Planning proposal Appendix 1 - Urban Context Report

Introduction5
Location 7
Context9
Overshadowing15
Building Envelope 17
Appendix;
Adjacent Site: Wollongong St
Adjacent Site: Bonar St

CONTENTS
3
MODEDOCUMENT NAME

PACIFICHWY
PACIFIC
HW
Y
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.
INTRODUCTION
The 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 WITH
THE 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.
CONTEXT
Networks
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 FOR
COMMUNITY COMMERCIAL
USES
ORANGE INDICATES
RESIDENTIAL FLAT
BUILDING
CONTEXT
Precinct 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
CONTEXT
Local 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

22
MODE DOCUMENT NAME
SEAT
(W
BSE)
SEAT
(SSE)
SEAT
(SSE)
TABLESETTIN
G
(TSD/A
)
TABLESETTIN
G
(TSD/A
)
SEAT
(W
BSE)
north
TABLESETTING(TSD/A)
TABLESETTING(TSD/A)
TABLESETTING(TSD/A)
TABLESETTING(TSD/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(W
BSE)
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
BOUNDARY
- EXTENT
OF 'STAGE ONE' COMMUNITY
PARK W
ORKS
MAX
1:20
MAX
1:20
STREET
BONAR
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
(SSE)
SEAT
(SSE)
SEAT
(SSE)
SEAT
(SSE)
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(W
BSE)
RL 8.30
+8.10
8.35+
POLE 1
POLE 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.
PUBLIC DOMAIN TABLE BENCH SETTING.
TOWN PARK FURNITURE
TSD/SS/WA x 2.0m.
RUBBISH BIN
'Emerdyn' WBE em224
ELECTRIC BBQ. CHRISTIE PARKSAFE
CCQ twin cooktop, triple module.
SHELTER.
FLEETWOOD URBAN 'TARGA'
IN-SITU CONCRETE STEPS
FLUSH CONCRETE EDGE
STABLISED DECO. GRANITE PAVING
IN-SITU CONCRETE STEPS
FLUSH CONCRETE EDGE
(REFER TO DETAILS AND SPECIFICATION)
FLUSH CONCRETE EDGE
Stylestone 40
'Dromana Grey' honed Þnish 300mm x 300mm Diamond pattern
TACTILES
TACTILES
PLAYGROUND EQUIPMENT AND FURNITURE
SHADE STRUCTURE
PLAYGROUND FENCING AND GATES
PLAYGROUND SOFTFALL
RECYCLED AGGREGATE CONCRETE PAVING - 'Type P5'
(REFER TO DETAILS)
MASS PLANTING SCHEDULE B
(REFER TO DETAIL, SCHEDULE SPECIFICATION)
MASS PLANTING GRASSES
TREE PLANTING
SHRUB PLANTING
MASS PLANTING SCHEDULE A
Stylestone 40
'Colour to be determined' honed Þnish 300mm x 300mm Diamond pattern
(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
23.31
EXISTING LEVELS (INDICATIVE)
PROPOSED LEVELS (INDICATIVE)+ 29.00
UNIT PAVING 'TYPE P1'
EXTENT OF SAND SOFTFALL
EXTENT OF WETPOUR SOFTFALL
'ECOLOC' PAVING
(REFER TO DETAIL SPECIFICATION)
SEPTEMBER 2012
Altd ACN
Avenue
Ph/Fax:+612 www.isthmus.com.au
Email:landscape@isthmus.com.au
9528
isthmus pty
21 Central
4903
107362149
Como 2226
MULCH (DEPTH 75mm). FORM
SHALLOW DISH TO BASE OF
EACH PLANT.
NATIVE MASS PLANTING NTS
NOT FOR CONSTRUCTION
SPREAD IMPORTED SOIL
CONDITIONER TO DEPTH
OF 100MM (AS4454).
150mm PLANTS AS SPECIFIED.
REFER TO PLANT SCHEDULE AND
SPEC. FOR PLANTING DENSITIES.
CULTIVATE SUBGRADE
TO DEPTH OF 200mm.
INSTALL AND BACKFILL
WITH IMPORTED SOIL
CONDITIONER.
PLANTS AS SPECIFIED.
REFER TO LANDSCAPE
PLAN FOR LOCATIONS.
GARDEN BED PLANTING NTS
CULTIVATE ORGANIC GARDEN
MIX (4419) TO EXISTING SOIL TO
A DEPTH OF 300mm.
