URBAN DESIGN ANALYSIS

Transcription

URBAN DESIGN ANALYSIS
2
MODE
DOCUMENT NAME
3
CONTENTS
Introduction5
Location 7
Context9
Overshadowing15
Building Envelope 17
Appendix; Adjacent Site: Wollongong St
Adjacent Site: Bonar St
DOCUMENT NAME
MODE
4
IC
F
CI
Y
HW
MODE
PA
C
IFI
C
HW
Y
PA
DOCUMENT NAME
5
INTRODUCTION
This report has been prepared
to support a planning
proposal for the development
of the subject property
known as 10 Martin Avenue
and 47-49 Bonar Street,
Arncliffe.
The report addresses this
task through an analysis
of the existing conditions
within the study area;
consideration of the state and
local policy context within
which all existing and future
development will take place;
The purpose of this document and explanation of proposed
is to present development
principles that will present the
opportunities within the
development within dynamic
context of the Rockdale
context of the Bonar Street
Development Control Plan.
Precinct.
It is the intention of the
Village Building Company,
who propose to develop the
site to endorse and support
the intent of the Rockdale City
Council in their endeavours to
“enhance the City’s primary
centre”.
In support of the above
project, the following urban
design context report seeks
to identify the key context
design influences on the
subject site its environs and
particularly the area known
as the Bonar Street Precinct
as identified in the Rockdale
Development Control Plan
2011.
DOCUMENT NAME
Through consideration of
the proposed development
opportunities against a
series of context and design
principles, the report aims
to develop an understanding
of the critical contextual
design issues faced by the
development site, and to
formulate a series of key
initiative as a vision that
will support a desireable
outcome and provide a
positive impact in the public
realm, and become a potential
benchmark for on-going
development within the area.
MODE
6
DEVELOPABLE PORTION OF SITE
PUBLIC OPEN SPACE
CENTRAL SQUARE
EXISTING MATURE TREE
MODE
DOCUMENT NAME
7
LOCATION
Location plans and boundaries
The subject site contains two deliverable elements, a
developable portion and a portion that must be provided as
public open space as a park & a ‘Central square’.
10 MARTIN AVE (LOT C. DP158978)
49 BONAR ST (LOT 2. DP233666)
COUNCIL RESERVE (LOT 2309, DP1159612)
47 BONAR ST (LOT 1. DP233666)
COUNCIL RESERVE (LOT 2309, DP1159612)
DOCUMENT NAME
MODE
8
4
PARK
CENTRAL SQUARE
MODE
2 3
BUILDING TO ADDRESS THE VIEW TERMINATION
ON THE INTERSECTION & CORNER
DEEP SOIL PLANTING TO ALLOW
LARGE SCALE PLANTING
GROUND LEVEL ENGAGEMENT WITH
THE CENTRAL SQUARE & PARK
1
DOCUMENT NAME
9
CONTEXT
1
DOCUMENT NAME
2
3
4
MODE
10
SUBJECT SITE
PEDESTRIAN & CYCLE NETWORK
VEHICULAR NETWORK
MODE
DOCUMENT NAME
11
CONTEXT
Networks
VEHICULAR / PEDESTRIAN / CYCLE
The additional roads provide a modified
grid network ensuring that there are
adequate opportunity for options in
vehicular circulation, minimising the
creation of rat runs and bottleneck
streets.
The pedestrian and cycle networks
provide links to Arncliff station as
well as offering new opportunities for
commercial uses and new open spaces.
DOCUMENT NAME
MODE
12
PRINCIPLES OF DESIGN
The following Design Quality Principles are taken directly from
State Environmental Planning Policy No. 65 - Design Quality of
Residential Flat Buildings.
CONTEXT
BUILT FORM
EFFICIENCY
“Good design responds and contributes to its
context.”
Context can be defined as the key natural and
built features of an area.
Responding to context involves identifying
the desirable elements of a location’s current
character or, in the case of precincts undergoing
a transition, the desired future character as
stated in planning and design policies. New
buildings will thereby contribute to the quality
and identity of the area.
“Good design achieves an appropriate built form
for a site and the building’s purpose, in terms of
building alignments, proportions, building type
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.
“Good design makes efficient use of natural
resources, energy and water throughout its full
life cycle, includingconstruction.”
Sustainability is integral to the design process.
