Part 2 (Building form and character)

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  • 2 Building Form and CharacterBuilding form and character refers to the individual elements of building design that collectively contribute to the character and appearance of the built environment. The development provisions in this section of the DCP are intended to encourage high quality design for new buildings, balancing respect for the defining characteristics of Central Sydney with innovation and creativity. The resulting built form and character of new development should contribute to an attractive public domain in Central Sydney and produce a desirable setting for its intended uses.

    2.1 Building to the street alignment

    Strategy

    Central Sydney's buildings are built predominantly to the street alignment (see Figure 2.1). By requiring new buildings to have frontages predominantly on the street alignment, it is intended to reinforce this character and improve pedestrian amenity at street level (see Figure 2.2).

    Building to the street alignment in Central Sydney also achieves:

    Definition of the public domain - Most people experience Sydney via its public outdoor spaces. Buildings built to the street alignment give a strong definition to the public outdoor spaces.

    Active use - Building to the street alignment results in the location of active uses, such as shopfronts, closer to pedestrians.

    Visual order - Visual order and consistency in urban environments is achieved by building the main street frontages of buildings to a common alignment.

    Environmental amenity - Improved pedestrian comfort and protection from unpleasant weather conditions can be achieved by consistently building to the street alignment.

    Territory and security - Building to the street alignment reinforces the definition of the public street and prevents the development of spaces that are ambiguous in terms of public accessibility and safety and difficult to clean and maintain.

    Objectives

    ToreinforceCentralSydney'sstrongdefinitionofstreetsandpublicspaces.

    Toimprovethequalityofthepublicdomain.

    Provisions

    2.1.1 New buildings are to have street frontages built predominantly to the street alignment (see Figure 2.3).

    2.1.2 Circumstances where building predominantly to the street alignment may be inappropriate include development where:

    (i) the site is adjacent to a freestanding or setback heritage building. In this case, the new building should match the setback of the heritage building. In such instances, a Heritage Impact Statement should be prepared , or

    Building Form 2-1

    Central Sydney DCP 1996

    Relevant LEP clauses: 12(f), 12(h),12(i), 12(m), 12(n), 12(o), 42, 46, 51

    Consolidated May 2011

  • (ii) it contributes an appropriate public space at the street frontage (see Section 2.1.3), or

    (iii) it involves only the refurbishment of an existing building and/or the development of an Opportunity Site (see Section 2.11).

    2.1.3 The consent authority may consider the provision of open space at the street frontage on a large site in the City Centre zone where that open space will:

    (i) be accessible to and useable by the public

    (ii) be north or north west oriented for sun access

    (iii) be on a street other than a major pedestrian street (see Figure 2.27),

    (iv) occupy less than 25% of the street frontage,

    (v) be surrounded by a high level of active uses,

    (vi) be compatible with the streetscape,

    (vii) be designed, landscaped and furnished to the satisfaction of the consent authority.

    2.1.4 Buildings on sites fronting Wylde Street, Potts Point may be set back from the street frontage at a distance to be determined by the consent authority.

    Building Form 2-2

    Central Sydney DCP 1996

    Consolidated May 2011

  • The ground plan of CentralSydney shows a high proportionof buildings built to the streetalignment.

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    Figure 2.1

    Building Form 2-3

    Central Sydney DCP 1996

    Figure 2.1

    Consolidated May 2011

  • Building Form 2-4

    Central Sydney DCP 1996

    new buildings to be builtpredominantly to the street

    alignment

    building footprint

    building frontage

    street alignment

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    Buildings built predominantly to the street alignment generally enhance the public domain for pedestrians.

    New buildings are to have street frontages built predominantly to street alignment.

    Figure 2.2

    Figure 2.3

    Consolidated May 2011

  • 2.2 Street frontage heights

    Strategy

    Buildings built to the street alignment and with a height to street width ratio of at least 1:1 give a sense of enclosure to the street that is appropriate to a major urban centre. In Central Sydney, street widths average 20 metres, so an appropriate minimum street frontage height for buildings is 20 metres.

    Buildings taller than 45 metres at the street alignment (ie. greater than 2.5 times the street width) impact negatively on the street alignment (see Section 2.3). This means that an appropriate maximum street frontage height is 45 metres.

    The street frontage height of most existing buildings in Central Sydney ranges from 20 to 45 metres above street level. Many existing buildings in Central Sydney are built to a height of 45 metres. Consequently, buildings with street frontage heights in the 20 to 45 metre range will reinforce the characteristic built form of Central Sydney.

    There is no requirement to provide a 'podium' style building with floor space fully occupying all the lower levels across the entire site. Design flexibility is available for tower form buildings.

    Objectives

    Toachievecomfortablestreetenvironmentsforpedestriansintermsofdaylight,scale, sense of enclosure and wind mitigation as well as a healthy environment for street trees.

    ToreinforcetheintrinsiccharacterofCentralSydneywhileenablingflexibilityinbuilding design.

    Provisions

    2.2.1 The street frontage height of a new building is to be between 20 metres and 45 metres above street ground level (see Figure 2.4), except in certain Special Areas where specific street frontage heights are nominated - see Section 2.4. Within this range, the street frontage height should have regard to:

    (i) the street frontage heights of adjacent buildings,

    (ii) the predominant street frontage height in the vicinity of the proposed building (see Figures 2.5 and 2.6,

    (iii) the location of the site in the street block, ie., corner sites can generally include special design emphasis, such as increased street frontage height of one or two storeys compared with adjacent sites (see Figure 2.7),

    (iv) site size. ie. small sites (less than 1,000 square metres) may attain a street frontage height of 45 metres regardless of the above criteria.

    2.2.2 In some Special Areas and certain other locations, the consent authority may nominate a minimum street frontage height higher than 20 metres based on urban design and heritage considerations (see Table 2.1 and LEP clause 46).

    2.2.3 In certain locations within the City, the consent authority may nominate a street frontage height that is less than 20 metres, based on urban design and heritage considerations. Such locations include:

    (i) Regent Street (South) - the maximum street frontage height for this location is 9 metres (see Figure 2.7a)

    Building Form 2-5

    Central Sydney DCP 1996

    Relevant LEP clauses: 12(a), 12(f), 12(h), 12(i), 12(o), 12(m), 12(n), 18(c), 18(h), 28B(a), 29(1)(c), 29(1)(c), 32(7), 35(1D), 42, 46.DCP Amendment No.20

    Consolidated May 2011

  • Building Form 2-6Consolidated May 2011

    Central Sydney DCP 1996

    (ii) The corner of Alfred and Pitt Street on 1 Alfred Street as shown in Figure 2.67 in Section 2.12.G - APDG Site - Building Frontage Height Plan.

    45m

    20m

    range for streetfrontage height

    45m

    20m

    predominantstreet frontage

    height

    new buildingto have regard

    to predominantstreet frontage

    height in thevicinity

    Range of permissible street frontage heights.Figure 2.4

    Figure 2.5Street frontage heights of new buildings should have regard to the predominant street frontage height in the vicinity of the proposed buildings.

  • Building Form 2-7

    Central Sydney DCP 1996

    Figure 2.7

    Figure 2.7a

    Figure 2.6

    average level offrontage (average oflevel at twoends of frontage)measured at centre

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    minimum 80%street frontage

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    Street frontage height for infill sites.

    Street frontage height for corner