TOP OF ROOT BALL TO
BE FLUSH WITH FINISHED
GRADE 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 ROADBASE
TO ENG. SPECIFICATION.
DECOMPOSED GRANITE PAVING NTS
COMPACTED SUBGRADE
COMPACTED DECOMPOSED GRANITE
PAVING. MIN 40MM. COLOUR GOLDFALL MIN. 1:100
RIP SUBGRADE TO MIN.
DEPTH OF 100mm.
EXCAVATE EXISTING SOIL TO A
DEPTH EQUIVALENT TO DEPTH
OF ROOT BALL AND MIN. 3 X WIDTH
OF ROOT BALL.
TREE AS SPECIFIED.
REFER TO LANDSCAPE
PLAN FOR LOCATIONS.
TOP OF ROOT BALL TO
BE FLUSH WITH FINISHED
GRADE OF GARDEN SOIL.
HARDWOOD STAKES
(50X50X1800mm)
HESSIAN TIE - TIED IN
'FIGURE-8' AND STAPLED
TO STAKES
TREE PLANTING NTS
MULCH (AS4454) (DEPTH 75mm).
FORM SHALLOW DISH TO BASE
OF PLANT / TREE.
BACKFILL SOIL FOR DEPTH LESS THAN 300MM
FROM TOP OF ROOT BALL .
30% IMPORTED TOPSOIL (AS 4419)
60% COARSE SAND
10% ORGANIC MATTER
LIGHT COMPACTION.
DO NOT SPREAD OVER ROOTBALL
BACKFILL SOIL FOR DEPTH GREATER THAN 300MM
FROM TOP OF ROOT BALL .
40% IMPORTED TOPSOIL (AS 4419)
60% COARSE SAND
LIGHT COMPACTION.
Wolli Creek and Bonar Street Precinct PDP 2009
Asphalt surface course (AC 5) 15mm
Asphalt subsurface course (AC 10) 30mm
Stone paving as specified Mortar 30mm
150mm concrete base to
engineers details
SL72 mesh, centrally located to
engineers detail
100mm compacted FCR to
engineers detail
Compacted subrade to
engineers detail
3mm nominal joints
with filling sand
as specified
10015030
Typical Section Paving Footpath
PAVING DETAIL - STONE 1:20
FIGURE 4.14
NTS
SECTION
PAVING - 'Type P1'
PUBLIC DOMAIN
Reproduced from 'Wolli Creek and Bonar Street Precinct - Public Domain Technical Manual - 2011'
NTS
SECTION
INSITU CONCRETE STEPS
PUBLIC DOMAIN
Wolli Creek and Bonar Street Precinct PDP May 2011
116
350
190
150
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
150
300
Reinforced insitu concrete
steps over compacted
subgrade
8mm sealant joint
with backing rod
at top and bottom
of stairs
Paving as specified
(tactile indicator to
AS 1428.4) tooled, non-slip nosing
to each tread
Subgrade to engineers detail
Tactile indicator
to AS 1428.4
PROVIDE JOINTS TO
KERB AT 3M CTS.
175mm
EXPOSED AGGREGATE
FINISH TO EXPOSED SURFACE
COMPACTED BASECOURSE
MATERIAL TO 75mm.
