Planning proposal Appendix 1 - Urban Context Report

URBAN DESIGN ANALYSIS

2

MODE DOCUMENT NAME

Introduction 5

Location 7

Context 9

Overshadowing 15

Building Envelope 17

Appendix;

Adjacent Site: Wollongong St

Adjacent Site: Bonar St

CONTENTS

3

MODEDOCUMENT NAME

PAC

IFIC

HW

Y

PACIFIC HWY

4

MODE DOCUMENT NAME

This report has been prepared to support a planning proposal for the development of the subject property known as 10 Martin Avenue and 47-49 Bonar Street, Arncliffe.

The purpose of this document is to present development opportunities within the context of the Rockdale Development Control Plan.

It is the intention of the Village Building Company, who propose to develop the site to endorse and support the intent of the Rockdale City Council in their endeavours to “enhance the City’s primary centre”.

In support of the above project, the following urban design context report seeks to identify the key context design influences on the subject site its environs and particularly the area known as the Bonar Street Precinct as identified in the Rockdale Development Control Plan 2011.

INTRODUCTIONThe report addresses this task through an analysis of the existing conditions within the study area; consideration of the state and local policy context within which all existing and future development will take place; and explanation of proposed principles that will present the development within dynamic context of the Bonar Street Precinct.

Through consideration of the proposed development opportunities against a series of context and design principles, the report aims to develop an understanding of the critical contextual design issues faced by the development site, and to formulate a series of key initiative as a vision that will support a desireable outcome and provide a positive impact in the public realm, and become a potential benchmark for on-going development within the area.

5

MODEDOCUMENT NAME

PUBLIC OPEN SPACE

CENTRAL SQUARE

EXISTING MATURE TREE

DEVELOPABLE PORTION OF SITE

6

MODE DOCUMENT NAME

10 MARTIN AVE (LOT C. DP158978)

COUNCIL RESERVE (LOT 2309, DP1159612)

COUNCIL RESERVE (LOT 2309, DP1159612)

47 BONAR ST (LOT 1. DP233666)

49 BONAR ST (LOT 2. DP233666)

Location plans and boundaries

The subject site contains two deliverable elements, a developable portion and a portion that must be provided as public open space as a park & a ‘Central square’.

LOCATION

7

MODEDOCUMENT NAME

PARK

CENTRAL SQUARE

DEEP SOIL PLANTING TO ALLOW LARGE SCALE PLANTING

GROUND LEVEL ENGAGEMENT WITHTHE CENTRAL SQUARE & PARK

BUILDING TO ADDRESS THE VIEW TERMINATION ON THE INTERSECTION & CORNER

3

1

2

4

8

MODE DOCUMENT NAME

1 2 3 4

CONTEXT

9

MODEDOCUMENT NAME

SUBJECT SITE

VEHICULAR NETWORK

PEDESTRIAN & CYCLE NETWORK

10

MODE DOCUMENT NAME

VEHICULAR / PEDESTRIAN / CYCLE

The additional roads provide a modified grid network ensuring that there are adequate opportunity for options in vehicular circulation, minimising the creation of rat runs and bottleneck streets.

The pedestrian and cycle networks provide links to Arncliff station as well as offering new opportunities for commercial uses and new open spaces.

CONTEXTNetworks

11

MODEDOCUMENT NAME

PRINCIPLES OF DESIGN

“Good design responds and contributes to its context.”Context can be defined as the key natural and built features of an area.Responding to context involves identifying the desirable elements of a location’s current character or, in the case of precincts undergoing a transition, the desired future character as stated in planning and design policies. New buildings will thereby contribute to the quality and identity of the area.

“Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in greater aesthetic quality and amenity for both occupants and the adjoining public domain.”Landscape design builds on the existing site’s natural and cultural features in responsible and creative ways. It enhances the development’s natural environmental performance by co-ordinating water and soil management, solar access, micro- climate, tree canopy and habitat values. It contributes to the positive image and contextual fit of development through respect for streetscape and neighbourhood character, or desired future character.Landscape design should optimise useability, privacy and social opportunity, equitable access and respect for neighbours’ amenity, and provide for practical establishment and long term management.