Aspects include demolition of existing structures,
recycling of materials, selection of appropriate
and sustainable materials, adaptability and reuse
of buildings, layouts and built form, passive solar
design principles, efficient appliances and reuse
of water mechanical services, soil zones for
vegetation and reuse of water.
SCALE
DENSITY
LANDSCAPE
“Good design provides an appropriate scale in
terms of the bulk and height that suits the scale
of the street and the surrounding buildings.”
Establishing an appropriate scale requires a
considered response to the scale of existing
development. In precincts undergoing a
transition, proposed bulk and height needs to
achieve the scale identified for the desired future
character of the area.
“Good design has a density appropriate for a site
and its context, in terms of floor space yields (or
number of units or residents).”
Appropriate densities are sustainable and
consistent with the existing density in an
area or, in precincts undergoing a transition,
are consistent with the stated desired future
density. Sustainable densities respond to the
regional context, availability of infrastructure,
public transport, community facilities and
environmental quality.
“Good design recognises that together landscape
and buildings operate as an integrated and
sustainable system, resulting in greater aesthetic
quality and amenity for both occupants and the
adjoining public domain.”
Landscape design builds on the existing site’s
natural and cultural features in responsible and
creative ways. It enhances the development’s
natural environmental performance by coordinating water and soil management, solar
access, micro- climate, tree canopy and habitat
values. It contributes to the positive image and
contextual fit of development through respect
for streetscape and neighbourhood character, or
desired future character.
Landscape design should optimise useability,
privacy and social opportunity, equitable access
and respect for neighbours’ amenity, and provide
for practical establishment and long term
management.
MODE
DOCUMENT NAME
13
AMENITY
AESTHETICS
“Good design provides amenity through the
physical, spatial and environmental quality of a
development.”
Optimising amenity requires appropriate room
dimensions and shapes, access to sunlight,
natural ventilation, visual and acoustic privacy,
storage, indoor and outdoor space, efficient
layouts and service areas, outlook and ease of
access for all age groups and degrees of mobility.
Quality aesthetics require the appropriate
composition of building elements, textures,
materials and colours and reflect the use, internal
design and structure of the development.
Aesthetics should respond to the environment
and context, particularly to desirable elements
of the existing streetscape or, in precincts
undergoing transition, contribute to the desired
future character of the area.
SAFETY
SOCIAL
“Good design optimises safety and security, both
internal to the development and for the public
domain.”
This is achieved by maximising overlooking of
public and communal spaces while maintaining
internal privacy, avoiding dark and non-visible
areas, maximising activity on streets, providing
clear, safe access points, providing quality public
spaces that cater for desired recreational uses,
providing lighting appropriate to the location and
desired activities, and clear definition between
public and private spaces.
“Good design responds to the social context
and needs of the local community in terms of
lifestyles, affordability, and access
to social facilities.”
New developments should optimise the provision
of housing to suit the social mix and needs in
the neighbourhood or, in the case of precincts
undergoing transition, provide for the desired
future community.
New developments should address housing
affordability by optimising the provision of
economic housing choices and providing a mix
of housing types to cater for different budgets
and housing needs.
DOCUMENT NAME
MODE
14
CONTEXT
Precinct Plan
TERRACE STYLE HOUSING
COMMUNITY PARK
CENTRAL SQUARE
PREFERRED LOCATION FOR
COMMUNITY COMMERCIAL
USES
ORANGE INDICATES
RESIDENTIAL FLAT
BUILDING
MODE
DOCUMENT NAME
15
CONTEXT
Local Envrionment Plan
2
The subject site is within the Bonar Street
Precinct as identified in the Rockdale
Development Control Plan 2011.
0.5
The precinct proposes a number of
dynamic changes to the exisiting
(industrial) fabric of this area with
a primary emphasis on staged
transformational change into a medium
to high density residential precinct.
The precinct plan identifies ares to be
redeveloped as open space, public roads
and areas of active frontage.
This diagram proposes built form
opportunities that may be possible
subject to site amalgamation, and
particularly emphasise where ther is a
preference for the built form to address
key frontages and corners.
