5.1 Urban Design Response - Hobsons Bay City Council … THE SITE NOTIONAL EDGE OF RESIDENTIAL PRECINCT. NOTIONAL EDGE OF INDUSTRIAL PRECINCT. INDUSTRIAL RESIDENTIAL USE & FORM OBJECTIVE

32 • Development Plan

The site’s attributes lend support to significant urban renewal.

The site lacks permeability and has limited aesthetic value within its former industrial building stock. The Development Plan seeks to address urban renewal of this site with core urban design principles that will achieve the vision for the site.

The site sits outside the established residential typology of Williamstown and presents a significant opportunity for higher density residential development responsive to its unique setting. A key direction of the Development Plan is to achieve a “transition” across the site, including:

• Building heights transitioning east to west, with higher forms to Kanowna Street

• Building heights transitioning down from north to south along Kanowna Street, and

• Building heights transitioning from the centre of the site, to existing streetscapes.

5.1 Urban Design ResponseThe urban design response has been derived from detailed consideration of the site’s context, and opportunities to enhance the public realm.

Assessment of surrounding built form, heritage context, site interfaces, street network, and key views and vistas have identified the following urban design opportunities:

• Extend the Nelson Place streetscape treatment to Kanowna Street

• Promote urban links to Point Gellibrand

• Extension of the street network into site

• Creation of a pedestrian connection between Nelson Place and Aitken Street

• Significantly improve the connectivity from Ann Street through to Kanowna Street via two proposed paths, utilising Aitken Street, and a new proposed east–west connector road

• Reflect the industrial form of the Williamstown waterfront

• Enhance prominence of corner buildings, and protect heritage significance where appropriate through application of setbacks and innovative design

• Utilise opportunities for increased height through a contextual design

• Facilitate significant improvement to the pedestrian realm

• Redevelopment of the southern edge of the site to a scale which provides an appropriate transition to the existing residential scale

• Protection of residents amenity through high quality building design and acoustic mitigation measures

• Vista’s to Port Phillip Bay and existing open space reserves, and

• Potential to unlock the site to make significant contributions to the public realm.

Transition

THE SITE

NOTIONAL EDGE OF RESIDENTIAL PRECINCT.

NOTIONAL EDGE OF INDUSTRIAL PRECINCT.

INDUSTRIAL

RESIDENTIAL

USE & FORM OBJECTIVEURBAN CONTEXT REPORT

DESIGN RESPONSE

NELSON PLACE VILLAGE, WILLIAMSTOWNMARCH 2008

TRANSITION

1. TRANSITION from the site’s “ISLAND” land use from INDUSTRIAL to RESIDEN-TIAL.

2. The use of the site and surrounding area CHANGES from the residential precinct to the south-east, to retail and commercial precincts to the west of the site along Nelson Place. This flows onto the industrial precinct to the east end of Nelson Place and continues along the waterfront.

3. The Site transitions from DOMESTIC weatherboard dwellings to INDUSTRIAL brick and metal clad factory/warehouse type buildings, situated on and surround-ing the site.

4. The site is the transition between 1, 2 & 3 STOREY scaled dwellings of residential Williamstown to taller industrial buildings capable of housing dry-docked ships along the waterfront.

5. The TRANSITION from DETACHED and SEMI-DETACHED DWELLINGS with smaller site coverage to MORE DENSE attached INDUSTRIAL buildings with greater site coverage.

PORT PHILLIP BAY

THE SITE

THE SITE

NOTIONAL EDGE OF RESIDENTIAL PRECINCT.

NOTIONAL EDGE OF INDUSTRIAL PRECINCT.

INDUSTRIAL

RESIDENTIAL

USE & FORM OBJECTIVEURBAN CONTEXT REPORT

DESIGN RESPONSE

NELSON PLACE VILLAGE, WILLIAMSTOWNMARCH 2008

TRANSITION

1. TRANSITION from the site’s “ISLAND” land use from INDUSTRIAL to RESIDEN-TIAL.

2. The use of the site and surrounding area CHANGES from the residential precinct to the south-east, to retail and commercial precincts to the west of the site along Nelson Place. This flows onto the industrial precinct to the east end of Nelson Place and continues along the waterfront.