“Good design provides an appropriate scale in terms of the bulk and height that suits the scale of the street and the surrounding buildings.”Establishing an appropriate scale requires a considered response to the scale of existing development. In precincts undergoing a transition, proposed bulk and height needs to achieve the scale identified for the desired future character of the area.

“Good design achieves an appropriate built form for a site and the building’s purpose, in terms of building alignments, proportions, building type and the manipulation of building elements.”Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

“Good design has a density appropriate for a site and its context, in terms of floor space yields (or number of units or residents).”Appropriate densities are sustainable and consistent with the existing density in an area or, in precincts undergoing a transition, are consistent with the stated desired future density. Sustainable densities respond to the regional context, availability of infrastructure, public transport, community facilities and environmental quality.

“Good design makes efficient use of natural resources, energy and water throughout its full life cycle, includingconstruction.”Sustainability is integral to the design process.Aspects include demolition of existing structures, recycling of materials, selection of appropriate and sustainable materials, adaptability and reuse of buildings, layouts and built form, passive solar design principles, efficient appliances and reuse of water mechanical services, soil zones for vegetation and reuse of water.

CONTEXT

The following Design Quality Principles are taken directly from State Environmental Planning Policy No. 65 - Design Quality of Residential Flat Buildings.

SCALE

BUILT FORM

DENSITY LANDSCAPE

EFFICIENCY

12

MODE DOCUMENT NAME

“Good design optimises safety and security, both internal to the development and for the public domain.”This is achieved by maximising overlooking of public and communal spaces while maintaining internal privacy, avoiding dark and non-visible areas, maximising activity on streets, providing clear, safe access points, providing quality public spaces that cater for desired recreational uses, providing lighting appropriate to the location and desired activities, and clear definition between public and private spaces.

“Good design responds to the social context and needs of the local community in terms of lifestyles, affordability, and access to social facilities.”New developments should optimise the provision of housing to suit the social mix and needs in the neighbourhood or, in the case of precincts undergoing transition, provide for the desired future community.New developments should address housing affordability by optimising the provision of economic housing choices and providing a mix of housing types to cater for different budgets and housing needs.

“Good design provides amenity through the physical, spatial and environmental quality of a development.” Optimising amenity requires appropriate room dimensions and shapes, access to sunlight, natural ventilation, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas, outlook and ease of access for all age groups and degrees of mobility.

Quality aesthetics require the appropriate composition of building elements, textures, materials and colours and reflect the use, internal design and structure of the development. Aesthetics should respond to the environment and context, particularly to desirable elements of the existing streetscape or, in precincts undergoing transition, contribute to the desired future character of the area.

AMENITY

SAFETY

AESTHETICS

SOCIAL

13

MODEDOCUMENT NAME

TERRACE STYLE HOUSING


COMMUNITY PARK

CENTRAL SQUARE

PREFERRED LOCATION FORCOMMUNITY COMMERCIALUSES

ORANGE INDICATESRESIDENTIAL FLATBUILDING


CONTEXTPrecinct Plan

14

MODE DOCUMENT NAME

The subject site is within the Bonar Street Precinct as identified in the Rockdale Development Control Plan 2011.

The precinct proposes a number of dynamic changes to the exisiting (industrial) fabric of this area with a primary emphasis on staged transformational change into a medium to high density residential precinct.

The precinct plan identifies ares to be redeveloped as open space, public roads and areas of active frontage.

This diagram proposes built form opportunities that may be possible subject to site amalgamation, and particularly emphasise where ther is a preference for the built form to address key frontages and corners.

The existing LEP Floor space ratio

0.5

0.5

2

2

2

1

111

1

0.6

1.8

0.6

1.8

3.1

0.5

CONTEXTLocal Envrionment Plan

15

MODEDOCUMENT NAME

PARK

SUBJECT SITE

VEHICULAR ACCESS

PEDESTRIAN ACCESS

PEDESTRIAN ACCESS

63-69 BONAR STREET

7 WOLLONGONG STREET

11 WOLLONGONG STREET

CENTRAL SQUARE

45 BONAR STREET

16

MODE DOCUMENT NAME

9am, 22 JUNE 12pm, 22 JUNE 3pm, 22 JUNE

9am, 22 JUNE 12pm, 22 JUNE 3pm, 22 JUNE

OVERSHADOWING

6 BIDJIGAL BALCONY SHADOWING

17

MODEDOCUMENT NAME

BUILDING ENVELOPE; SETBACKS AND RELATIVE LEVELS

BUILDING ENVELOPE; EXISTING AND PROPOSED OUTLINES

18

MODE DOCUMENT NAME

BUILDING ENVELOPE

BUILDING ENVELOPE; EXISTING AND PROPOSED OUTLINES

19

MODEDOCUMENT NAME

20

MODE DOCUMENT NAME

APPENDIX

21

MODEDOCUMENT NAME

22

MODE DOCUMENT NAME

SEAT (W

BSE)

