Thousands of units and ‘taller, thinner’ towers: The divisive plan to revive Bondi Junction

More offices or more apartments?

Waverley Council is the latest local government seeking to balance retention of its commercial core with the need for higher-density residential development through an overhaul of Bondi Junction.

It is the dilemma animating debate in commercial centres across the city, including North Sydney, Parramatta and Macquarie Park, as the NSW government clambers to deliver 377,000 new homes by mid-2029.

The council in Sydney’s east is consulting the public on its draft “vision statement” to transform Bondi Junction from a transport interchange and retail hub, centred on the sprawling Westfield shopping centre, into a thriving residential, business and late-night precinct.

Labor councillor Paula Masselos says a wave of residential development proposed for the precinct represents a “lost opportunity” to turn Bondi Junction into an employment centre. But Liberal Mayor Will Nemesh says plans for residential and commercial blocks “are not mutually exclusive”.

“It’s really important to have both,” Nemesh said. “We want Bondi Junction to be the beating heart of the eastern suburbs.”

The “Beyond Bondi” statement identifies problems including limited vibrancy after dark; disjointed links between the transport interchange, Oxford Street Mall and nearby streets; sparse greenery and heat-prone public spaces; a lack of affordable and diverse housing; and a narrow economic base dominated by retail. Public feedback highlighted a strong desire for more cafes and restaurants.

The statement, which councillors will vote to place on public exhibition next week, will inform a master planning process next year to determine potential changes to zoning and planning rules.

Nemesh said the suburb around the central spine of Oxford Street Mall had “enormous, untapped potential”, but it “really lacks a degree of vibrancy, and in many ways it’s lacking a bit of a soul”.

He said the council wanted to create a “once-in-a-generation vision that enables Bondi Junction to thrive, and for it to be an activated, experiential precinct with vibrancy, green space, connectivity”.

Cosmopolitan Cafe owner Peter Manthopoulos said a lot of the shops along the mall had shuttered, but he believed the Westfield shopping centre was positive as it drew more visitors and customers.

“When the sun goes down, it’s a little bit dangerous. If you come out at 6 or 7 o’clock, there’s nothing here. It needs more restaurants, more cafes, more tables, more lights everywhere.”

Nemesh said Bondi Junction was the “perfect location” for more homes, given its proximity to public transport and shops.

Bondi Junction accommodates about 80 per cent of housing stock in the Waverley local government area. The council has a target to deliver 2400 homes by mid-2029.

Nemesh said concentrating higher density development in the centre would help preserve nearby heritage areas.

Masselos said Bondi Junction had become “less inviting”, and there was “no doubt it needs attention, it needs love”. However, she said there was “nothing bold” about the vision statement.

“I think it’s important to get the vision right because the vision sets the context for the masterplan and I don’t think this does get it right.”

Masselos said replacing employment space with residential development risked Bondi Junction losing its status as a commercial centre. She pointed to a complex of 900 build-to-rent apartments, built in three towers of up to 36 storeys, proposed for suburb’s core. The Housing Delivery Authority declared the project as suitable for a fast-tracked assessment process, overriding the local council.

“I think there’s a lost opportunity in terms of positioning Bondi Junction as a great innovator for the future jobs for the 21st century.

“What I’m seeing is jobs created in the hospitality sector because they are pushing for more restaurants and the 24-hour economy. I think the nuance and breadth of opportunities is missing.”

Nemesh said the masterplan coincided with the state government’s broad housing reform agenda and would establish the council and community’s expectations for “acceptable” development.

“The issue councils are facing, particularly in metropolitan Sydney, is you can have build-to-rent [developments] within a commercial core, and that’s [given rise to] concerns about eroding [it].

“Ideally, you would have taller, thinner towers, which don’t impact neighbouring properties as much and don’t have the same amenity issues around wind, overshadowing and solar access.

“The current height limit in Bondi Junction is 60 metres, so it’s actually not that tall.

“In Chatswood, it’s more than double that, for example. The [planning] controls haven’t really changed in about 10 years, so it does have a lot of potential. All of that will be looked at.”

Manthopoulos believed the strip needed more nightlife and units – rather than commercial blocks with workers who fled at 5pm – but worried an influx of new residents was years away.

“Apartments would be better, there are offices everywhere.”

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