1.8
2
1.8
3.1
1
2
0.5
0.6
1
1
1
1
0.5
0.6
The existing LEP Floor space ratio
DOCUMENT NAME
MODE
16
63-69 BONAR STREET
SUBJECT SITE
PEDESTRIAN ACCESS
VEHICULAR ACCESS
PARK
PEDESTRIAN ACCESS
CENTRAL SQUARE
45 BONAR STREET
7 WOLLONGONG STREET
11 WOLLONGONG STREET
MODE
DOCUMENT NAME
17
OVERSHADOWING
9am, 22 JUNE
12pm, 22 JUNE
3pm, 22 JUNE
9am, 22 JUNE
12pm, 22 JUNE
3pm, 22 JUNE
6 BIDJIGAL BALCONY SHADOWING
DOCUMENT NAME
MODE
18
BUILDING ENVELOPE; SETBACKS AND
RELATIVE LEVELS
MODE
BUILDING ENVELOPE; EXISTING AND
PROPOSED OUTLINES
DOCUMENT NAME
19
BUILDING ENVELOPE
BUILDING ENVELOPE; EXISTING AND
PROPOSED OUTLINES
DOCUMENT NAME
MODE
20
MODE
DOCUMENT NAME
21
APPENDIX
DOCUMENT NAME
MODE
22
APPENDIX 1 / PARK TO BE DELIVERED BY VILLAGE BUILDING COMPANY
north
BONAR STREET STAGE TWO COMMUNITY PARKLAND
north
20
20
150mm
150mm
0.3m
0.3m
1
1.5
1
1
0.3
1
160
35
160
160
160
160
150mm
25L
150mm
150mm
150mm
150mm
0.3m
10m
0.3m
0.3m
0.3m
0.3m
SIZE
STAKING
QUANTITY
N/A
as
as
as
as
MASS PLANTING SCHEDULE B
(REFER TO DETAIL, SCHEDULE & SPECIFICATION)
as
as
as
FLUSH CONCRETE EDGE
(REFER TO DETAIL AND SPECIFICATION)
as
as
as
as
Uu
Uu
as
as
as
BEGA 7960
Li
Uc
MASS PLANTING SCHEDULE A
as
as
as
0
as
X
MA
as
8.10+
POLE 1
Li
as
SE AT
)
(SSE
1:2
POLE 2
SHADE STRUCTURE
(REFER TO SPECIFICATION)
as
OR
KW
)
J3503(Z11-3500) AS4685
SE
SE
AT (S
J479 AS4685
Uu
PLAYGROUND EQUIPMENT AND FURNITURE
as
PLAYGROUND SOFTFALL
as
RY
DA
UN
Uc
POLE 9
as
as
-E
XT
E
NT
OF
E
AG
'ST
'
NE
O
RL 8.30
Uc
as
+8.45
as
INSTALL AND BACKFILL
WITH IMPORTED SOIL
CONDITIONER.
CULTIVATE SUBGRADE
TO DEPTH OF 200mm.
POLE 4
RL 7.50
TA BL
E SETT
(TSD/A ING
)
GARDEN BED PLANTING
TA BL
E SETT
(TSD/A ING
)
MIN.100MM COMPACTED ROADBASE
TO ENG. SPECIFICATION.
PLAYGROUND FENCING AND GATES
Li
TACTILES
POLE 5
J2871 AS4685
POLE 6
+8.10
Uc
TA BL
E SETT
(TSD/A ING
)
RL 8.50
BEGA 7960
RUBBISH BIN
'Emerdyn' WBE em224
(WBE)
BEGA 7960
(WBE)
BEGA 7960
(WBE)
POLE TOP LUMINAIRE. BEGA 7960.
HESSIAN TIE - TIED IN
'FIGURE-8' AND STAPLED
TO STAKES
BACKFILL SOIL FOR DEPTH LESS THAN 300MM
FROM TOP OF ROOT BALL .
30% IMPORTED TOPSOIL (AS 4419)
60% COARSE SAND
10% ORGANIC MATTER
LIGHT COMPACTION.
DO NOT SPREAD OVER ROOTBALL
STABLISED DECO. GRANITE PAVING
HARDWOOD STAKES
(50X50X1800mm)
MULCH (AS4454) (DEPTH 75mm).
FORM SHALLOW DISH TO BASE
OF PLANT / TREE.
BACKFILL SOIL FOR DEPTH GREATER THAN 300MM
FROM TOP OF ROOT BALL .
40% IMPORTED TOPSOIL (AS 4419)
60% COARSE SAND
LIGHT COMPACTION.
TOP OF ROOT BALL TO
BE FLUSH WITH FINISHED
GRADE OF GARDEN SOIL.