SEAT (SSE)

SEAT (SSE)

TABLE SETTING

(TSD/A)

TABLE SETTING

(TSD/A)

SEAT (W

BSE)

north

TABL

E SE

TTIN

G(T

SD/A

)

TABL

E SE

TTIN

G(T

SD/A

)

TABL

E SE

TTIN

G(T

SD/A

)

TABL

E SE

TTIN

G(T

SD/A

)

(CCQ)

10.28

5.49

TEL

BEGA 8085

BEGA 8085

BEGA 8085

BEGA 8085

+9.00

+8.80

+8.45

+8.65

+9.10

J5000M AS4685

J2401 AS4685

J3503(Z11-3500) AS4685

J2591 AS4685

J45335 AS4685

J479 AS4685

J2825 AS4685

J2825 AS4685

J2871 AS4685

J2871 AS4685

J2871 AS4685

SEAT

(WBS

E)

RAMP 1:14

RL 8.50

RL 7.50

RAMP 1:14

35.00

48.50

17.50

RL 10.20

RL 5.70

SITE B

OUNDARY - EXTEN

T OF 'ST

AGE ONE'

COMMUNITY PARK W

ORKS

MAX 1:20

MAX 1:20

STREET

BON

AR

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

BEGA 7960

SEAT (S

SE)

SEAT (S

SE)

SEAT (S

SE)

SEAT (S

SE)

SEAT (SSE)

SEAT (SSE)

(WBE) (WBE) (WBE)

Uc

Uc

Uc

Uc

Uc

Li

Li

Li

Li

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

as

SEAT

(WBS

E)

RL 8.30

+8.10

8.35+

POLE 1POLE 2

POLE 3

POLE 4

POLE 5

POLE 6

POLE 7

POLE 8

POLE 9

POLE 10

8.10+

+8.45

+8.50

Uu

Uu

Uu

Uu

Uu

Uu

Uu

PAVING DETAIL - STONE 'Type P1'Stylestone 40'Dromana Grey' honed Þnish 400mm x 400mm Header/ Banding(REFER TO DETAIL AND SPECIFICATION)

POLE TOP LUMINAIRE. BEGA 7960.(REFER TO SPECIFICATION)

SEATING.TOWN & PARK FURNITURE SSE/SS/A/AR3/LOG02 x 2.0m.(REFER TO SPECIFICATION)

PUBLIC DOMAIN TABLE & BENCH SETTING.TOWN & PARK FURNITURE TSD/SS/WA x 2.0m.(REFER TO SPECIFICATION)

RUBBISH BIN'Emerdyn' WBE em224(REFER TO SPECIFICATION)

ELECTRIC BBQ. CHRISTIE PARKSAFECCQ twin cooktop, triple module.(REFER TO SPECIFICATION)

SHELTER.FLEETWOOD URBAN 'TARGA'(REFER TO SPECIFICATION)

IN-SITU CONCRETE STEPS(REFER TO DETAIL AND SPECIFICATION)

FLUSH CONCRETE EDGE(REFER TO DETAIL AND SPECIFICATION)

STABLISED DECO. GRANITE PAVING(REFER TO DETAIL AND SPECIFICATION)

IN-SITU CONCRETE STEPS(REFER TO DETAIL AND SPECIFICATION)

FLUSH CONCRETE EDGE(REFER TO DETAILS AND SPECIFICATION)

FLUSH CONCRETE EDGE(REFER TO DETAIL AND SPECIFICATION)

PAVING DETAIL - STONE 'Type P1'Stylestone 40'Dromana Grey' honed Þnish 300mm x 300mm Diamond pattern(REFER TO DETAIL AND SPECIFICATION)

TACTILES(REFER TO SPECIFICATION)

