ARCHER OFFICE - Amazon S3 · 2019. 8. 2. · COPYRIGHT OF THIS DRAWING IS VESTED IN TOMAHAWK STUDIOS PTY LTD. DRAWN CHECKED SHEET SIZE A3 Tomahawk Studios Pty Ltd ABN 78162692293

A R C H E R O F F I C EARNCLIFFE

Design Study

Submission | Arncliffe & Banksia Precincts,

Rezoning Proposal

ARCHER OFFICE

28th February 2017


CONTENTS

1 DEPARTMENT OF PLANNING PROPOSED CONTROLS

1.0 SITE ANALYSIS

1.1 PROPOSED LEP HEIGHT LIMITS

1.2 CONTROLS SUMMARY

1.3 MASSING DIAGRAM - FSR 2.5:1

1.4 URBAN DESIGN STUDY - FSR 2.5:1

1.5 INDICATIVE LAYOUT

2 APPLICANT PREFERRED CONTROLS - FSR 3:1 HEIGHT 37M

2.1 MASSING DIAGRAM

2.2 URBAN DESIGN ANALYSIS

2.3 VIEW FROM SUN DIAGRAMS

3 DESIGN STUDIES

3.1 DESIGN STUDY 1 - FSR 3:1 HEIGHT 31M

3.1.1 MASSING DIAGRAM

3.1.2 URBAN DESIGN ANALYSIS

3.1.3 VIEW FROM SUN DIAGRAMS

3.2 DESIGN STUDY 2 - FSR 3:1 HEIGHT 34M

3.2.1 MASSING DIAGRAM

3.2.2 URBAN DESIGN ANALYSIS

3.2.3 VIEW FROM SUN DIAGRAMS

DISCLAIMER

The Scheme (drawings documents information and materials) contained within this

report have been prepared by Archer Office solely for the purpose of providing

information about potential schemes. The materials should not be considered to be

error free or to include all relevant information.

Nothing in this brochure in any way constitutes advice or a representation by Archer

Office. Neither Archer Office nor any of its officers, employees, agents or contractors,

will be liable for any direct or indirect loss or damage you may suffer or incur arising

directly or indirectly from the use of any materials from this brochure.

Note: All area calculations are advisory only and all figures should be checked and

verified by a licensed surveyor.

CLIENT Podia Pty Ltd.

PLANNING Urbis

ARCHITECT Archer Office

ARCHER OFFICE

Suite 6A, Level 6, 116 Kippax St

Surry Hills NSW 2010

Tel: 02 9191 7326

02 91917326

[email protected]

NOMINATED NSW REGISTERED ARCHITECT

Tomek Archer No. 9495


1

DEPARTMENT OF PLANNINGPROPOSED CONTROLS


1.0DEPARTMENT OF PLANNING PROPOSED CONTROLSSITE ANALYSIS

GSPublisherVersion 0.41.100.63

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RALEIGH STREETPROJECTCLIENTCONSULTANTS

THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANTCONTRACTS, SPECIFICATIONS, REPORTS AND DRAWINGS.DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN.VERIFY ALL DIMENSIONS ON SITE BEFORE CONSTRUCTION.COPYRIGHT OF THIS DRAWING IS VESTED IN TOMAHAWK STUDIOS PTY LTD.

CHECKEDDRAWN SHEET SIZE

A3Tomahawk Studios Pty Ltd ABN 78162692293Suite 6, 116 Kippax Street P: +612 9191 7326Surry Hills NSW 2010 E: [email protected] Architect: Tomek Archer 9495

REV DATE DESCRIPTION NOTES SCALE BAR

SHEET NUMBER

00 XX.XX.16 for information

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PARK

SITE

PROPOSED PARK P

RIN

CE

S H

IGH

WAY

KYLE ST

DU

NC

AN

ST

ARNCLIFFESTATION

N

AIRPORT

BURRO

WS S

T

WE

ST

BO

TA

NY

ST

CH

AR

LE

S S

T

EDEN

ST

access to M5

250 m

AN

N S

T

key pedestrian link

ARNCLIFFEFUTURE TOWN

CENTRE

WO

LLI C

RE

EK

TO

WN

CE

NTR

E 1

KM

SMALL FRAGMENTED SITES

This study prepared on behalf of Podia explores the development potential of 96 - 102 Princes Highway based on the current rezoning proposal.

