CUDGEGONG TOWN CENTRE - Home - Blacktown City

CUDGEGONG TOWN CENTRE Stage 1 and Stage 2 - Area 20 Precinct, Cudgegong

DESIGN REPORT Development Application

OCTOBER 2017

170721_15021_Cudgegong Design Report.docx

170721_15021_Cudgegong Design Report.docx

– CONTENT | PART 1: Project Summary

Planning Context Analysis

Consultation Background

Approach to Design PART 2: Design Verif ication

Strategies PART 3: SEPP 65 | Design Quality Principles PART 4: Response to Apartment Design Guide Objectives

Appendices

170721_15021_Cudgegong Design Report.docx Part 1 | Page 1

PART 1 PROJECT SUMMARY Introduction This design report by Turner forms part of Development Application (DA) submission for Lots 72 and 73, DP208203, seeking approval for the proposed mixed-use development and associated public realm and street network on the subject land. This report should be read in conjunction with the accompanying architectural design package and associated consultant’s report, which describe the project in their respective detail. It also includes SEPP65 Design Verification and provides relevant information on how the design responds to the design principles of the SEPP and the objectives of the Apartment Design Guide (ADG).

FIGURE 1_Location Plan


R O US E HILLH O U S E

R O US E HILLT O W N

C E NT R E

R O US E HILL

C U D G E G O N GSTA TION

SIT E

FIGURE 2_Location Plan


Site description The Site, is part of the greater Precinct titled Area 20 within the Blacktown Local Government Area which is anticipated to deliver approximately 2,500 new dwellings to accommodate 6,400 residents. Following amendments to the applicable state policies (i.e. Growth Centre SEPP), The Area 20 Plan has been developed which makes provision for the proposed North West Rail Link corridor, and affecting the Site, The Cudgegong Road Railway Station with an associated village centre, complementing the future surrounding residential use.

Proposal The proposal for the Site includes mixed-use and residential buildings, ranging from seven to nine storeys. The buildings between the railway station and the new East West street zoned B2 have a retail or commercial ground level and residential with communal open spaces above. The buildings north of the new East West Street zoned B4 are residential. This includes, – 9600sqm of retail and

commercial spaces, – 765 residential apartments with

a mix of one, two and tree bedroom units.

Project team Turner is engaged by Restifa & Partners to prepare the architectural design package for the proposed development Cudgegong Town Centre Project and specific to this application, proposed development of Lots 1a, 1b, 1c and 1d. Working closely with the consulting team since December 2016, we have prepared the architectural design package including this design statement in support of the proposed development. The project team includes • City Plan Services

(planning consultant) • Site Image (landscape

architect) • Henry & Hymas (civil engineer) • Traffix (traffic engineer) • Morris Godding

(accessibility consultant) • Waterman AHW Pty Ltd

(mechanical, electrical, hydraulic and lift consultant)

• MBC (BCA consultant) • Jackson Environment and

Planning (waste consultant) • Acoustic Logic (acoustic

consultant)

FIGURE 3_Concept Proposal Plan


PLANNING CONTEXT Applicable planning policies The following policies apply to the subject Site: – State Environmental Planning

Policy (Sydney Region Growth Centres) 2006 - Schedule 4 Area 20 Precinct Plan (Growth Centres SEPP),

– The Indicative Layout Plan (ILP). State Environmental Planning Policy (Sydney Regional Growth Centres) 2006) (“Growth Centres SEPP”) relevant to the Area 20 Precinct Plan has been amended to allow for a number of positive alterations to the Precinct Plan, including active street frontage, addition of residential uses in B2 zone, and some alterations to the height of building and FSR across the Area 20 Precinct.

Site specif ic master plans, studies and/or controls Schedule 4 – Area 20 Precinct of the Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (referred to as BCC Growth Centre DCP 2010), provides site specific controls for the Cudgegong Town Centre. The plan has been established to have an overall vision and Indicative Layout Plan for the Area 20 Precinct and provide Precinct specific figures and establishes additional objectives and controls that support the controls.


The applicable controls include the following that are considered in this proposal: – The Local Centre to comprise

of three precincts in order to provide a mixed use, dynamic Centre. These are:

(a) Retail / Commercial Core (B2 zone) located immediately to the north of the Station as the focus for a fine grained, active main street environment with a Village Square focus.

(b) A Mixed-Use Precinct (B4 zone) immediately adjacent to the Retail Core to both the north and south side of the Station / Railway Corridor which can accommodate limited further retail and / or commercial uses together with residential flat buildings. (c) A Medium Density Residential Precinct (R3) located to the south along Schofields Road to provide for increased residential densities within close proximity to the Station.

– A strong north-south pedestrian

and street environment is created to link both sides of the Station and the Station Concourse, while a new park is

identified on this axis in the south to serve the new residents.

– Longer term commuter car parking be located to the western edge of the southern precincts with a view to be initially be at grade and potentially over time, transition into multi-level car parking and new development.


ANALYSIS Current Context & adjoining land uses The Area 20 Precinct is located to the east of the North-West Growth Centre, situated at the intersection of Windsor and Schofields Roads. The Precinct has the potential to provide for a range of residential development and community services to support the new Rouse Hill Town Centrei. The Precinct is closely associated with the nationally significant Rouse Hill House Estate and the adjacent Rouse Hill Regional Park.ii

The anticipated change to the current rural environment is expected to follow the proposed North West Rail Link (NWRL) and new rail station near Cudgegong Road. The vision for the Precinct is to create a series of new residential neighbourhoods supported by a local village centre incorporating retail, community, open space and recreational offerings. This NWRL project will introduce opportunities for a village centre linked to the station with surrounding higher density residential development and mixed use areas adjacent to the village centre and station, offering local residents improved access to jobs and services within the Precinct.

The Precinct is expected to provide for a range of densities, dwelling types and affordability options including larger lots and standard detached houses, with apartments in close proximity to Rouse Hill Town Centre.


History & heritage The Site is in close proximity to the Rouse Hill House and Farm. The property was built in the early 1800’s at the behest of Governor Macquarie as a tollhouse halfway between the colonial centres of Richmond and Windsor. The Rouse family was awarded the contract to build the house and it was occupied by six generations of the family. It was built in the Georgian style characterised by strict symmetry. The Rouse Hill Estate is located approximately 2 kilometres from the new Cudgegong Town Centre. The garden at Rouse Hill is one of the earliest surviving examples of Australian dry weather gardens.

Natural features The existing visual and landscape environment is predominately rural /rural residential and is a significant determinant of visual and landscape character. The topography and degree of vegetation cover also make important contributions to the character of the area, and the extent to which it relates to the surrounding landscape. In broad terms, the landscape character provided by the existing vegetation is represented by: – dense to medium tall forest

which extends along the ridgeline of Second Ponds Creek

– side and foot slope vegetation between the higher ground and the creek corridor

– dense to medium/moderate height riparian forest associated with flood prone land along Second Ponds Creekiii.

FIGURE 4_Images of Rouse Hill House and Farm


Access networks, traff ic & transport The Study Area is accessible from two principle routes – Windsor Road and Schofields Road. Windsor Road bounds the Study Area to the east and traverses north-south linking Windsor to the CBD (via the MÇ) and important employment centres, such as Norwest Business Park and Macquarie Park. Schofields Road provides the main east-west arterial road linking Riverstone to Rouse Hill. Internally, the street layout is made up of local roads in a large grain street network. Permeability for all transport modes is poor, typical of large lot rural residential areas. The local bus network connects Cudgegong Road to Rouse Hill, Kellyville, Norwest and the CBD/Macquarie Park via Windsor Road and the MÇ Motorway. However, service is often time consuming, indirect and infrequent.

