces including Hickson Park.
The urban form guidelines provide opportunities for buildings to project into the air space above Barangaroo Avenue. This allows bidders and their design teams to create a visually dynamic outcome along this key Avenue.
Bidders are to refer to the Central Barangaroo Master Plan for further guidance on the urban form guidelines.
MIX OF USES AND MINIMUM REQUIREMENTS
The Authority is committed to delivering a viable mixed use precinct that drives visitation, public amenity and identity while at the same time providing for the needs of residents and workers.
The Authority has determined the following minimum GFA requirements that are to be delivered as part of Central Barangaroo:
Active Uses: A minimum of 10,000m2 or 10% of the total GFA of which a minimum of 5,000m2 must be for cultural, community or civic uses. Note bidders may propose delivery of all or part of this 5,000m2 requirement either within the development zone, waterfront public domain area or other adjacent spaces.
Commercial Uses: A minimum of 10,000m2 or 10% of the total GFA.
The master plan provides flexibility in the distribution of GFA across each of the development blocks and encourages a ‘salt and pepper’ approach in distribution of uses across the development zone.
In addition to the above minimum requirements, bidders are required to include in their submission provision for the Government’s the precinct management requirements, refer section 4.6 for further details.
Active Uses are defined as uses that drive visitation and create identity - these include, but are not limited to, cultural, civic, community, education and retail uses.
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INTEGRATION WITH METRO STATION
The inclusion of a Metro Station at Central Barangaroo supports the master plan objective for additional density within the precinct to drive activation, vibrancy and identity. The increased development potential underpins a variety of development opportunities that may not have been previously viable, including larger scale commercial and retail spaces both above and below ground.
The proposed Metro Station will be located under Hickson Road adjacent to block 7. The station will be delivered by TfNSW and its contractors. In submitting a bid, bidders are required to articulate their approach to fully integrating and connecting their proposed development with the provided Metro Station reference scheme; this includes integrating station entry/exit points within the development.
In addition, bidders have the opportunity to demonstrate how best to integrate and connect their proposed development with the station to maximise both development and public outcomes – this may include relocating elements of the station and redefining what is to be delivered by TfNSW and what will be delivered by the developer.
Should a bidder propose to deliver key components of the station, a separate contractual relationship with TfNSW may be required.
GROSS FLOOR AREA
The Authority will consider bids for up to a maximum above ground GFA of 150,000m2 within the Central Barangaroo development zone.
In addition to this, bidders have the opportunity to explore additional below ground GFA opportunities that leverage the delivery of the Metro Station. The below ground GFA opportunities may extend beyond the development zone and into the space under the waterfront public domain on the provision they do not impact the quantum and quality of the waterfront public domain space.
It is up to the bidders and their design teams to determine the GFA for the development and waterfront public domain areas in response the principles and guidelines established within the Central Barangaroo Master Plan Guidelines.
PUBLIC DOMAIN AREAS WITHIN THE
DEVELOPMENT ZONE
The successful bidder will, in collaboration with the Authority, be responsible for design and delivery of all public domain areas within the development zone, these include, but are not limited to:
a) All roads and footpaths;
b) The Sydney Steps;
c) External plazas and courtyards;
d) Active roof top spaces;
e) Basement connections;
f) Public toilets / amenities; and
g) Wayfinding and signage
In delivering the public domain spaces within the development zone bidders need to appropriately balance the allocation of publicly and privately accessible spaces. The Authority encourages bidders to maximise the allocation, quality and micro climate characteristics of the publically accessible spaces. Bidders are to refer to the Central Barangaroo master plan for further guidance on the public domain spaces within the development zone.
Bidders should note that as a minimum the public domain spaces within the development zone should meet the relevant City of Sydney Standards, contain future proofing initiatives such as spare conduits and include provisions for future operational requirements.
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4.3 Waterfront Public Domain
The Central Barangaroo waterfront public domain presents bidders with a once in a life time opportunity to create a truly magnificent public space on Sydney Harbour. It is approximately 3 hectares, zoned RE1 Recreation Zone and is planned to allow for up to 6,000m2 of gross floor area to cater for active uses. The design and delivery of the waterfront public domain is to equal or better the quality benchmark established by the best aspects of Barangaroo Reserve, Federation Square Melbourne, parts of South Bank in Brisbane, and other projects including Bryant Park and the Highline in New York.