+9.00
AT
(SS
E)
BS
AT
(W
G
E)
SE
Uc
SE
AT
(SS
EXCAVATE EXISTING SOIL TO A
DEPTH EQUIVALENT TO DEPTH
OF ROOT BALL AND MIN. 3 X WIDTH
OF ROOT BALL.
RIP SUBGRADE TO MIN.
DEPTH OF 100mm.
TIN
ET )
E S /A
B L SD
TA (T
FLUSH CONCRETE EDGE
(REFER TO DETAILS AND SPECIFICATION)
TREE AS SPECIFIED.
REFER TO LANDSCAPE
PLAN FOR LOCATIONS.
E)
SE
BEGA 8085
SEATING.
TOWN & PARK FURNITURE
SSE/SS/A/AR3/LOG02 x 2.0m.
Wolli Creek and Bonar Street Precinct PDP May 2011
NTS
TREE PLANTING
NOT FOR CONSTRUCTION
AT
(W
BS
E)
4
SE
MP
RA
1:1
PAVING DETAIL - STONE 'Type P1'
Stylestone 40
'Dromana Grey' honed Þnish 400mm x 400mm Header/ Banding
Number of treads varies
+8.80
BEGA 7960
Brick slot drain
PROVIDE JOINTS TO
CTS.
8mm sealant joint with backing rod at base of stairs
5mm RADIUS
KERB ATedge
3M
5mm chamfered
on each stair module
Precast concrete stair
modules to detail
GARDEN AREA
(SS
300
SOFTFALL
5mm chamfered edge
350
8mm sealant joint with
backing rod at base of
stairs
30mm mortar bed
150
300mm
S
T
EA
Cast insitu concrete base stair to
FINISH
EXPOSED
support precast
stair TO
modules
to
engineers detail
175mm
Tactile indicator to AS1428.4
E)
BEGA 7960
EXPOSED AGGREGATE
SURFACE
Paving to detail
G
TIN
ET )
E S /A
B L SD
TA (T
+8.50
IN-SITU CONCRETE STEPS
Li
Carborundum strip
(see insert)
Paving to detail
190
BEGA 8085
COMPACTED BASECOURSE
MATERIAL
TO 75mm.
Tactile indicator
130
.00
35
E)
)
SE
AT
SE
AT
(W
FLUSH CONCRETE EDGE
AT
Reinforced insitu concrete
steps over compacted
subgrade
Typical Section Paving Footpath
E)
(SS
BEGA 8085
AR
Stone paving as specified
Compacted subgrade to
engineers detail
Compacted subrade to
engineers detail
3mm nominal joints
with filling sand
as specified
+8.65
SL72 mesh, centrally located to
engineers detail
ST
SE
AT
FALL 2 % MAX
(W
PAVING DETAIL - STONE
PUBLIC
DOMAIN
T
KEY
FIGURE 4.14
PUBLIC DOMAIN
RECYCLED AGGREGATE CONCRETE PAVING - 'Type P5'
NTS
.31
+ 29.00
1:20
SECTION
$! #"
PUBLIC DOMAIN
NTS
PAVING - 'Type P1'
Reproduced from 'Wolli Creek and Bonar Street Precinct - Public Domain Technical Manual - 2011'
BEGA 8085
23
Como 2226
www.isthmus.com.au
Ph/ Fax:+612 9528 4903
Email:[email protected]
21 Central Avenue
Tactile indicator
to AS 1428.4
300
E)
E
RE
ACN 107362149
tooled, non-slip nosing
to each tread
BS
TEL
isthmus pty ltd
Subgrade to engineers detail
Paving as specified
(tactile indicator to
AS 1428.4)
100mm compacted FCR to
engineers detail
50mm granular bedding
to engineers detail
SL62 mesh centrally located
to engineers detail
8mm sealant joint
with backing rod
at top and bottom
of stairs
150
100mm concrete to engineers details
Finish - colour oxide as specified
- shotblast as specified
Mortar 30mm
150mm concrete base to
engineers details
30 150 100
TACTILES
10.28
MODE
Wolli Creek and Bonar Street Precinct PDP May 2011
SE
N
BO
Drawing is to be read in conjunction with speciÞcation.
Setout of play equipment, fencing and shade structure by VIVA Recreation.
Drawing and speciÞcation are not for construction.
Design is based on indicative levels and survey information.
Final design is subject to detailed topographic site survey.
Plant selection is subject to Sydney Airport Corporation Limited approval.