Within the Study Area, pedestrian and cycling accessibility is restricted by barriers such as crossing the major arterial route of Schofields Road and the lack of permeability associated with the large grain street network within the Study Area. Old Windsor Road is also a potential barrier for pedestrian and cycle movements west, towards the established residential areas and Rouse Hill Regional Centre. The NWRL includes a new station at Cudgegong Road. The new train station will be located slightly north of the intersection of Cudgegong Road and Schofields Road intended to assist in reducing car dependence and to make walking, cycling and public transport more viable for residents.

Objective · To connect bus routes, pedestrian and cycle routes with railway stations, the commuter car parks, activity centres, open space and adjoining residential areas. · To encourage the use of public transport through the provision of integrated bus routes, pedestrian and cycle routes. To encourage walking and cycling throughout the Precinct and to and from railway stations, activity centres, schools and open space

Date Approved byRev. Revision Notes

15021Status RevDwg No.

Scale Drawn by NorthProject No.

Drawing Title

Project Title

DLCS Quality Endorsed Company ISO 9001:2008, Registration Number 20476Nominated Architect: Nicholas Turner 6695, ABN 86 064 084 911

CLIENT

1:500 @A1, 50%@A3

DA

Planning Controls + Building Principles

Restifa & Partners302/123 Walker Street North Sydney NSW 2060

NOTES

JM/JL

T +61 2 8668 0000F +61 2 8668 0088turnerstudio.com.au

Cudgegong Town Centre

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RESIDENTIAL 1.BINDICATIVE

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Note:Refer to Civil Engineers Documents for Further Detail

FIGURE 5 Road Adjustment


Controls 1 Bus routes and stops shall be provided generally in accordance with Figure 7. The final location of bus stops will be determined by bus operators and for NSW Transport in consultation with Blacktown City Council. 2 Pedestrian and cycle links and routes should generally be provided in accordance with Figure 8. 3 The design and location of pedestrian links should adequately address public safety, surveillance and the security of adjoining development.

Road Adjustment Through the initial design phase, it was identified that the lot dimensions were not suited to anticipated land uses. Specifically, in relation to the retail uses intended the village centre and surrounding the Cudgegong station. The proposed development alters the layout of the new East West Street by moving it slightly northward. See Figure 5 below for the proposed layout. This adjustment enabled the B2 zone to contain a supermarket. Further details for the street network and access strategy and traffic is provided in the accompanying Traffic Report by Traffix.


FIGURE 6 Road Network and Hierarchy FIGURE 7 Public Transport Network

FIGURE 8 Pedestrian and Cycle Network


FUTURE VISION The vision for Area 20 Precinct is to create a series of new walkable residential neighbourhoods supported by local retail, employment, community, open space and recreational opportunities. The majority of housing will be in medium density forms, such as semi-detached and townhouses, though the Precinct will provide for a range of densities, dwelling types and affordability options including larger lots and standard detached houses, with apartments in close proximity to Rouse Hill Town Centre and its associated public transport opportunities.

The proposed North West Rail Link and new rail station near Cudgegong Road will introduce opportunities for a village centre linked to the station with surrounding higher density residential development and mixed use areas adjacent to the village centre and station. This will offer local residents improved access to jobs and services within the Precinct. Detailed provisions for the Cudgegong Station Area will ensure that the station, commuter car park and rail design is properly integrated with the surrounding land uses.

The Precinct is closely associated with the nationally significant Rouse Hill House Estate and the adjacent Rouse Hill Regional Park. New development will incorporate ecological sustainability principles and measures to ensure that the important historic, environmental and visual sensitivities are recognised and protected for future generations. The public domain will respect and interpret the cultural heritage of the Precinct and its relationship to the rural past, as well as conserve significant stands of remnant vegetation, particularly along the Second Ponds Creek Corridor. This will preserve biodiversity and contribute to a strong woodland character.

FIGURE 9 Proposed Main Street and Village Square


CONSULTATION BACKGROUND State government agencies Discussions were held with Urban Growth, landowner of the adjoining (town Centre) site to augment the current layout plan to allow for the alignment of the Village Square with the constructed location of Cudgegong Rail Station. However no resolution was reached and Urban Growth has no responded to date with any proposal.

Local government/council A number of meetings were held with Blacktown City Council to present the proposed development and the Pre Application Meeting was held on Tuesday 4th April 2017. The minutes of this meeting (PAM C17/13391) are attached as an appendix. The major items were as follows I tem Buildings to step back from Town Square to meet Solar Requirements Response The design was amended and buildings terraced to achieve the required Solar Access. (Figure 11) I tem Proposal to exceed height limit by one storey only in certain locations as an offset from GFA lost where buildings are significantly less than the maximum height permissible. Response Parts of the proposed development break through the height limit as agreed. Refer to Figure 10

I tem Roof terraces proposed meet open space requirements I tem Communal podiums proposed are to be accessed by residents only. I tem Retail parking proposed is separated from residential car parking. I tem The proposed connection of the two car parks under a public road has now been deleted. I tem There will be no blank wall at the interface with the Urban Growth Site



Scale Drawn by NorthProject No.

Drawing Title

Project Title

DLCS Quality Endorsed Company ISO 9001:2008, Registration Number 20476Nominated Architect: Nicholas Turner 6695, ABN 86 064 084 911

CLIENT

1:13.00 @A1, 50%@A3

For Information

Planning Controls + Building Principles

Restifa & Partners302/123 Walker Street North Sydney NSW 2060

NOTES

JM/JL

T +61 2 8668 0000F +61 2 8668 0088turnerstudio.com.au

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FIGURE 10 DCP 26m Height Control

170721_15021_Cudgegong Design Report.docx Part 3 | Page

1

APPROACH TO DESIGN Built Form Analysis The development proposal is consistent with the intent of the DCP. As part of the design process, building envelopes were tested to assess the volume and dimensions, particularly in light of recent changes to SEPP65 guidelines. Together with a considered response to the DCP and ILP, the proposed development meets or exceeds the objectives providing improved amenity. The built form maximizes solar access to apartments and communal open space, increases permeability through site, incorporates building articulation and public domain interface.

The proposal considers the following controls in developing the appropriate built form: 1. A range of building heights is permitted, generally 2-`6 storeys (15m) up to 6-8 storeys (26m), to create a varied skyline. 2. Building heights transition around the fringes of the Centre and should integrate the built form with adjacent residential areas. 3. Building heights and setbacks are related to street widths and functions to promote a comfortable urban scale of development. 4. Building heights take into account view lines and solar access to the public domain, in particular to the Village Square. 5. Taller buildings reinforce Centre corners and the Station location.

6. Streets and open spaces are defined by buildings that are generally built to the street edge, have a consistent street wall height and provide a continuous street frontage, particularly along the Main Street and fronting the Village Square. 7. A high quality built form and energy efficient architectural design promotes a ‘sense of place’ and contemporary character for the Local Centre. 8. To provide for flexibility of ground floor uses over time (e.g. from residential to retail / commercial) the ground floor floor-to-floor height should be a minimum of 4.0m.

FIGURE 11 Building form is terraced to enable Village Square to achieve 50% Solar Access between 11am – 2pm

Solar Access 11am

Solar Access 2pm


2

Housing Typology The proposed development offers a mix of dwellings with consideration to community needs, existing and anticipated in the future. The development will provide a total of 765 apartments: 22% one, 68% two and 10% three bedroom apartments. This will include the required 20% livable and 10% adaptable apartments to cater for a diversity of household sizes and make ups.