The successful bidder, in collaboration with the Authority, will be responsible for the design and delivery of the waterfront public domain. The successful bidder will be required to undertake public and stakeholder consultation to inform the final design of the waterfront public domain.
Key objectives for the waterfront public domain include:
a) Delivery of an active and vibrant identity;
b) Connection and integration to adjacent Barangaroo public domain spaces;
c) Connection and integration to adjacent built form within Central Barangaroo and Barangaroo South;
d) A diversity of experiences;
e) Delivery of built form, including public art, to provide identity and amenity;
f) Provision of a site for future cultural development; and
g) Provision for future operational requirements to support events, activities and precinct management.
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The final infrastructure provisions within the waterfront public domain are to be reviewed and agreed with the Authority
The Central Barangaroo master plan establishes key principles to guide the delivery of the public domain – refer to Part F of this Request.
WATERFRONT PROMENADE
The Central Barangaroo waterfront promenade, designed by Peter Walker and Partners, was completed as part of the Barangaroo Reserve works and opened to the public in September 2015. All design approaches to the waterfront public domain need to consider the base works already delivered by the Authority.
The waterfront promenade sits within the overall Barangaroo foreshore experience.
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Artist impression. Central Barangaroo. September 2013. Subject to planning approval
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Block 7Central BarangarooWaterfront Promenade
Developers Responsibility Area
Indicative BlocksBlock 6
Block 5
Block 7Foreshore
Blocks 5 and 6Foreshore
CENTRAL BARANGAROO INDICATIVE DEVELOPMENT STRUCTURE PLAN
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4.4 Infrastructure
The Successful Bidder will be responsible for design, approvals, delivery and funding of all infrastructure required to service their development and public domain spaces. This includes, but is not limited to all roads, footpaths, services, precinct infrastructure, stormwater, sustainability outcomes and other elements required to allow all buildings and public domain spaces to function.
Bidders are encouraged to consider innovative approaches to infrastructure and technology
To assist bidders in addressing these requirements the Authority has prepared Sustainability Development Guidelines, Infrastructure Services Guidelines, Water and Sewer Guidelines and Stormwater Masterplan Guidelines – refer to Part F of this Request.
PRECINCT INFRASTRUCTURE
Bidders may propose various district infrastructure solutions. If proposed, bidders will need to provide an outline on the staged delivery of these systems and the proposed ownership and operation protocols.
The delivery for block 7 must include the provision of any precinct infrastructure initiatives that are planned to service all of Central Barangaroo. This may include the following:
a) Blackwater treatment plant;
b) Harbour heat rejection heat exchange and water condenser loop;
c) Stormwater diversion works within Hickson Road (if required);
d) Provision within the main electrical switch board for power requirements of the public domain area outside of the development zone; and
e) Provision for spatial requirements of a campus style distributor for telecommunications to the public domain area outside of the development zone.
In addition to this, there are key elements of Central Barangaroo infrastructure that are required to be connected into existing site wide Barangaroo infrastructure including public WiFi, CCTV and security systems. Provision of these elements will need to meet established benchmarks across the Barangaroo Project.
The final precinct infrastructure is to be reviewed and agreed with the Authority.
Artist impression. Barangaroo Ferry Hub.
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PUBLIC DOMAIN INFRASTRUCTURE
A key component of the public domain areas of Central Barangaroo will be the delivery of appropriate infrastructure to support the ongoing operations and programming.
At a minimum, items that will need to be delivered by the Successful Bidder include:
a) Design and materials selection to support intended uses;
b) Services and facilities to support events and programming;
c) Public WiFi, CCTV and security systems to meet established benchmarks;
d) Public toilets and amenities;
e) Waste management;
f) Wayfinding and signage;
g) Sustainability initiatives;
h) Accessibility initiatives above base legislative requirements;
i) Safety in design;
j) Future proofing initiatives; and
k) Furniture fixtures and equipment (i.e. bins stations, public seats, shade etc.).
The final infrastructure provisions within the public domain areas are to be reviewed and agreed with the Authority.
SUSTAINABILITY INFRASTRUCTURE
As part of Barangaroo’s overall commitment to achieving a climate positive outcome bidders are required to include in their submission the provision of on-site renewable energy generators to offset the power requirements of:
a) The public domain spaces;
b) Barangaroo Reserve, excluding the Cutaway space; and
c) District infrastructure, including recycled water treatment and harbour heat rejection plant.
