Good Luck Plaza - blacktown.nsw.gov.au

Good Luck Plaza17-21 First Avenue, Blacktown

design verification statement05 February 2021

prepared for Blacktown City Council

Apartment Design Guide - Design Objectives and Design Criteria

document contentspart 3 siting the development

3A site analysis

3B orientation

3C public domain interface

3D communal and public open space

3E deep soil zones

3F visual privacy

3G pedestrian access and entries

3H vehicle access

3J bicycle and car parking

part 4 designing the building

amanity

4A solar and daylight access

4B natural ventilation

4C ceiling heights

4D apartment size and layout

4E private open space and balconies

4F common circulation and spaces

4G storage

4H acoustic privacy

4J noise and pollution

configuration

4K apartment mix

4L groundfloorapartments

4M facades

4N roof design

4O landscape design

4P planting on structures

4Q universal design

4R adaptive reuse

4S mixed use

4T awnings and signage

4U energyefficiency

4V water management and conservation

4W waste management

4X building maintenance

Good Luck Plaza 17-21 First Avenue, Blacktown - 05 February 20212


Objective Design Criteria Proposed Comment

Part 3 Siting the Development

Site Analysis Objective 3A-1 relating to principle 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

Consistent A site and context analysis plan has been submitted together with this application. Refer to Jackson Teece drawing DA-003. In addition to this refer to Locality / Context Plan DA-001 & Streetscape Plan DA-002.

Key opportunities:

– Corner site

– Close to public transport connections including Blacktown Station & Bus Interchange.

– Potential views to the Sydney CBD to the East on upper levels

– Potential views to the Blue Mountains to the North-West on upper levels

– Active frontage along First Avenue and activated corner with Prince Street.

Key constraints:

– Arterial road to the east

– 2m (approx.) level difference falling from east to west along First Avenue, with the lowest point within the site being south-west corner of the site.

17-21 First Avenue, Blacktown is bound by First Avenue to the south and Prince Street to the east. The railway cuts the Blacktown CBD into two precincts north and south. The site sits within the northern precinct on a prominent corner on a corner location on First Avenue, one block away from the Blacktown Station and bus interchange. The site has an opportunity to become a landmark to the northern half of the CBD when approached from the rail or bus stations, and viewed from the surrounding streets and from distant aspects.

From all directions surrounding the site, zoning is identified as B2 mixed use and the height limit is 80m under the LEP 2015 HOB map. This height limit provides the opportunity for views looking south east towards the Sydney CBD over the lower residential area beyond Sunnyholt Road and views to Blue Mountains to the north-west. The tower has residential component facing the north to maximise the solar access.



Orientation Objective 3B-1 relating to principle 1/2 Building types and layouts respond to the streetscape and site while optimising solar access within the development

Consistent The proposed building responds to the streetscape and site;

– The main residential and hotel tower is 21 stories high sitting over the 3-storey podium. This effectively creates the maximum solar ingress into the maximum number of rooms, while providing a prominent address to the street corner.

– The building’s frontages are orientated towards First Avenue and Prince Street with a supermarket tenancy located on and accessed from First Avenue. Each portion of the building has an individual street lobby, relating to both streets and the corner position.

– The lower levels contain hotel and public programmes which are all oriented towards both streets, thereby activating the facades along both streets.The façade of the podium has an elegant framing arrangement with Mount White sandstone that provides colonnades and shading to the public domain.

– The tower has 6m setback to the two street frontages and 12m setback from the northern boundary. Residential component of the tower has 12m setback to the western boundary while the hotel and student accommodation component of the tower has 6m setback with privacy screens.

The building optimises solar access within the development;

– Residential amenity area is located atop the podium at level 2, and on the roof top on L23 to maximise amenity and solar access to communal open space

– Residential component of the tower is orientated almost directly to the north and the east to optimize solar access and reduce overshadowing.

Objective 3B-2 relating to principle 1/2 Overshadowing of neighbouring properties is minimised during mid-winter

Consistent – The proposed buildings largely overshadow the street corner and the two existing two-storey commercial buildings to the south.

– Shadow diagrams show minor impacts on living rooms, balconies and, private open space of existing residential buildings to the south west until 11am on winter solstice.

– Solar access to neighbouring properties is not reduced by more than 25%. – Solar collectors to the existing residential development to the south west have been identified on neighbouring buildings. Shadow diagrams show the full roof area of this building receive sunlight from 11am on winter solstice.



Public Domain Interface

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

Consistent – Entries to each of the tower areas are articulated by separate entries from different streets. – All entries are glazed with clear site lines to the lifts – Entry to supermarket and mall along First Avenue is differentiated with clearly defined signage. – No opportunities for people to be concealed are provided. – Mailboxes are located withinin a separate mail room in the residential lobby - additional security door provided for additional security.