3. The Site transitions from DOMESTIC weatherboard dwellings to INDUSTRIAL brick and metal clad factory/warehouse type buildings, situated on and surround-ing the site.

4. The site is the transition between 1, 2 & 3 STOREY scaled dwellings of residential Williamstown to taller industrial buildings capable of housing dry-docked ships along the waterfront.

5. The TRANSITION from DETACHED and SEMI-DETACHED DWELLINGS with smaller site coverage to MORE DENSE attached INDUSTRIAL buildings with greater site coverage.

Urban Design Response

SITES CURRENTLY UNDER DEVELOPMENT

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OCEAN VISTASINCREASED STREET AMENITYNEW STREETS & VIEWS CORRIDORS

Development Plan • 33


Building Response Evolution

NELSON PLACE WILLIAMSTOWN© COPYRIGHTREPRODUCTION OF THE WHOLE OR PART OF THE DOCUMENT CONSTITUTES AN INFRINGEMENT OF COPYRIGHT. THE INFORMATION, IDEAS AND CONCEPTS CONTAINED IN THIS DOCUMENT IS/ARE CONFIDENTIAL. THE RECIPIENT(S) OF THIS DOCUMENT IS/ARE PROHIBITED FROM DISCLOSING SUCH INFORMATION, IDEAS AND CONCEPTS TO ANY PERSON WITHOUT PRIOR WRITTEN CONSENT OF THE COPYRIGHT HOLDER.

TOWN HOUSES

The town houses are to be three stories in height across the site to coincide with the existing height datum along Nelson Place. To ensure the urban grain of Williamstown is maintained, the town houses are broken down into modules that are consistent with residential character of this precinct. Larger plots are left for larger buildings.

The town houses are to be arranged around the vehicular network creating a cruxiform composition. This juxtapositioning allows for long boulevard type street that contain pedestrian walkways and extensive local vegetation.

DRAWING TITLE:

CONCEPT DIAGRAMSDATE: AUGUST 2010

NELSON PLACE WILLIAMSTOWN©

COPYRIGHTREPRODUCTION OF THE WHOLE OR PART OF THE DOCUMENT CONSTITUTES AN INFRINGEMENT OF COPYRIGHT. THE INFORMATION, IDEAS AND CONCEPTS CONTAINED IN THIS DOCUMENT IS/ARE CONFIDENTIAL. THE RECIPIENT(S) OF THIS DOCUMENT IS/ARE PROHIBITED FROM DISCLOSING SUCH INFORMATION, IDEAS AND CONCEPTS TO ANY PERSON WITHOUT PRIOR WRITTEN CONSENT OF THE COPYRIGHT HOLDER.

TOWN HOUSES

The town houses are to be three stories in height across the site to coincide with the existing height datum along Nelson Place. To ensure the urban grain of Williamstown is maintained, the town houses are broken down into modules that are consistent with residential character of this precinct. Larger plots are left for larger buildings.

The town houses are to be arranged around the vehicular network creating a cruxiform composition. This juxtapositioning allows for long boulevard type street that contain pedestrian walkways and extensive local vegetation.

DRAWING TITLE:


Town Houses• Placement of ‘Townhouse’ typologies along streets providing an urban edge which achieves a fine grain

urban design response

Town Houses and Apartments• Provide ‘apartment’ typologies in strategic locations which take into account site interfaces

• Buildings to provide an emphasis at the corner of Ann Street and Nelson Place through an innovative design response

• Higher building forms along the Kanowna Street edge responding to the open aspect of the street, Point Gelligrand Park and capturing views to Port Phillip Bay

• Allow development of higher building form where they avoid impacts on residential developments.


NELSON PLACE WILLIAMSTOWN©

COPYRIGHTREPRODUCTION OF THE WHOLE OR PART OF THE DOCUMENT CONSTITUTES AN INFRINGEMENT OF COPYRIGHT. THE INFORMATION, IDEAS AND CONCEPTS CONTAINED IN THIS DOCUMENT IS/ARE CONFIDENTIAL. THE RECIPIENT(S) OF THIS DOCUMENT IS/ARE PROHIBITED FROM DISCLOSING SUCH INFORMATION, IDEAS AND CONCEPTS TO ANY PERSON WITHOUT PRIOR WRITTEN CONSENT OF THE COPYRIGHT HOLDER.