NTS
E)
(SS
Wolli Creek and Bonar Street Precinct PDP 2009
BEGA 7960
RL 10.20
NOTES
to AS1428.4
300
AT
1:1
BS
E
(SS
SE
4
MP
RA
-
NTS
1:2
BEGA 7960
FLUSH CONCRETE EDGE
DECOMPOSED GRANITE PAVING
Stylestone 40
'Dromana Grey' honed Þnish 300mm x 300mm Diamond pattern
0
X
MA
COMPACTED SUBGRADE
IN-SITU CONCRETE STEPS
+9.10
)
TA BL
E SETT
(TSD/A ING
)
COMPACTED DECOMPOSED GRANITE
PAVING. MIN 40MM. COLOUR GOLD
FALL MIN. 1:100
8.35+
(CCQ
Stylestone 40
'Colour to be determined' honed Þnish 300mm x 300mm Diamond pattern
NTS
POLE 7
(REFER TO DETAILS)
MULCH (AS4454)
(DEPTH 75mm). FORM
SHALLOW DISH TO
BASE OF PLANT / TREE.
RIP SUBGRADE TO MIN.
DEPTH OF 100mm.
BEGA 7960
Uu
Uu
TOP OF ROOT BALL TO
BE FLUSH WITH FINISHED
GRADE OF GARDEN SOIL.
PLANTS AS SPECIFIED.
REFER TO LANDSCAPE
PLAN FOR LOCATIONS.
POLE 8
as
NTS
BEGA 7960
J45335 AS4685
J2401 AS4685
MULCH (DEPTH 75mm). FORM
SHALLOW DISH TO BASE OF
EACH PLANT.
NATIVE MASS PLANTING
Uu
J2825 AS4685
as
SPREAD IMPORTED SOIL
CONDITIONER TO DEPTH
OF 100MM (AS4454).
CULTIVATE ORGANIC GARDEN
MIX (4419) TO EXISTING SOIL TO
A DEPTH OF 300mm.
J2825 AS4685
J2871 AS4685
as
150mm PLANTS AS SPECIFIED.
REFER TO PLANT SCHEDULE AND
SPEC. FOR PLANTING DENSITIES.
BO
as
as
KS
R
PA
CO
J2591 AS4685
POLE 10
J5000M AS4685
E
SIT
BEGA 7960
POLE 3
as
as
Y
NIT
U
MM
J2871 AS4685
as
as
as
RL 5.70
BEGA 7960
9
as
as
(REFER TO DETAILS)
150mm
as
as
as
780
Uu
as
as
as
ELECTRIC BBQ. CHRISTIE PARKSAFE
CCQ twin cooktop, triple module.
YES
as
as
as
25L
as
as
.50
48
62
as
as
as
0.6m
YES
YES
YES
as
as
as
1.5m
200L
200L
200L
as
TREE PLANTING
PUBLIC DOMAIN TABLE & BENCH SETTING.
TOWN & PARK FURNITURE
TSD/SS/WA x 2.0m.
0.6m
7
4
5
as
as
MASS PLANTING GRASSES
Tussock Grass
1.5 - 3m
3.5 - 6m
2.0 - 3.5m
6 - 10m
as
as
SHELTER.
FLEETWOOD URBAN 'TARGA'
Lillypilly
10 - 15m
3 - 5m
10 - 15m
as
NOTES:
1. SPACING TO BE TOTAL OF 3 PLANTS PER 1M2 FOR GOUNDCOVERS
AND GRASSES. 1 PLANT PER 3M2 FOR SHRUBS.
2. DISTRIBUTE SPECIES EVENLY THROUGHOUT PLANTING AREA
TO THE SATISFACTION OF THE SUPERINTENDENT.