Objective 3C-2 relating to principle 1 Amenity of the public domain is retained and enhanced

Consistent – Mixed-use development provides active frontage with retail units facing First Avenue and Prince Street. – Mailboxes are located in residential lobby accessed from Prince Street. – The hotel lobby fronts the street corner location and activates both First Avenue and Prince Streets. – Basement car parking and loading dock entries are located on the far north east of the site on Prince Street to minimise the visual impact of vehicle entries and exits. This leaves the majority of the street frontages for hotel and residential accommodation lobbies, with the supermarket fronting the west portion of the site on First Avenue.

– Substation, pump rooms and switchroom are located in the basement car park. Garbage rooms are located in the separate BOH area on ground floor.

– The site falls 2.0m approx. along First Avenue. Floor levels to hotel and residential entries are gradually graded to reflect the existing pavement levels and achieve flush entry from First Avenue and Prince Street. The supermarket level also has level access to the street frontage from a gradual fall in pavement levels.

– The façade is predominantly glass with concrete blades along First Avenue and Prince Street. Durable, graffiti resistant and easily cleanable materials are used and are to be incorporated into the specification.



Communal and Public Open Space

Objective 3D-1 relating to principle 2/3 An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping

1. Communal open space has a minimum area equal to 25% of the site

2. 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)

Consistent – The site is located within the Blacktown CBD. The communal open space is located on top of the podium roof allowing commercial premises at ground and level 1. Additional roof top communal outdoor space is located on L23 which is fully sunlit and enjoys full district and Blue Mountains views.

– Communal open space is accessible via the residential lift. – Communal open space accessible by the residents has the area of 792m2 against the site area (3160sqm) which is greater than the minimum 25% requirement (790m2)

– Refer to DA-504 for sun analysis at 21 June (mid winter) - illustrating the ample solar access to the communal open spaces.

– The principal usable part of the communal open space receives over 2 hours of direct sunlight in mid-winter between 9am and 3pm.

Objective 3D-2 relating to principle 2/3 Communal open space is designed to allow for a range of activities, respond to site conditions and be attractive and inviting

Consistent Facilities are provided within communal open spaces including;

– seating for individuals or groups – barbecue areas – landscaping and pergolas – lawn area

Objective 3D-3 relating to principle 2/3 Communal open space is designed to maximise safety

Consistent The following strategies work hand in hand to maximise safety in the public and communal open spaces:

– Surveillance by residential balconies and windows from above – Hotel and residential private open spaces are separate areas, and link directly to the relative internal components.

– Outdoor lighting strategy to be integrated into the landscape design



Objective 3D-4 relating to principle 1/2/3 Public open space, where provided, is responsive to the existing pattern and uses of the neighbourhood

N/A – No significant opportunity for public open space is available on this site – Retail uses provide active frontage to the street

Deep Soil Zones

Objective 3E-1 relating to principle 2/5 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

Deep soil zones are to meet the following minimum requirements:

Consistent – No significant trees currently occupy the site – The site is within the Blacktown CBD and has an 80m height limit providing for high density living. – The Apartment Design Guide makes provision for sites that are located within a CBD or centres where there is 100% site coverage and non/residential uses at ground floor - provided acceptable stormwater management could be achieved and alternate forms of planting be provided on structure. Refer to Northrop civil engineer for stormwater management plan and details including allowance for considerably sized on site detention tanks for rainwater. Refer to landscape architect’s drawings prepared by Site Image for extent of raised planters provided to level 2 podium amenity area and for details of planting on structure.

Visual Privacy Objective 3F-1 relating to principle 6 Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy

Note: Separation distances between buildings on the same site should combine required building separations depending on the type of room

Separation between windows and balconies is provided to ensure visual privacy is achieved. Minimum required separation distances from buildings to the side and rear boundaries are as follows:

– The site is bound on two sides by Prince St to the east and First Avenue to the south. A zero setback is typically provided to the ground floor and podium levels for front side and rear. At ground floor the hotel and residential / student accommodation lobbies are setback from the boundary to ensure adequate public domain is maintained, and door swings don’t breach the boundaries.

– An awning for the majority of the frontage of the site provides weather protection and improves amenity for pedestrians.

– The tower is set back a minimum of 6m to all sides, with minor encroachment into the 6m setback at the south west and south east corners.

– 12m setback is taken from the rear boundary at the northern side of the building. There is minor encroachment of tower balconies on the north east and north west corners. Whilst this additional area is not required to meet the minimum balcony area for this unit, the projection works to give the building its characteristic form and articulated facades.

– The south east corner of the tower encroaches the 6m setback facing the street intersection, which excess is a reduction of the 6m set out in the Blacktown DCP 2006. This is primarily to deliver a positive activated corner location and improve urban design principles. This is considered minor and is providing a landmark form to emphasise the important corner.

– A blank wall is provided to the northern boundary up to the podium levels providing 0m setback. On the L02 podium the pool area encroaches into the 12m setback, however is enclosed in a glass wall and roof structure and forms a visual addition to the varied and undulating landscaping to the communal area at this level.

– Fixed fins form privacy screens in various iterations to all façades of the tower above podium levels which provides privacy but allows sunlight and ventilation.

– The site adjoins sites on all aspects which are proposed to have an LEP amended height limit of 80m, and has no adverse impact on neighbouring developments.