BUILDING PLACEMENT

The larger sites need to be manipulated to ensure a sustainable development. Building 01 is relocated to the front of the site (the corner of Nelson Place and Ann Street) and is reduced in height from G+12 to G+6. This reduction is height is to maintain a reasonable height as this building is located in the most visible posi-tion viewed from Nelson Place. Building 02 is shifted southerly to the centre of the site. This has been done to ensure Nelson Place is not overcrowded with built mass, but rather maintains a 3 storey height datum. Building 02 has also been reduced in height from G+12 to G+8 to ensure maximum solar access to the exist-ing residential neighbourhood. Buildings 03 and 04 maintain their position however building 04 is reduced in height from G+12 to G+8 to graduate the height differentiation as its is located closer to the residential street of Cecil. Buildings 03 height of G+12 levels is maintained as this site (as well as Building 04) provides a fan-tastic opportunity for high quality residential apartments to boast vistas of Port Phillip Bay and back towards the city of Melbourne.

BUILDING 02 BUILDING 04

BUILDING 03 BUILDING 01

HEIGHT MASSING

The site naturally lies between two defined use zones, industrial to the north-east and residential to the south-west. Due to the stark contrast of use on either sides of the site, an overlap is generated and provides us with a unique opportunity to create a buffer for the residential precinct. This may be done through building mass and height to protect the residential amenity from industrial noise and visual access. Larger residential build-ing located to the north-east of the site to create a buzzer zone between the industrial site to the north-east and the residential precinct the south-west.

DRAWING TITLE:


Building Placement• Development to utilise building height opportunities balanced with gradual transitions in building form and

streetscape character

• Development to maintain a 3 storey streetscape character and explore opportunity to centrally locate and contain higher building forms

• The design response along Kanowna Street to provide a graduated transition in height

• Opportunity to mark the site with an appropriate design response at the corner of Anne Street and Nelson Place

• Opportunities for higher building forms to be located around the site and at non-sensitive interfaces

• Building height to transition between residential development patterns and non-residential building forms


PORT PHILLIP BAY

THE SITE

Height responsive to predominant residential heights on streets

Opportunities for location of higher building and areas of higher built form

Comparison between exisitng laneways and suburban streets to the proposed thouroughfairs on site

SITE CONTAMINATIONURBAN CONTEXT REPORTNELSON PLACE VILLAGE, WILLIAMSTOWNMARCH 2008

PORT PHILLIP BAY

THE SITE

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Building Height Response


5.2 Precinct OverviewThe Development Plan seeks to consider the recognised interfaces and opportunities of the site, and develop a well-founded urban design response. The Development Plan will create new public realm connections and streetscapes through the site, and provide areas of transition which consider neighbourhood character and amenity considerations.

The site’s size, irregular configuration and varying interfaces warrant a master planned response to achieve the vision. Planning and analysis has led to division of the site into 5 precincts.

Each precinct establishes building envelopes based on achieving identified urban design principles (Design Principles) for the site. In relation to each precinct the Development Plan seeks to balance consideration of site context, interfaces, development opportunities and the public realm.

.

THE SITE

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FORM 1. Provide a built form buffer to counteract the Tenix Buildings opposite.- Extend the dominant Nelson Place boundary hugging forms.- Provide access ways through the site at ground level to maintain visual clarity of Nelson Place built form.- Acknowledge and respond in a sympathetic yet innovative way to the adjacent heritage listed buildings.- Pedestrian interface at ground level to be semi-public in nature possibly requiring some oblique separation by either height or distance. 2. Complement the nature of the Ann Street 'village' fabric:- Reflect the dominant residential building height.- Transition the detached and semi-detached buildings to the dominant Nelson Place ribbon and wholistic Industrial developments.- Acknowledge and respond in a sympathetic yet innovative way to the adjacent heritage listed buildings.- Extend the street landscaping 3. Extend and complement the boulevard nature of Nelson Place into Kanowna Street through - The careful design and placement of street landscaping and hardscaping- Built form scaled to reflect the dominant adjacent heights. 4. Provide increased amenity to Aitken Street through the careful design of - off-street parking site access points;- building height to avoid excessive street shading;- inclusion of a footpath;- implement a lighting strategy;- landscape south side of Aitken to optimise solar access potential.

