STREETSCAPE CHARACTER ANALYSIS - WordPress.com · Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 17 3. Analysis of Existing

PBD Architects + Project Managers Pty Ltd

Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 1

STREETSCAPE CHARACTER ANALYSIS Prepared to accompany the Development Application submitted for the redevelopment of:

PROPOSED RESIDENTIAL FLAT BUILDING AND HERITAGE CONSERVATION & ADAPTIVE RE-USE

2-6 LACEY ST, KOGARAH BAY & 186- 190 PRINCES HWY, BEVERLEY PARK PREPARED FOR: GEORGES RIVER COUNCIL DATE: OCTOBER 2018 PREPARED BY:

PBD Architects & Project Managers Pty Ltd Level 2, 52 Albion Street Surry Hills NSW 2010 Tel: 9698 8140 Email: [email protected]

mailto:[email protected]



Photographic Analysis

Subject Site

Subject site located within the Georges River Government Area (LGA) and is designate as zone R3. It is also

bounded by 3 street frontages; Princes Highway, Lacey Street and Wyuna Street. The immediate context is

characterized with a mixture of single and double brick buildings as well as commercial developments along

Princes Highway.

01 – Aerial map of subject site. (Source: SIXMAPS)

02 – Approximate dimension of subject site. (Source: Google Map)



The site comprises of 4 single storey brick cottage with tile roof (No. 190 Princes Hwy, 2-6 Lacey St) and a 2

storey heritage house (McWilliam House on no.186-188 Princes Hwy).

03 – Subject site between the intersection of Princes Hwy & Lacey St, view looking east. (Source: Google Map)

04 – Heritage house on subject site along Princes Highway, view looking south west. (Source: Google Map)



Surrounding Context

No 184, Princes Highway (Image Source: Google Map)

• Single storey rendered cottage

• Hipped tile and metal roof

• Extensive landscaped front setback, approx. 4.8m

• Approx. 1m high rendered wall and metal fence

• Garage located at the rear boundary


• Single & double storey residential face-brick building

• Hipped tile roof

• Landscaped front setback, approx. 4.5m

• Approx. 600mm high exposed brick fence





• Single storey residential face-brick building

• Hipped terracotta tile roof

• Landscaped front setback, approx. 4.1m

• Approx. 7m high palm tree present at front setback

• Approx. 1.2m high exposed brick and metal fence



• Single storey residential face-brick building


• Minimal landscape in front setback, approx. 4.5m

• Approx. 400mm high brick and metal fence

• Garage has direct access located along Lacey St.




• Single storey residential painted face-brick building


• Front setback approx. 800mm from boundary line with no fence.

• Garage located at the rear of the property


• Single storey residential painted face-brick building


• Front setback approx. 650mm from boundary line with approx. 1800 timber fence.

• No landscape present along the front setback.

• Garage located at the rear of the property




• Two storey commercial painted face-brick building

• Flat (front) & Hip (rear) roof

• No landscape present along the front setback.

• Driveway towards rear of property (No 329A) located along Prince Hwy

No 325-327, Princes Highway (Image Source: Google Map)

• One & two storey commercial rendered building

• Flat (front) & Hip (rear) roof

• Minimal landscape present along the front setback, approx. 2.8m

• Significant kerb side tree present infront of property along Princes Hwy & Edward St.




• Single story commercial face-brick building

• Terracotta hip & metal roof

• Driveway / customer parking is located along Edward St boundary

• Minimal landscape with a significant tree present at front setback, approx. 4.6m

• Trees presented infront of property along Edward St.


• Single story residential rendered building

• Terracotta hip roof

• Garage located at the rear of property, entry via Princes Hwy

• Approx. 5.4m front setback, with several significant trees.

• Approx. 600mm high painted brick and metal fence.




• Single story face-brick building

• Terracotta hip & metal roof

• Garage located at the side of property, entry via Princes Hwy

• Approx. 5.8m front setback, with minimal landscape.

• Approx. 600mm high rendered fence.


• Single story rendered building


• Garage located at the side of property, entry via Princes Hwy

• Approx. 7.7m front setback, with landscape.

• Approx. 1.2m high rendered fence.



No 1, Lacey Street (Image Source: Google Map)

• Two story cream face-brick dwelling


• Street front double garage.

• Approx. 7m front setback, with minimal landscape.

• Approx. 1.8m brick and metal fence.


• Single story dwelling


• Entry to rear garage from the side off Lacey St.

• Approx. 3.7m front setback, with significant palm trees.

• Approx. 1m rendered and metal fence.




• Single story face-brick dwelling


• Entry to garage from the side off Lacey St.

• Approx. 4m front setback, with significant tree on Lacey St.

• Approx. 1m brick and metal fence on Lacey St. 1.8m high metal fence on John St.

No 1A, Lacey Street (Image Source: Google Map)



• Street front double garage

• Approx. 2.4m front setback, with landscaping

• Approx. 400mm brick fence with hedges.






• Garage entry via Wyuna St

• Approx. 5.5m front setback, with minimal landscaping

• Approx. 900mm high brick fence.




