A summary of the exhibited Spit Junction Masterplan

This blog post is a summary of the Spit Junction Masterplan which is currently on exhibition until 3 December 2013. We encourage you to read the Masterplan and make a submission. You can view the full Masterplan on the Council website, at Council’s offices and at the Mosman Library.


Spit Junction is the primary retail centre within the Mosman LGA. A lack of recent investment and the effect of through traffic along Military and Spit Roads has resulted in a generally poor perception of the centre. Although the Junction will always be affected by high traffic flows, improvements can be made to the public domain and quality of the experience in Spit Junction. These improvements will encourage more people to live, work and visit Spit Junction, which will in turn attract investment by land owners to redevelop and improve the physical appearance of the buildings.

Spit Junction has a number of attractive qualities that can be utilised to bring life back to the centre. In particular, the access of the centre to public transport, shops, community services and facilities, Sydney Harbour and other recreational facilities are key attractions of the centre. Furthermore, Spit Junction is attractive due to the available views, and its location within one of Sydney’s most prestigious areas.

In 2011, Mosman Council initiated the Spit Junction Masterplan to explore opportunities to revitalise and improve Spit Junction as the largest centre in the Mosman LGA. Other centres in the surrounding area (eg. Neutral Bay) have gone through a similar master planning process which demonstrates the benefits of renewal and the willingness of the local community to return to local centres for shopping, entertainment and living opportunities.

The Spit Junction Masterplan aims to identify ways to facilitate change in the centre, delivering renewal, activity and new opportunities for housing and employment. The Masterplan will also encourage greater economic viability and attract shoppers, visitors and residents to the centre. It will improve the visual attractiveness and liveability of Spit Junction through specific requirements for building design and improvements to the public domain.

Community Engagement

The Masterplan was informed by ongoing community engagement throughout the master planning process. The community was engaged through a wide range of events and mediums, including workshops, business breakfasts, Community Reference Group, stalls at the Mosman Markets, project website and blog, newsletters, Facebook and Twitter.

Community Consultation

The community engagement process enabled the community to understand the purpose of the project and have input into the Masterplan as it progressed. The engagement process also allowed the project team to understand the key issues of the local community, land owners and other stakeholders so these issues could be considered in preparing the Masterplan.

The community did not present one single future vision for Spit Junction, in particular there were varying views on the appropriate scale and built form for Spit Junction. Most stakeholders agreed with the elements of the public domain that needed improvement, including the laneway network, pedestrian facilities, new and improved public plazas and activation of the streets.

Spit Junction Masterplan

The Masterplan aims to balance the views of the stakeholders, while delivering positive renewal and revitalisation at Spit Junction. The Masterplan is based on a series of principles that encourage redevelopment of underutilised sites, improve the pedestrian connectivity, provide greater activation at all times of the day, enhance and increase public spaces and capitalise on the high amenity and attractive qualities of Spit Junction. The following key projects are proposed in the Masterplan:

  • Increased development potential to encourage renewal
  • More opportunities for activity along key pedestrian routes and laneways
  • New night life, outdoor dining and community event calendar
Indicative Masterplan (see Masterplan document for more detail)

New Built Identity:

  • Building heights up to 10 storeys on four sites to mark the centre of Spit Junction
  • Building heights up to 6 storeys on all other sites
  • Consistent street wall heights and setbacks to frame Military and Spit Roads
  • Protect significant and contributory facades
  • New built form controls to improve architectural outcomes

New Housing Opportunities:

  • Provide for 500 to 850 new dwellings

Active Laneway Network:

  • Activate laneways with shops, cafes and wine bars
  • Improved Hordern Place shared lane
  • New Civic Lane shared lane

Improved Pedestrian and Cycling Facilities:

  • New Hordern Arcade
  • New through-site pedestrian links
  • Widen streets and laneways
  • Provide dedicated cycle lanes and parking facilities
  • Improve streetscapes with street trees, active frontages and awnings

Other Public Domain Projects:

  • New Clifford Street Plaza
  • New Spit Road bus bay
  • New Civic Lane Plaza

Traffic and Parking Improvements:

  • Provide larger public parking facility on the Civic Centre site
  • Reduce private car parking to encourage use of public transport
  • Improved pedestrian crossing at Military and Spit Roads


  • Retain all existing heritage items and conservation area

Mosman Civic Centre Site Feasibility Study

The Mosman Civic Centre site provides a unique opportunity to deliver positive change to Spit Junction. The Civic Centre is a large site within Council ownership which can be redeveloped to provide improved, modern community facilities. The Site Feasibility Study tests various options to redevelop the site, which include the provision of private development that will deliver a feasible market return to Council. The three options tested were:

Option 1:

Civic Centre Design Options 1 & 2 (Click for more detail)
  • New consolidated community building with library, art gallery, youth centre, multi-purpose space and retail development along Military Road;
  • New Council offices along Military Road;
  • New residential building along The Crescent;
  • Council car park relocated in basement structure (no increase in car spaces);
  • Relocates the Village Green and provides new plaza along Military Road;
  • Retains the existing Library building along The Crescent and refurbished for community services;
  • Buildings up to five storeys;
  • Building height and FSR complies with existing controls.

Option 2:

  • Smaller art gallery and library building when compared to Option 1;
  • Bigger public car park in basement (100 car spaces);
  • Seven storey residential building along The Crescent;
  • Building height and FSR exceed existing controls; and
  • All other elements as per Option 1.

Option 3:

Civic Centre Design Option 3 (Click for more detail)
  • Redesigned community building with library, art gallery, youth centre, multi-purpose space and retail development along Military Road;
  • Larger art gallery and library building when compared to Option 2;
  • New Council offices along Military Road;
  • Retains Village Green in existing location;
  • Redevelops the existing library building;
  • Bigger public car park in basement (100 car spaces);
  • Eight storey residential building in the centre of the site; and
  • Building height and FSR exceed existing controls.

Options 2 and 3 are economically viable and can be delivered at no cost to Council or the local community. Option 1 is not considered economically viable and would require significant investment by Council.


The key elements of the Masterplan will need to be implemented through amendments to the Mosman LEP 2012 (through a Planning Proposal), DCP 2012 and Development Contributions Plan. Mosman Council will also need to update and prepare new non-planning related policies.

The Planning Proposal will create a provide a consistent zone structure along Military and Spit Roads and increase floor space ratio and building height controls to facilitate additional development in the Masterplan area. The Planning Proposal will also include a bonus FSR provision to ensure the opportunity sites are amalgamated and deliver design excellence.

The DCP will be updated to include the detailed development controls that will guide the appearance and functionality of new buildings in Spit Junction and learly identify all public domain improvements. The public domain improvements are to be delivered through development contributions, works in kind or the State Government.