TACTILES(REFER TO SPECIFICATION)

PLAYGROUND EQUIPMENT AND FURNITURE(REFER TO SPECIFICATION)

SHADE STRUCTURE(REFER TO SPECIFICATION)

PLAYGROUND FENCING AND GATES(REFER TO SPECIFICATION)

PLAYGROUND SOFTFALL(REFER TO SPECIFICATION)

RECYCLED AGGREGATE CONCRETE PAVING - 'Type P5'(REFER TO DETAILS)

MASS PLANTING SCHEDULE B(REFER TO DETAIL, SCHEDULE & SPECIFICATION)

MASS PLANTING GRASSES(REFER TO DETAIL, SCHEDULE & SPECIFICATION)

TREE PLANTING(REFER TO DETAIL, SCHEDULE & SPECIFICATION)

SHRUB PLANTING(REFER TO DETAIL, SCHEDULE & SPECIFICATION)

MASS PLANTING SCHEDULE A(REFER TO DETAIL, SCHEDULE & SPECIFICATION)

PAVING DETAIL - STONE 'Type P1'Stylestone 40'Colour to be determined' honed Þnish 300mm x 300mm Diamond pattern(REFER TO DETAIL AND SPECIFICATION)

RECYCLED AGGREGATE CONCRETE PAVING - 'Type P5'(REFER TO DETAILS)

BONAR STREET STAGE TWO COMMUNITY PARKLAND

SCALE:

DATE:

DWG:ISSUE:LANDSCAPE PLAN

BONAR STREET STAGE TWO COMMUNITY PARKLAND

IS0085PC1

north

0 5 10m11:100 @ B1

MASS PLANTING GRASSES (235m2)(Poa poiformis 'Courtney') @ 0.3m spacing

MASS PLANTING (350m2)(REFER TO SCHEDULE B)

MASS PLANTING (170m2)(REFER TO SCHEDULE A)

KEY

STABLISED DECO. GRANITE PAVING(REFER TO DETAIL AND SPECIFICATION)

23.31 EXISTING LEVELS (INDICATIVE)

PROPOSED LEVELS (INDICATIVE)+ 29.00

UNIT PAVING 'TYPE P1'(REFER TO DETAIL AND SPECIFICATION)

EXTENT OF SAND SOFTFALL(REFER TO SPECIFICATION)

EXTENT OF WETPOUR SOFTFALL(REFER TO SPECIFICATION)

'ECOLOC' PAVING(REFER TO DETAIL SPECIFICATION)

SEPTEMBER 2012

Al t d ACN

AvenuePh/ Fax : +61 2 www.isthmus.com.auEmail:[email protected]

9528

i s t h m u s p t y 21 Central

4903

107 362 149

Como 2226

MULCH (DEPTH 75mm). FORM SHALLOW DISH TO BASE OF EACH PLANT.

NATIVE MASS PLANTING NTSNOT FOR CONSTRUCTION

SPREAD IMPORTED SOILCONDITIONER TO DEPTHOF 100MM (AS4454).

150mm PLANTS AS SPECIFIED. REFER TO PLANT SCHEDULE AND SPEC. FOR PLANTING DENSITIES.

CULTIVATE SUBGRADETO DEPTH OF 200mm.

INSTALL AND BACKFILLWITH IMPORTED SOILCONDITIONER.

PLANTS AS SPECIFIED.REFER TO LANDSCAPE PLAN FOR LOCATIONS.

GARDEN BED PLANTING NTSNOT FOR CONSTRUCTION

CULTIVATE ORGANIC GARDEN MIX (4419) TO EXISTING SOIL TO A DEPTH OF 300mm.

TOP OF ROOT BALL TOBE FLUSH WITH FINISHEDGRADE OF GARDEN SOIL.

RIP SUBGRADE TO MIN. DEPTH OF 100mm.

MULCH (AS4454) (DEPTH 75mm). FORM SHALLOW DISH TO BASE OF PLANT / TREE.

MIN.100MM COMPACTED ROADBASETO ENG. SPECIFICATION.

DECOMPOSED GRANITE PAVING NTSNOT FOR CONSTRUCTION

COMPACTED SUBGRADE

COMPACTED DECOMPOSED GRANITE PAVING. MIN 40MM. COLOUR GOLD FALL MIN. 1:100

RIP SUBGRADE TO MIN. DEPTH OF 100mm.