– Generally, the minimum separation is achieved and architectural devices such as privacy louvres and privacy screens are proposed where protecting privacy is required.

Objective 3F-2 relating to principle 6 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

Consistent – The apartments start at L14 for 8 floors above the communal open space, so visual privacy should not be compromised.

– Increased visual seperation has also been provided by landscaped planters at L02 – Vertical fins and concrete blades provide privacy between adjacent balconies.

Building Height itHabitable Rooms and Balconies

itNon-habitable Rooms

Up to 12m (4 storeys)

6m 3m it

650m2 Up to 25m (5-8 storeys)

it9m 4.5m

GrGreater than 1500m2 i12m 6m

Greater than 1500m2 with significant tree

coverver

6m

Site Area itMin. Dimensions itDeep Soil Zone (% of site area)

Less than 1,500m2 6 - 15%

it

itGreater than 1,500m2 6m



Pedestrian Access and Entries

Objective 3G-1 relating to principle 7 Building entries and pedestrian access connects to and addresses the public domain

Consistent – Hotel lobby fronts the corner of First Avenue and Prince Street. Entry to the supermarket is on First Avenue.

– Pedestrian access to student accommodation lobby and rooms is from Prince Street.

– Pedestrian access to residential lobby and apartments is also from Prince Street

– Location of pedestrian entries has taken into consideration the connections to public transport at Devitt T-way and proximity to Blacktown train station. First Avenue and Prince Street sides are most utilised by people arriving at the building on foot from public transport, or by vehicle for on site basement carparking.

Objective 3G-2 relating to principle 7 Access, entries and pathways are accessible and easy to identify

Consistent – Glazed façades are provided to make entries clearly visible and unambiguous from the street – Ground floor supermarket and hotel lobby have graded approaches to provide flush access at the entries. – Signage also aids in identification to each entry and use of lobbies.

Objective 3G-3 relating to principle 5/7 Large sites provide pedestrian links for access to streets and connection to destinations

N/A

Vehicle Access

Objective 3H-1 relating to principle 7 Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes

Consistent – Colour palette of roller shutter to loading dock to be legible – Gate to car park entry for residential, hotel and supermarket parking provided to minimise void in façade – Vehicle entries are located at the north west corner of the development allowing the majority to activate the public realm.

– Car park entry is located on Prince Street. – Vehicle cueing for six cars is provided within B1 level of the basement carpark – The width of the vehicle access points have been limited to the loading dock and the shared residential, hotel and supermarket entry - all accessed from Prince Street.

– Garbage collection areas are contained within the loading dock



Bicycle and Car Parking

Objective 3J-1 relating to principle 7 Car parking is provided based on proximity to public transport in metropolitan Sydney and centres in regional areas

For development in the following locations:

– on sites that are within 800 metres of a railway station or light rail stop in the Sydney Metropolitan Area; or

– on land zoned, and sites within 400 metres of land zoned, B3 Commercial Core, B4 Mixed Use or equivalent in a nominated regional centre

the minimum car parking requirement for residents and visitors is set out in the Guide to Traffic Generating Developments, or the car parking requirement prescribed by the relevant council, whichever is less

The car parking needs for a development must be provided off street.

Consistent – All parking requirements of the development have been provided off street. – The car parking requirement prescribed by Roads and Maritime Metropolitan Sub-Regional Centre for residential use establish the minimum requirements for residential component of the project. Car parking for the residential apartments is in excess of the minimum requirements and provide for a minimum of 1 car space per unit as set-out in the clients brief. RMS parking requirements referred to by the ADG relates to residential use only.

– Car parking requirements for the hotel and supermarket components of the project are set out within Part A Introduction and General Guidelines in the Blacktown DCP 2015 parking rates for non-residential uses. Refer to Traffic Impact Assessment for further details.

Objective 3J-2 relating to principle 7 Parking and facilities are provided for other modes of transport

Consistent – Parking for motorbikes and scooters are ‘typically provided at the rate of one space per 50 car parking spaces provided.’ Refer to the Traffic Impact assessment for further details. Refer to the architectural basement plans for total number of motorcycle parking spaces to be provided.

– Secure undercover bicycle parking / storage is provided in accordance with NSW Government’s Planning Guidelines for Walking & Cycling (2004) for details refer to TTPP Traffic Impact assesment.

– 14 secure bicycle spaces have been included for apartment usage only.

Objective 3J-3 relating to principle 7 Car park design and access is safe and secure

Consistent – Plant, switch rooms and storage spaces are all accessed without crossing car spaces.

Objective 3J-4 relating to principle 7/9 Visual and environmental impacts of underground car parking are minimised

Consistent – The site is approximately 57m wide in east west direction and 54m long in north south direction. Car parking layout has been co-ordinated with traffic, structure and services engineers and waste consultant to maximise efficiency in design whilst meeting client brief and the needs of the project. Double loaded aisles have been utilised where possible. Ventilation of basement has been designed by mechanical engineer, plenums provided at the east and western sides of the basement allow for supply air to be drawn from the east and exhausted through the west.