• Garage entry from the side towards the rear






• Single story rendered dwelling


• Garage entry from the side



No 22, Wyuna Street (Image Source: Onthehouse.com.au)

• Single story face brick dwelling


• Rear garage entry from the side


• Significant tree in front of property boundary








• Approx. 8m front setback, with moderate landscaping

No 18, Wyuna Street (Image Source: Raine&Horne)




• Approx. 7.3m front setback, with moderate landscaping




• Double story face brick dwelling



• Approx. 6.6m front setback, with extensive landscaping

• Significant tree present in front of property boundary

• 600mm – 1000mm brick fence


• Single story face brick dwelling




• Significant tree present in front of property boundary

• 1000mm face brick fence



No 17, Wyuna Street. (Image Source: Onthehouse.com.au)

• Single story painted face brick dwelling




• 1000mm painted face brick and metal fence


• Single story painted face brick dwelling



• Approx. 7.2m front setback

• 1000mm rendered wall and metal fence



3. Analysis of Existing Streetscape

Relationship between building and landscaping in the immediate locality

As noted in the heritage feasibility advice, buildings within the vicinity are predominantly from early to mid-

twentieth century single and 2 story residential units comprised of landscaped front setbacks. Contemporary

buildings are also generally single storey with rendered wall.

The street is approximately 25m wide along Princes Hwy whilst secondary streets are approximately 20m wide

along Lacey St and has a verge on either side, consisting of street landscape and concrete footpath. It is also

noted that the streetscape has no consistent canopy trees and vegetation to help soften the visual effect of the

street. Garages are predominantly located at the rear of the property with well-spaced driveways at the front

that distinguished/ characterized the allotment size of the area.

The scale, height and built form character of buildings

The vicinity is zoned R3(Medium Density) and B2(Local Centre) under the Kogarah Local Environment Plan, and

is predominantly single storey residential and commercial buildings along Princess Hwy. However, 2 storey

residential buildings are also present within the locality, predominately along Wyuna St.

Single storey buildings are well seated within the context with sensible landscaped setback, generally roof forms

are a mix of pitched terracotta hip and metal roof. Two storey buildings are generally further setback in order

to be read as a single storey along the streetscape.

Architectural character and dominant materials and finishes

The architecture of the vicinity is predominantly from the early to mid-twentieth century.

Dominant materials and finishes includes face-brick construction, timber elements and terracotta tiles or

metal roof. It is also noted that contemporary dwelling reflects the locality by using similar materials such as

painted face-bricks or rendered wall.

The landscape character

Landscape within the locality are inconsistent with the streetscape and only provided in front of dwelling

setbacks, which consisting of only small trees and shrubs.

Tree canopy are inconsistently presented towards the streetscape along the verge of either side.

Character of spaces between buildings including vehicular and pedestrian entries

Existing garages are generally located at the rear of the property and entry is via a well-spaced driveway from

primary street frontages behind boundary line. Garages are designed as a single story pitched roof in order to

sit sensibly within the context.

Side setbacks within the locality varies between properties and in some cases this setback is used as driveways

for rear garage entry. Generally, newer 2 storey building provides a single storey garage at front in order to

continue the local streetscape.



Typical Roof shape and forms of roofs

Roof forms surrounding the area generally are terracotta pitched roof, including newer dwellings. Timber

detailing in verandah is also present and consistent with the architectural character of early to mid-twenty

century.

Front setback treatment, fencing and front garden area characteristics

Front setbacks are generally inconsistent and varies between 3m to 7m with the exception of certain dwellings

along Princes Highway. Setbacks are also predominantly landscaped, consisting of small trees and shrubs.

Fences are generally consistent throughout the study area, ranging from 300mm to 1600mm high solid face

brick or with metal fence. Contemporary dwellings adopted rendered solid wall as to face bricks.

Architectural style and composition

Buildings in the vicinity are predominantly built in the early to mid-twenty century, therefore federation style

with hipped and gable roofs were adopted. Front façades are generally double fronted with a single storey

outlook and an additional setback from the street on the 2nd level.

Architectural features were retained in a number of dwellings such as timber details in verandahs, face brick

finishes, terracotta pitched roof.



4. Proposal

The massing strategy of the proposal has been designed to respond to the future planning controls set out by

the KLEP as well as the existing context of the streetscape.

Building Scale

Control Notes

Built form The proposal presents a three-storey multi-level

apartment along Princes Hwy in order to retain the

existing streetscape height in relation to the

heritage house (McWilliam House) and progressively

transition to a higher built form along Lacey St.

Additional setbacks were also introduced and

extensively landscaped to provide additional relief

towards visual bulk between the proposed built

form and heritage house.

Height A maximum height of 21m is permissible throughout

the subject site under the KLEP. However, a sensible

massing strategy and approach has been adopted

with respect to the existing heritage house.

Modulation & Articulation The proposed development has a floor area of 5701

sqm (1.85:1), which is under the permissible FSR of

2:1.

The articulation of the proposed massing is adopted

in order to provide a highly articulated and

modulated front elevation which continues the

existing street tectonic.

Rhythm of built elements in the streetscape

Elevation Proposed dwelling along the street edge are

articulated to respond to the existing street tectonic

through visual frames and warm materials such as

timber clad.

Building setbacks Building setbacks were adopted as per DCP and ADG

requirements. Additional building separation were

also provided between the proposed built form and

the heritage house to aid/ relief visual bulk along

Princes Hwy.

Street Edge



Fence A low stone and metal fence with additional

landscape setback is proposed to delineate the

transition of public domain and proposed

development.

Existing street vegetation Majority of existing street vegetation along the

verge is to be retained. Additional trees along the

landscape setback is proposed as part of the

development.

Vegetation within the heritage garden is improved

with additional landscaping elements to increase

amenity to the residents and the heritage item.

Driveway A single juvenile tree will be removed to

accommodate the proposed driveway. The

proposed driveway is located at the lowest point of

the subject site along Wyuna Street to minimize

excavation and to separate it from the pedestrian

entries along Lacey Street.

Documents

STREETSCAPE CHARACTER ANALYSIS - WordPress.com · Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 17 3. Analysis of Existing