5. Provide amenity within the centre of the site while avoiding the reduction of amenity on the edges of the site.- building height to avoid excessive shading of plots within site;- building height to take advantage of distant views of Melbourne CBD and Port Melbourne.- landscaping to reflect broader Williamstown ‘backyard’ landscaping notion.

DESIGN RESPONSENELSON PLACE VILLAGE, WILLIAMSTOWNMARCH 2008

CECIL STREET

THE SITE

Precincts

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CECIL STREET

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CECIL STREET

FORM

PRECINCT 1 Provide a built form buffer to counteract the BAE site opposite and acknowledge and respond to the adjacent heritage listed buildings.

PRECINCT 2 Complement the nature of the Ann Street fabric and reflect the dominant residential building height.

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CECIL STREET

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CECIL STREET

PRECINCT 3 Extend and complement the boulevard nature of Nelson Place into Kanowna Street through the careful design and placement of street landscaping and appropriate built form response.

PRECINCT 4 Provide increased amenity to Aitken Street through the careful design of off-street parking site access points, building height to avoid excessive street shading, and provision of new public realm space.

CENTRAL PRECINCTProvide amenity within the centre of the site while avoiding the reduction of amenity on the edges of the site.


NELSON PLACE WILLIAMSTOWN© COPYRIGHT

REPRODUCTION OF THE WHOLE OR PART OF THE DOCUMENT CONSTITUTES AN INFRINGEMENT OF COPYRIGHT.

THE INFORMATION, IDEAS AND CONCEPTS CONTAINED IN THIS DOCUMENT IS/ARE CONFIDENTIAL. THE RECIPIENT(S)

OF THIS DOCUMENT IS/ARE PROHIBITED FROM DISCLOSING SUCH INFORMATION, IDEAS AND CONCEPTS TO ANY

PERSON WITHOUT PRIOR WRITTEN CONSENT OF THE COPYRIGHT HOLDER.

BUILDING 01

Recess to be created to generate separation between taller built form and ‘podium’ form.

DRAWING TITLE:


Podium form to be consistent with neighbouring ‘ town houses’ development

Existing heritage facade to be retained andthe ‘podium’ separated to create entry andenhance visual significance for the existingheritage facade.

Taller built form modulated to mimic townhouse scale.

Urban Design Principles

5.2.1 Nelson Place PrecinctThe Nelson Place Precinct represents the northern edge of the site. This precinct is occupied by a former industrial building constructed to the site boundaries creating a street wall reflective of 3 -4 storeys.

This precinct sits opposite the Williamstown Shipyard, is a bookend to the site, and contrasts with the finer grain urban development to the south and west.

Key design objectives and outcomes for development within this precinct are:

• Enhance visual amenity and improve the southern side of Nelson Place through public realm improvements

• Use of a ‘town house’ typology to front Nelson Place ensuring an appropriate transition to higher built forms proposed further south and centrally within the site

• Access to dwellings fronting Nelson Place limited to pedestrian access only to minimise vehicle conflicts

• Punctuate the corner of Ann Street and Nelson Place in a manner considerate of the existing heritage significant building at this location

• Dwellings to maximise northern orientation, and be provided with access to an appropriate level of amenity and outdoor space, and

• Dwellings should either face the public realm or internal open space areas with consideration given to solar/light penetration






BUILDING 03/04BUILDING 02

Residential buildings are encouraged to be broken down into elements to reduce perception of building mass.

Recesses to be created to generate separation between tower and podium form.

4m

Residential buildings on Kanowna Streetshould maintain a 4m setback from the ‘podium’ form in accordance to with Nelson PlaceVillage wind assessment conducted by MEL Consultants Pty Ltd.

