A six-storey commercial building is proposed for 393-399 New South Head Road, Double Bay. The development application (DA2024/508/1) was lodged with Woollahra Council on 14 January 2025 by 399 NSHR Developments Pty Ltd. The project, designed by Grimshaw Architects, includes retail spaces and office tenancies. The proposal seeks to enhance the site and contribute to Double Bay’s economic development.
Overview of the Proposal
The development will replace two one-to-two-storey commercial buildings currently occupied by Westpac Bank and Commonwealth Bank. The proposed structure will feature three retail tenancies on the ground floor and five levels of office spaces above. Its design incorporates contemporary architectural features, including terraces, planters, and a central lightwell to maximise natural light and ventilation.
Two basement levels will provide parking for 40 vehicles, including spaces for bicycles and motorcycles. Access to parking will be via Kiaora Lane, minimising disruption to New South Head Road. The upper floors will feature a recessed design to integrate harmoniously with the evolving streetscape.
Artist Impression by Grimshaw Architects
Site and Context
Located within the Double Bay Centre, the site is approximately 3.3 kilometres east of Sydney’s CBD. It covers two allotments and fronts New South Head Road to the north and Kiaora Lane to the south. The surrounding area features a mix of commercial developments ranging from two to six storeys, with several projects recently approved or under construction. Double Bay Centre is known for its vibrant retail, office, and hospitality precincts. The site is zoned E1 (Local Centre) under the Woollahra Local Environmental Plan (LEP) 2014, making the proposed uses permissible.
Key Features of the Proposal
The ground floor will include three retail tenancies with pedestrian access from both New South Head Road and Kiaora Lane. Five levels of office spaces will occupy the upper levels. The building will include terraces on Levels 2, 4, and 5, with landscaping featuring native and low-maintenance plants.
The proposed structure exceeds the LEP’s height limit of 18.1 metres, with a planned height of 24.2 metres. It also surpasses the permitted Floor Space Ratio (FSR) of 2.5:1, proposing an FSR of 4.2:1. The applicant has submitted Clause 4.6 justifications, arguing the proposal aligns with the evolving Double Bay character and is consistent with nearby developments.
Parking and Accessibility
The two basement levels will provide parking for 40 vehicles, including motorcycle and bicycle spaces. A car lift on Kiaora Lane will offer entry to the parking area, reducing traffic impacts on New South Head Road. The design includes end-of-trip facilities for cyclists, promoting sustainable transport options. Pedestrians will access the building via clearly defined entry points from both streets.
Sustainability and Environmental Features
The project incorporates sustainable design elements to comply with the State Environmental Planning Policy (Sustainable Buildings) 2022. Passive energy measures, such as maximising natural light and ventilation, will reduce energy consumption. Solar panels are planned for the roof, and water-sensitive landscaping on terraces will enhance the microclimate.
An Ecologically Sustainable Development (ESD) report by Integrated Group Services confirms that the building will achieve high environmental performance standards. Construction will prioritise waste minimisation, using reusable materials wherever possible.
Design and Urban Impact
The development aligns with the Double Bay Centre Planning and Urban Design Strategy 2023, which encourages buildings of five to six storeys in this area. The recessed upper levels and articulated façades ensure the building integrates well with the streetscape. Active retail frontages on the ground floor will improve pedestrian engagement, while the overall design enhances the urban environment.
Compliance and Variations
While the proposal exceeds the LEP’s height and FSR controls, it aligns with the strategic vision for Double Bay. The applicant’s Clause 4.6 variation request justifies these exceedances, stating:
- The height and bulk are consistent with recently approved developments in the area.
- The design contributes positively to the streetscape and local economy.
- The building meets the desired future character of the precinct.
Flood Management and Site Constraints
The site is identified as flood-prone land under the LEP. A Flood Risk Management Assessment, prepared by Catchment Simulation Solutions, outlines mitigation measures such as flood barriers and a raised ground floor level. These measures will ensure the safety and functionality of the building during flood events.
Traffic and Access
A Traffic Impact Assessment, prepared by PDC Consultants, confirms the development will not significantly affect local traffic conditions. The car lift system and dedicated parking spaces will accommodate both tenants and visitors. The design also ensures efficient access for service vehicles.
Key Project Team Members
- Developer: 399 NSHR Developments Pty Ltd
- Urban Planner: GSA Planning
- Architect: Grimshaw Architects
- Landscape Consultant: Wyer & Co
- Traffic Consultant: PDC Consultants
- Flood Risk Assessment: Catchment Simulation Solutions
- Sustainability Consultant: Integrated Group Services
- Geotechnical and Environmental Consultant: Alliance Geotechnical and Environmental Solutions
For More Information
To view the full application details, search for DA2024/508/1 on Woollahra Council’s website.
