Council Approves $396m Overhaul of Heritage-Listed MLC Building

Council Approves $396m Overhaul of Heritage-Listed MLC Building

October 6, 2025

Rendering of the redeveloped MLC Building in North Sydney, showing a new 22-storey glass tower behind the restored heritage façade.

Adaptive Reuse Drives Heritage-Led Redevelopment in North Sydney

A landmark of post-war architecture in North Sydney is set for a major transformation. Approval has been granted for the $396.9 million redevelopment of the former MLC Building at 105–153 Miller Street. Investa Custodian (2) Pty Ltd will lead the project, which will retain and restore key heritage elements while introducing a 22-storey commercial tower, new public spaces, and upgraded infrastructure. After six years of negotiations involving Council, the NSW Heritage Council, and the Land and Environment Court, the approved plan represents a rare compromise between conservation and commercial renewal.

From Landmark to Liability

Originally completed in 1957, the MLC Building was North Sydney’s first high-rise office tower. It became an iconic example of post-war International Style architecture, designed by Bates Smart & McCutcheon. However, decades of wear significantly reduced its viability by the early 2020s.

Investigations revealed widespread non-compliance with modern standards. Water ingress, façade corrosion, and seismic and fire safety risks affected the building. The services infrastructure failed in many areas, and frequent flooding at the Miller Street entrance created safety issues. As a result, the building has remained vacant since March 2022.

A Six-Year Planning Saga

The redevelopment of the MLC Building involved one of North Sydney’s most protracted planning processes in recent memory. Over six years, the proposal went through multiple redesigns, heritage assessments, legal proceedings, and design panel reviews.

In 2020, Investa submitted a development application for full demolition and construction of a new 27-storey tower. At that time, the MLC Building was only listed as a local heritage item. During the assessment, the NSW Government elevated its protection by adding it to the State Heritage Register.

That listing changed the project to an integrated development, requiring Heritage Council approval. Investa launched a legal challenge and successfully had the building temporarily removed from the Register in 2021. However, in May 2023, the Land and Environment Court dismissed Investa’s appeal seeking to overturn Council’s refusal of the demolition proposal.

Following the court decision, Investa and Bates Smart worked with North Sydney Council, the NSW Heritage Council, and the Design Excellence Panel to redesign the scheme. They focused on retaining the most historically significant components while adding new commercial floor space to ensure financial viability.

In December 2023, the NSW Government reinstated the MLC Building’s heritage listing. The Heritage Council endorsed a Conservation Management Plan, clearing the way for the current scheme. The final approval reflects a compromise that integrates lessons from previous proposals and incorporates feedback from stakeholders and the community.

Artist impression by Bates Smart

What’s Being Built

The approved development includes a new 22-storey Denison Street wing, comprising ground-floor retail and commercial office spaces above. The heritage-listed Miller Street wing will undergo adaptive reuse, including façade restoration, a raised ground floor to address flooding, and internal reconfiguration for office use.

A new central lift core and building services spine will connect the two structures. The basement will be reconfigured to include 54 car parking spaces, 6 motorcycle bays, 434 bicycle spaces, and end-of-trip facilities. The existing squash courts will also be retained and refurbished.

Balancing Heritage and Height

To ensure financial viability, the development sought variations to building height and street setback under Clause 4.6 of the North Sydney Local Environmental Plan 2013. The Sydney North Planning Panel supported these variations. Panel members agreed that the additional commercial floor space was necessary to fund the restoration of the heritage building.

The Heritage Council endorsed the proposal, including the partial demolition. It viewed the scheme as an interpretive response that preserved the building’s historical value while meeting contemporary needs for office accommodation.

Public Domain and Placemaking

The project includes major improvements to the public domain. The Miller Street forecourt will be restored to its original layout. It will also feature improved landscaping, additional tree planting, and a raised pedestrian entry to reduce flood risks.

New awnings along Miller and Denison Streets will provide continuous weather protection. On the southern edge, the interface with Brett Whiteley Plaza will be reactivated through new retail offerings and enhanced pedestrian access.

As part of the consent conditions, Investa must prepare a placemaking and Connecting with Country strategy in partnership with Council. A public art plan will also form part of the final delivery.

Artist impression by Bates Smart

Why Council Approved the Proposal

The Sydney North Planning Panel concluded that the development met planning objectives and strategic goals. Panel members cited several reasons for approval:

Conservation of the most significant heritage elements formed the foundation of the design. Commercial viability was essential to reactivate the site. The proposal complied with current building codes and sustainability standards. It also aligned with North Sydney’s 2020 CBD Public Domain Strategy.

Council and the panel considered public submissions and stakeholder concerns. The design evolved in response to that feedback, and conditions of consent were applied to address outstanding issues. As a result, the approved scheme was considered a well-balanced solution.

Alternate Proposal for University Use

Alongside the approved commercial redevelopment, Investa has also submitted a separate State Significant Development (SSD-83956216) application to convert the MLC site into a tertiary education campus. The SSD proposal includes the retention and adaptive reuse of the Miller Street wing and the demolition and replacement of the Denison Street wing with a new 22-storey tower, consistent with the commercial scheme.

However, the proposed use differs significantly. Instead of commercial offices, the SSD would deliver teaching and research facilities, a university hub, and associated student and staff amenities. The plan also includes ground-level retail activation and upgrades to the public domain, aligning with the earlier scheme’s urban design objectives.

The SSD proposal remains under assessment by the NSW Department of Planning, currently at the ‘Response to Submissions’ stage. While the specific institution involved has not been confirmed, planning documents suggest the facilities would accommodate up to 4,870 students and 870 staff, signalling a major education-led anchor in the North Sydney CBD.