Podium to reflect ‘town house’ design in terms of scale,and form to maintain a relative human scale for pedestrians.

KANOWNA STREET

DRAWING TITLE:


5.2.2 Ann Street PrecinctThis precinct will provide the intermediate transition zone within a heritage streetscape context which interfaces with urban residential development.

Key design objectives and principles for development within this precinct are:

• Respond to the predominant historical streetscape and built form character of Ann Street

• Provide development which recognises the importance of the corner of Nelson Place and Ann Street

• Provide active frontages to street edges to create a sense of place and increase public safety

• Maintain a fine grain interface with the 2 – 3 storey development along Ann Street and improve the streetscape appearance of the site along this interface

• Provide pedestrian entries to dwellings fronting Ann street

• Introduce a street setback along Ann Street to provide opportunities for ‘front garden’ landscaping which visually flows into existing and proposed streets (i.e use of low and semi-transparent fencing for townhouse typologies to be considered as appropriate)

• New development along Ann Street to ensure an appropriate design response to its interface with the heritage building located at the corner of Ann Street and Aitken Street, and

• New development configured to orientate towards existing and proposed streets

5.2.3 Aitken Street / Central PrecinctThis precinct forms the central section of the site and provides opportunity for large scale development, whilst minimising impacts on surrounding streets and precincts within the site.

This precinct provides the opportunity to accommodate a building of up to 9 storeys (building 2) with recessive setbacks from street edges.

New development at ground level should maintain a human scale where higher forms are a secondary element to the pedestrian realm experience.

Key development outcomes and objectives for development within this precinct are:

• Take advantage of vistas from Port Phillip Bay

• Provide active frontages to street edges to create a sense of place and increase public safety

• Utilise the opportunity to accommodate higher building forms centrally within the site

• Maintain a fine grain interface with the 2 – 3 storey development along Aitken Street and improve the streetscape appearance of the site along this interface

• Built form above 3 storeys must be setback from the lower built form elements and include use of light weight materials, and finer details

• Create and enhance visual and physical connections towards Kanowna Street from Ann Street via a new east – west connector road, and Aitken Street with a new pedestrian pathway

• Provide recessive setbacks above three storeys for building 2 to provide building articulation and maintain appropriate scale to the new street

• New development should be configured to orientate towards the existing and proposed public realm

• Building 2 be designed to minimise overlooking and overshadowing impacts

• Basement entry for building 2 be located on the new east – west connector road.

Urban Design Principles


AITKEN STREET






Extrduing angled forms to town houses to vary typologies along Aitken street.

Townhouses to create a sense of ‘podium’form as apartment buildings disappear above.

Landscaping introduced along the street.

DRAWING TITLE:


Indicative Response - Corner of Windsor Terrace

Indicative Response - Aitken Street







BUILDING 03/04BUILDING 02

Residential buildings are encouraged to be broken down into elements to reduce perception of building mass.

Recesses to be created to generate separation between tower and podium form.

4m

Residential buildings on Kanowna Streetshould maintain a 4m setback from the ‘podium’ form in accordance to with Nelson PlaceVillage wind assessment conducted by MEL Consultants Pty Ltd.

Podium to reflect ‘town house’ design in terms of scale,and form to maintain a relative human scale for pedestrians.

KANOWNA STREET

DRAWING TITLE:


5.2.4 Kanowna Street PrecinctThe eastern section of the site along Kanowna Street has an aspect towards Port Phillip Bay, and is one of the least sensitive edges of the site located opposite an open lot car park.

Kanowna Street provides a unique opportunity to accommodate taller built form with limited impacts on the amenity of surrounding land or heritage buildings.