Scale Drawn by NorthProject No.Project TitleCLIENT

1:500 @A1, 50%@A3Cudgegong Town CentreRestifa & Partners302/123 Walker Street North Sydney NSW 2060

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3

PART 2 DESIGN VERIFICATION We confirm that Dan Szwaj of Turner is registered as an architect under the Architects Act 2003 and has directed the DA design and documentation of the development at 43 – 53 Cudgegong Road Rouse Hill and that the design quality principles set out in Part 2 of State Environmental Planning Policy No 65-Design Quality of Residential Flat Development are achieved for the residential development. Dan Szwaj Registration Number: 6529


4

STRATEGIES Architectural design A clear and legible approach has been adopted in the planning of the site and design of the buildings. The proposal has been designed to respond to the varying conditions of the site. The proposed Stage 1 development comprises of two linear buildings, divided into 4 towers. The towers belonging to each building are divided by a landscaped communal podium with a Through site link below. The towers vary between 6 and 9 storeys.

The podium offers an active communal open space for congregation and activities. The void between both buildings provides an extension of the landscaped area providing visual connections. The residents are able to access the landscaped podium directly from each circulation zone on Level 2. Each tower has a roof terrace offering further communal BBQ spaces, gardens and playgrounds. Along the road frontage to the new East West Street are generous entry foyers providing direct access from the street through landscaped setbacks. Foyers have external undercover areas, protected by the building over. Paved forecourts provide activation to these entries.

Above the car part entry and service areas apartments are elevated to maintain amenity. Apartments on grade have direct street access and enter through terraced courtyards, which reflect a considered approach to activation, surveillance and apartment amenities.

FIGURE 13 Rouse Hill Entrance Door


5

Design Concept The design concept directly references Rouse Hill House and Farm. The composition of the overall building utilizes the fundamentals of the early brick and masonry structures found there. The brick provides order, efficiency and form. Expression to the formality of the brickwork is provided by balcony popout boxes. The detailing of these boxes and steel balustrading gives expression to the individual apartments.

We found inspiration in specific building elements around Rouse Hill House and farm. • The entrance door at Rouse Hill

informed the arches to the Entry lobbies

• The farm gates inspired the

steel balustrades • The Stable doors suggested

the weatherboard cladding appearance

FIGURE 15 Stable Doors


6

Building height The prescribed maximum height of building for the site is 26m above natural ground level under the current Height of Buildings Map of the LEP. The proposed height of the development complies with the LEP with the exception of areas discussed earlier and outlined in the Pre Application Meeting Minutes

FIGURE 16 Building Height Diagram


7

Landscaping strategy Landscape areas, fences and gates to apartments with individual street access provide a fine grain of detail in the streetscape. The articulated form, together with the transition in colours and the activated street frontages develops a cohesive response to the site that is recognizable and contextually appropriate.

FIGURE 17 Landscape Strategy


8

Streetscape & active frontage 1. The Cudgegong Local Centre will include a Main Street, acting as a central spine for access and activity through the retail frontages. 2. The Main Street will capture pedestrian activity from the Railway Station and commuter carpark via a Village Square(s). 3. The Main Street will have active street frontages along its length with a number of direct entrances to the anchor stores to the east and west blocks. It will be a pedestrian focused environment with traffic calming, low vehicle speeds and clearly identified pedestrian linkages, crossings, arcades and laneways.

4. The Main Street will be characterised by vibrant, active shop frontages where retail / café activities spill on to the footpath, providing an interactive, bustling concourse. 5. The Main Street will have on-street parallel parking, possibly in between trees / landscape with the potential for increased outdoor dining areas.

FIGURE 18 Retail Main Street


9

Public transport The North West Rail Link (NWRL) is a priority transport infrastructure project for the NSW Government. The NWRL will include eight new stations and services as part of a 23 kilometre link, running from Epping to Cudgegong in north west Sydney, connecting with the Epping to Chatswood Rail Link (ECRL) and Sydney’s wider rail network.


10

PART 3 SEPP 65 DESIGN QUALITY PRINCIPLES Design quality principle 1 Context and neighbourhood character

Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions. Responding to context involves identifying the desirable elements of an area’s existing or future character. Well-designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood. Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

Proposal The site is located at 43 – 53 Cudgegong Road, Rouse Hill and forms part of the Area 20 Growth Precinct within the Blacktown Council Local Government Area. The Area 20 Plan has been developed which makes provision for the proposed North West Rail Link corridor, and affecting the Site, The Cudgegong Road Railway Station with an associated village centre, complementing the future surrounding residential use. The proposal covers the area between the Urban Growth Site fronting the new Cudgegong Road Railway Station to the South and to the North a proposed residential development. To the East is Cudgegong Road and to the West is a new local road.

The proposed development will provide a built environment suited to the desired future characteristics of the area. This will be achieved by well-designed buildings and public realm offering good amenity for the living population and the visitors to the site. The design integrates the natural features of the site, and references the historical features of the nearby Rouse Hill House and farm, to provide a high quality and contextually relevant spatial experience.

FIGURE 19 Typical Lobby Entry


11

Design quality principle 2 Built form and scale

Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings. Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation 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.

Proposal

The proposal is designed to fit into a future urban context. The proposed built form, is in keeping with the applicable controls and offers a diversity in housing options to accommodate the market demands of the future living community envisioned for the precinct. Building heights take into account view lines and solar access to the public domain, in particular to the Village Square. Taller buildings reinforce Centre corners. The Main Street retail precinct is defined by buildings that are built to the street edge at ground level, and above a consistent street wall height. Retail provides a continuous frontage to the Village Square. A terracing to the built form along main street to the Village Square maintains a high level of solar access to the Village Square.

The building alignments and orientations within individual lots create a clear edge definition to their respective street frontages. Apartments interface with shared zones and communal open podium spaces, The proposed building setback from the streets and the scale of the buildings has been addressed by consideration of the massing, articulation and is intended to incorporate architectural elements that are suited to the scale of the overall building. This scale is achieved by ‘popout’ balcony boxes, and steel balustrading giving expression to the individual apartments. The landscape design at street level enhances the relationship with the public domain. The building form and articulation contributes to the desired future site character.

FIGURE 20 View from New East West street 01 - Building 1A & 1B


12

Design quality principle 3 Density

Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context. Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.

Proposal

The proposed development fits with the prescribed zoning for the site and proposes a residential density that supports the future intended population density for the area. The proposal will support the future town centre and associated non-residential uses with increased living population density and greater public amenity, accessible by a well-defined connection network. The proposed development will: • house a total of 765 units

across the land of the precinct; • have a mix of 22% one

bedroom, 68% two bedrooms and 10% three bedroom apartments across the site, allowing for a diversity of typologies and living patterns;

• The apartment layouts and

orientation take advantage of northerly and easterly aspects to optimize direct sunlight to habitable rooms and balconies.

• The depth of the apartments

are considered to ensure that all habitable rooms have 2.5m floor to ceiling depth ratio maximizing solar access and improving quality of internal spaces.

• Building articulation and roof

form ensure high solar access to adjacent public domain and communal shared spaces is maintained.

FIGURE 21 Level 2 Building 1A + 1B showing open space amenities and typical floor layout

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13

Design quality principle 4 Sustainabil i ty

Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials, and deep soil zones for groundwater recharge and vegetation.

