The Times Australia
The Times World News

.

Barangaroo, a masterclass in planning as deal-making

  • Written by Dallas Rogers, Head of Urbanism and Associate Professor of Urban Studies, School of Architecture, Design and Planning, University of Sydney
Barangaroo, a masterclass in planning as deal-making

The redevelopment of the 22-hectare Barangaroo precinct on Sydney Harbour has long been a masterclass in poor urban development governance and lack of due process. It was meant to transform the former docklands into a world-class example of architectural and public space design. Instead, Sydney got a world-leading example of unsolicited urbanism[1], and a casino[2].

Unsolicited urbanism is a project of city-shaping initiated by developers, not government. It clearly favours powerful development and financial players. Instead of being subject to proper public planning processes, outcomes are often predetermined.

Read more: Australian cities pay the price for blocking council input to projects that shape them[3]

In the case of Barangaroo, secretive monopolies[4] over the site have been legitimated. A culture of planning-as-deal-making[5] has been normalised.

A coalition[6] of key state government figures and the real estate and development lobbies have targeted not just this prime harbour-side site for development, but the planning system itself[7].

The latest furore[8] over the site involves a proposal to modify approved plans[9] for Central Barangaroo. The changes would greatly increase floorspace, including a new 20-storey tower above a metro train station, and shrink a public park. It’s the last tranche of buildings that will sit between the highly developed southern end and Barangaroo Reserve[10] at the northern end.

It’s another example of how planning here operates. The planning minister and not the Independent Planning Commission will make the decision.

Read more: Crown Sydney casino opens – another beacon for criminals looking to launder dirty money[11]

The latest chapter in a decade-long saga

The story begins with the Hill Thalis-led competition-winning entry for the Barangaroo[12] masterplan. It was effectively discarded in 2009-2010 – revised out of existence.

Since then the public justification for the project has relied on two main arguments:

  1. it should restore the harbour headland at the northern end of the site to something like its original form and character

  2. its southern portion should be home to “world-class architecture” and “icons”[13].

The second argument was standard guff reliant on “starchitects[14]” and the rhetoric of global landmarks.

The first was more compelling. Often rehearsed in public by former prime minister Paul Keating, the argument was that the headland was a vital aspect of the city’s most important heritage, the harbour landscape[15]. Reconstructing it was much more important, Keating suggested, than protecting the form and some of the residual industrial heritage of the container port.

Setting aside Philip Thalis’ judgment that it is a “kitsch, historicist fantasy”[16], where does this leave the current proposal (modification 9) for Central Barangaroo?

It involves notable development impact on the harbour landscape as seen from the harbour itself and from one of Sydney’s most significant public open spaces, Observatory Hill.

The expanded development and new tower would be in an area always envisaged as low-rise. The reason was to protect views and the historic landscape.

The National Trust NSW urged its members to make submissions against the proposed Central Barangaroo Concept modification. National Trust NSW

Read more: How Sydney's Barangaroo tower paved the way for closed-door deals[17]

Part of a wider story of failure

This latest Barangaroo chapter is part of a longer story[18] of urban governance failure.

Under the NSW Liberal government of the past decade, a raft of “reforms” have chipped away at the integrity and credibility of the planning system. Our research has tracked the longer history[19] of how these changes have underwritten unsolicited urbanism, as shown below.