The subject site is a 2,693 m² parcel of land currently occupied by an industrial building. The existing zoning is B6 Enterprise and is proposed to be rezoned Mixed Use with an increased LEP height limit of 31m.

Key notes on the site:

– Positioned on a corner block with views to Sydney CBD, Botany Bay and the

broader district.

– 200 metres walk to Arncliffe Train Station (6 Stops to CBD).

– 200 metres walk to Arncliffe Town Centre & shops

– 1km to Wolli Creek Town Centre & Shopping District

– A large parcel compared with surrounding fragmented properties

– Planned intersection upgrade at Kyle Street & Princes Highway will facilitate

better cross links to station and surrounding precinct.

– The adjoining site to the south 108 Princes Highway is being developed into

7 storey mixed use project.

PLANNEDINTERSECTION

UPGRADE

7 STOREY MIXED USE DEVELOPMENT UNDER

CONSTRUCTION


1.1DEPARTMENT OF PLANNING PROPOSED CONTROLSPROPOSED LEP HEIGHT LIMITS

SITE31m SITE

31m26.5m

26.5m

70m

70m

ARNCLIFFESTATION

36m

42m

26.5m

31m

31m

PRINCES HIGHWAY

31m

22m

Proposed LEP Height Map around Arncliffe Station – Density concentrated to east of Arncliffe Station

Indicative precinct massing based on proposed LEP & DCP controls




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3m

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26.

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it

LEP height lim

it 31m

26.5m LE

P height lim

it

7s under

construction

6s street wall proposed LE

P

26.5m LE

P height lim

it

70m

LEP h

eig

ht lim

it

42m LE

P

height limit

7s under

construction

7s under

construction

P R

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3M S

ETBAC

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6M D

EEP S

OIL S

ETBACK

6s s

tree

t wal

l

6s street wallshow

room active frontage 7m

ceiling

RL 19.8

RL 19.7

RL 16.7

1.2DEPARTMENT OF PLANNING PROPOSED CONTROLSCONTROLS SUMMARY

Summary of controls applied to the Site:

– LEP height limit of 31m

– 6 storey street wall along Princes Highway & Kyle Street

(Rockdale Draft DCP)

– 6 m setback on Princes Highway with deep soil planting


– 3 m setback on Kyle Street

(Rockdale DCP 2011)

– 3 m setback to Kyle St & Princes Highway above street wall


– 6m side setback to east above street wall assuming non-habitable building

separation condition (NSW Apartment Design Guide 2015)

– Active frontage along Princes Highway with 7m floor to ceiling for ground

floor showrooms



Level GEA GFA FLOORHEIGHT RLm2 m2

75%ofGEA

Roof 50.1Level8 600 450 3.5 46.6Level7 600 450 3.1 43.5Level6 1285 963.75 3.1 40.4Level5 1285 963.75 3.1 37.3Level4 1285 963.75 3.1 34.2Level3 1285 963.75 3.1 31.1Level2 1285 963.75 3.7 27.4Level1 0 0 3.7 23.7GroundFloor 1285 963.75 3.7 20TOTAL 8910m2 6683m2

ProposedFSR 2.48

1.3DEPARTMENT OF PLANNING PROPOSED CONTROLSMASSING DIAGRAM FSR 2.5:1 HEIGHT 31M

KEY CONTROLS

– 2.5 site FSR

– 31m LEP height limit

– 6m Princes Highway setback for deep soil planting (Rockdale Draft DCP)

– Kyle street setback 3m (Rockdale DCP 2011)

– 6 story street wall control (Rockdale Draft DCP)

– 3m front setbacks above street wall (Rockdale Draft DCP)

– 6m side setbacks above street wall assuming non-habitable building separation condition (NSW Apartment Design Guide 2015)

KEY POINTS

– Massing proposes 2.48 FSR

– 16m building depth

– 31m total height

GEA = Gross Envelope AreaComplete planning envelope and allows for articulation and services. Otherwise defined as maximum permissible envelope.