– Exhaust air is via ducts on the west side of L02 terrace. This allows for clear street elevations without exhaust louvres present.

Objective 3J-5 relating to principle 7/9 Visual and environmental impacts of on-grade car parking are minimised

N/A – Car parking is located underground

Objective 3J-6 relating to principle 7/9 Visual and environmental impacts of above ground enclosed car parking are minimised

N/A – Access to basement parking is from secondary street frontage along Prince Street. – Entries and exits to car parking have been located at the north east corner of the site. – Positive street addresses and active frontages are maximised along First Avenue and Prince Street.



Part 4 – Designing the Building

Solar and Daylight Access

Objective 4A-1 relating to principle 4/6

To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space

1. 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

Consistent – The design of the residential apartments prioritises aspect and spatial quality to the living spaces where residents will typically spend most of their time.

– 50 out of 50 apartments (100%) receive a minimum of 2 hours direct sunlight between 9am and 3pm at mid-winter. This meets the requirements of the ADG.

– The design maximises north aspect to the apartments and the number of single aspect south facing apartments is minimised.

2. In all other areas, living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 3 hours direct sunlight between 9 am and 3 pm at mid-winter

N/A

3. A maximum of 15% of apartments in a building receive no direct sunlight between 9 am and 3 pm at mid-winter

Consistent – The development has no apartments with no direct sunlight at mid-winter.

Objective 4A-2 relating to principle 4/6 Daylight access is maximised where sunlight is limited

Consistent – Full height glazing is proposed throughout for living rooms. – Opportunities to reflect light into apartments are optimised through proposed light coloured internal finishes.

Objective 4A-3 relating to principle 4/6 Design incorporates shading and glare control, particularly for warmer months

Consistent – Balconies shade summer sun but allow winter sun to penetrate living areas. – Vertical and horizontal louvres provide privacy and act to as shading devices to east, north and western facades.

– Glazing specification will be designed to meet performance requirements based on sustainability consultant’s assessment and recommendations.

Natural Ventilation

Objective 4B-1 relating to principle 4/6 All habitable rooms are naturally ventilated

Consistent – All habitable rooms are able to be naturally ventilated in the development. – The building is orientated into the prevailing wind direction to maximise and capture breezes for natural ventilation.

– Depth of habitable rooms and building indents designed to aid natural ventilation. – The requirements of the Infrastructure SEPP and ‘Development near rail corridors and busy road - Interim Guideline’ are triggered by the developments proximity to classified road and rail corridor. The Acoustic report details that in order to meet the allowable internal noise all windows facing the rail corridor will need to be closed. A supplementary fresh air ventilation system is proposed to provide ventilation to all apartments and rooms requiring this feature. The mechanical services engineer to develop the system during detailed design of the project to meet the ventilation requirements of the project.

Objective 4B-2

The layout and design of single aspect apartments maximises natural ventilation

Consistent – Apartment depths are limited in accordance with figure 4D.3 in the Apartment design guide to maximise ventilation and airflow. 8m maximum depth to rear wall of kitchen from openable window based on 2.7 ceiling height to habitable open plan living, dining and kitchen typical.

– Building indents have a width to depth ratio of 2:1 or 3:1 to ensure effective air circulation with regard to single aspect apartments.

Objective 4B-3 relating to principle 4/6 The number of apartments with natural cross ventilation is maximised to create a comfortable indoor environment for residents

1. 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

Consistent – All 50 apartments between level 14-23 are naturally cross ventilated which equates to 100%. Apartments at ten storeys and over are deemed to be cross ventilated as balconies are not fully enclosed. This meets the ADG requirement.

– Apartments are designed to maximise open plan living and minimise the number of corners, doors and rooms that might obstruct airflow

– Apartments offer open plan living with combined kitchen, dining and lounge area. Depths of open plan living areas are limited to 8m to maximise cross ventilation and airflow.

2. Overall depth of a cross-over or cross-through apartment does not exceed 18m, measured glass line to glass line

N/A No Apartments within the development have cross-over or cross-through layout.



Ceiling Heights

Objective 4C-1 relating to principle 4/6 Ceiling height achieves sufficient natural ventilation and daylight access

Measured from finished floor level to finished ceiling level, minimum ceiling heights are:

Consistent – All the habitable rooms have minimum 2.7m ceiling height and 2.4m in other rooms. – There are no attic spaces proposed in the development. – Floor to floor heights within the podium vary to accomodate the variation in level across the site. A minimum of 3.1m floor to floor is provided for the residential apartment levels.

– A minimum of 3.3m is provided to the underside of slab which varies up to 5.5m in some retail units under the podium level.

Objective 4C-2 relating to principle 6 Ceiling height increases the sense of space in apartments and provides for well-proportioned rooms

Consistent – 2.7m ceiling height provided to habitable rooms – 2.4m ceiling height provided to non-habitable rooms – Service rooms are stacked and services such as air-conditioning will be located over non-habitable areas such as robes, storage areas and corridors.