Bidders should refer to section 5.4 and the attached Sustainability Development Guidelines in Part F of this Request for further information.
4.5 Planning and Approvals
The successful bidder will be responsible for obtaining all statutory planning approvals to facilitate their development. This includes obtaining planning approval for any modifications to the Barangaroo Concept Plan and Major Development State Environmental Planning Policy (SEPP) as a result of their proposed development.
The Authority discloses that it has certain obligations to consult with Lendlease and Crown in relation to sight lines that may be affected by development at Central Barangaroo. During the preferred bidder stage, the preferred bidder will be required to consent to the Authority disclosing information relating to their bid to Lendlease and Crown, provided those companies are subject to confidentiality obligations to the Authority.
The successful bidder will be required to meet all required planning approval conditions of consent with respect to its proposed development. In addition to obtaining all statutory planning approvals, the successful bidder will also be responsible for obtaining all approvals for its proposed development.
4.6 Ownership, Long Term Management and Operations
The ownership, long term management and operational responsibility for areas within Central Barangaroo are as follows:
Area Responsibility
Public domain / publicly accessible space within B4 Mixed Use and RE1 recreation zones including the Sydney Steps but excluding all other active roof top structures
NSW Government
Built form within RE1 zone 99 year lease holder
Built form within B4 Mixed Use zone including cultural, civic and community uses and active roof top structures
99 year lease holder
Private public domain spaces within B4 Mixed Use zone
99 year lease holder
Precinct Infrastructure 99 year lease holder
Leases will be granted following completion of the relevant works and will contain provisions to reflect the above responsibilities.
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4.7 Barangaroo Precinct Management Offices and Service Dock Requirements
Bidders need to include in their submissions the design and delivery of the Barangaroo Precinct Management Offices and associated service dock requirements. The successful bidder will be required to obtain approval from the Authority for the final design of these spaces.
The Barangaroo Precinct Management Offices are estimated to require approximately 300m2 of floor space to allow for appropriate front of house and back of house facilities. Consideration should be given to co-locating the offices with any other proposed management spaces within the development.
The service dock facilities are to be located within reasonable proximity of the Precinct Management Offices. The service dock is to be accessible and functional to support a highly active precinct and to include dedicated space operational requirements. Consideration should be given to integrating these requirements with any other proposed service dock facilities.
A detailed brief for these spaces will be issued subsequent to the release of the bid documents.
4.8 Development Staging
The development of Central Barangaroo is to occur over a five to ten year period with key stages of development delivering a combination of commercially based development, cultural identity and public infrastructure.
The principles of staged delivery of the project include:
a) Delivery of the development on a stage by stage basis from north to south;
b) Each stage to deliver high profile address and identity;
c) Adjacent waterfront public domain areas be delivered in parallel with development;
d) Key public domain and infrastructure elements within the development zone to be delivered in parallel with each development block including delivery of the Sydney Steps connection to High St as part of block 6;
e) Ability to stage the release of development blocks and public domain without compromising ‘quality of place’; and
f) Ability to retain sites for future cultural development.
Bidders should note various areas in Central Barangaroo will be used and occupied by Lendlease and Crown for remediation works of the Declaration area and construction staging activities. These areas will be made available to the successful bidder as they become available subject to the successful bidder complying with the pre-conditions for site access.
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INDICATIVE DEVELOPMENT STAGING
Area Responsibility Development Agreement Earliest Site Access Completion
Block 7 and precinct infrastructure
Developer Jun 2016 Jul 2016 Dec 2019
Block 7 Foreshore Developer Jun 2016 Dec 2017 Dec 2019
Block 6 Developer Jun 2016 Mar 2019 Aug 2021
Block 5 Developer Jun 2016 Mar 2021 Aug 2023
Block 5 and 6 Foreshore Developer Jun 2016 Jun 2022 May 2023
Note: The Authority reserves the right to amend the above dates throughout the development bid process.
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FINANCIAL STRUCTURE
Bidders are required to provide a financial offer for the right to develop and sell 99 year leasehold interests. Included within the financial offer will be the design and construction of the public domain areas that will be handed back to the Authority.
Two financial offers are to be provided.
1. 100% fixed payments within 20 days of execution of the development agreement
2. Staged fixed payments with the following parameters:
a) Minimum payment at development agreement signing;
b) Minimum payment at site access date for each block; and
c) Bidders to submit proposal for amount and staging of remaining fixed payments with date for latest payment capped at end of defects liability period (12 months after practical completion for the final development stage).
