Developer in talks to build Sydney’s tallest tower at Circular Quay

The bold proposal, still at an early stage, would combine Richardson’s 2 Bulletin Place, UniSuper-owned 7 Macquarie Place and the Commonwealth-owned 18–22 Pitt Street into a single development site. If realised, the mostly residential tower would rise to about 310 metres – one metre taller than Sydney Tower – while placing it marginally above rival skyscrapers proposed by Dexus and Lendlease, both of which exceed 300 metres.

“They’re all trying to get to about 309 metres, but I’m trying to make the tallest one that will be the pencil in the sky,” Richardson said.

“It’s a long, narrow site, so it doesn’t lend itself very well to an office tower. We’ve done a lot of different studies and plans, and the best solution for that site is a skinny, small tower that goes straight up in the air, over 300 metres.”

The push for super-tall buildings comes as major developers attempt to lure workers, residents and tourists back into the CBD, leveraging changes to planning controls introduced by the NSW government in December 2019. The Central Sydney Planning Strategy allows developments of up to 320 metres on suitable sites, provided they do not overshadow protected public spaces or interfere with aircraft safety.

Richardson said he had held two formal meetings with City of Sydney chief planner Graham Jahn to discuss the proposal’s scale and direction, and was in advanced discussions with UniSuper and the federal government to consolidate the land. No development application has yet been lodged.

The race for height is already underway nearby. Dexus has lodged plans for a 70-storey skyscraper that could be 310 metres tall that occupies much of a block bounded by Pitt and Bridge streets. Lendlease has also submitted an application for a 72-storey, 309.2-metre tower on O’Connell Street.

Urbis partner Tim Blythe said such proposals were unthinkable under previous planning regimes, which capped building heights at around 210 metres and entrenched Sydney Tower as the city’s dominant landmark.

“Historically, under the previous City of Sydney planning controls, you couldn’t build that high,” Blythe said. “That’s changed over time, which is why there are now two current proposals and one potential one above 300 metres.”

He said the northern end of the CBD – which includes Circular Quay – offered the greatest opportunity for extreme height because of fewer overshadowing constraints on sensitive public spaces such as Pitt Street Mall and the Royal Botanic Gardens.

Richardson’s scheme would deliver about 55,000 square metres of floor space, bounded by Pitt Street, Bulletin Place and Macquarie Place. Plans include a retail and commercial podium that is roughly nine storeys tall, a luxury Mandarin Oriental hotel spanning about 31 storeys with 180 to 200 rooms, and more than 40 storeys of residential apartments above.

The project is being designed by Sydney-based Crone Architects in collaboration with New York firm SHoP Architects, which is known for Manhattan’s ultra-slender Steinway Tower.

Crone Architects principal Greg Crone, whose father Donald designed Centrepoint Tower, said Circular Quay was underserved by large-scale hotels despite its global profile.

“There are only about 2600 hotel rooms in the Circular Quay area,” Crone said. “If you compare that with cities like London, Paris, Singapore or New York, the ratio of accommodation to visitors is between three and 10 times lower.”