Minimum ceiling height for apartment and mixed use buildings

Habitable Rooms 2.7m

Non-Habitable i2.4m

For 2 storey Apartments

2.7m for main living area floor

2.4m for second floor, where its area does not exceed 50% of the apartment area

Attic Spaces 1.8m at edge of room with a 30 degree minimum ceiling slope

If located in mixed use areas

3.3m for ground and first floor to promote future flexibility of use



Apartment Size and Layout

Objective 4D-1 relating to principle 6/8 The layout of rooms within an apartment is functional, well organised and provides a high standard of amenity

1. Apartments are required to have the following minimum internal areas:

The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5m2 each.

A fourth bedroom and further additional bedrooms increase the minimum internal area by 12m2 each.

Consistent A variety of apartment types and sizes have been provided to cater for a wide cross section of the residents.

The range of apartment sizes is as follows:

1 Bed / 1 bath = 62 m2

2 Bed / 2 bath = 83 - 89 m2

3 Bed PH / 3 Bath = 167 m2

4 Bed PH / 3 bath = 212 m2

2.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

Consistent – All habitable rooms have been designed to have external walls with external operable windows. – The windows in all habitable rooms well exceed the minimum requirement of 10% of the floor area of the room.

– No habitable room has been designed to borrow air from other rooms.

Objective 4D-2 relating to principle 4/6 Environmental performance of the apartment is maximised

1. Habitable room depths are limited to a maximum of 2.5 x the ceiling height

Consistent – No Habitable rooms exceed a depth to ceiling height ratio of 2.5. This excludes open plan layouts (living, dining, and kitchen) which can have a depth to ceiling height ratio of 3 (as stipulated in figure 4D.3 of the ADG).

2. In open plan layouts (where the living, dining and kitchen are combined) the maximum habitable room depth is 8m from a window

Consistent – Kitchens are designed as part of the main circulation space. Receiving daylight and natural ventilation. – Open plan layouts allow habitable room depths to be 8m maximum distance from a window.

Objective 4D-3 relating to principle 4/6/8 Apartment layouts are designed to accommodate a variety of household activities and needs

1. Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space)

Consistent Refer to DA-200/201 for details of apartment layouts

2. Bedrooms have a minimum dimension of 3m (excluding wardrobe space)


3. 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


4. The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts

N/A Refer to DA-200/201 for details of apartment layouts

Apartment Types Minimum Internal Area

Studio 35m2

1 Bedroom 50m2

2 Bedroom 70m2

3 Bedroom 90m2



Private Open Space and Balconies

Objective 4E-1 relating to principle 6/8 Apartments provide appropriately sized private open space and balconies to enhance residential amenity

1. All apartments are required to have primary balconies as follows;

The minimum balcony depth to be counted as contributing to the balcony area is 1m.

Consistent All apartment types meet the minimum requirements of the ADG in relation to balcony area and balcony depth.

2. For apartments at ground level or on a podium or similar structure, a private open space is provided instead of a balcony. It must have a minimum area of 15m2 and a minimum depth of 3m.

N/A All residential apartments are located on L 14 - 23.

Objective 4E-2 relating to principle 6/8 Primary private open space and balconies are appropriately located to enhance liveability for residents

Consistent All private open spaces are located adjacent to a living room, dining room or a kitchen.

Objective 4E-3 relating to principle 6/8 Private open space and balcony design is integrated into and contributes to the overall architectural form and detail of the building

Consistent All apartment types meet the minimum requirements of the ADG in relation to balcony area and balcony depth.

A/C units are screened and located together in dedicated plant areas on each residential floor - to alleviate any impact of having outdoor units on balconies.

Fixed screens are incorporated on the east, west and north facing balconies to provide privacy and shelter from the sun. There is an articulation for the whole facade which is linked directly to the design of both apartments and balconies overall.

Downpipes are integrated with the overall façade and hidden from plain view.

Objective 4E-4 relating to principle 6/7 Private open space and balcony design maximises safety

Consistent All operable and fixed screens are designed to be fixed outside the line of balustrade in order to avoid opportunities for climbing and falls.

Balustrade heights exceed minimum NCC levels in all cases.

Common Circulation and Spaces

Objective 4F-1 relating to principle 6 Common circulation spaces achieve good amenity and properly service the number of apartments

1. The maximum number of apartments off a circulation core on a single level is eight

Consistent Typical tower floor plate contains a maximum of 6 apartments per core containing one lift.

Natural daylight and ventilation is introduced to the common circulation spaces to provide a high level of amenity as per the Design guidance in section 4F-1 of the ADG :

“Achieving the design criteria for the number of apartments off a circulation core may not be possible. Where a development is unable to achieve the design criteria, a high level of amenity for common lobbies, corridors and apartments should be demonstrated, including: ...access to ample daylight and natural ventilation in common circulation spaces”

Windows and associated ventilation are be provided in common circulation spaces at the end of the corridors in the east facade.

2. For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40

Inconsistent There are 50 apartments for the one lift - the plans have been reviewed by a vertical transport engineer and lifts provide a mid-range service which is considered acceptable for the development. Modelling has been calculated to ISO standards - adopted for apartments. Refer to Vertical Transport Engineer for details.