In addition to this, bidders may propose alternate payment structures. Note the Authority will not accept any value or profit sharing payment structures.
Financial offers will be evaluated on a Net Present Value basis with variable discount rates applied to reflect the risk profile of the proposed staging of payments.
PERFORMANCE SECURITY
On entry into the development agreement, the successful bidder will be required to provide to the Authority in respect of each stage of the development and the public domain works two separate performance securities, each for 2.5% of the forecast total development cost of each stage of the development and public domain works.
Performance securities will be released as follows:
a) One performance security for 2.5% of forecast total development costs is to be released upon practical completion of that stage accepted by the Authority; and
b) One performance security for 2.5% of total forecast development costs to be released upon end of defects liability period of that stage.
The performance security can be in the form of cash security, bank guarantee or insurance bond (in a form acceptable to the Authority).
Depending on final financial offer the Authority may require changes to the performance security.
DEVELOPER CONTRIBUTION
Developers will be required to provide staged Development Contribution payments to the Authority that total 1% of total forecast development costs. Staged payments will be due prior to site access for each stage of the development and public domain works.
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URBAN ART CONTRIBUTION
Developers will be required to provide staged Urban Art Contribution payments to the Authority that total 1% of total forecast development costs. Staged payments will be due prior to site access for each stage of the development and public domain works.
ESTATE LEVY
The Authority has established an Estate Levy that is payable by all 99 year leaseholders within the Barangaroo development. The purpose of the levy is to provide an annual income stream to assist in the ongoing management, operations and activation of the precinct. This levy is indexed at CPI on a quarterly compounding basis.
RISK ALLOCATION
The detailed risk allocation is set out in Schedule 6 of the development agreement in Part D of this Request. A high level summary of key risks and their allocation is provided below:
Key Risks Allocation
Native Title Authority
Remediation of the significant contamination in the Declaration Area to the extent required by the Declaration Order
Authority
Land Release/Site access dates extending by more than 6 months. Risk to be addressed by EOT regime in development agreement
Authority
Statutory planning approvals, including Concept Plan Modifications
Developer
Public domain and infrastructure outside of the development zone
Developer
Fixed Payments Developer
Financing Developer
Construction Developer
Existing services infrastructure capacity
Developer
Industrial Relations Developer
Public domain and infrastructure within the development zone
Developer
Inflation Developer
Remediation (beyond that noted above)
Developer
Ground Conditions Developer
Program Developer
Bid Costs Developer
Legislation Changes Developer
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5.0 Development Guidelines
5.1 Development Guidelines
The Authority has prepared a set of guideline documents to assist bidders in understanding the delivery of Central Barangaroo:
a) The framework for the future development;
b) Specific requirements for development at Central; and
c) Site constraints and infrastructure connectivity.
These documents should be read in concert with sections 1-4 of Part A of this Request which establish the context and aspirations for the project.
Bidders should note the information contained in these documents is for the sole purpose of assisting in the preparation of their bids.
The ultimate contractual requirements will be based on the information contained within the successful final bidder’s at the time of contract signing. Note the final bid will form part of the contract.
5.2 Central Barangaroo Master Plan
The Central Barangaroo master plan establishes principles, design intent and guidance for the delivery of the built form and public domain.
The master plan covers the following key areas:
a) Vision for Central Barangaroo;
b) Planning Principles;
c) Master Plan Framework;
d) Public Realm;
e) Massing and Built Form;
f) Transportation;
g) Design Guidelines for Specific Elements within Central Barangaroo; and
h) Phasing and Implementation.
The Central Barangaroo master plan is contained in Part F of this Request.
< Artist impression. Central Barangaroo. September 2013. Subject to planning approval
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5.3 Sydney Metro Technical Requirements
Transport for NSW (TfNSW) has prepared a Barangaroo Station Technical Requirements package which includes the following information:
a) Architectural drawings of current Barangaroo Station scoping design;
b) Traction substation requirements; and
c) Reference construction methodology.
The designs and information within the technical requirements package represent a solution that would enable TfNSW to deliver the Metro station independently of Barangaroo.
As a minimum bidders are required to integrate the development of Central Barangaroo with the proposed scoping design. In addition to this bidders have the opportunity to suggest changes to the scoping design and station requirements in order to:
a) Maximise the development outcome of Central Barangaroo;
b) Better integrate Central Barangaroo and the Metro station;
c) Minimise interface and delivery risks; and
d) Integrate, through way finding and signage, with other transport facilities such as the ferry wharf, Wynyard Walk and Wynyard station.