GFA = Gross Floor AreaMeasured in accordance with the standard instrument definition

Please note massing is calculated without articulation as planning envelopes only. The GEA / GFA ratio is then applied at a rate of 75% to allow for services, structure, facade articulation, voids etc.

This massing study has been prepared with basic site information.

SITE31m

26.5m

26.5m

26.5m

26.5m

70m

70m

36m42m

26.5m

31m

31m

PRINCES HIGHWAY

31m

22mGSPublisherVersion 0.44.100.86


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36

33

16m

16m

6m

NO. 84 - 86

FACTORY BUILDINGNO. 39

BRICK HOUSE

NO. 41

WEATHERBOARD

HOUSE

NO. 43

RENDERED

HOUSE

NO. 45

BRICK

HOUSE

NO. 47

BRICK

HOUSE

NO. 49-51

BRICK

HOUSE

P R

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C E

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A Y

K Y L E S T R E E T

D U

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A N

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E D

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S

T R

E E

T

B U R R O W S S T R E E T

NO. 108

MIXED USE DEVELOPMENT

TYP. FLOORGEA = 1285 M2

SITE AREA = 2693 M2

LVL 6

LVL 7/8


AERIAL VIEW FROM SOUTH WEST STREET VIEW FROM KYLE STREET - LOOKING FROM EAST

STREET VIEW FROM PRINCES HIGHWAY - LOOKING FROM NORTH STREET VIEW FROM PRINCES HIGHWAY - LOOKING FROM SOUTH

1.4DEPARTMENT OF PLANNING PROPOSED CONTROLSURBAN DESIGN ANALYSIS FSR 2.5:1 HEIGHT 31M

ACTIVEFRONTAGE

7M

6 ST STREET WALL

8 ST

70m

8 ST

6 ST

SITE

6 ST STREET WALL

6 S

T S

TR

EE

T W

ALL

6 ST STREET WALL

8 ST

8 ST

31m

6 ST

ORE

Y ST

REET

WAL

L

31m

ACTIVE FRONTAGE7M

6 STOREY STREET WALL6 S

TORE

Y STR

EET W

ALL




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BRICK HOUSE

NO. 41

WEATHERBOARD

HOUSE

NO. 43

RENDERED

HOUSE

NO. 45

BRICK

HOUSE

NO. 47

BRICK

HOUSE

NO. 49-51

BRICK

HOUSE

P R

I N

C E

S H

I G

H W

A Y

K Y L E S T R E E T

D U

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A N

S

T R

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E D

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NO. 108


COURTYARD

1B

1B

1B

1B

2B

3B

3B

1B2B

1B1B

2B

2B

KEY

Minimum 2 hours direct sun between 9 & 3 achieved

Minimum 2 hours direct sun between 9 & 3 not achieved

cross-ventilation achieved

1.5DEPARTMENT OF PLANNING PROPOSED CONTROLINDICATIVE LAYOUT - SOLAR ACCESS & CROSS VENTILATION

This diagram illustrates how solar access and cross ventilation can be achieved on a typical level for an indicative apartment layout.