Objective 4F-2 relating to principle 6/7 Common circulation spaces promote safety and provide for social interaction between residents

Consistent All common circulation spaces have security access and allow for social interaction with natural daylight and ventilation.

Dwelling Type Minimum Area Minimum Depth

Studio 4m2 -

1 Bedroom 8m2 2m

2 Bedroom 10m2 2m

3 Bedroom 12m2 2.4m



Storage Objective 4G-1 Adequate, well designed storage is provided in each apartment

Consistent – A minimum of 50% of the required storage is to be located within the apartment. – Refer to architectural plans DA-505 for table detailing provision of storage per apartment. – The proposal meets the following minimum requirements;

1 Bed 4m3

2 Bed 8m3

3 Bed + 10m3

4 Bed + 10m3

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

Consistent – Additional secure storage is located in the residential basement in close proximity to the residential lift.

Acoustic Privacy

Objective 4H-1 relating to principle 6 Noise transfer is minimised through the siting of buildings and building layout

– Service areas, plant rooms, building services are located in the basement. Waste collection is contained within the Basement 1 loading dock to not impact residents.

– ‘Detailed plant selection has not been undertaken at this stage, as plant selections have not been determined. Detailed acoustic review should be undertaken at detail design stage to determine acoustic treatments to control noise emissions to satisfactory levels.’ Refer to acoustic report prepared by Acoustic Logic for further details.

– Details of wall performance including acoustic performance to be developed at detail design stage. Party walls to be appropriately insulated and utilise discontinous construction to avoid any transfer of noise between apartments and adjacent apartments or common areas.

– High performace glazed facade and apartment ventilation system details to be developed during detail design to meet acoustic requirements for the location of the building in relation to surrounding streets and neighbouring properties. Refer to Acoustic Engineering report for acoustic assesment.

Objective 4H-2 relating to principle 6 Noise impacts are mitigated within apartments through layout and acoustic treatments

Consistent – Internal apartment layouts seperate noisy spaces from quiet spaces with bedrooms coupled and seperated from living spaces.

Noise and Pollution

Objective 4J-1 relating to principle 6 In noisy or hostile environments the impacts of external noise and pollution are minimised through the careful siting and layout of buildings

Consistent – The building tower is set well back from edge of podium, with the massing of the building acting as a buffer to shield noise from adjacent roads and neighbours.

– Non-residential uses are located at lower levels vertically separating the residential apartments from the noise source. Additionally the acoustic report prepared by Acoustic Logic details higher performance glazing to windows and doors to all residential apartments.

Objective 4J-2 relating to principle 6 Appropriate noise shielding or attenuation techniques for the building design, construction and choice of materials are used to mitigate noise transmission

Consistent – External walls are to be constructed of concrete or masonry elements providing mass and sound absorption properties

– Aluminium frame glass doors and windows to have seals to the full perimieter of the frames top prevent noise transfer through gaps. ‘Frames to be sealed into the building opening using a flexible sealant’ refer to acoustic engineers report for further details.

– High performace glazed facade details to be developed during detail design to meet acoustic requirements. Refer to Acoustic Engineering report for details.



Apartment Mix

Objective 4K-1 relating to principle 8 A range of apartment types and sizes is provided to cater for different household types now and into the future

Consistent A variety of apartment types and sizes have been provided to cater for a wide cross section of the residents.

The range of apartment sizes is as follows:

1 Bed / 1 Bath = 62 m2

2 Bed / 2 Bath = 83 - 89 m2

3 Bed / 3 Bath = 167 m2

4 Bed / 3 Bath = 212 m2

Objective 4K-2 relating to principle 8 The apartment mix is distributed to suitable locations within the building

Consistent Various types of apartments are distributed throughout the development with different types of layout.

Larger apartments have been located on the northern facade where more building frontage and balcony/open space is available.

4 bedroom penthouses are provided at the top level of the tower.

The apartment mix (as listed below) is generally distributed equally vertically across all floors of the buildings. The typical floor extends from level 14 - 21 and is a mix of 1 and 2 bedroom apartments, and 3 bed and 4 bed penthouses are on level 23. This ensures that apartment types and sizes cater for different household types and shared evenly over most floors.

The unit mix

Unit Unit count Achieved mix

1 bed 16 32%

2 bed 32 64%

3 bed 1 2%

4bed 1 2%

TOTAL 50 100%

Ground Floor Apartments

Objective 4L-1 relating to principle 6/8 Street frontage activity is maximised where ground floor apartments are located

N/A

Objective 4L-2 relating to principle 6/7/8 Design of ground floor apartments delivers amenity and safety for residents

N/A



Facades Objective 4M-1 relating to principle 9 Building facades provide visual interest along the street while respecting the character of the local area

Consistent – The building façade expression is created with a defined podium base, with the tower providing a modulated and articulated form on all facades.

– The lower levels up to the podium have clearly expressed vertical fins which relate to the programmes in these levels, and respond positively to the street.