5.4 Sustainability Development Guidelines and Obligations
The Central Barangaroo Sustainability Development Guidelines provide an outline of key performance criteria for the delivery of sustainability outcomes within Central Barangaroo. The guidelines have been developed to encourage and recognise innovation in sustainability and ensure a world’s best practice sustainability outcome for the site.
Barangaroo’s key sustainability commitments are headlined by its Climate Positive ambition, which includes the following core outcomes:
a) Carbon Neutrality: Barangaroo Central aims to be carbon neutral in operation;
b) Water Positive: Export of more recycled water for use in neighbouring building cooling towers and other non- potable demands than potable water imported to site; and
c) Zero Waste Emissions: Waste from Barangaroo will have zero greenhouse gas emissions and divert over 80% of operational waste from landfill.
Artist impression. Barangaroo Metro Station. November 2015. Subject to Planning Approval.
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In addition to a Climate Positive outcome Barangaroo has also targeted as part of its sustainability strategy the following key outcomes:
a) Best practice Green Buildings in both energy terms and overall sustainability performance measured using established and recognised sustainability tools (e.g. Green Star) in addition to the Climate Positive outcome Barangaroo has targeted as part of its sustainability strategy;
b) Onsite renewable energy to 100% power the public domain and precinct infrastructure; and
c) Shared infrastructure to enable higher performance outcomes.
PRINCIPLES OF SUSTAINABILITY
The key sustainability principles established for Central Barangaroo specifically are:
a) Complete Barangaroo’s Climate Positive outcome;
b) Incorporate green buildings in line with world’s best practice to support the climate positive outcome;
c) Create an active sustainable public domain providing health and wellbeing benefits for both residents and visitors that is 100% supported by onsite renewable energy;
d) Incorporate the next generation of services infrastructure required to enable and support both the buildings and public domains;
e) Export resources beyond the site boundary such as water, energy and nutrients; and
f) Complement and supplement as appropriate sustainability initiatives under development within the other Barangaroo Precincts, within neighbouring precincts and more broadly across the city and state.
Bidders are required to emphatically state their alignment with the Authority’s sustainability commitments and address the following items in relation to sustainability:
a) Strategic Approach to Sustainability;
b) Social Sustainability;
c) Climate Positive Work Plan;
d) Carbon Neutral;
e) Water Positive;
f) Zero Waste;
g) Precinct Infrastructure; and
h) Other Sustainability Metrics and Certifications.
SELF-SUSTAINING
Bidders are required to meet the Central Barangaroo sustainability obligations on a stand-alone basis. The potential to integrate and leverage other sustainability initiatives in adjacent areas of Barangaroo will be addressed during the preferred bidder stage.
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Guidelines
The Infrastructure Services Guidelines have been provided to inform bidders in relation to the delivery of power, communications and natural gas services to Central Barangaroo.
The guidelines provide an overview of the existing infrastructure services and outline the proposed approach to extend and connect services to Central Barangaroo. Bidders will need to review their proposed GFA scenarios to determine any additional requirements that may need to be addressed.
POWER
The Authority held preliminary discussions with Ausgrid regarding high voltage power supply to Central Barangaroo. The Infrastructure Services Guidelines provides an indication of the likely connection options Ausgrid will present.
Key principles for the delivery of power include:
a) New high voltage feeder cables will be required to supply Central Barangaroo;
b) Low voltage infrastructure will be required to be provided by a local distribution substation within each building; and
c) Low voltage infrastructure will be required to be provided by a local distribution substation to service the waterfront public domain.
The successful bidder will be required to submit connection applications to Ausgrid to finalise the connection to each development block.
TELECOMMUNICATIONS
The existing telecommunications network within Hickson Road is required to be upgraded in order to meet the anticipated public and private network needs within Central Barangaroo.
Key principles for the delivery of telecommunications include:
a) Ultra-high speed fibre optic network for both public and private networks;
b) Compatibility with other public networks with the Barangaroo precinct;
c) Conduit provisions to allow for multiple carriers, mobile phone coverage and future technologies; and
d) Telecommunications infrastructure to service the waterfront public domain.