Control: Minimum 2 hours direct sun between 9 & 3 for at least 85% of units

11 / 13 apartments achieve this (85%)

Control: Minimum 60% apartments achieve cross ventilation

8 / 13 apartments achieve this (61%)


2

APPLICANT PREFERRED CONTROLSFSR 3:1 HEIGHT 37M


2.1APPLICANT PREFERRED CONTROLSMASSING DIAGRAM FSR 3:1 HEIGHT 37M


75%ofGEA

Roof 56.3Level10 320 240 3.5 52.8Level9 500 375 3.1 49.7Level8 670 502.5 3.1 46.6Level7 860 645 3.1 43.5Level6 1400 1050 3.1 40.4Level5 1400 1050 3.1 37.3Level4 1400 1050 3.1 34.2Level3 1400 1050 3.1 31.1Level2 1400 1050 3.7 27.4Level1 0 0 3.7 23.7GroundFloor 1400 1050 3.7 20TOTAL 10750m2 8063m2

ProposedFSR 2.99

KEY CONTROLS



– 6 storey street wall control (Rockdale Draft DCP)


– 6m side setback to east above street wall assuming non-habitable building separation condition (NSW Apartment Design Guide 2015)

– 12m side setback to north above street wall assuming habitable building separation condition (NSW Apartment Design Guide 2015)

KEY POINTS


– North setback above street wall allows for habitable rooms

– 18m building depth (max. depth control, NSW Apartment Design Guide 2015)


– Stepped building form to reduce overshadowing & define corner





SITE37m

26.5m

26.5m

26.5m

26.5m

70m

70m

36m42m

26.5m

31m

31m

PRINCES HIGHWAY

31m



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6

18m

18m

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NO. 84 - 86


BRICK HOUSE

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WEATHERBOARD

HOUSE

NO. 43

RENDERED

HOUSE

NO. 45

BRICK

HOUSE

NO. 47

BRICK

HOUSE

NO. 49-51

BRICK

HOUSE

P R

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K Y L E S T R E E T

D U

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NO. 108


LVL 6

LVL 7


SITE AREA = 2693 M2

LVL 8

LVL 9

LVL 10


2.2APPLICANT PREFERRED CONTROLSURBAN DESIGN ANALYSIS FSR 3:1 HEIGHT 37M



ACTIVE FRONTAGE ACTIVEFRONTAGE

7M7M

6 ST STREET WALL

8 ST

70m

10 ST

6 ST

SITE

6 ST STREET WALL

6 S

T S

TR

EE

T W

ALL

6 ST STREET WALL

8 ST

8 ST

6 ST

ORY

STR

EET

WAL

L

6 STOREY STREET WALL

37m

37m

6 STO

REY S

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2.3APPLICANT PREFERRED CONTROLSVIEW FROM SUN DIAGRAMS - WINTER 21 JUNE


3

DESIGN STUDIES



75%ofGEARoof 50.1Level8 950 712.5 3.5 46.6Level7 950 712.5 3.1 43.5Level6 1400 1050 3.1 40.4Level5 1400 1050 3.1 37.3Level4 1400 1050 3.1 34.2Level3 1400 1050 3.1 31.1Level2 1400 1050 3.7 27.4Level1 422 316.5 3.7 23.7GroundFloor 1400 1050 3.7 20TOTAL 10722m2 8042m2

ProposedFSR 2.99

3.1.1DESIGN STUDY 1MASSING DIAGRAM FSR 3:1 HEIGHT 31M

KEY CONTROLS

– 31m LEP height limit





– 6m side setbacks above street wall assuming non-habitable building separation condition (NSW Apartment Design Guide 2015)

