The NSW Land and Environment Court has approved a medium-density residential development at 27 Jennifer Street, Little Bay. Troon Property Holdings Pty Ltd submitted the proposal, which the Court allowed to proceed after resolving environmental and planning concerns. The project reflects a commitment to ecological sustainability and architectural integration within its unique coastal setting.
The development will feature 16 two-storey dwellings, divided into eight detached villas and eight duplexes. A shared basement will provide parking for 35 vehicles, while landscaped areas will cover 61% of the site. The design includes three ecological corridors to preserve biodiversity and connect conservation areas. The site lies between St Michael’s Golf Course and Cullen’s Driving Range, requiring safety measures such as protective netting.
Why the Development Went to Court
Randwick City Council did not determine the application within the statutory timeframe, resulting in a deemed refusal. The Council raised several objections, including:
- Concerns about the development’s bulk and scale being incompatible with the surrounding open and recreational spaces.
- Potential biodiversity impacts, including the presence of threatened species.
- Questions about whether the design adequately addressed solar access and privacy requirements.
- Proximity to heritage-sensitive locations, including the Prince Henry Hospital Heritage Conservation Area and Kamay Botany Bay National Park.
The applicant appealed the refusal, prompting the Court to review the development’s compliance with planning standards and environmental considerations.
What the Court Decided
The Court ruled in favor of the development, concluding that it met key planning controls and included sufficient measures to address the Council’s concerns. Specific conditions were imposed to ensure compliance.
- The design respects planning controls for height (9.5m) and floor space ratio (0.75:1), demonstrating compatibility with medium-density zoning.
- Rooftop terraces provide adequate solar access and private open space, while roller screens address privacy between dwellings.
- Biodiversity considerations were addressed through conservation areas and ecological corridors that facilitate wildlife movement and preserve native flora.
- The design uses low-rise structures, horizontal forms, and recessive colours to minimize visual impact, ensuring it blends with the surrounding coastal and golf course environment.
Design and Sustainability Features
The architectural design prioritizes blending the development with the natural environment. The 16 dwellings are arranged in clusters separated by landscaped ecological corridors. These corridors link the Kamay Botany Bay National Park to the south with conservation zones to the north, enhancing biodiversity and wildlife movement.
The materials and finishes were selected to withstand the coastal environment while complementing the natural landscape. The design includes rooftop gardens, solar panels, rainwater harvesting systems, and cross-ventilation to promote sustainability. All dwellings exceed BASIX (Building Sustainability Index) standards.
Safety is another key feature, with protective screens shielding residents from wind and stray golf balls. The development incorporates secure access, including CCTV and controlled entry for all basement garages.
Artist impression by Kann Finch Architects
Public Domain and Accessibility Improvements
The project includes upgrades to the existing access road connecting the development to Jennifer Street. These improvements will enhance pedestrian and cycle access while maintaining connections to St Michael’s Golf Course. The development will also improve public accessibility to the Kamay Botany Bay National Park.
Conditions of Approval
The Court required the parties to finalize conditions of consent by 24 January 2025. Key conditions include:
- Approval of detailed specifications for rooftop landscaping and privacy screens.
- Implementation of a vegetation management plan to protect biodiversity.
- Measures to manage visual privacy and mitigate risks from stray golf balls.
This decision demonstrates the Court’s role in balancing development with environmental, community, and heritage considerations.
Project Team
- Developer: Troon Property Holdings Pty Ltd
- Urban Planner: Urbis Pty Ltd
- Architects: Noysworks and Kann Finch
- Ecological Consultant: Anne Clements and Associates
- Traffic Consultant: Varga Traffic Planning
- Heritage Consultant: GML Heritage
- Landscape Designer: Site Image
For more information, search application number DA/231/2023 on Randwick City Council’s website.