3. TOTAL AREA = 350m2.
SHRUB PLANTING
Tuckeroo
Crepe Mrytle
Chinese Elm
M A T U R E H E I G H T (M)
N/A
N/A
Trees
Uu Cupaniopsis anacardioides
Li
Lagerstroemia indica 'Yuma'
Uc Ulmus chinensis
Shrubs
as Acmena smithii ‘Cherry Surprise’
Grasses and Accents
Poa poliformis'Courtney'
COMMON N AME
STAKING
1m
1m
1m
1m
5.4
Plume Grass
Gymea Lily
Hedgehog Grass
Blady Grass
Weeping Grass
Tussock Grass
150mm
150mm
150mm
150mm
BOTANICAL NAME
False Sarsaparilla
Golden Guinea Flower
28
28
28
28
SIZE
1
0.9
0.9
0.75
QUANTITY
Myrtle Wattle
Hairpin Banksia
Weeping Bottlebrush
Thyme Honey-myrtle
M A T U R E S P R E A D (M)
PLANT SCHEDULE
0.3m
10m
0.3m
0.3m
0.3m
0.3m
COMMON N AME
150mm
25L
150mm
150mm
150mm
150mm
0.3m
0.3m
BOTANICAL NAME
STAKING
QUANTITY
150mm
150mm
Shrubs
Acacia myrtifolia
Banksia spinulosa
Callistemon viminalis 'Little John'
Melaleuca thymifolia
Groundcovers and Scramblers
Hardenbergia violacea
Hibbertia scandens
Grasses and Accents
Dichelachne micrantha
Doryanthes excelsa
Echinopogon caespitosus
Imperata cylindrica var. major
Microlaena stipoides
Poa afÞnis
.50
17
SIZE
MASS PLANTING SCHEDULE B
Groundcovers and Scramblers
Hardenbergia violacea
False Sarsaparilla
N/A
80
Hibbertia scandens
Golden Guinea Flower
N/A
80
Grasses and Accents
Dichelachne micrantha
Plume Grass
1
80
Doryanthes excelsa
Gymea Lily
1.5
35
Echinopogon caespitosus
Hedgehog Grass
1
80
Imperata cylindrica var. major
Blady Grass
1
80
Microlaena stipoides
Weeping Grass
0.3
80
Poa afÞnis
Tussock Grass
1
80
NOTES:
1. SPACING TO BE TOTAL OF 3 PLANTS PER 1M2 FOR GOUNDCOVERS
AND GRASSES.
2. DISTRIBUTE SPECIES EVENLY THROUGHOUT PLANTING AREA
TO THE SATISFACTION OF THE SUPERINTENDENT.
3. TOTAL AREA = 170m2.
COMMON N AME
BOTANICAL NAME
MASS PLANTING SCHEDULE A
SECTION
UNIT PAVING 'TYPE P1'
EXTENT OF SAND SOFTFALL
'ECOLOC' PAVING
(REFER TO DETAIL SPECIFICATION)
MASS PLANTING (350m2)
Asphalt subsurface course (AC 10) 30mm
(REFER TO SCHEDULE B)
PROPOSED LEVELS (INDICATIVE)
STABLISED DECO. GRANITE PAVING
EXTENT OF WETPOUR SOFTFALL
MASS PLANTING (170m2)
(REFER TO SCHEDULE A)
MASS PLANTING GRASSES (235m2)
(Poa poiformis 'Courtney') @ 0.3m spacing
NTS
SECTION
LANDSCAPE PLAN
Asphalt surface course (AC 5) 15mm
EXISTING LEVELS (INDICATIVE)
116
INSITU CONCRETE STEPS
DWG: IS0085PC1
ISSUE: A
BONAR STREET STAGE TWO COMMUNITY PARKLAND
+8.45
DATE:
SCALE:
SEPTEMBER 2012
1:100 @ B1
0
1
5
10m
DOCUMENT NAME
23
APPENDIX 2 / SITE SURVEY AND EXISTING SERVICES
DOCUMENT NAME
MODE
24
APPENDIX 3 / ADJACENT SITE 45 BONAR STREET
MODE
DOCUMENT NAME
25
APPENDIX 4 / ADJACENT SITE - 7 WOLLONGONG STREET
DOCUMENT NAME
MODE
26
APPENDIX 5 / ADJACENT SITE - 7-11 WOLLONGONG STREET
MODE
DOCUMENT NAME
27
2
APPENDIX 6 / ADJACENT SITE - 63-69 BONAR STREET, 27 BOOTH STREET
5000
Roof to
Stair 1
3.9m
Bath2
R SKitchen
3.7m
2500 x 2600