Proposal

The proposed design embraces environmentally sustainable design principles inherent in the planning of the site. Stage 1 development: 72% of apartments receive two hours sunlight mid winter. 62% apartments are naturally ventilated. 78% apartments receive direct sunlight between 9-3pm and 77% between 8am & 3pm. Due to the sites urban design controls and orientation, non-direct sunlight apartments exceed 15%. Stage 2 development: 71% of apartments receive two hours sunlight mid winter. 64% apartments are naturally ventilated. 80% apartments receive direct sunlight between 9-3pm. Due to the sites urban design controls and orientation, non-direct sunlight apartments exceed 15%.

The proposed design eliminates the need for mechanical ventilation and encourages the use of alternate transport modes including public transport and bicycles. The proposal allows for a significant program of environmental sustainable features including: • Energy efficient plant and lifts • Central gas-powered hot water • Acoustic and thermal insulation • Water-saving fixtures and fittings • Timed services for electrical and mechanical services in the car park • Naturally ventilated corridors Refer to BASIX Report for further details

FIGURE 22 Level 4 (Typical Level) apartment amenity

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14

Design quality principle 5 Landscape

Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well-designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values, and preserving green networks. Good landscape design optimises usability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity, provides for practical establishment and long term management.

Proposal

An integrated approach has been adopted for the development where: A diversity of open spaces provide amenity and a hierarchy that respond to the need for a variety of different activities to occur within the site: Large podium gardens visually and physically connect the residential towers and provides the residents with private space for gathering. Each tower has also an active roof terrace to be used for BBQs, playareas and communal gathering. • At street level, the building

setbacks establish a landscape zone which acts as a buffer between the public and private domains, and softens the building edge;

• Apartment access provides

street activation and the communal landscaped spaces dedicated to each individual ground level apartment will provide a good amenity for residents;

• Each apartment has a balcony

of generous depth, complying the minimum prescribed depth in the DCP, and has been located to maximise light and views, whilst considering privacy;

• The development will include

street planting. Stage 1 - Site 1A & 1B of the proposal offers 360sqm of deep soil on ground level or 10% of the total site area. Stage 2 - Site 1C & 1D of the proposal offers 432sqm of deep soil on ground level or 9% of the total site area. Refer to Landscape drawings and report for further detail.

FIGURE 23 Landscaped Ground


15

Design quality principle 6 Amenity

Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident well-being. Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, and ease of access for all age groups and degree of mobility.

Proposal

A range of apartments has been designed to provide a high level of daylight access and natural ventilation. All apartments meet or exceed the minimum apartment sizes recommendations of the ADG. Apartment layouts have been developed to maximize the number of north facing units, street and district views. Apartments are planned to form well-portioned rooms with regular shapes and open plan layouts for ease of furnishing. The proposal achieves the natural cross ventilation and solar access recommendations of SEPP65. In Stage 1, 72% of the apartments attain the 2-hour solar access during mid winter recommendation and 62% of the apartments attain cross-ventilation recommendation. In Stage 2, 71% of the apartments attain the 2-hour solar access during mid winter recommendation and 64% of the apartments attain cross-ventilation recommendation. Apartments on grade level with street access are provided with garden walls, fencing and landscaping to ensure that the apartments are adequately separated from more public ground level activities.

Internally, the ADG building separation distances are achieved. Visual and acoustic privacy is also promoted by carefully placed screening utilized in line with the privacy recommendations of the ADG. The apartments are provided with a full height glazing facing the balcony or terrace area to enhance the transition between the indoor and outdoor space. Storage areas are generally provided inside the apartments. Where this is not possible, lockable storage areas are provided in the basement. Double-height foyers are located at street level and equipped with ramps and lift access to the upper levels to ensure equitable access. Each common corridor is provided with a waste room and chute system. The service areas and waste collection points are located in the basement and ground levels and designed to operate independently of the residential and car parking zones. Waste is collected from a shared loading zone between buildings. Plantroom are located on the roof to keep separated from residents.

FIGURE 24 Typical 1 Bed and 2 Bed Apartment Layouts

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In all residential flat building developments containing 10 dwellings or more, a minimudesigned to be capable of adaptation for access by people with all levels of mobility. with the Australian Adaptable Housing Standard (AS4299-1995), which includes -pre avisitability is achieved.

Total number of apartments 1A + 1B: 131Total number of adaptable apartments: 17Percentage of adaptable apartments: 13%

Total number of apartments 1C + 1D: 158Total number of adaptable apartments: 19Percentage of adaptable apartments: 12%

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16

Design quality principle 7 Safety

Good design optimises safety and security, within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety. A positive relationship between public and private spaces is achieved through clearly defined secure access points and well-lit and visible areas that are easily maintained and appropriate to the location and purpose.

Proposal The DA proposal optimizes safety and security by carefully integrating the residential components so that they enhance the activation of the public domain and produce a safe and secure environment for residents and the general public. The building access is via secured lobbies and lifts. The mailboxes are located outside the lobbies. Clear pedestrian routes are provided, enabling safe access to and from the site with lobbies and buildings entries legible and easily located from the public domain. All foyers include clear lines of site to the street frontage and are partially glazed. Active and passive surveillance to the public is achieved by the placement of residential apartments overlooking the ground plane.

There will be appropriate lighting to public and private areas facilitating a secure environment. Light fixtures will be designed to avoid light spill into apartments. A single point of vehicular access is secured by an automatic roller door.

FIGURE 25 Typical Lobby Entry


17

Design quality principle 8 Social dimension

Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets. Well-designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix. Good design involves practical and flexible features, including different types of communal spaces for a broad range of people, providing opportunities for social interaction amongst residents.

Proposal The scheme contains a mix of 1-, 2- and 3-bedroom apartments. Within the range of unit typologies there are a multiple apartment types and sizes appeal to different demographics and price points. In Stage 1, 12% of the apartments are designed to allow adaptation to meet the needs of people with limited physical mobility. A total of 25% of apartments have been provided to meet the requirements of Livable Housing Design. In Stage 2, 10% will be designed to allow for adaption to meet the needs of people with limited physical mobility. And 20% will be designed to meet the requirements of Livable Housing Design. The outdoor spaces are designed to engender community spirit for residents within the development, by offering both public and private areas for congregation and activity. All common areas are designed for equitable access.

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18

Design quality principle 9 Aesthetics

Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures. The visual appearance of well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

Proposal The site and its environs are undergoing change from semi rural to residential uses, supported by retail, commercial, new open space, parks and communal landscaping. The architectural design intent and principles have been established for the overall layout, bulk and scale, consistent with the intent of the DCP and include: • diversity of apartment

typologies;

• building articulation and indentations;

• underground parking; • defining the main street retail

edge with apartments above;

• ground level courtyard

apartments to interface with the public realm;

• dedicated publicly accessible

communal open space to each individual lot;

• connection to broader context; • safe and positive interface with

the public realm; • pedestrian connectivity

throughout the site;


19

PART 4 RESPONSE TO APARTMENT DESIGN GUIDE OBJECTIVES The following provides a design response to the relevant objectives of the Apartment Design Guide (ADG) and describes the measures by which the proposed development meets the objects of the ADG.

2A Primary controls [p.28]

Objective 2A Planning controls should be developed taking into account: • Sunlight and daylight access • Orientation and overshadowing • Natural ventilation • Visual and acoustic privacy • Ceiling heights • Communal open space • Deep soil zones • Public domain interface • Noise and pollution. Controls need to be tested to ensure the desired density and massing can be accommodated within the building height and setback controls.