Key development objectives and principles for development within this precinct are:

• Provide a gradual reduction in building height, with the opportunity to locate 13 storey and 9 storey buildings which take advantage of the precincts aspect towards Port Phillip Bay

• Higher built form located along the Kanowna Street interface to minimise impacts on surrounding development

• New development above 3 storeys be setback a minimum of 2 metres from side streets, and 4 metres from Kanowna Street

• New development to maintain a consistent street edge with minimal or no street setbacks along Kanowna Street

• Development along Kanowna Street to provide a sense of address to that frontage

• Vehicular access on Kanowna Street for apartment buildings minimised to encourage active street frontages

• Higher building elements to be setback from the Windsor Terrace interface to ensure an appropriate response to existing residential development

• Dwelling layouts designed to maximise high levels of amenity and access to northern sunlight

• Buildings located on corners to provide a higher level of visual interest and articulation through design detail

• Development to maximise north – south orientation and minimise south face apartments as appropriate

• Development along Windsor Terrace to maintain a lower scale design responsive to streetscape character

• New development design to minimise impacts on amenity and privacy of adjoining residential dwellings

• Development to have regard to the heritage values of the former hotel on the corner of Kanowna Street and Aitken Street, and

• New development to reflect architectural design excellence

Indicative Response - Kanowna Street

5.3 Urban Design PrinciplesGuiding urban design principles have been created which seek to recognise the importance of the site and the manner in which the site’s vision can be achieved.

5.3.1 Site Edges• Respond to existing land uses and urban forms at the sites edges

• Ensure no unreasonable overshadowing of the private open space of residential properties within close proximity to the site

• Respond architecturally to the visibility of the site’s context

• Development respond to the strategic redevelopment status of the site

• Upgrade the streetscape interface around the perimeter of the site

• Recognise and protect the individual heritage buildings on the site and provide an appropriate response to those adjoining the site.

5.3.2 Public Realm• Provide a new east–west, and north–south public realm link through the site

• Create new streets where appropriate

• Create improved streetscapes treatments to enhance the public realm

• Create innovative building design

• Ensure a high level of safety within the public realm through passive surveillance.

5.3.3 Built Form, Massing and Setbacks• Ensure buildings provide a human scale on street frontages

• Create a variety of built forms, reflecting the varied dwelling typologies

• Provide a series of component buildings with individual character and identity

• Locate higher built form to the eastern part of the site where higher buildings can be contemplated without causing adverse amenity impacts

• Recognise potential for higher elements within the central part of the site where impacts on adjoining land are minimised

• Ensure development establishes buildings of high quality architecture and urban design.

5.3.4 Amenity and Environmental Sustainability• Ensure dwellings are designed to minimise impacts of noise emanating from

the surrounding industrial uses

• Design higher built form to reduce shading of private and communal open space

• Provide a high proportion of north-facing apartments for enhanced solar access

• Ensure all buildings meet or exceed Council’s sustainability guidelines

• Ensure design measures which mitigate negative micro-climate impacts on the public realm

• Provide opportunity for landscaping where appropriate

• Enhance the public realm through improved street tree planting.



5.4 Masterplan OverviewA master-planned approach is necessary to realise the vision for urban renewal of the site.

The site currently offers little to the public realm.

The site is currently impermeable and has no areas for public access and circulation. As such, a significant opportunity exists to unlock the site and create a new public realm through it.

The Development Plan objectives seeks to achieve the following:

• New north-south pedestrian connection from Nelson Place into the site

• New east-west connection between Ann Street through to Kanowna Street effectively “opening up” the site through creation of a new street within the site

• Creation of improved streetscape treatments to Aitken Street, Nelson Place and Kanowna Street

• Integration with existing street network, and

• Strategic placement of two types of building typologies, ‘townhouse’ and ‘apartment’ forms. These typologies are located to ensure maximum integration with surrounding neighbourhood character, whilst balancing the development potential of the site.

0 5 10 15 20 25 50m

PROJECT:

NELSON PLACE VILLAGE, WILLIAMSTOWN

© COPYRIGHT

REPRODUCTION OF THE WHOLE OR PART OF THE DOCUMENT CONSTITUTES AN INFRINGEMENT OF COPYRIGHT. THE INFORMATION, IDEAS AND CONCEPTS CONTAINED IN THIS DOCUMENT IS/ARE CONFIDENTIAL. THE RECIPIENT(S) OF THIS DOCUMENT IS/ARE PROHIBITED FROM DISCLOSING SUCH INFORMATION, IDEAS AND CONCEPTS TO ANY PERSON WITHOUT PRIOR WRITTEN CONSENT OF THE COPYRIGHT HOLDER.