NATURAL GAS
In 2014 the Authority held preliminary discussions with Jemena regarding gas supply and network capacity to service Central Barangaroo. Jemena advised there is an existing low pressure natural gas supply within Hickson Road and potential for a high pressure main to be installed. Jemena also advised the preliminary gas demand estimates do not appear to pose any supply or capacity risks.
Key principles for the delivery of natural gas include:
a) Works associated with the supply of natural gas to Central Barangaroo, including connection, and downstream and upstream augmentation, must be undertaken by the bidder;
b) A low pressure regulator installation is proposed to be installed for each building and connected to the low pressure gas main; and
c) Buildings and equipment to be metered and billed by gas supplier.
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5.6 Water and Sewer Guidelines
The Authority has held discussions with Sydney Water in relation to water and sewer capacities to service Central Barangaroo. Bidders should be aware it is likely the development within Central Barangaroo will need to provide additional sewer storage infrastructure due to the limited capacity of the existing sewer pumping station 1129 (SPS1129) that is located on the south eastern corner of block 5. Sydney Water currently estimates that an additional storage capacity of approximately 50m3-60m3 will be required.
5.7 Stormwater Masterplan Guidelines
The Stormwater Masterplan Guidelines address the following elements:
a) Review of statutory requirements;
b) Existing stormwater drainage infrastructure and potential deviations;
c) Conceptual stormwater drainage approach for the public domain and streets;
d) Indicative overland flow paths;
e) Indicative Water Sensitive Urban Design (WSUD) incorporating water quality and reuse initiatives; and
f) On-site water detention.
5.8 Contamination/Remediation Guidelines
The former Millers Point Gasworks, which covers a portion of Barangaroo South, Central Barangaroo and Hickson Road is regulated under the provisions of the Contaminated Land Management Act 1997 (NSW) by the Environmental Protection Authority (EPA) in the NSW Office of Environment and Heritage. It has been classified as a Declared Contamination Area. The remediation of this area (approximately 2 hectares) is currently being undertaken on behalf of the Authority. The works required to satisfy the EPA Declaration will be carried out prior to granting access for development works in the respective part of Central Barangaroo.
Almost all old industrial sites contain contaminated material as a result of past practices – Barangaroo is no exception. The contamination includes heavy metals, principally copper, lead and zinc, petroleum hydrocarbons, polycyclic aromatic hydrocarbons (PAHs) and asbestos.
Contamination/Remediation Guidelines have been prepared to:
a) Provide a high-level summary of information relating to the contamination status and management of contamination issues on the Central Barangaroo site;
b) Identify key information sources relating to the contamination status and management of contamination issues on the Central Barangaroo site;
c) Key elements addressed within the guidelines include:
i) Interrelation between Central Barangaroo and the Declared Area;
ii) Overview of contamination status;
iii) Overview of remediation extent;
iv) Overview of preferred remediation actions; and
v) Reference to and copies of relevant contamination and remediation documentation.
Remedial Action Plans (RAPs) have also been prepared for both the Declared Area and the remainder of Central Barangaroo. In addition to the RAPs, further requirements associated with the management and handling of asbestos are recommended in “The Use of Asbestos-Contaminated Soils on Barangaroo Report (Driscoll 2013)”. All works within Central Barangaroo are to be undertaken in accordance with recommendations within the report, the requirements of the EPA and the approval of the Authority.
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In 2006 Jeffery and Katauskas completed a geotechnical survey across the Barangaroo site. In addition to this, more recent geotechnical investigations have been undertaken by TfNSW as part of the Sydney Metro Project. Geotechnical information is provided in Part F of this Request.
5.10 Statutory Planning Guidelines
The Statutory Planning Guidelines have been prepared to clarify the responsibilities of the successful bidder during delivery of Central Barangaroo, with respect to the requirements outlined in the Concept Plan Instrument of Approval and associated Statement of Commitments. They also provide guidance on the approval pathways for development of Central Barangaroo and the assessment requirements needed to support the planning applications.
The successful bidder will be responsible for the securing of authority approvals for Central Barangaroo in a timely manner including any modifications to the Barangaroo Concept Plan.
5.11 Public Art and Culture
BARANGAROO PUBLIC ART AND CULTURAL PLAN
The Barangaroo Public Art and Cultural Plan has emerged from a unique partnership between the Authority and Lendlease, and builds on the social sustainability objectives for Barangaroo.