Complies with objective • A site analysis plan is included in the architectural

drawings demonstrating how the design has considered the site amenities;

• The Statement of Environmental Effects includes comment on how the proposed design responds to the site analysis;

• Various envelopes were tested within the permissible height limits to ensure the desired density and massing could be accommodated within the approved controls.

• Proposed refinements to approved controls have been made with

– consideration to meeting the objectives of the controls

– to deliver a greater level of amenity than foreseen by the approved planning proposal and

– intention to minimise impacts on future development.

2B Building envelopes [p.29]

Objective 2B Building envelopes should be 25-30% greater than the achievable floor space in order to facilitate adequate building articulation and achieve amenity goals.

Complies with intention of ADG • The proposed building envelopes have been

developed to work within the framework of the future vision for the precinct as an urban, walkable and connected precinct

• Building depth and orientation have been • developed for enhanced internal amenity, cross

ventilation and solar access.


1

• Working with the sites proposed street layout, the new alignments allows for a strong street edge definition to primary roads and appropriate lot sizes for future buildings and open space.

• The proposal provides a 41% ratio for the BEA over GFA

2C Building height [p.30]

Objective 2C Ensure that building height controls respond to: • The desired number of storeys • The minimum floor to floor heights required for future building uses • The desired future scale and character of the local area • Landform and heritage • Amenity

Complies with objective • The proposed building envelopes have been

developed to work within the framework of the current future vision for the site under the current DCP and Area 20 Growth Precinct.

• Roof articulation and the built form takes the topographical changes into account;

• The floor to floor dimensions cater for the intended uses

2D Floor space ratio [p.32]

Objective 2D Floor Space Ratios should be set which are consistent with achieving other parameters such as building height, building envelope and setbacks to: • Align with the optimum capacity of the site • Work with the desired density of the local area • Provide opportunities for building articulation The allowable gross floor area should only 'fill' approximately 70% of the building envelope

Complies with objective • The design is consistent with the intent while

being slightly less than the maximum permissible FSR rate of 2.75:1 for the overall site.

2E Building depth [p.34]

Objective 2E Use a range of appropriate maximum apartment depths of 12-18m from glass line to glass line An apartment building depth of 10-18 metres is noted as appropriate. At a detailed level this dimension is held to refer most directly to 'street-wall' buildings with small or no building separation to their ends. Freestanding towers may be deeper but must demonstrate how satisfactory levels of daylight and natural ventilation are to be achieved (for example by the use of larger windows).

Complies with intention of ADG • The Building Depth of the development ranges

from 11m to 20m. which includes generous sized corridors for circulation and integrated service cupboards.

• Large windows are proposed to living areas and balconies to maximise natural light in apartments.

• Apartment layouts and sizes proposed meet the objective of the DCP and ADG. Amenity to the apartments is maintained through the provision of floor to ceiling glazing for solar access, location of non-habitable and habitable spaces to meet the design criteria set out within the ADG;

• The use of cross through, corner and dual aspect apartments is maximized.


2

2F Building separation [p.36]

Objective 2F To ensure adequate amenity, especially daylight and privacy levels, minimum building separations are offered but may be varied to zero. For buildings 9 storeys and over (>25 metres): • 24 metres between habitable rooms/balconies. • 18 metres between habitable rooms/ balconies and non-habitable rooms. • 12 metres between non-habitable rooms. For buildings 5-8 storeys (13-25 metres): • 18 metres between habitable rooms/balconies. • 13 metres between habitable rooms/ balconies and non-habitable rooms. • 9 metres between non-habitable rooms. For buildings 3-4 storeys ( 12 metres or less): • 12 metres between habitable rooms/balconies. • 9 metres between habitable rooms/ balconies and non-habitable rooms. • 6 metres between non-habitable rooms.

Complies with objective • The proposal provides building separations

required and where possible over the DCP minimum requirement;

• Consistent with the objectives of the ADG, proposed building separation across the precinct ranges from 12m - 24m to:

o Ensure the proposed precinct development is consistent with the desired future character;

o Provide residential amenity to adjoining developments through increased visual and acoustic privacy, natural ventilation, sunlight, daylight access and outlook;

o Provide greater opportunities for communal open space, deep soil and landscaping zones;

o Where possible, greater building separation is provided;

2G Street Setbacks [p.38]

Objective 2G Generally street setbacks should be between 1 and 10 metres although they may be reduced to zero where deemed appropriate.

Complies with intention of ADG • Meets or exceeds the required DCP/ADG setback. • The proposal generally complies with the 4m

street setback in Stage 1. With minor encroachments to the north/east and west of building A. Building C has a minor encroachment to the south east corner.

• Stage 2 has been designed to comply with the 0m setback to the retail/commercial base and the 4m setback to the residential podium.

• Stage 1 provides a greater setback for a landscaped buffer to soften the transition between the public and private realm;

• Maintains the street edge treatment for a consistent street wall;

2H Side and rear setbacks [p.40]

Objective 2H Side and rear setbacks are to be appropriate to the context and should assist in achieving amenity, especially adequate daylight.

Complies with intention of ADG • Building A & B is a minimum 18.3m in separation. • Buildings C & D is a minimum 25.4m in separation. • Stage 2 has been planned to comply with the

ADG minimum separation between buildings. • Stage 2 provides an active frontage to Main Street

by the introduction of retail with zero setback from the boundary.

• The proposal provides a defined street edge with direct access from the communal landscaped areas for both residential and amenity uses.


3

3A Site analysis [p.47]

Objective 3A-1 Site analysis illustrates that design decisions have been based on opportunities and constraints of the site conditions and their relationship to the surrounding context

Complies with objective • The site analysis plan is included in the

architectural drawings demonstrating the how the design has considered the site amenities;

• The Statement of Environmental Effects includes comment on how the proposed design responds to the site’s unique conditions, attributes and challenges.

3B Orientation [p.49]

Objective 3B-1 Building types and layouts respond to the streetscape and site while optimising solar access within the development

Complies with objective • The proposal provides building forms with a

defined street edge and the opportunity for direct access from the street for both residential and amenity uses;

• The location of massing and building height across the development optimises solar access to common open space.

Objective 3B-2 Overshadowing of neighbouring properties is minimised during mid-winter Design Guidance • Where an adjoining property does not currently receive the required hours of solar access, the proposed building ensures solar access to neighbouring properties is not reduced by more than 20% • A minimum of 4 hours of solar access should be retained to solar collectors on neighbouring buildings.

Complies with objective • The building forms have been informed by the

building envelope controls outlined of the DCP and the ADG;

• The proposed forms reflect a considered approach, responding to orientation and context, rather than building to the maximum building envelope permissible;

• The proposed development does not prevent any solar collectors on neighbouring buildings from receiving 4 hours’ solar access.

Refer to the shadow diagrams for further information.

3C Public domain interface [p.51]

Objective 3C-1 Transition between private and public domain is achieved without compromising safety and security

Complies with objective • Residential access points are carefully and

appropriately located for legibility for residents and visitors;

• Residential lobbies are designed to be secured to control access and to appropriately separate circulation routes;

• Apartment windows and balconies are located to provide for passive surveillance over the public domain;

• The proposed design has minimised any opportunities for people to be concealed.

Objective 3C-2 Amenity of the public domain is retained and enhanced

Objective 3C-2 continued

Complies with objective • The landscape for the public domain is designed

to integrate with the architectural elements and to soften building edges to form a transition from soft to hard elements;

• The interface with the public domain is carefully considered by way of the lobby design, courtyard apartments with direct street access, and an integrated landscape concept;

• The public square has been designed to increase the solar amenity exceeding the minimum


4

requirements by stepping the building form to maximize the solar gain to the square.

