New proposal for the MLC Building in North Sydney

27 Mar 2025

The MLC North Sydney has been subject to an ongoing battle between proposed demolition and advocacy for its retention. We outline the history of this significant building and the latest development proposal.

By Charlotte Anlezark, National Trust Senior Conservation Officer

Constructed in 1957, the MLC Building in North Sydney was the first high-rise office block built in the area and the first large-scale curtain wall building in Australia. Since 2020, the modernist structure has been subject to an ongoing battle between proposed demolition and advocacy for its retention. This culminated in the State heritage listing of the site in 2023, which recognised its cultural significance and necessitated that any future designs address the heritage properties of the building. Earlier this year, a new design was once again proposed. While this new proposal begins to address the heritage significance of the place, the National Trust (NSW) advocates that there are numerous principles of the proposed development in which heritage conservation can be better integrated.

A skyscraper with a food outlets in the plaza below. — Constructed in 1957, the MLC Building in North Sydney was the first large-scale curtain wall building in Australia.

Background and construction

Established in the late 19th century, prominent Australian insurance company Mutual Life and Citizens Assurance (MLC) experienced significant growth throughout the early and mid-20th century. During this time the company established a program of developing modern buildings for its various branches, establishing 18 new office blocks. One of these was the MLC Building in North Sydney, designed in 1954 by the prominent architects Bates, Smart and McCutcheon.

Upon its completion, the MLC Building in North Sydney was the largest commercial building in Australia, with 42,000m² spread across its 14 floors. As well as its monumental size, the building encompassed numerous other firsts in Australia’s mid-century architectural landscape, including:

Light-weight construction enabling cost saving through the speed of construction
A fully rigid steel frame and hollow steel floors
A true curtain wall filled with double-glazed window panels and anodised aluminium spandrels
A modular design system to allow flexibility of building fit-out

Its construction was also instrumental in initiating the development of North Sydney into the bustling commercial centre that stands today. Significant alterations and renovations were completed to the building throughout subsequent decades, including a façade restoration by the building’s original architects (now Bates Smart) in 2000.

Demolition proposals and listing on the NSW State Heritage Register

A proposal for the complete demolition of the MLC Building in North Sydney and replacement with a new 27-storey skyscraper was submitted to North Sydney Council in 2020. At the time, the building had already been recognised for its historic, cultural and architectural significance, having been listed on the Local Environmental Plan since 1989. The site was also later listed by the National Trust NSW, Docmomo, and the Australian Institute of Architects Register of 20th Century Significant Buildings in NSW. The new proposal was designed by Bates Smart who had investigated and deemed that refurbishment was not a viable option.

The proposed demolition was met with significant backlash and a petition was launched for North Sydney Council to refuse the development and save the MLC Building in North Sydney from destruction. The building was also considered for listing on the State Heritage Register This was supported by the Heritage Council of NSW, and in May 2021 the Minister for Heritage directed for the listing of MLC North Sydney on the State Heritage Register. This State Heritage Register listing was revoked in 2022 before being reinstated in 2023. The building is now recognised for its historical, associative, aesthetic, social, rare and representative qualities.

The re-confirmation of its State Heritage Register listing in 2023 has ensured that elements of the building must be considered and protected into the future. This leads to the latest development proposal, which still seeks considerable yet not entire demolition.

A skyscraper surrounded by a retail precinct, people are walking through the plaza below. — The current proposed development concept for the MLC Building in North Sydney. Image: Bates Smart.

Current proposal

In early 2025, an entirely new development proposal for the MLC Building in North Sydney was submitted to North Sydney Council. Also designed by Bates Smart, this re-design includes the “retention” of the Miller Street wing, but also the entire demolition of the Central Core containing lifts and stairs, and replacement of the Denison Street wing. The National Trust notes that while this may be considered preferable to complete demolition, there are several principles in which authentic heritage conservation can and should be better integrated.

Demolition of the Denison Street wing and core
We note the proposed complete demolition of two integral sections of the building. The justification for this demolition is not within policy of the Conservation Management Plan for the site, and has been inappropriately described as adaptive re-use.

Reconstruction of the Miller Street wing
The Miller Street wing façade is slated for replacement in its entirety. We note that this element of the proposal is reconstruction, not ‘preservation’ as described. Further information needs to be detailed about the material choices and commitment to the original design intent.

Assessment of heritage impact
The proposal as it stands will result in the complete removal of most original heritage fabric and major modifications to the ‘preserved’ elements including infilling of the sunken plaza to Miller Street. These substantial changes will have a cumulative impact on the original design of the building and its setting.

Visual impact assessment
The National Trust feel that key street level views of the development were not accurately represented. This key part of the assessment process should be re-done to provide a realistic understanding of how the proposal will affect both the Miller Street wing and evolving streetscape.

The National Trust supported the listing of MLC Building in North Sydney on the State Heritage Register and welcomes the opportunity for the building to be both refurbished and revitalised. We will advocate for the authentic retention of its heritage values as part of any future works. We will continue to monitor this development application.

Find out more

The National Trust (NSW) has been campaigning to protect NSW’s built, cultural and natural heritage for over 80 years. Find out more about our advocacy work.