GARDEN AREA SOFTFALL
5mm RADIUS
FLUSH CONCRETE EDGE NTS
300mm
Shrubs
Acacia myrtifolia Myrtle Wattle 1 28 150mm 1m
Banksia spinulosa Hairpin Banksia 0.9 28 150mm 1m
Callistemon viminalis 'Little John' Weeping Bottlebrush 0.9 28 150mm 1m
Melaleuca thymifolia Thyme Honey-myrtle 0.75 28 150mm 1m
Groundcovers and Scramblers
Hardenbergia violacea False Sarsaparilla N/A 20 150mm 0.3m
Hibbertia scandens Golden Guinea Flower N/A 20 150mm 0.3m
Grasses and Accents
Dichelachne micrantha Plume Grass 1 160 150mm 0.3m
Doryanthes excelsa Gymea Lily 1.5 35 25L 10m
Echinopogon caespitosus Hedgehog Grass 1 160 150mm 0.3m
Imperata cylindrica var. major Blady Grass 1 160 150mm 0.3m
Microlaena stipoides Weeping Grass 0.3 160 150mm 0.3m
Poa 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
BOTANICALNAME
COMMONNAME
MATUREHEIGHT(M)
QUANTITY
SIZE
STAKING
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
BOTANICALNAME
COMMONNAME
MATUREHEIGHT(M)
QUANTITY
SIZE
STAKING
Groundcovers and Scramblers
Hardenbergia violacea False Sarsaparilla N/A 80 150mm 0.3m
Hibbertia scandens Golden Guinea Flower N/A 80 150mm 0.3m
Grasses and Accents
Dichelachne micrantha Plume Grass 1 80 150mm 0.3m
Doryanthes excelsa Gymea Lily 1.5 35 25L 10m
Echinopogon caespitosus Hedgehog Grass 1 80 150mm 0.3m
Imperata cylindrica var. major Blady Grass 1 80 150mm 0.3m
Microlaena stipoides Weeping Grass 0.3 80 150mm 0.3m
Poa afÞnis Tussock Grass 1 80 150mm 0.3m
Trees
Uu Cupaniopsis anacardioides Tuckeroo 10 - 15m 3.5 - 6m 7 200L YES
Li Lagerstroemia indica 'Yuma' Crepe Mrytle 3 - 5m 2.0 - 3.5m 4 200L YES
Uc Ulmus chinensis Chinese Elm 10 - 15m 6 - 10m 5 200L YES
Shrubs
as Acmena smithii ‘Cherry Surprise’ Lillypilly 1.5 - 3m 1.5m 62 25L YES
Grasses and Accents
Poa poliformis'Courtney' Tussock Grass 0.6m 0.6m 780 150mm N/A
BOTANICALNAME
COMMONNAME
MATUREHEIGHT(M)
QUANTITY
SIZE
STAKING
PLANT SCHEDULE
MATURESPREAD(M)
Wolli Creek and Bonar Street Precinct PDP May 2011
100mm concrete to engineers details
Finish - colour oxide as specified
- shotblast as specified
SL62 mesh centrally located
to engineers detail
50mm granular bedding
to engineers detail
Compacted subgrade to
engineers detail
NTS
SECTION
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 :bka@bka.com.au
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 100
Feb 2014
NTS
NC
JK B
63-69 Bonar St + 27 Booth St, Arncliffe
Residential Development
DA Submission13/5/14A
B 27/8/14 Revised submission to Council
Balcony
20 sq m
Balcony
18.8 sq m
Balcony
4.1 sq mBalcony
14.7 sq m
Balcony
8 sq m
Balcony
8 sq m
Balcony
12.4 sq m
Living/ Dining
4000 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
F
Ens
R
Balcony
F Ens
Kitchen
R
Balcony
Bath Ens
R
Study
F
R
Bed
3000 x 3600
Bed
3000 x 53003.4m2
Balcony
3.4m2
Balcony Bed
3000 x 5300
Bed
3000 x 3600
Ens
3.9m2
Bath
4.5m2
Bath
4.5m2
Ens
3.9m2
Bed
3000 x 3600
Bed
3000 x 53003.4m2
Balcony
Ens
3.9m2
Bath
4.5m2
Bed
3000 x 3600
Bed
3000 x 53003.4m2
Balcony
Ens
3.9m2
Bath
4.5m2
3.4m2
Balcony Bed
3000 x 5300
Bed
3000 x 3600
Bath
4.5m2
Ens
3.9m2
Bed
3600 x 3000
Bed
3600 x 3000
8m2
6.3m2
Balcony
6.5m2
Living/ Dining
4200 x 6920
Kitchen
3000 x 2400
S
5.2m3
Bed
3600 x 4700
Bed
2900 x 3600
4m3
4.5m3
Living/ Dining
5300 x 6160
Kitchen
3760 x 2400
R
R
R
Study
S 3.7m3
Bed
3000 x 3600
Bed
3000 x 53003.4m2
Balcony
Ens
3.9m2
Bath
4.5m2
3.9m2
3360 x 2300
S 3m3
Living/ Dining
5300 x 6160
Roof to
Stair 1
S 3m3
1.3m3
RR
Ldy
Bath
4.5m2
Ens
4.4m2
F
Kitchen
3300 x 2500
Bed
3000 x 4300
Bed
3000 x 6050
S
10m3
Study
F
R
Courtyard
20.2 sq m
Courtyard
15.6 sq m
Courtyard