• The design minimises the prominence of service areas.

Refer to the landscape concept plan for further information.

3D Communal and public open space [p.55]

Objective 3D-1 An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping. Design Criteria • Communal open space has a minimum area equal to 25% of the site • Developments achieve a minimum of 50% direct sunlight to the principal usable part of the communal open space for a minimum of 2 hours between 9 am and 3 pm on 21 June (mid winter) • The communal open space should have a minimum dimension of 3m

Complies with intention of ADG • In Stage 1, 23.4% of site area is classified as

communal open space; Which exceeds council DCP requirements of 15%.

• In Stage 2 the communal open space is proposed to be 28% of the site area.

• The proposal achieves the percentage requirements for communal open spaces receiving more than 2 hours of mid-winter sun.

• Stage 1 achieves 79.7% of sunlight during 9am & 3pm.

• Communal open spaces are designed as podium gardens and roof terraces.

3E Deep soil zones [p.61]

Objective 3E-1 Deep soil zones provide areas on the site that allow for and support healthy plant and tree growth. They improve residential amenity and promote management of water and air quality Design criteria Deep soil zones are to meet the following minimum requirements: • 7% of site area • <650sqm – no min dimension • 650sqm-1500sqm – 3m min dimension • >1500sqm – 6m min dimension

Complies with objective • Deep soil zones are provided in the Stage 1

development, offering additional privacy and setbacks to the adjacent residential buildings.

• Stage 1 - Site 1A & 1B of the proposal offers 360sqm of deep soil on ground level or 10% of the total site area. Stage 1 - Site 1C & 1D of the proposal offers 432sqm of deep soil on ground level or 9% of the total site area. Which is greater than the required 7% under the ADG.

• Due to zoning and setback controls deep soil is not required in Stage 2 although areas of the site have been setback to allow for deep planting to the north west of the site along the edge of the courtyard apartments.

Refer to the Deep soil and Communal Open Space Plan for further information.

Objective 3J-2 Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space

Complies with objective • The building envelopes allow for outlook and

privacy to be managed through building articulation, dividing walls and privacy screens;

• Providing a range of public and communal spaces.


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3f Visual Privacy [P.62]

Objective 3F-1 Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy

Complies with objective • Building separation is provided at 9m between the

proposed development and the boundary of the adjoining, Urban Growth site.

Objective 3F-2 Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space

Complies with objective • Internal layouts are orientated to achieve privacy

while maintain outlook and views with balconies designed directly off the living spaces.

• The ‘Hit and Miss’ brick screens along the balconies assist with further privacy to the private open spaces.

3G Pedestrian access and entries [p.66]

Objective 3G-1 Building entries and pedestrian access connects to and addresses the public domain

Complies with objective • Separate residential lobbies for each core are

provided at ground level and in the basement • Residential lobbies are signposted via integrated

signage and have a distinct architectural typology for legibility and amenity.

Objective 3G-2 Access, entries and pathways are accessible and easy to identify

Complies with objective

• Where required, ramps and stairs will be integrated with the overall landscape and building design concept for accessible and legible entries;

• Residential lobbies and amenity building entries are provided with a distinct architectural character and articulated structure over for increased legibility;

• Screening and gates will be used to secure resident private open space from public domain and to assist legibility and navigation throughout the site.

Objective 3G-3 Large sites provide pedestrian links for access to streets and connection to destinations

Complies with objective • A new network of pedestrian and cycle links will

provide for increased permeability though the site and through the precinct;

• The proposed pedestrian priority shared zone will provide for access to the communal open spaces.


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3H Vehicle access [p.68]

Objective 3H-1 • Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes

Complies with objective • The car park entry points are located to allow the

smooth ingress of traffic and to avoid conflicts with pedestrian routes;

• Clear sight lines are provided at the carpark entry/exit point and vehicle crossings;

• Pedestrian and vehicle access points to and from the buildings are kept separate.

Further information about the vehicle entry, exit and traffic management can be found in the traffic report submitted with this proposal.

3J Bicycle and car parking [p.71]

Objective 3J-1 Car parking is provided based on proximity to public transport in metropolitan Sydney and centres in regional areas Design criteria • The car parking needs for a development must be provided off street

Complies with objective • The proposed basement car parking meets the

required rates for the development under the current DCP/ADG;

Refer to GA Plans for details

Objective 3J-2 Parking and facilities are provided for other modes of transport

Complies with objective • Bicycle parking is provided at rates required under

the DCP to provide for other modes of transport; • Motorcycle parking will be provided at rates

meeting the requirements of the DCP to provide for alternate transport choice.

Refer to GA Plans for details

Objective 3J-3 Car park design and access is safe and secure

Complies with objective • Car park access will be secured at appropriate

levels for amenity and residential uses. • Visitor parking will be provided in a designated

area of the carpark, increasing legibility and safety.

Objective 3J-4 Visual and environmental impacts of underground car parking are minimised

Complies with objective • Car parking is in the basement and accessed off

the adjoining streets;


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4A Solar and daylight access [p.79]

Objective 4A-1 To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space Design criteria • Living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 2 hours direct sunlight between 9 am and 3 pm at mid winter in the Sydney Metropolitan Area and in the Newcastle and Wollongong local government areas • A maximum of 15% of apartments in a building receive no direct sunlight between 9 am and 3 pm at mid winter

Complies with intention of ADG • In Stage 1, 72% of the apartments achieve the ADG

recommendation for solar access; • In Stage 2 the planning allows for 71% of

apartments to achieve solar access. • Private open space balconies have been

integrated into the facade and building design, responding to the context and the desired objectives of the ADG;

• In Stage 1, 78% apartments receive direct sunlight between 9-3pm and 77% between 8am & 3pm.

• In Stage 2, 80% of apartments receive direct sunlight between 9-3pm.

• Due to the sites orientation and urban design controls i.e. requirements for building to the boundary necessitates a number of south facing elevations with no direct sunlight to apartments.

• A response to reduce the amount of apartments not achieving direct solar, has been made by using pop outs, shifting of form and skylights to maximize solar amenity into southern apartments.

• Refer to the Amenity Diagrams for further information.

Objective 4A-2 Daylight access is maximised where sunlight is limited

Complies with objective Building envelopes have been developed to minimise the quantity of apartments with no direct sunlight midwinter by incorporating bay windows and skylights

Objective 4A-3 Design incorporates shading and glare control, particularly for warmer months.

Complies with objective • The depth of the balconies provides the primary

means of shading for the apartments. • The proposed ‘Hit and Miss’ brick screens are

designed to assist with the required shading for balconies.

4B Natural venti lat ion [p.83] Objective 4B-1 All habitable rooms are naturally ventilated

Complies with objective • Windows and doors are provided to allow the

ADG and DCP requirements for natural ventilation; • The proposed overall building depths facilitate

ventilation to habitable rooms.

Objective 4B-2 Apartment depths are limited to maximise ventilation and airflow

Complies with objective • The apartment layouts include open plan kitchen,

dining and living and the depth is less than the maximum 2.5x the height requirement.

Objective 4B-3 The number of apartments with natural cross ventilation is maximised to create a comfortable indoor environment for residents

Complies with objective • In Stage 1, 62% of apartments achieve natural

cross-ventilation; • Stage 2, planning has been designed to propose

64% of apartments achieve natural cross-


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Design criteria • At least 60% of apartments are naturally cross ventilated in the first nine storeys of the building. Apartments at ten storeys or greater are deemed to be cross ventilated only if any enclosure of the balconies at these levels allows adequate natural ventilation and cannot be fully enclosed • Overall depth of a cross-over or cross-through apartment does not exceed 18m, measured glass line to glass line

ventilation. • Cross-through apartments do not exceed 18m

glass line to glass line; • Natural cross-ventilation is proposed by corner or

cross-through strategy to the living area and bedrooms. Refer to the definition in the ADG [Appendix p.180].