bruce henderson architects pty ltdabn 86 411 417 873

162 Toorak Road South Yarra Victoria 3141 AustraliaTelephone +61 9860 4000 Facsimile +61 9866 4321email [email protected]

DATE: AUGUST 2010STATUS: DESIGN SCALE: 1:1000 @ A3

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ENVELOPE PLAN

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New Streets

New Pedestrian Link

Changed Streets

Masterplan


5.4.1 Site Access and MovementDevelopment on the site should:

• Encourage movement through the site and increase accessibility to Point Gellibrand

• Extend the existing street networks into the site, and provide a new pedestrian route from Nelson Place, through the site, to Cecil Street

• Maximise opportunities to create urban nodes at intersection points through appropriate landscaping and building design

• Have regard to existing street and laneway connections with the adjacent residential areas and ensure that the new public realm proposed will integrate with the surrounding area

PORT PHILLIP BAY

THE SITE

1

2

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PRIMARY VEHICULAR MOVEMENT

SECONDARY VEHICULAR MOVEMENT

PEDESTRIAN MOVEMENT

Vehicle and Pedestrian Permeability


5.4.2 Public Realm and Street CharacterThe site will be intersected by new streets to create a finer grain street pattern.

Proposed pedestrian paths through the site will provide a subtle transition into an extended and new urban precinct.

EXISTING PUBLIC OPEN SPACE

PROPOSED PUBLIC SPACE (STREETS)

New Public Streets

PROJECT:


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SITE PLAN

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NEW PUBLIC SPACE AREAS

EXISTING PUBLIC OPEN SPACE OF TOTAL SITE = 1.5%

PROPOSED PUBLIC OPEN SPACE OF TOTAL SITE = 19.9% SQM

INCREASE OF 18.4% OF PUBLIC OPEN SPACE OVER TOTAL SITE

EXISTING PUBLIC OPEN SPACE

PROPOSED PUBLIC OPEN SPACE

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PUBLIC SPACE

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UR-01-11

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5.4.3 Preferred Entry PointsA feature of the Development Plan is a focus on the improvement and contribution to the public realm.

Activation of the public ream will be achieved through pedestrian entries and passive observation opportunities (i.e. balconies and glazing) onto the street.

Through the rationalisation of crossovers, new pedestrian entries can be provided to existing streets, whilst vehicular access will be focused internally within the site.

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VEHICULARACCESS PLAN

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VEHICULAR ACCESS POINTS TO DWELLING

Vehicular access points to dwellings

Building entries

Dwelling access


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PEDESTRIANACCESS PLAN

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PEDESTRIAN ACCESS POINTS TO DWELLING

Pedestrian access points to dwellingsNew public streets will provide clearly defined connections through the site, and increase pedestrian activity. Visual permeability will be achieved via new streets, and a pedestrian link from Nelson Place will also provide opportunity for connectivity and urban vistas.

The Master Plan illustrates preferred pedestrian and vehicle entries for the site. The design response includes street alignment and street widths to provide an appropriate public realm which integrates with the surrounding street network.

Building pedestrian access

Single dwelling pedestrian access


5.4.4 Indicative YieldThe Development Plan provides indicative building envelopes that can be arranged to approximately accommodate up to some 451 new dwellings across the site. Dwellings will be provided in the form of ‘townhouse’ and ‘apartment’ typologies.

Whilst the Development Plan envisages the ability to provide diversity in relation to dwelling layouts, the intent is to ensure that the site is capable of absorbing dwellings in an appropriate manner.