EXCAVATE EXISTING SOIL TO A DEPTH EQUIVALENT TO DEPTHOF ROOT BALL AND MIN. 3 X WIDTHOF ROOT BALL.

TREE AS SPECIFIED.REFER TO LANDSCAPE PLAN FOR LOCATIONS.

TOP OF ROOT BALL TOBE FLUSH WITH FINISHEDGRADE OF GARDEN SOIL.

HARDWOOD STAKES (50X50X1800mm)

HESSIAN TIE - TIED IN 'FIGURE-8' AND STAPLED TO STAKES

TREE PLANTING NTSNOT FOR CONSTRUCTION

MULCH (AS4454) (DEPTH 75mm). FORM SHALLOW DISH TO BASE OF PLANT / TREE.

BACKFILL SOIL FOR DEPTH LESS THAN 300MMFROM TOP OF ROOT BALL .30% IMPORTED TOPSOIL (AS 4419)60% COARSE SAND10% ORGANIC MATTERLIGHT COMPACTION.DO NOT SPREAD OVER ROOTBALL

BACKFILL SOIL FOR DEPTH GREATER THAN 300MMFROM TOP OF ROOT BALL .40% IMPORTED TOPSOIL (AS 4419)60% COARSE SANDLIGHT COMPACTION.

Public Domain Elements

Wolli Creek and Bonar Street Precinct PDP 2009

Asphalt surface course (AC 5) 15mm

Asphalt subsurface course (AC 10) 30mm

Consolidated sub-base over DGB 100mm

Compacted subgrade

Crossfalls to engineers detail

Stone paving as specified Mortar 30mm

150mm concrete base toengineers details

SL72 mesh, centrally located toengineers detail

100mm compacted FCR toengineers detail

Compacted subrade toengineers detail

3mm nominal jointswith filling sand

as specified

10

01

50

30

Typical Section Paving Footpath

PAVING DETAIL - ASPHALT 1:20

PAVING DETAIL - STONE 1:20

97

FIGURE 4.14

FIGURE 4.15

NTSNOT FOR CONSTRUCTION

SECTION

PAVING - 'Type P1'

PUBLIC DOMAIN

Reproduced from 'Wolli Creek and Bonar Street Precinct - Public Domain Technical Manual - 2011'


SECTION

INSITU CONCRETE STEPS

PUBLIC DOMAIN


Wolli Creek and Bonar Street Precinct PDP May 2011

116

350

19

0

15

0

Number of treads varies

300

130

300

Paving to detail

Precast concrete stair modules to detail

Cast insitu concrete base stair to support precast stair modules to engineers detail

30mm mortar bed

Paving to detail

8mm sealant joint with backing rod at base of stairs

8mm sealant joint with backing rod at base of stairs

5mm chamfered edge on each stair module

Brick slot drain

5mm chamfered edge

Carborundum strip (see insert)

Tactile indicator to AS1428.4

Tactile indicator to AS1428.4

FALL 2% MAX

15

0

300

Reinforced insitu concretesteps over compacted

subgrade

8mm sealant jointwith backing rod

at top and bottomof stairs

Paving as specified(tactile indicator to

AS 1428.4) tooled, non-slip nosingto each tread

Subgrade to engineers detail

Tactile indicatorto AS 1428.4

PROVIDE JOINTS TO KERB AT 3M CTS.

175mmEXPOSED AGGREGATEFINISH TO EXPOSED SURFACE

COMPACTED BASECOURSEMATERIAL TO 75mm.

GARDEN AREA SOFTFALL

5mm RADIUS

FLUSH CONCRETE EDGE NTSNOT FOR CONSTRUCTION

300m

m

ShrubsAcacia myrtifolia Myrtle Wattle 1 28 150mm 1m

Banksia spinulosa Hairpin Banksia 0.9 28 150mm 1mCallistemon viminalis 'Little John' Weeping Bottlebrush 0.9 28 150mm 1mMelaleuca thymifolia Thyme Honey-myrtle 0.75 28 150mm 1mGroundcovers and ScramblersHardenbergia violacea False Sarsaparilla N/A 20 150mm 0.3mHibbertia scandens Golden Guinea Flower N/A 20 150mm 0.3mGrasses and AccentsDichelachne micrantha Plume Grass 1 160 150mm 0.3mDoryanthes excelsa Gymea Lily 1.5 35 25L 10mEchinopogon caespitosus Hedgehog Grass 1 160 150mm 0.3mImperata cylindrica var. major Blady Grass 1 160 150mm 0.3mMicrolaena stipoides Weeping Grass 0.3 160 150mm 0.3mPoa afÞnis Tussock Grass 1 160 150mm 0.3m