Refer to the Amenity diagrams for further information.

4C Ceil ing heights [p.87]

Objective 4C-1 Ceiling height achieves sufficient natural ventilation and daylight access Design criteria • Measured from finished floor level to finished ceiling level, minimum ceiling heights are: • Habitable rooms: 2.7m • Non-habitable: 2.4m • If located in mixed use area: 3.3m for ground and first floor to promote flexibility

Complies with objective • A minimum floor-to-floor height of 3.1m is used to

allow the ADG recommendation of 2.7m ceiling height to be achieved in living, dining and bedroom areas.

• Bulkheads will be positioned to not intrude on habitable rooms with service rooms stacking on each floor.

Objective 4C-2 Ceiling height increases the sense of space in apartments and provides for well-proportioned rooms

Complies with objective • The proposal provides the required 2.7 metres

floor to ceiling height for habitable rooms. Ceiling heights are maximised in habitable rooms by stacking ducts and service rooms from floor to floor where possible.

4D Apartment size and layout [p.89]

Objective 4D-1 The layout of rooms within an apartment is functional, well organised and provides a high standard of amenity Design criteria • Apartments are required to have the following minimum internal areas: • Studio: 35sqm • 1 bedroom: 50sqm • 2 bedroom: 70sqm • 3 bedroom: 90sqm The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5sqm each A fourth bedroom and further additional bedrooms increase the minimum internal area by 12sqm each • Every habitable room must have a window in an external wall with a total minimum glass area of not less than 10% of the floor area of the room. Daylight and air may not be borrowed from other rooms Design Guidance • A window should be visible from any point in a

Complies with objective • All apartments meet or exceed the minimum

requirements of the ADG. • In Stage 1, a range of apartment typologies

including 1, 2 and 3 bedroom apartments are provided, adding to the flexibility and affordability of the development.

• Apartment internal areas ranges between the following:

• 1 Bedrooms – 50sqm to 65sqm • 2 Bedrooms – 75sqm to 85sqm • 3 Bedrooms – 96sqm to 104sqm • Apartment layouts are designed so that windows

are visible from any point in a habitable room. • In Stage 2, apartment envelopes have been sized

to comply with the minimum sizing requirements stated in the ADG for future planning.


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habitable room

Objective 4D-2 Environmental performance of the apartment is maximized. Design Criteria • Habitable room depths are limited to a maximum of 2.5 x ceiling height • In open plan layouts (where living, dining and kitchen are combined) the maximum habitable room depth is 8m from a window. Objective 4D-3 Apartment layouts are designed to accommodate a variety of household activities and needs Design criteria • Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space) • Bedrooms have a minimum dimension of 3m (excluding wardrobe space) • Living rooms or combined living/dining rooms have a minimum width of: - 3.6m for studio and 1 bedroom apartments - 4m for 2 and 3 bedroom apartments • The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts

Complies with objective Window and door openings have been sized to allow the ADG and NCC minimum recommendations for daylight to be achieved.

• Refer to the architectural drawings [DA-760-000 series] for further information on apartment depths

• 8m maximum room depth for open plan layouts is achieved.

Complies with objective • Bedrooms in all apartments are designed to

allow a minimum of 10m2 in master bedrooms and 9m2 in other bedrooms.

• All living rooms to 2 and 3 bedroom units have a minimum width of 4m. 1 Bed units have a minimum width of 3.6m.

• The width of cross-through apartments is a minimum of 4m.

• All secondary bedrooms have built-in robes with a minimum lineal dimension of 1.5m.

• Main bedrooms have built-in robes with a minimum dimension of 1.8 x 0.65 x 2.4m.

4E Private open space and balconies [p.92]

Objective 4E-1 Apartments provide appropriately sized private open space and balconies to enhance residential amenity

Complies with objective • All private open spaces meet or exceed the

minimum requirements of the ADG designed to have a minimum depth of 2m for 1 and 2 Beds and 2.4m depth for 3 beds.

• The area corresponds to that of the DCP being 10sqm minimum for an apartment on the upper levels.

Objective 4E-2 Primary private open space and balconies are appropriately located to enhance liveability for residents

Complies with objective • Balconies are recessed within the building to

provide full cover and provide an extension to the living area.

4F Common circulation and spaces [p.97]

Objective 4F-1 Common circulation spaces achieve good amenity and properly service the number of apartments Design criteria • The maximum number of apartments off a circulation core on a single level is eight • For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40 • Where design criteria 1 is not achieved, no more than 12 apartments should be provided off a circulation core on a single level

Complies with objective • Each circulation core services 4-8 apartments per

level; • Each circulation core to have s access to natural

light increasing the amenity of the residents; • All lobbies achieve a high level of amenity as they

are connected to the facade to facilitate access to daylight and natural ventilation.


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Objective 4F-2 Common circulation spaces promote safety and provide for social interaction between residents

Complies with objective • Common circulation spaces are designed to

provide safe, legible spaces to foster interaction and harmony between residents; Roof terrace which provides passive and active interaction space is accessible to all residents

4G Storage [p.101]

Objective 4G-1 Adequate, well designed storage is provided in each apartment Design criteria • In addition to storage in kitchens, bathrooms and bedrooms, the following storage is provided: • 1 bed: 6m3 • 2 bed: 8m3 • 3 bed: 10m3 At least 50% of the required storage is to be located within the apartment

Complies with objective • Apartments are provided with storage facilities

ranging from the minimum 3m3 to 20m3 in apartments meeting or exceeding the ADG recommendations.

• Most apartments meet the requirements for storage within the apartment without the need for Basement storage. Some apartments have dedicated storage units within the basements in residential zones where only 50% of the objective is achieved in the unit.

• Storage within the apartment is provided through utility spaces with natural light and ventilation. Joinery areas and dedicated zones within living areas to suit their specific needs.

• The Development Yield Schedule included in this application notes apartments internal and alternate basement storage areas required to meet ADG Objectives.

Objective 4G-2 Additional storage is conveniently located, accessible and nominated for individual apartments

Complies with objective • Storage locations will be allocated within

basement levels as part of the proposal.

4H Acoustic Privacy [p.103] Objective 4H-1 Noise transfer is minimised through the siting of buildings and building layout.

Complies with objective • Adequate building separation is provided within

the development and from neighbouring buildings/adjacent uses.

Acoustic report attached for further details.

Objective 4H-2 Noise impacts are mitigated within apartments through layout and acoustic treatments

Complies with objective • Noisy areas within the proposed development

including building entries and corridors are generally located above each other and quieter areas above quieter areas;

• Typically, bedrooms of adjacent apartments will be located next to each other and likewise with living area.

• Storage, circulation areas and non-habitable rooms will be located to buffer noise from external sources;


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• The party walls (walls shared with other apartments) will be appropriately insulated in accordance with applicable requirements.

4J Noise and Pollution [p.105]

Objective 4J-1 Noise impacts are mitigated within apartments through layout and acoustic treatments

Complies with objective • Private and communal landscaped spaces on

ground level buffer noise from the street and public domain.

• Internal apartment layout will separate noisy spaces from quiet spaces;

• rooms with similar noise requirements will be grouped together;

• Amenity and residential zones will be kept separate.