R
3000 x 5300
Balcony
Bed
3.4m2
3000 x 3600
R
Adjacent
Boundary
Bed
Bed
R
3.9m
Balcony
Bed
R
Bed
Bed
R
Terraces along
Bonar Street
R
Bed
Balcony
Bed
Bed
R
C
Bath
5.8m2
void
3000 x 4300
Bed
4000 x 3600
5.1m2
S
2m3
4140 x 3500
4.5m2
F
Ldy
R
Kitchen
3500 x 2200
F
Bath
4.5m2
S
Bath
4m3
Balcony
6.9 sq m
Ldy
F
S
7m3
Ldy
Lift
Living/ Dining/
Kitchen
Balcony
9.1 sq m
Bed
Bed
4.8m2
Stair 3
S
2m3
Bath
4.5m2
R
Ens
R
3000 x 3600
Bed
3000 x 4300
B
DA301
Kitchen
Living/ Dining
5000
6300 x 4000
Street Setback
R S
S
2.2m
3
Bath
4.8m2
Bed
4600 x 3600
Ldy
R
Ens
R
7.6m2
3000 x 6050
6300 x 5200
Balcony
A
DA300
3.7m3
Bath
Ens
Bath
3.7m3
Study
Study
R S
5000
18m2
Kitchen
3090 x 2200
R
Ens
R S
S
Living/ Dining
F
3.7m3
Study
Bed
7550 x 3000
3.9m2
3.7m3
Bath2
S 7.6m2
Bed
Ldy
5m
3600 x 3000
Ens
4.7m2
Living/ Dining
R
6300 x 5200
Careful
planning of
corner to
ensure good
visual and
acoustic
privacy
(SEPP65
compliant)
Bed
3600 x 3000
Boundary 53678
Study
R S
Balcony
F 2200 x 3200
Bed
Courtyard
61.3 sq m
Courtyard
68.1 sq m
Study
R
3600 x 6200
Bed
Adjacent
Boundary
Kitchen
4.9m2
Study
Courtyard
30.5 sq m
Courtyard
29.3 sq m
3600 x 3000
Living/ DiningEns
Boundary 13715
Living/ Dining/
Kitchen
R
Bed
5920
F
x 5410
4.3m3
Bath
Services
4045 x 6200
Bed
Ldy S
R
Bath
R
Bed
F
3760 x 2400
S 3m3
Study
Ens
R
Balcony
2900 x 2300
Kitchen
Bath
R S 3.7m3
Kitchen
R
Bed
Ldy
2000
F
F
R
3000 x 6050
R
Balcony
4.5m2
Ldy
F
4.5m
R
Balcony
Bath
4.4m2
R
Bath2
2
Study
Ldy
3.9m2
Ens
F
Kitchen
Balcony
8m2
1.3m3
2200 x 3100
6000
Bed
3000 x 5300
F
Ens
Study
WC
Kitchen
4.5m2
3300 x 2500
10m3
WC
Study
Kitchen
x 32600
3.7m
R S2500
Ens
Bed
3.4m2
Ldy
Kitchen
Bath
3000
2 x 2400 3350 x 2550
4.6m
Bath
Kitchen
S
S 3
5.1m
4m3
Kitchen
F
Balcony
7.6m2
18m2
S
Living/ Dining
6300 x 5200
Balcony
18m2
Kitchen
3090 x 2200
F
Bed
R
Kitchen
3090 x 2200
3600 x 3000
Bed
3600 x 3000
Ldy
Ens
S 7.6m2
F
R
Bath
2
5m
4.7m2
R
Bed
3600 x 3000
Bath2
Bed
Ldy
5m
3600 x 3000
Ens
4.7m2
Living/ Dining
R
6300 x 5200
Balcony
18m2
Bath
Kitchen
Ens
Lift
Balcony
4.5m
F
3
Ens
Bath
4.5m3
4.5m2
Living/ Dining
5300 x 6160
Strong architectural street rhythm
4000 x 3600
4000 x 6000
R
Ldy
Bed
2m3
Ens 2
Study
S
5.2m3
5300 x 6800
4.5m
R
3000 x 3600
Study
Living/ Dining
Living/
4000 x Dining
6160
F
Bath2
R
Bed
Ldy
R S
1.5m3
3600 x 4700
S 4.1m3
Ldy
Boundary 20720
PROPOSED DEVELOPMENT
63-69 BONAR STREET
Bed
6.8m3
3.8m3
4500 x 5700
R
Study
Bath
S
Living/ Dining
3090 x 2200
R
3600 x 3000
Ens
Bed
3600 x 3000
R S
3.7m
R
Ldy
Ens
3
S 7.6m2
7.6m2
5m
4.7m2
Study
Bath
2
Corner Element
Glass blocks
25 Booth Street
21m height limit
Stepping scale
F
Bed
C
R
Living/ Dining
F
Waste
Room
3000 x 3600
1.5m3
S
3000 x 5300
Bed
R
Ldy
Living/ Dining
Bed
3.4m2
Living/ Dining/
Kitchen
4000 x 5640
2900 x 3600
R
Dining
S Living/
4200 x 6920
Courtyard
Balcony
14.9
sq m