Under the stewardship of the Public Art and Cultural Panel, this Plan provides a guide for the Authority, Lend Lease and future development partners as they enrich the public domain and introduce the public to the precinct. Significant public art, interpretive elements, cultural and civic events will complement the architectural and landscaping design excellence, enhancing the amenity provided by the public spaces at Barangaroo and consolidating its character as a major cultural destination.
The plan has three significant aims:
a) To enliven the entire Barangaroo precinct with iconic works of public art that will contribute to the character and design of memorable public spaces;
b) To provide engaging and significant interpretation of the site’s history that reflects and celebrates the many stories of Barangaroo, including the Aboriginal, and waterfront histories; and
c) To deliver a distinctive program of temporary art and cultural events to embed Barangaroo in Sydney’s, indeed the nations, cultural landscape.
The Plan outlines a strategic approach to delivering public art at Barangaroo by identifying the context and principles which will underpin the commissioning and delivery of key works.
The Plan outlines areas where artists can contribute to a sense of place and character of the site through the creation of memorable public spaces and the integration of art with the architectural and landscape features of the precinct.
Public art and cultural programs will reflect and celebrate the many rich stories of the precinct. The Plan draws on the unique character and history of the site and supports the key objectives for public art and cultural programs to embed Barangaroo in Sydney’s cultural and economic landscape.
This Plan advances previous work undertaken on public art and cultural programs in Barangaroo’s public domain, and specifically focuses on their implementation by the site’s completed construction in 2023. It is a blueprint which guides the sustainable management of cultural programs at Barangaroo into the future.
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5.12 Barangaroo Place Activation Framework
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In April 2015 the Authority completed a guidance framework to assist the planning and management of activation across the public domain areas of Barangaroo. It confirms key principles and outlines a series of site specific objectives for activation. These are:
PROGRAM FOCUSES
a) A visible indigenous presence;
b) Bringing diverse people together;
c) Discover the layers: provoke and satisfy curiosity;
d) Memorable shareable experiences;
e) Connect with nature, value the environment;
f) Major civic events; and
g) Excellent, inspiring experiences.
PROGRAM MANAGEMENT
a) Maximise participation, promote accessibility;
b) Mix of activities; and
c) Exemplary visitor services.
For each objective a series of possible measures of success are identified that enable implementation of activation management over time to be assessed and evaluated, along with example programs that could be pursued.
Supplementing the objectives as a second tier of guidance are specific guidelines for activation of Barangaroo’s spaces. These detail the desired character of the diverse range of known spaces across Barangaroo and provide guidelines as to how programed use and events can support those qualities. The descriptions outline the capacities of each space that may inform decision making for activation.
The development of Central Barangaroo is to take into consideration the requirement to provide technical support and services for public activities, enable efficient security provision and facilities (including back of house) and servicing of assets, plant and equipment, effective precinct wide communication and compatibility of public and private uses.
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6.0 Development Bid Process
6.1 The Bid
All bids are required to address the requirements for the delivery of Central Barangaroo as set out within all parts of the Request including those contained within the Part C: Returnable Schedules, Part D: Development Agreement and Part F: Development Guidelines.
The Successful Bidder will be the one that is evaluated to have maximised the overall development outcomes to the NSW Government.
Following submission of bids on 29 February 2016, bidders will be required to present their bids to the Authority from 7 - 10 March 2016. Note additional material may be provided at the presentations that provide further details and/or clarifications on information contained within the bid.
< Artist impression. Central Barangaroo. September 2013. Subject to planning approval
Artist impression. Barangaroo South. September 2013. Subject to planning approval
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The Authority will engage in an interactive bid process to ensure all bidders can maximise the quality of their respective bids by fully understanding the requirements of the Authority.
The interactive process will involve:
a) An initial briefing session on the content of the Request documents (if requested);
b) Preliminary presentations;
c) Standard request for information/clarification processes; and
d) Other processes that support an interactive bid process.
In addition to these, each bidder will be permitted up to two additional sessions with the Authority throughout the bid period. Protocols for requesting meetings with the Authority are detailed in section 9.3 of Part B. Note the Authority may consider and allow further briefing sessions upon request.
The interactive process will be monitored by the Authority’s probity advisor to ensure all bidders have equal access to relevant information and the confidential aspects of bids are not disclosed.
PRELIMINARY PRESENTATION
Each bidder is required to attend and make a preliminary presentation that will inform the authority and its advisors on:
a) Development Strategy
b) Urban Planning and Design
The presentations will be held prior to 8 January 2016 with the exact date and time to be agreed with the Authority.