• Ground level amenity uses have been orientated towards the Shared access ways;

• Loading and waste collection is provided separately to each block.

Objective 4J-2 Appropriate noise shielding or attenuation techniques for the building design, construction and choice of materials are used to mitigate noise transmission

Complies with objective • The construction of the development will

incorporate seals to prevent noise transfer through gaps, acoustic glazing, and other measures where necessary to attenuate noise impacts to apartments.

4K Apartment Mix [p.107]

Objective 4K-1 A range of apartment types and sizes is provided to cater for different household types now and into the future

Complies with objective • A variety of apartment types are provided; • The proposed apartment mix is appropriate, taking

into consideration the distance to public transport, employment and education centres, as well as the current market demands and projected future demographic trends within the area.

Objective 4K-2 The apartment mix is distributed to suitable locations within the building

Complies with objective • Different apartment types have been located to

achieve successful facade composition and to optimise solar access;

• Larger apartment types have been located on the top levels where there is opportunity for more open space as well as on the corners of the building and at street level, where more building frontage is available.

4L Ground f loor apartments [p.109]

Objective 4L-1 Street frontage activity is maximised where ground floor apartments are located

Complies with objective • The ground level is designed to provide activity

and vibrancy through multiple building lobbies, apartments with direct street access and an integrated landscape concept for the public domain.


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Objective 4L-2 Design of ground floor apartments delivers amenity and safety for residents

Complies with objective • Provision of gates and fences will be designed to

offer a surveillance of the public domain and privacy for residents through a balance of permeability and opacity.

4M Facades [p.111]

Objective 4M-1 Building facades provide visual interest along the street while respecting the character of the local area

Complies with objective • The proposed building envelopes will allow for

future design of the facades to incorporate a varied composition including changes in texture, material, detail and colour to modify the prominence and mass of elements.

Objective 4M-2 Building functions are expressed by the facade

Complies with objective • The building facades will be informed by the

particular programme of the spaces within. • Different strategies have been adopted for

residential and amenity uses • Residential apartments are clearly identifiable and

distinguishable from the amenities. Refer to the architectural drawings for further information

4N Roof design [p.113]

Objective 4N-1 Roof treatments are integrated into the building design and positively respond to the street

Complies with objective • Roof treatments are integrated with the building

design and materials to compliment the architectural aesthetic.

• Service elements are integrated within the roof design

4O Landscape design [p.115]

Objective 4O-1 Landscape design is viable and sustainable

Complies with objective • performance is enhanced by incorporating a

diverse planting including appropriately planted shading trees and street trees to meet DCP requirements.

• The landscape proposal introduces large trees to the street scape which will comply with table 4 – Recommended tree planting in deep soil zones. Refer to the landscape design package for further information.


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4P Planting on structures [p.116]

Objective 4P-1 Appropriate soil profiles are provided

Complies with objective • Roof top terrace is designed to accommodate

planting with a minimum 1m depth of soil, sufficient for a medium size tree;

• The communal podium garden above the car park ramp, also has a minimum 1m depth of soil for planting.

Objective 4P-2 Plant growth is optimised with appropriate selection and maintenance

Complies with objective • Diverse planting that are low in maintenance and

suited to the site are incorporated to enhance the performance of the landscaped areas.

• Refer to the landscape design package for further information.

4S Mixed use [p.122]

Objective 4S-1 Mixed use developments are provided in appropriate locations and provide active street frontages that encourage pedestrian movement

Complies with objective • Retail uses are introduced at ground level along

Main Street for street activation;

Objective 4S-2 Residential levels of the building are integrated within the development, and safety and amenity is maximised for residents

Complies with objective • Primary residential foyers have secure access

from the adjoining street.

4T Awnings and signage [p.125]

Objective 4T-1 Awnings are well located and complement and integrate with the building design

Complies with objective • Awnings and covered areas are provided over

building entries for building address and public domain amenity in Stage 1. Stage 2 will be designed to incorporate this objective into the future design.

Objective 4T-2 Signage responds to the context and desired streetscape character

Complies with objective • Signage will be limited to building identification,

navigation and statutory signs. It will be designed to fit harmoniously in the architecture and to contribute positively to the precinct.

• Any commercial signage will be subject to future and separate Development Applications.

4U Energy eff iciency [p.127]

Objective 4U-1 Development incorporates passive environmental design

Complies with objective • Natural light will be provided to all habitable

rooms. • Outdoor communal open space areas are

designed to provide residents with a range of spaces offering flexibility and choice demonstrating a high level of passive environmental design.


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Objective 4U-2 Development incorporates passive solar design to optimise heat storage in winter and reduce heat transfer in summer

Complies with objective • The design development will allow for future

incorporation of passive solar design measures including overhangs and shading devices, insulated walls, roofs and floors, and seals on window and external door openings.

Objective 4U-3 Adequate natural ventilation minimises the need for mechanical ventilation

Complies with objective • Natural ventilation will be provided to all habitable

rooms and typically, to all common areas and circulation spaces.

4V Water management and conservation [p.129]

Objective 4V-1 Potable water use is minimised

Complies with objective • The development will incorporate water efficient

fittings, appliances and waste-water re-use. • Plant selections are designed for the microclimate

and are typically low-water use. • Further details about the proposed planting and

landscape concept is detailed in the accompanying Landscape Concept Plan submitted as part of the development application.

Objective 4V-2 Urban stormwater is treated on site before being discharged to receiving waters

Complies with objective Refer to the Storm Water Management Plan for further details.

Objective 4V-3 Flood management systems are integrated into site design

• The proposal incorporates water-sensitive urban

design systems as illustrated in the stormwater concept plan that accompanies this application.

• The development incorporates flood management systems including detention tanks.

4W Waste management [p.131]

Objective 4W-1 Waste storage facilities are designed to minimise impacts on the streetscape, building entry and amenity of residents

Complies with objective • A bulk-waste area for residents will be in each

basement. • Garbage collection will be in each Site Through

Link/loading area and is separated from public and residential areas.

Objective 4W-2 Domestic waste is minimised by providing safe and convenient source separation and recycling

Complies with objective • Communal waste chutes will be provided for

residents in convenient and accessible locations related to each vertical core.

• Waste and recycling storage areas will be well ventilated and have durable and washable finishes

• All dwellings will be designed to have sufficient internal space for the holding of waste and recycling as required under DCP


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4X Building Maintenance [p.133]

Objective 4X-1 Building design detail provides protection from weathering

Complies with objective • Building materials will be selected to withstand the

demands of the environment and to weather gracefully.

• Painted and applied finishes are minimised

Objective 4X-2 Systems and access enable ease of maintenance

Complies with objective • Suitable access for cleaning will be provided from

the public domain or appropriately controlled roof access.

Objective 4X-3 Material selection reduces ongoing maintenance costs

Complies with objective: • The use of applied finishes will be minimised in

the development. The proposed development will incorporate the following measures:

– Sensors to control artificial lighting in common circulation spaces

– Materials that weather with time – Robust and durable materials and

finishes.


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APPENDICES i Area 21 Precinct, Public Domain and Landscape Strategy by LPA (Pacific) Pty. Ltd for NSW Department of Planning and Infrastructure, P|1 ii Schedule 4 Area 20 Precinct Cudgegong Road Station | 2.1 The Area 20 Precinct - Precinct Planning vision, P|3 iii Area 21 Precinct, Public Domain and Landscape Strategy by LPA (Pacific) Pty. Ltd for NSW Department of Planning and Infrastructure, P|7