NOTES:1. SPACING TO BE TOTAL OF 3 PLANTS PER 1M2 FOR GOUNDCOVERS

AND GRASSES. 1 PLANT PER 3M2 FOR SHRUBS.2. DISTRIBUTE SPECIES EVENLY THROUGHOUT PLANTING AREA

TO THE SATISFACTION OF THE SUPERINTENDENT.3. TOTAL AREA = 350m2.

MASS PLANTING SCHEDULE B

B O

T A

N I

C A

L N

A M

E

C O

M M

O N

N

A M

E

M A

T U

R E

H E

I G

H T

(M

)

Q U

A N

T I

T Y

S I Z

E

S T

A K

I N G

NOTES:1. SPACING TO BE TOTAL OF 3 PLANTS PER 1M2 FOR GOUNDCOVERS

AND GRASSES. 2. DISTRIBUTE SPECIES EVENLY THROUGHOUT PLANTING AREA

TO THE SATISFACTION OF THE SUPERINTENDENT.3. TOTAL AREA = 170m2.

MASS PLANTING SCHEDULE A

B O

T A

N I

C A

L N

A M

E

C O

M M

O N

N

A M

E

M A

T U

R E

H E

I G

H T

(M

)

Q U

A N

T I

T Y

S I Z

E

S T

A K

I N G

Groundcovers and ScramblersHardenbergia violacea False Sarsaparilla N/A 80 150mm 0.3mHibbertia scandens Golden Guinea Flower N/A 80 150mm 0.3mGrasses and AccentsDichelachne micrantha Plume Grass 1 80 150mm 0.3m

Doryanthes excelsa Gymea Lily 1.5 35 25L 10mEchinopogon caespitosus Hedgehog Grass 1 80 150mm 0.3mImperata cylindrica var. major Blady Grass 1 80 150mm 0.3mMicrolaena stipoides Weeping Grass 0.3 80 150mm 0.3mPoa afÞnis Tussock Grass 1 80 150mm 0.3m

TreesUu Cupaniopsis anacardioides Tuckeroo 10 - 15m 3.5 - 6m 7 200L YESLi Lagerstroemia indica 'Yuma' Crepe Mrytle 3 - 5m 2.0 - 3.5m 4 200L YESUc Ulmus chinensis Chinese Elm 10 - 15m 6 - 10m 5 200L YES

Shrubsas Acmena smithii ‘Cherry Surprise’ Lillypilly 1.5 - 3m 1.5m 62 25L YES

Grasses and AccentsPoa poliformis'Courtney' Tussock Grass 0.6m 0.6m 780 150mm N/AB

O T

A N

I C

A L

N A

M E

C O

M M

O N

N

A M

E

M A

T U

R E

H E

I G

H T

(M

)

Q U

A N

T I

T Y

S I Z

E

S T

A K

I N G

PLANT SCHEDULE

M A

T U

R E

S P

R E

A D

(M

)Wolli Creek and Bonar Street Precinct PDP May 2011

106

100mm concrete to engineers detailsFinish - colour oxide as specified

- shotblast as specified

SL62 mesh centrally locatedto engineers detail

50mm granular beddingto engineers detail

Compacted subgrade toengineers detail


SECTION

RECYCLED AGGREGATE CONCRETE PAVING - 'Type P5'

PUBLIC DOMAIN


- Drawing is to be read in conjunction with speciÞcation.- Setout of play equipment, fencing and shade structure by VIVA Recreation.- Drawing and speciÞcation are not for construction.- Design is based on indicative levels and survey information.- Final design is subject to detailed topographic site survey.- Plant selection is subject to Sydney Airport Corporation Limited approval.