The Authority will respond with formal feedback within seven days of the presentation.
6.3 Evaluation Process and Criteria
EVALUATION PROCESS
The evaluation process will include assessment of submitted bids, bidder presentations and responses to requests for clarification and/or additional information. The evaluation will involve detailed analysis of the technical information provided in response to the Returnable Schedules by a range of internal and external consultants and technical advisors. The evaluation process may lead to:
a) The nomination of a preferred bidder or preferred bidders;
b) The nomination of reserve bidders;
c) Bidders being advised they are unsuccessful; and
d) All bids being deemed unacceptable and the Authority terminating the process.
PREFERRED BIDDER(S)
The Authority and the preferred bidder(s) will enter into a period of engagement and negotiation prior to the entry into a development agreement. This period will be used to refine the preferred bidder’s proposal in response to:
a) Finalisation/refinement of:
• The overall development proposition
• Developed design for block 7
• Concept design for blocks 5 and 6
• Public domain concept design and process to finalise design, specification and extent – providing the Authority certainty on cost and quality outcomes of the public domain
• Infrastructure design;
b) The qualitative elements of the development bid with respect to civic, cultural and recreational commitments;
c) Preparation by the preferred bidder(s) of a Preliminary Environment Assessment Report detailing any proposed concept plan modifications;
d) Interface and coordination with the Sydney Metro station;
e) Financial offer finalisation;
f) Development agreement finalisation; and
g) Consulation with Lendlease and Crown in relation to sight lines that may be affected by development at Central Barangaroo.
In collaboration with the Authority, the preferred bidder(s) will be required to undertake community and stakeholder consultation and engagement prior to execution of the development agreement.
The preferred bidder(s) may need to address and respond to items in addition to those listed above. These will be further defined at the time of nominating a preferred bidder(s).
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DEVELOPMENT AGREEMENT AWARD
Following the completion of the preferred bidder(s) stage the Authority may or may not elect to enter into a development agreement with the preferred bidder.
The Authority’s expectation is that within 30 days of contract execution the Successful Bidder will be in a position to lodge a request for Secretary’s Environmental Assessment Requirements (SEAR’s) for any required modification to the Barangaroo Concept Plan and development of block 7.
Should a development agreement not be entered into with the preferred bidder, the Authority may elect to elevate a reserve bidder to preferred bidder status.
EVALUATION CRITERIA
The vision, objectives (refer section 3.2) and key requirements for the delivery of Central Barangaroo are set out within this Request. All bids will be assessed on their ability to delivery on these as well as the objectives and requirements set out in the Barangaroo Delivery Authority Act (2009).
All submissions will be evaluated against the following key criteria:
1. Finance: Maximum financial offer;
2. Risk: Highest certainty of outcome for the Authority and greatest acceptance of risk by bidder;
3. Development Strategy and Delivery Plan;
4. Excellence in urban planning and design outcomes; and
5. Public Benefit: Maximum public benefit, both short and long term.
In assessing these criteria, the Authority will have regard to relevant considerations that include, but are not limited to, innovation and creativity.
There are no weightings for the evaluation criteria, rather minimum hurdles that need to be achieved. Once minimum hurdles are achieved comparative analysis will be used for each criteria and the overall bid throughout the evaluation process.
Value for money will be determined by having regard to assessment against criteria 2, 3, 4 and 5 above, the value of the financial offer and the risk presented by the bid to the interests of the Authority.
6.4 Key Dates
Request for Development Bid issued
02 Dec 2015
Bid Close Date 29 Feb 2016
Bidder Presentations 7 - 10 Mar 2016
Evaluation Period Mar 2016
Selection of preferred bidder(s) End Mar 2016
Development bid refinement period
Apr - Jun 2016
Execute Development Agreement(s)
End Jun 2016
Note: these dates are indicative only and the Authority reserves the right to amend the program at anytime
6.5 Submission Process
All bids must be made in accordance with the requirements set out within the Terms and Conditions (Part B) and address all items within the Returnable Schedules (Part C).
All submissions are to be received prior to, or on, the Bid Close Date and in accordance with the submission requirements set out in Part B Terms and Conditions section 8.1.
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AON Tower, Level 21, 201 Kent Street Sydney NSW 2000 Australia T +61 2 9255 1700 F +61 2 9255 1712
www.barangaroo.com
BarangarooDeliveryAuthority