– The podium achieves a positive form from this treatment, and the resultant movement in the façade is realised depending on a person’s point of view the street. The facade fins have the effect of a changing building form as one moves in the public realm along the street - giving a sense of movement and space. The towers has a vertical expression with articulation of the slab edges within framed facade elements.

– Additional horizontal awnings along First Avenue aids in identification of the building entrances, and assists in street articulation of the facade.

– Changes in contrast of colour and material, with the thickness of the bands repeated up the tower create visual interest by grouping sets of the building form at a time to create rhythm in the façade.

– Building services such as down pipes and air conditioning units are to be concealed or screened.

Objective 4M-2 relating to principle 9 Building functions are expressed by the facade

Consistent – The residential and student accommodation entries are clearly defined with large glazed openings, and signage to provide a street address.

– Visual prominence is created through the podium façade through facade elements and materials. – The hotel, student accommodation and apartment layouts are expressed externally through facade features such as party walls, floor slabs, screens and balustrade treatments.

Roof Design Objective 4N-1 relating to principle 1/2/9 Roof treatments are integrated into the building design and positively respond to the street

Consistent – The roof design relates to the street with each facade element / grouping rising in height up towards the corner street location, and are articulated to respond to these elements, presenting a dynamic appearance to the street.

Objective 4N-2 relating to principle 4/5/6/9 Opportunities to use roof space for residential accommodation and open space are maximised

Consistent – The roof space is partially given to the top floor of the penthouse apartment, and communal outdoor space is additonally located on the roof plane.

– BOH plant areas are also located on the roof top away from the other resident spaces, and away from visible edges of the roof to avoid any visual impact or acoustic issues.

Objective 4N-3 relating to principle 4/5/6/9 Roof design incorporates sustainability features

Consistent – Rooftop mechanical ventilation units are located at the roof level to supply air conditioning for the hotel areas.

Landscape Design

Objective 4O-1 relating to principle 5/6 Landscape design is viable and sustainable

Consistent – Landscape design to incorporate diverse and appropriate planting. Refer to landscape architect for details of plant selection.

– Ongoing maintenance plans should be prepared by a suitable professional at a later stage.

Objective 4O-2

Landscape design contributes to the streetscape and amenity

– Landscape design is integrated into the podium level and the planting on structure is visible to both street elevations. The building undulation includes planting and trees at ground level, allowing a connection between the building and the street.

– Refer to landscape architect for details of plant selection.

Planting on Structures

Objective 4P-1 relating to principle 5/6 Appropriate soil profiles are provided

Consistent – Structural design to be further developed at detail design stage following the development application. Structural engineer is to ensure structure provides sufficient structural reinforcement for additional saturated soil weight particularly at level 2 podium outdoor amenity area.

– Refer to landscape architect’s drawings for details of soil profiles and planting requirements.

Objective 4P-2 relating to principle 5/6 Plant growth is optimised with appropriate selection and maintenance

Consistent – Refer to landscape architect’s drawings for details of plant selection and maintenance.

Objective 4P-3 relating to principle 5/6 Planting on structures contributes to the quality and amenity of communal and public open spaces

Consistent – Building design incorporates opportunities for planting on structures and includes raised planters and a mix of shallow and deep profile garden beds.



Universal Design

Objective 4Q-1 Universal design features are included in apartment design to promote flexible housing for all community members

N/A – The Blacktown DCP requirement calls for the provision of 10% of all residential apartments, hotel rooms and student accommodation rooms to be fully accessible from the outset which has been incorporated into the design. Please refer to access consultant’s report for details.

Objective 4Q-2 A variety of apartments with adaptable designs are provided

Consistent The development proposes a total of minimum 10% accessible apartments, including accessible basement car space allocation for each of these apartments.

– Equating to minimum 5 apartments - comprising of 5 x 2 Beds – These apartments combine with other hotel and student accommodation typologies throughout the development to add up to the total required under the Blacktown DCP.

– Refer to access consultant report for confirmation of compliance.

Objective 4Q-3 Apartment layouts are flexible and accommodate a range of lifestyle needs

Consistent – Apartments have open plan living, dining and kitchen arrangement allowing for flexible living.

Adaptive Reuse

Objective 4R-1 New additions to existing buildings are contemporary and complementary and enhance an area’s identity and sense of place

N/A N/A

Objective 4R-2 Adapted buildings provide residential amenity while not precluding future adaptive reuse

N/A N/A

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

Consistent – The proposed development is located in a mixed-use zone within 600m from public transport nodes including train and bus interchange.

– The development makes a positive contribution to the public domain by providing active frontages to First Avenue and Prince Street.

– The development provides for a public supermarket at ground level, residential apartments and student accommodation. All have associated amenity spaces to complement the main function of each programme.

– Blank walls are avoided at ground level.

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

Consistent Residential levels of the building are integrated within the development to ensure safety and amenity are maximised for the residents by the following means where applicable from L14:

– Surveillance by residential balconies and windows from above. – Supermarked, hotel and residential lobby activation. – Clear sight lines through the spaces. – Outdoor lighting strategy for night time. – Building loading and servicing is carried out off street and within the enclosed loading dock. – Landscaped communal open space is provided at podium roof at level 2. Amenities include landscaping, seating and bbq areas.