Table showing the planning law changes since 1979 that have led to unsolicited development proposals
Table: The Conversation, adapted from Rogers & Gibson (2020), CC BY[20][21] We have seen small development loopholes open up over building heights and floorspace ratios[22], and the much more significant rise of the unsolicited proposal process[23] at Barangaroo. NSW is not alone here. In Victoria, the West Gate Tunnel project[24] in Melbourne is another controversial case of unsolicited urbanism. Read more: West Gate Tunnel saga shows risk of 'lock-in' on mega-projects pitched by business[25] The rise of planning-as-deal-making involves a geographical sleight of hand. Rather than work to a broad strategic plan for a city or a whole precinct, it reduces public debate to a discrete discussion about a specific planning or development process, or a new section of the site. The objective of this incremental approach is twofold: to gain access to government land to undermine the planning process that guides how this land should be used for maximum public benefit. What is lost is accountability for how a project fulfils the broader goals of strategic city planning. A “let it rip” mentality pervades the development sector and sections of the government too. Any long-term plan, land parcel, public infrastructure or zoning process is seemingly up for grabs, liable to be sold off, changed or up-scaled. The planning system is increasingly fragmented and disjointed[26]. Merit and the public good[27] have made way for developer business cases. Anyone standing in the way of development approval is charged with self-serving NIMBYism[28], no matter how valid their concerns. Will the government heed Sydneysiders’ concerns? Sydney CBD occupancy rates[29] have flatlined. The Committee for Sydney[30] is advocating reinvigoration based on diversity and inclusivity. The latest Barangaroo plans won’t deliver this. Instead, real estate interests want more exclusive and higher-density residential high-rise development on land that could be used differently, were social, cultural and environmental considerations given priority. In 2016 the NSW Audit Office urged[31] greater transparency and public reporting of unsolicited proposals. It warned these “pose a greater risk to value for money than procurements done through open, competitive and transparent processes”. Read more: Market-led infrastructure may sound good but not if it short-changes the public[32] The latest controversy comes amid scandals engulfing the state government, following a federal election won and lost on issues of public integrity and evidence-based policy-making, from climate to pandemic management. The public have lost trust in politicians to represent citizens’ best interests. They are suspicious of corruption, and detest “deals for mates”. While people may not understand the technicalities of planning proposals, amendments and “state significant” developments, they do sense the cards are stacked against the public interest. The battle lines[33] have been drawn over this fateful final piece[34] of Barangaroo. The government’s decision will reveal where its loyalties lie, and whether any integrity in planning can be salvaged before voters pass judgment in the 2023 state election. References^ unsolicited urbanism (journals.sagepub.com)^ a casino (www.smh.com.au)^ Australian cities pay the price for blocking council input to projects that shape them (theconversation.com)^ secretive monopolies (journals.sagepub.com)^ planning-as-deal-making (theconversation.com)^ A coalition (www.smh.com.au)^ planning system itself (journals.sagepub.com)^ latest furore (www.smh.com.au)^ proposal to modify approved plans (architectureau.com)^ Barangaroo Reserve (www.barangaroo.com)^ Crown Sydney casino opens – another beacon for criminals looking to launder dirty money (theconversation.com)^ competition-winning entry for the Barangaroo (www.hillthalis.com.au)^ “world-class architecture” and “icons” (architectureau.com)^ starchitects (www.routledge.com)^ most important heritage, the harbour landscape (journals.lincoln.ac.nz)^ “kitsch, historicist fantasy” (theconversation.com)^ How Sydney's Barangaroo tower paved the way for closed-door deals (theconversation.com)^ longer story (journals.sagepub.com)^ longer history (journals.sagepub.com)^ Table: The Conversation, adapted from Rogers & Gibson (2020) (journals.sagepub.com)^ CC BY (creativecommons.org)^ building heights and floorspace ratios (www.taylorfrancis.com)^ unsolicited proposal process (journals.sagepub.com)^ West Gate Tunnel project (journals.sagepub.com)^ West Gate Tunnel saga shows risk of 'lock-in' on mega-projects pitched by business (theconversation.com)^ fragmented and disjointed (www.smh.com.au)^ Merit and the public good (theconversation.com)^ self-serving NIMBYism (www.smh.com.au)^ occupancy rates (sydney.org.au)^ Committee for Sydney (sydney.org.au)^ Audit Office urged (www.audit.nsw.gov.au)^ Market-led infrastructure may sound good but not if it short-changes the public (theconversation.com)^ battle lines (www.smh.com.au)^ final piece (www.nationaltrust.org.au)

Read more https://theconversation.com/let-it-rip-barangaroo-a-masterclass-in-planning-as-deal-making-188434

Times Magazine

Headless CMS in Digital Twins and 3D Product Experiences

Image by freepik As the metaverse becomes more advanced and accessible, it's clear that multiple sectors will use digital twins and 3D product experiences to visualize, connect, and streamline efforts better. A digital twin is a virtual replica of ...

The Decline of Hyper-Casual: How Mid-Core Mobile Games Took Over in 2025

In recent years, the mobile gaming landscape has undergone a significant transformation, with mid-core mobile games emerging as the dominant force in app stores by 2025. This shift is underpinned by changing user habits and evolving monetization tr...

Understanding ITIL 4 and PRINCE2 Project Management Synergy

Key Highlights ITIL 4 focuses on IT service management, emphasising continual improvement and value creation through modern digital transformation approaches. PRINCE2 project management supports systematic planning and execution of projects wit...

What AI Adoption Means for the Future of Workplace Risk Management

Image by freepik As industrial operations become more complex and fast-paced, the risks faced by workers and employers alike continue to grow. Traditional safety models—reliant on manual oversight, reactive investigations, and standardised checklist...

From Beach Bops to Alpine Anthems: Your Sonos Survival Guide for a Long Weekend Escape

Alright, fellow adventurers and relaxation enthusiasts! So, you've packed your bags, charged your devices, and mentally prepared for that glorious King's Birthday long weekend. But hold on, are you really ready? Because a true long weekend warrior kn...

Effective Commercial Pest Control Solutions for a Safer Workplace

Keeping a workplace clean, safe, and free from pests is essential for maintaining productivity, protecting employee health, and upholding a company's reputation. Pests pose health risks, can cause structural damage, and can lead to serious legal an...

The Times Features

Duke of Dural to Get Rooftop Bar as New Owners Invest in Venue Upgrade

The Duke of Dural, in Sydney’s north-west, is set for a major uplift under new ownership, following its acquisition by hospitality group Good Beer Company this week. Led by resp...

Prefab’s Second Life: Why Australia’s Backyard Boom Needs a Circular Makeover

The humble granny flat is being reimagined not just as a fix for housing shortages, but as a cornerstone of circular, factory-built architecture. But are our systems ready to s...

Melbourne’s Burglary Boom: Break-Ins Surge Nearly 25%

Victorian homeowners are being warned to act now, as rising break-ins and falling arrest rates paint a worrying picture for suburban safety. Melbourne residents are facing an ...

Exploring the Curriculum at a Modern Junior School in Melbourne

Key Highlights The curriculum at junior schools emphasises whole-person development, catering to children’s physical, emotional, and intellectual needs. It ensures early year...

Distressed by all the bad news? Here’s how to stay informed but still look after yourself

If you’re feeling like the news is particularly bad at the moment, you’re not alone. But many of us can’t look away – and don’t want to. Engaging with news can help us make ...

The Role of Your GP in Creating a Chronic Disease Management Plan That Works

Living with a long-term condition, whether that is diabetes, asthma, arthritis or heart disease, means making hundreds of small decisions every day. You plan your diet against m...