KEY POINTS


– 18m building depth max depth Apartment Design Guide 2015






SITE31m

26.5m

26.5m

26.5m

26.5m

70m

70m

36m42m

26.5m

31m

31m

PRINCES HIGHWAY

31m



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6

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18m

6

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BRICK HOUSE

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WEATHERBOARD

HOUSE

NO. 43

RENDERED

HOUSE

NO. 45

BRICK

HOUSE

NO. 47

BRICK

HOUSE

NO. 49-51

BRICK

HOUSE

P R

I N

C E

S H

I G

H W

A Y

K Y L E S T R E E T

D U

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A N

S

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NO. 108



SITE AREA = 2693 M2

LVL 6

LVL 7/8


3.1.2DESIGN STUDY 1URBAN DESIGN ANALYSIS FSR 3:1 HEIGHT 31M



ACTIVEFRONTAGE

7M

6 ST STREET WALL

8 ST

70m

8 ST

6 ST

SITE

6 ST STREET WALL

6 S

T S

TR

EE

T W

ALL

6 ST STREET WALL

8 ST

8 ST

6 ST

ORE

Y ST

REET

WAL

L

31m31m

ACTIVE FRONTAGE7M

6 STO

REY S

TREE

T WAL

L6 STOREY STREET WALL


DEPARTMENT OF PLANNING PROPOSED CONTROLS - FSR 2.5:1 DESIGN STUDY 1 - 3:1 FSR 31M HEIGHT CONTROL COMPARISON



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3.1.3DESIGN STUDY 1VIEW FROM SUN DIAGRAMS - WINTER 21 JUNE


3.2.1DESIGN STUDY 2MASSING DIAGRAM FSR 3:1 HEIGHT 34M


75%ofGEA

Roof 53.2Level9 850 637.5 3.5 49.7Level8 850 637.5 3.1 46.6Level7 850 637.5 3.1 43.5Level6 1400 1050 3.1 40.4Level5 1400 1050 3.1 37.3Level4 1400 1050 3.1 34.2Level3 1400 1050 3.1 31.1Level2 1400 1050 3.7 27.4Level1 0 0 3.7 23.7GroundFloor 1400 1050 3.7 20TOTAL 10950m2 8213m2

ProposedFSR 3.05

KEY CONTROLS





– 6m side setback to east above street wall assuming non-habitable building separation condition (NSW Apartment Design Guide 2015)

– 12m side setback to north above street wall assuming habitable building separation condition (NSW Apartment Design Guide 2015)

KEY POINTS


– North setback above street wall allows for habitable rooms

– 18m building depth max depth Apartment Design Guide 2015






SITE34m

26.5m

26.5m

26.5m

26.5m

70m

70m

36m42m

26.5m

31m

31m

PRINCES HIGHWAY

31m



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18m

18m 6m

12m

NO. 84 - 86


BRICK HOUSE

NO. 41

WEATHERBOARD

HOUSE

NO. 43

RENDERED

HOUSE

NO. 45

BRICK

HOUSE

NO. 47

BRICK

HOUSE

NO. 49-51

BRICK

HOUSE

P R

I N

C E

S H

I G

H W

A Y

K Y L E S T R E E T

D U

N C

A N

S

T R

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T

E D

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S

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NO. 108



SITE AREA = 2693 M2

LVL 6

LVL 7-9


3.2.2DESIGN STUDY 2URBAN DESIGN ANALYSIS FSR 3:1 HEIGHT 34M



ACTIVEFRONTAGE

7M

34m

6 ST

ORE

Y ST

REET

WAL

L

6 STO

REY S

TREE

T WAL

L

ACTIVE FRONTAGE7M

34m

6 STOREY STREET WALL

6 ST STREET WALL

8 ST

70m

9 ST

6 ST

SITE

6 ST STREET WALL

6 S

T S

TR

EE

T W

ALL

6 ST STREET WALL

8 ST

8 ST




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3.2.3DESIGN STUDY 2VIEW FROM SUN DIAGRAMS - WINTER 21 JUNE

Documents

ARCHER OFFICE - Amazon S3 · 2019. 8. 2. · COPYRIGHT OF THIS DRAWING IS VESTED IN TOMAHAWK STUDIOS PTY LTD. DRAWN CHECKED SHEET SIZE A3 Tomahawk Studios Pty Ltd ABN 78162692293