ðə ɹᵻpˈoːɹt ˈɑːɹɡjuːd:ðə ɹᵻzˈoʊnɪŋ mɪstˈeɪkənli ɐsˈuːmd ðætðə dɪvˈɛləpmənt əvən ˈɜːbən ɹᵻnjˈuːəl ˈɛɹiə kʊd biː mˈænɪdʒd baɪ ðɪ ˈɛksɚsˌaɪz ʌvðə sˈeɪm kəntɹˈoʊlz ænd pɹˈɑːsɛsᵻz æz ðə ɹˈɛst ʌvðə kˈæpɪɾəl sˈɪɾi zˈoʊn wˌɪtʃ ɐplˈaɪz tə ðə hˈɑːdəl ɡɹˈɪd ænd sˈaʊθbæŋk wˌɛɹ ðɛɹ ɪz ɐ stɹˈɔŋ mjuːnˈɪsɪpəl stɹətˈiːdʒɪk stˈeɪtmənt, ɛɡzˈɪstɪŋ stˈætʃətˌoːɹi dɪzˈaɪn ænd dɪvˈɛləpmənt plˈænɪŋ ˌoʊvɚlˈeɪ kəntɹˈoʊlz, ænd wˌɛɹ pˈʌblɪk tɹˈænspoːɹt, ɹˈoʊdz, ˈoʊpən spˈeɪs, hˈɛɹɪɾɪdʒ ˌoʊvɚlˈeɪz ænd bˈɪldɪŋ fˈɔːɹm ɑːɹ ˈɔːl ɪn plˈeɪs.
The report argued:The rezoning mistakenly assumed that the development of an urban renewal area could be managed by the exercise of the same controls and processes as the rest of the Capital City Zone which applies to the ‘Hoddle Grid’ and Southbank where there is a strong Municipal Strategic Statement, existing statutory design and development planning overlay controls, and where public transport, roads, open space, heritage overlays and building form are all in place.