The indicative development yield and break down of dwelling typologies is provided in the following table:

PROJECT:


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BUILDINGS

BUILDING 01 [G+6 LEVELS]




TOWNHOUSES/PODIUMS [G+2 LEVELS]

LEGEND

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TYPOLOGY PLAN

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BUILDINGS





LEGEND

TOWNHOUSES/PODIUMS [G+2 LEVELS]

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Townhouse and Apartment Typologies

NELSON PLACE VILLAGE , WILLIAMSTOWN PROJECT SUMMARY

09/08/10GROSS APARTMENT AREA SUMMARY

1 BED1 BED + STUDY

2 BED 3 BED TOTALAPT AREA

(m2)TERRACE/

BALCONY (m2)TOTAL AREA

(m2)BUILDING 01 APTS 25 8 18 0 51 3823.0 1206.0 5029.0BUILDING 02 APTS 58 0 39 0 97 6070.0 1912.0 7982.0BUILDING 03 APTS 58 17 36 17 128 8547.0 2545.0 11092.0BUILDING 04 APTS 33 15 23 11 82 5419.0 1759.0 7178.0

174 40 116 28 358 23859.0 7422.0 31281.0

CAR PARKING PROVIDED

BASEMENT GROUND LEVEL 01 LEVEL 02NUMBER OF

CARSTOTAL

REQUIRED

42 25 19 - 86 6385 41 40 - 166 11665 25 19 19 128 17459 30 29 29 147 112

TOTAL CARS 251 121 107 48 527 465

TOWNHOUSETYPOLOGY

NO. OF TOWNHOUSES

TOTALCARS

TOTALBALC/TERRACE

AREA

GROSSTOWNHOUSEAREA (sq.m.)

TOTAL TOWN HOUSE AREA

(sq.m.)TOTAL TYPE AREA (sq.m.)

A 23 46 21 302 323 7429

B 6 12 41 244 285 1710

B1 6 12 29 211 240 1440

C 12 24 21 181 202 2424

C1 16 32 9 166 166 2656

D 2 4 19 220 200 400

D1 8 16 14 187 201 1608

D2 4 8 75 298 373 1492

E 3 6 23 152 175 525

E1 8 16 18 207 225 1800

F (5-TH's) 5 10 66 849 915 849

3332200.5033710363368139LATOT

PLEASE NOTE: ALL AREAS ARE PRELIMINARY AND APPROXIMATE ONLY AND SUBJECT TO FINAL CHECKING AND APPROVALS.

AREAS HAVE BEEN CALCULATED TO CENTRE LINE OF INTER TENANCY AND SERVICES WALLS AND EXTERNAL FACE OF CORRIDOR AND

EXTERNAL FACE OF BUILDING. BALCONY & TERRACE WALLS HAVE BEEN CALCULATED TO OUTSIDE FACE OF APARTMENT WALLS AND

EXTERNAL FACE OF BALUSTRADE AS WELL AS CENTRE LINE OF INTER-TENANCY SCREEN WALLS.

BUILDING 03BUILDING 04

TOWNHOUSE SUMMARY

LEVEL

TOTAL

BUILDING 01

LEVEL

BUILDING 02

F:\28067-31-Nelson-Place-Atkin-St-Williamstown\A6-Sched-Specs\A6-08-AREASched\28067-Nelson Place-Williamstown-20100730-ResAreas 31 /31 egaPslx.


5.5 Building EnvelopesA series of indicative building envelope plans have been provided to illustrate the proposed building heights and setbacks. The following plans have been provided:

• General set back plans for the development from ground level and above

• Sections AA, BB, CC, DD, EE and FF showing building envelopes and required building heights

• Preferred pedestrian and vehicle entry plans

The building envelope plans show the degree of building separation achieved throughout the site. The diversity in building mass and height across the site allows for significant solar access and establishes a scale respectful to the public realm.

Siting of built form across the site will establish a comfortable building scale to each street frontage.

(Note: R.L levels in sections exclude architectural features and any plant equipment required)

SITE SETBACKSGROUND - LEVEL 2

PROJECT:


© COPYRIGHT




DRAWING TITLE:

SITE PLAN

DRAWING NO.:

TP-00-00


REV: A

0 5 10 15 20 25 50m

DRAWING TITLE:

SITE SETBACKSGROUND-LEVEL 2

DRAWING NO.:

UR-01-06

0 5 10 15 20 25 50m

Documents

5.1 Urban Design Response - Hobsons Bay City Council … THE SITE NOTIONAL EDGE OF RESIDENTIAL PRECINCT. NOTIONAL EDGE OF INDUSTRIAL PRECINCT. INDUSTRIAL RESIDENTIAL USE & FORM OBJECTIVE