NOTES

APPENDIX 1 / PARK TO BE DELIVERED BY VILLAGE BUILDING COMPANY

23

MODEDOCUMENT NAME

APPENDIX 2 / SITE SURVEY AND EXISTING SERVICES

24

MODE DOCUMENT NAME

APPENDIX 3 / ADJACENT SITE 45 BONAR STREET

25

MODEDOCUMENT NAME

APPENDIX 4 / ADJACENT SITE - 7 WOLLONGONG STREET

26

MODE DOCUMENT NAME

APPENDIX 5 / ADJACENT SITE - 7-11 WOLLONGONG STREET

27

MODEDOCUMENT NAME

Suite 1.04 77 Dunning Ave Rosebery NSW 2018: 612 9318 9200 : 612 9318 9222 : www.bka.com.au :[email protected]

PROJECT #

DWG #

REVISION

DATE #

SCALE

DRAWN

CHKD

CLIENT

PROJECT

ADDRESS

ISSUE DATE REVISION

DWG

John Kavanagh Reg.5999

Bonar St precinct study

Vortex Constructions Pty. Ltd.

14003

SK 100Feb 2014

NTS

NC

JK B

63-69 Bonar St + 27 Booth St, ArncliffeResidential Development

DA Submission13/5/14AB 27/8/14 Revised submission to Council

Balcony20 sq m

Balcony18.8 sq m

Balcony4.1 sq mBalcony

14.7 sq m

Balcony8 sq m

Balcony8 sq m

Balcony12.4 sq m

Living/ Dining4000 x 6160

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

FEns

R

Balcony

F EnsKitchen

R

Balcony

Bath Ens

RStudy

F

R

Bed3000 x 3600

Bed3000 x 53003.4m2

Balcony

3.4m2Balcony Bed

3000 x 5300

Bed3000 x 3600

Ens3.9m2

Bath4.5m2

Bath4.5m2

Ens3.9m2

Bed3000 x 3600

Bed3000 x 53003.4m2

Balcony Ens3.9m2

Bath4.5m2

Bed3000 x 3600

Bed3000 x 53003.4m2

Balcony Ens3.9m2

Bath4.5m2

3.4m2Balcony Bed

3000 x 5300

Bed3000 x 3600

Bath4.5m2

Ens3.9m2

Bed3600 x 3000

Bed3600 x 3000

8m2

6.3m2Balcony6.5m2


Kitchen3000 x 2400

S5.2m3

Bed3600 x 4700

Bed2900 x 3600

4m34.5m3


Kitchen3760 x 2400

R

R

R

Study

S 3.7m3Bed3000 x 3600

Bed3000 x 53003.4m2

Balcony Ens3.9m2

Bath4.5m2

3.9m2

3360 x 2300

S 3m3


Roof to Stair 1

S 3m31.3m3

RR

Ldy

Bath4.5m2

Ens4.4m2

F

Kitchen3300 x 2500

Bed3000 x 4300

Bed3000 x 6050

S10m3

Stud

y

F

R

Courtyard20.2 sq m

Courtyard15.6 sq m

Courtyard11.3 sq m

Courtyard16.3 sq m

Courtyard14.9 sq m

Courtyard12.9 sq m

Courtyard16.3 sq m

Courtyard29.3 sq m

Courtyard68.1 sq m

Courtyard61.3 sq m

Courtyard30.5 sq m

R

WC

F

R

Ldy

WC

F

Ldy

F

Ldy

WC

Ldy

WC

F

Ldy

WC

F

Ldy

WC

F

CStair 3

Lift

F

S

F

RR

ServicesF

R

Study

Bath


4.6m2

F

Living/ Dining/ Kitchen

Bed

Bath

3600 x 6200

3000 x 3600

4.5m2

R

S4m3

S 2m3Living/ Dining/ Kitchen4045 x 6200

Bed4140 x 3500

Bath5.8m2

Ldy


Kitchen3500 x 2200

Ldy

Kitchen2200 x 3100


Bath4.5m2

S3.8m3

4.1m3

4000 x 5640

Bed4000 x 3600

Ldy

Bath4.5m2

S2m3

F


Bed3000 x 3600

R

Kitchen2900 x 2300 Bath

5.1m2Kitchen3350 x 2550

Bed3000 x 3600

S6.8m3

Living/ Dining/ Kitchen4000 x 5640

Bed4000 x 3600

Ldy

Bath4.5m2

S2m3

Ldy

Bath4.5m2

Ens4.4m2


F

Kitchen3300 x 2500

Kitchen2500 x 2600

Kitchen2500 x 2600

Kitchen2500 x 2600

Kitchen

Kitchen2500 x 2600

Kitchen2500 x 2600

2200

2000

Basement line below

2255

Residential flat buildingEntry

Ldy

Living/ Dining/ Kitchen

Ldy

S1.5m3

S1.5m3

S1.5m3

Stair 1

Bed3000 x 4300

Bed3000 x 6050