11.3 sq m
Courtyard
16.3 sq m
Courtyard
14.9 sq m
Courtyard
12.9 sq m
Courtyard
16.3 sq m
Courtyard
29.3 sq m
Courtyard
68.1 sq m
Courtyard
61.3 sq m
Courtyard
30.5 sq m
R
WC
F
R
Ldy
WC
F
Ldy
F
Ldy
WC
Ldy
WC
F
Ldy
WC
F
Ldy
WC
F
C
Stair 3
Lift
F
S
F
RR
ServicesF
R
Study
Bath
Living/ Dining
4000 x 6750
4.6m2
F
Living/ Dining/
Kitchen
Bed
Bath
3600 x 6200
3000 x 3600
4.5m2
R
S
4m3
S 2m3
Living/ Dining/
Kitchen
4045 x 6200
Bed
4140 x 3500
Bath
5.8m2
Ldy
Living/ Dining
5920 x 5410
Kitchen
3500 x 2200
Ldy
Kitchen
2200 x 3100
Living/ Dining
4500 x 5700
Bath
4.5m2
S
3.8m3
4.1m3
4000 x 5640
Bed
4000 x 3600
Ldy
Bath
4.5m2
S
2m3
F
Living/ Dining
4000 x 6000
Bed
3000 x 3600
R
Kitchen
2900 x 2300
Bath
5.1m2
Kitchen
3350 x 2550
Bed
3000 x 3600
S
6.8m3
Living/ Dining/
Kitchen
4000 x 5640
Bed
4000 x 3600
Ldy
Bath
4.5m2
S
2m3
Ldy
Bath
4.5m2
Ens
4.4m2
Living/ Dining
5300 x 6800
F
Kitchen
3300 x 2500
Kitchen
2500 x 2600
Kitchen
2500 x 2600
Kitchen
2500 x 2600
Kitchen
Kitchen
2500 x 2600
Kitchen
2500 x 2600
2200
2000
Basement line
below
2255
Residential flat building
Entry
Ldy
Living/ Dining/
Kitchen
Ldy
S
1.5m3
S
1.5m3
S
1.5m3
Stair 1
Bed
3000 x 4300
Bed
3000 x 6050
S
5.1m3
F
Study
R R
Bath
4.8m2
Ens
4.9m2
Bed
3000 x 4300
Bed
3000 x 6050
Study
Ldy
S
7m3
Study
Ldy S
4.3m3
void
1.8m high timber batten
masonary fence to all
couryards
Balcony
9.1 sq m
Balcony
6.9 sq m
void
2700
Street
Widening
5000
3000
5000
Street Setback
SideSetback
Upto3Storeys
6000
SideSetback
Street Setback
Newboundary37223
Boundary 67257
Boundary20720
Boundary 53678
Boundary17405
Boundary 13715
B
DA301
B
DA301
A
DA300
A
DA300
Existingboundary37210
Adjacent
Boundary
Adjacent
Boundary
Adjacent
Boundary
Adjacent
Boundary
Adjacent
Boundary
Adjacent
Boundary
5000
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
R
R
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S 7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
R
R
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S 7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
R
R
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
R
R
Balcony
Living/Dining
Kitchen
F
Bed
R
R
S
Ens
3.9m2
Bath
4.8m2
Ldy
Bed
Study
C
Lift
Waste
Room
CLift
Waste
Room
Balcony
Living/ Dining
6300 x 4000
Kitchen
2200 x 3200F
Bed
R
R
S
2.2m3
Ens
3.9m2
Bath
4.8m2
Ldy
4600 x 3600
Bed
7550 x 3000
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S 7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
R
Balcony
18m2
Living/ Dining
6300 x 5200
Kitchen
3090 x 2200
F
S7.6m2
Bed
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
4.7m2
Bath
5m2
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
Ens
Bath
Bed
BedBalcony
Ens
Bath
Balcony Bed
Bed
Bath
Ens
R
R
R
Study
S 3.7m3
R
R
R
Study
S 3.7m3
Balcony Bed
Bed
Bath
Ens
PROPOSED DEVELOPMENT
63-69 BONAR STREET
Site Plan
1:500 @A3
1
View from Booth street
2
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 corner
c) provide a strong urban design streetscape
d) reinforce a transition in scale for the changed in the zoning
Strong corner architectural expression
Strongarchitecturalstreetrhythm
21m height limit
Stepping scale
12m height limit
Stepping scale
Stepping scale
Careful
planning of
corner to
ensure good
visual and
acoustic
privacy
(SEPP65
compliant)
Indicative
solution only
SUBJECT SITE
Terraces along
Bonar Street
Indicative
solution only
APPENDIX 6 / ADJACENT SITE - 63-69 BONAR STREET, 27 BOOTH STREET

Planning proposal Appendix 1 - Urban Context Report

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Planning proposal Appendix 1 - Urban Context Report