12.4 sq m
3000 x 3600
Bed
Study
WC
Kitchen
x 32600
3.7m
R S2500
Courtyard
Balcony
11.3 sq m
8 sq m
Bed
Balcony
4.1 sq m
Waste
Room
3000 x 5300
Balcony
4000 x 5640
WC
Study
Ens 2
3.9m
S
Living/ Dining
4000 x 6750
C
R
Bed
3.4m
2
Living/ Dining/
Kitchen
Lift
3000 x 3600
Balcony
Ldy
F
R
Bed
3000 x 3600
Balcony
14.7 sq m
Bath
F
2500 x 2600
R
B
DA301
Bed
4.5m
Ldy
Balcony
Courtyard
18.8 sq
sq m
m
16.3
Balcony
Courtyard
20 sq
16.3
sq m
m
Courtyard
12.9 sq m
Balcony
8 sq m
Courtyard
15.6 sq m
Bath2
Balcony
3.9m2
4.8m2
Ens
S
1.5m3
R S 3.7m3
Kitchen
Adjacent
Boundary
R
Balcony
6.3m2
5300 x 6160
1.8m high timber batten
& masonary fence to all
couryards
2200
3000 x 5300
3000 x 3600
3600 x 3000
WC
Living/ Dining
Residential flat building
Entry
S
Bed
Bed
Balcony
6.5m2
Study
3.4m2
Bed
Courtyard
20.2 sq m
Basement line
below
Stair 1
2255
Balcony
R
S 3m3
Ldy
WC
Study
Ens
4.5m2
2500 x 2600
F
Bath
R S 3.7m3
Kitchen
R
3.9m2
R
Ldy
3000 x 3600
3.9m
3360 x 2300
3.9m
Boundary 17405
Bed
Strong corner architectural expression
Ens 2
F
Kitchen
Ens 2
R
3000 x 5300
Bed
Bed
R
3.4m2
Bed
New boundary 37223
Balcony
3000
Side Setback
Upto 3 Storeys
Boundary 67257
Street Setback
Side Setback
2700
Street
Widening
Existing boundary 37210
Adjacent
Boundary
Adjacent
Boundary
Adjacent
Boundary
A
DA300
S
Living/ Dining
6300 x 5200
R
Balcony
18m2
Living/ Dining
6300 x 5200
Balcony
R
18m2
R S
3.7m
R
1
Site Plan
Balcony
R
Bed
3090 x 2200
Study
Study
R
Bed
R S
Kitchen
3
Indicative
solution only
F
3.7m
F
Bed
Bath2
5m
Bath
Ens
1:500 @A3
Bed
3600 x 3000
Ldy
Indicative
solution only
Ens
4.7m2
Bath
2
Bed
3600 x 3000
3090 x 2200
3600 x 3000
3
R
Kitchen
R
Ldy
Bed
3600 x 3000
Ens
4.7m2
R
5m
12m height limit
Stepping scale
Stepping scale
Further study has been conducted to investigate the potential
development for 10 Bidjigal Street (currently occupied by Jetmaster
Fireplace).
This indicative solution demonstrate that it is possible to resolve the
interface between the two sites to produce a building that
a) sits comfortably with the subject proposal
b) Allows a strong architectural expression to the corner
c) provide a strong urban design streetscape
d) reinforce a transition in scale for the changed in the zoning
2
View from Booth street
SUBJECT SITE
B
A
27/8/14
13/5/14
ISSUE
DATE
Revised submission to Council
DA Submission
REVISION
PROJECT
Residential Development
PROJECT #
ADDRESS
63-69 Bonar St + 27 Booth St, Arncliffe
John Kavanagh Reg.5999
Suite 1.04 77 Dunning Ave Rosebery NSW 2018
: 612 9318 9200
: www.bka.com.au
DOCUMENT NAME
: 612 9318 9222
:[email protected]
CLIENT
DWG
Vortex Constructions Pty. Ltd.
DATE #
Feb 2014
SCALE
NTS
Bonar St precinct study
DRAWN
CHKD
NC
JK
14003
DWG #
SK 100
REVISION
B
MODE

URBAN DESIGN ANALYSIS

Transcription

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