S5.1m3

F

Study

R R

Bath4.8m2

Ens4.9m2

Bed3000 x 4300

Bed3000 x 6050

Study

LdyS7m3

Study

Ldy S4.3m3

void

1.8m high timber batten & masonary fence to all couryards

Balcony9.1 sq m Balcony

6.9 sq m

void

2700Street

Widening

5000

3000

5000Street Setback Side Setback

Upto 3 Storeys

6000

Side

Set

back

Street Setback

New

bou

ndar

y 37

223

Boundary 67257

Boun

dary

207

20

Boundary 53678

Boun

dary

174

05

Boundary 13715

BDA301

BDA301

ADA300

ADA300

Exis

ting

boun

dary

372

10

Adja

cent

Bo

unda

ry

Adja

cent

Bo

unda

ry

Adja

cent

Bo

unda

ry

Adja

cent

Bo

unda

ry

Adja

cent

Bo

unda

ry

Adjacent Boundary

5000Balcony18m2


Kitchen3090 x 2200

F

S7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns

4.7m2

Bath5m2

R

R

Balcony18m2


Kitchen3090 x 2200

F

S 7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns4.7m2

Bath5m2

R

R

Balcony18m2


Kitchen3090 x 2200

F

S 7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns4.7m2

Bath5m2

R

R

Balcony18m2


Kitchen3090 x 2200

F

S7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns

4.7m2

Bath5m2

R

R

Balc

ony

Livi

ng/ D

inin

g

Kitchen

F

Bed

R R

S

Ens

3.9m

2 Bath

4.8m

2

Ldy

Bed

Study

CLi

ftW

aste

R

oom

CLi

ft

Was

te

Roo

m

Balcony


Kitchen2200 x 3200F

Bed

R

R

S2.2m3

Ens3.9m2

Bath4.8m2

Ldy 4600 x 3600Bed

7550 x 3000

Balcony18m2


Kitchen3090 x 2200

F

S 7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns4.7m2

Bath5m2

R

Balcony18m2


Kitchen3090 x 2200

F

S7.6m2

Bed3600 x 3000

Bed3600 x 3000

LdyEns

4.7m2

Bath5m2

R

R

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

Bed

BedBalcony

Balcony Bed

Bed

Ens

Bath

Ens

Bed

BedBalcony EnsBath

Bed

BedBalcony EnsBath

Balcony Bed

BedBath

Ens

R

R

R

Study

S 3.7m3

R

R

R

Study

S 3.7m3

Balcony Bed

BedBath

Ens

PROPOSED DEVELOPMENT63-69 BONAR STREET

Site Plan1:500 @A31

View from Booth street2

2

Glass blocksCorner Element 25 Booth Street

Further study has been conducted to investigate the potential development for 10 Bidjigal Street (currently occupied by Jetmaster Fireplace).

This indicative solution demonstrate that it is possible to resolve the interface between the two sites to produce a building that a) sits comfortably with the subject proposal b) Allows a strong architectural expression to the cornerc) provide a strong urban design streetscaped) reinforce a transition in scale for the changed in the zoning

Strong corner architectural expression

Stro

ng a

rchi

tect

ural

stre

et rh

ythm

21m height limitStepping scale

12m height limitStepping scale

Stepping scale

Carefulplanning of

corner toensure good

visual andacoustic

privacy(SEPP65

compliant)

Indicativesolution only

SUBJECT SITE

Terraces alongBonar Street

Indicative solution only

APPENDIX 6 / ADJACENT SITE - 63-69 BONAR STREET, 27 BOOTH STREET

Government & Nonprofit

Planning proposal Appendix 1 - Urban Context Report