Awnings and Signage

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

Consistent – Continuous glass awnings are proposed along First Avenue, which has a high pedestrian activity and active frontage.

– Awnings are clear and simple, raised over building entries and are designed to complement the podium façade.

– Gutters and down pipes should be integrated and concealed, details to be developed at next design stage – Lighting under awnings to be provided for pedestrian safety.

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

Consistent – Signage is integrated into the building design, and is in scale and proportion to both the building and the street for positive identification of the programmes included, while not visually overwhelming to the street.

– The residential lobby entries will have adequate signage for building identification/address.



Energy Efficiency

Objective 4U-1 Development incorporates passive environmental design

Consistent – Refer to 4A Solar and daylight access. – All apartments, hotel and student rooms use active environmental design in the form of balconies, screens and louvres to control internal climate.

– Refer to landscape architect’s drawings for details of soil profiles of landscaping design.

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

Consistent – Various facade techniques are employed to ensure differential summer / winter heat loading is achieved to minimise mechanical system usage.

– All roofs will be insulated to meet the minimum requirements of BASIX. – Glazing performance to meet the requirements of sustainability consultants advice. – Insulated roofs, walls and floors and seals on window and door openings to be provided. – Overhangs and shading devices such as fins and screens provided. – Refer to landscape architect for details of plant selection and maintenance.

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

Consistent – Natural ventilation is provided to all habitable rooms. – 100% of apartments achieve natural cross ventilation as they are all above L09 and do not include enclosed balconies.

Water Management and Conservation

Objective 4V-1 Potable water use is minimised

Consistent – Water efficient fittings, appliances are proposed to meet the requirements of the sustainability consultant report.

– Water conservation requirements for the residential as per BASIX assessment.

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

Consistent – Refer to civil engineering stormwater management report for stormwater management plan and details.

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

Consistent – Refer to civil engineering stormwater management report for stormwater management plan and details. – On-site detention tank is located in basement 1.

Waste Management

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

Consistent – Waste storage facilities are provided in the BOH area on ground floor and basement 1 carpark. – Mechanical ventilation to waste and recycling storage areas to be provided. Mechanical Engineer’s details to be developed at detail design stage following development application.

– General waste is collected through bin chute through to the basement 1 and ground floor loading dock level. – Circulation between the collection room and the waste storage areas is across the rear of the loading dock. This is intended to be a function of building management to maintain the correct amount of bins to maintain correct functioning.

– 11sqm of temporary bulk storage for residents is provided at ground floor for large bulk items such as mattresses.

– All waste management / collection occurs in this loading dock area. – For further details in relation to waste management refer to waste management plan prepared by Elephants Foot Recycling Solutions and relevant architectural plans.

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

Consistent – Dwellings to dispose of household waste via a corridor accessed bin chute in a dedicated bin room. – Recycling bins will also be located at all residential levels for depositing of comingled recycling waste. – The development is a mixed use developments; residential waste and recycling storage areas and access are proposed to be separate and secure from other uses.



Building Maintenance

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

Consistent – Details of the building facade will be developed at detail design stage to provide protection from weathering.

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

Consistent – Where windows are inaccessible from balconies for cleaning, there will be provision for external maintenance cleaning booms or abseiling from the roof level. This will be developed in DD stage post DA.

– Centralised maintenance, services and storage are available at level 2 in close proximity to communal open space within the building.

Objective 4X-3 Material selection reduces ongoing maintenance costs

Consistent – The buildings have been designed with long term costs in mind. The high percentage of glazed exterior will ensure that maintenance costs are kept to a minimum.

– Lighting will be designed with a lighting consultant and to include sensors to control artificial lighting in common circulation and spaces.

– Graffiti resistant surfaces to be provided at podium levels.



DESIGN VERIFICATION STATEMENT

My name is Jun Sakaguchi and I am a Studio Director at Jackson Teece.

Jackson Teece is an architectural firm with an established reputation. It has received numerous awards from Australian Institute of Architects and other recognised organisations associated with architecture, design and property.

I confirm that I hold the following qualifications:

o Registered Architect NSW, Board of Architects Registration No. 7361

o Master Degree at Waseda University in Tokyo, Japan

o 1st class certified Architect, Japan

I verify that:

a. I have been responsible for leading the design team up to the lodgement of the Development Application. The phases of work completed are Concept Design and Development Application preparation. The design has been progressed with a team of specialist consultants to provide a development outcome that addresses the relevant planning and design controls.

b. The design quality and principles as set out in this statement and specified by SEPP 65 and the Apartment Design Guide (ADG) have been achieved.

The design maximises amenities to the residential apartments providing sufficient solar access and cross ventilation, together with common amenities such as landscaped communal open space, publicly accessible retail units, podium top pool and gym.

Yours sincerely,

Jun Sakaguchi

Studio Director

Documents

Good Luck Plaza - blacktown.nsw.gov.au