bondi junction urban design review report - Waverley Council

Transcription

BONDI JUNCTION
URBAN DESIGN REVIEW
REPORT
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BONDI JUNCTION, NSW
BONDI JUNCTION URBAN DESIGN REVIEW
Bondi Junction Urban Design Review, February 2013
Prepared by:
City Plan Urban Design: Paul Walter (Director), Axel Teschke, Anna Robinson, Liz Zhang
Prepared for:
Waverley Council
Disclaimer: While every reasonable effort has been made to ensure that this document is correct at the time of printing, City Plan Services, its agents and employees, disclaim any
and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance upon the whole or any part of this document.
FEBRUARY 2013
CONTENTS
1. Introduction ............................................................................................................................................................................ 1
2. Methodology, Purpose and Assumptions ............................................................................................................................... 2
3. Key Issues, Constraints and Opportunities ............................................................................................................................. 4
4. Summary of Recommendations ............................................................................................................................................... 7
5. Peer Review of Existing Controls and Urban Form Analysis .................................................................................................... 9
6. Consultation .......................................................................................................................................................................... 32
7. Case Studies and Precedents ................................................................................................................................................. 34
8. Proposed Control Amendments ............................................................................................................................................ 41
9. Key Sites ................................................................................................................................................................................ 56
10. Impact on Employment Targets ........................................................................................................................................... 62
11. Impact on the Public Domain ............................................................................................................................................... 64
12. Next Steps ........................................................................................................................................................................... 65
A. Appendix A – Workshop Presentation ................................................................................................................................... 67
B. Appendix B – Analysis of Possible Height Potential in Bondi Junction .................................................................................... 95
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FIGURES AND PICTURES INDEX
FIGURES
Figure 1.1: Study Area
Figure 3.1: Constraints
Figure 3.2: Opportunities
Figure 5.1: Bondi Junction 1943
Figure 5.7: Photos Index Map
Figure 5.8: Photos Index Map 2
Figure 5.9: Topography
Figure 5.10: Public Open Space
Figure 5.11: Existing Building Heights
Figure 5.12: Skyline Analysis
Figure 5.13: Land Ownership
Figure 5.14: Zoning - Bondi Junction Centre Structure Plan 2006
Figure 5.15: Zoning - Waverley LEP (Bondi Junction Centre) 2010
Figure 5.16: Zoning - Waverley LEP 2012
Figure 5.17: Height of Buildings - Bondi Junction Centre Structure Plan 2006
Figure 5.18: Height of Buildings - Waverley LEP (Bondi Junction Centre) 2010
Figure 5.19: Height of Buildings - Waverley LEP 2012
Figure 5.20: Floor Space Ratio - Bondi Junction Centre Structure Plan 2006
Figure 5.21: Floor Space Ratio - Waverley LEP (Bondi Junction Centre) 2010
Figure 5.22: Floor Space Ratio - Waverley LEP 2012
Figure 5.23: Bondi Junction Centre Structure Plan
Figure 5.24: Section according to Waverley DCP and LEP 2012
Figure 5.25: Section considering proposed amendments
Figure 5.26: Option 1 - Two (2) Storey Block Edge
Figure 5.27: Option 2 - Four (4) Storey Block Edge
Figure 5.28 : Option 3 - Six (6) Storey Block Edge
Figure 7.1: Street Frontage Heights and Setbacks - Central Sydney DCP 1996
Figure 7.2: Street Frontage Heights and Setbacks - North Sydney DCP 2002
Figure 7.3: Street Alignment, Front Setbacks and Tower Building Form - Bondi Junction DCP 2012
Figure 8.1: Zoning - Waverley LEP 2012
Figure 8.2: Zoning - Recommended (Changed Areas Encircled in White)
Figure 8.3: Floor Space Ratio - Waverley LEP 2012
Figure 8.4: Floor Space Ratio - Recommended (Changed Areas Encircled in White)
Figure 8.5: Recommended Floor Space Ratio
Figure 8.6: Height of Buildings - Waverley LEP 2012
Figure 8.7: Height of Buildings - Recommended (Changed Areas Encircled in White)
Figure 8.8: Amended DCP 2012 Figure 32 - Active Frontages, Through Block Links, Arcades and Squares
Figure 8.9: Amended DCP 2012 Part E Figure 6 - Buildings of Historic Character - ensure the consistency with Waverley LEP
2012 Heritage Map
Figure 8.10: Amended DCP 2012 Part E Figure 8 - Building Elevation in Streets with Heritage and Buildings with Historic
Character
Figure 8.11: Amended DCP 2012 Part E Figure 13 - Control Drawing for Building to the Street Alignment
Figure 8.12: Amended DCP 2012 Part E Figure 15 - Setbacks from the Street, Buildings in Streets with Heritage
Figure 8.13: Existing Setbacks - Oxford Street
Figure 8.14: Proposed Setbacks - Oxford Street
Figure 8.15: Existing Setbacks - Spring Street
Figure 8.16: Proposed Setbacks - Spring Street
Figure 8.17: Existing Setbacks - Ebley Street
Figure 8.18: Proposed Setbacks - Ebley Street
Figure 9.1: Key Sites Locations
Figure 9.2: Summary of Proposed Control Amendments for Key Development Sites
Figure 9.3: Key Site 1 - 344-354 Oxford Street
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Figure 9.4: FSR Test 344-354 Oxford Street
Figure 9.9: Key Site 4 - 241-247 Oxford Street, 2-12 Waverley Street
Figure 9.10: FSR Test 241-247 Oxford Street, 2-12 Waverley Street
Figure 9.11: Key Site 5 - 28-34 Bronte Road
Figure 9.12: Key Site 6 - 110-112 Ebley Street
Figure 10.1: Summary of Impacts on Employment and Residential Numbers
Figure B.1: View Showing the Existing Buildings above 60m Height Line
Figure B.2: Height of Buildings - Waverley LEP 2012
Figure B.3: Height of Buildings - Conceptual Height
Figure B.4: Floor Space Ratio - Waverley LEP 2012
Figure B.5: Floor Space Ratio - Conceptual FSR
Figure B.6: Shadow Analysis - Additional Building Height on Westfield Centre
PICTURES
Picture 5.1: Clementson Park
Picture 5.2: Waverley Street Mall
Picture 5.3: Oxford Street Mall
Picture 5.4: Rowe Street Ramp as Viewed from Bus and Rail Interchange
Picture 5.5: Bronka Arcade as Viewed from Spring Street
Picture 5.6: Historic Building (Bronte Road/Spring Street)
Picture 5.7: Historic Building (Bronte Road/Ebley Street)
Picture 5.8: Oxford Street Looking West from West End of Mall
Picture 5.9: Oxford Street Looking West from Intersection with Vernon Street
Picture 5.10: Oxford Street Looking East from Intersection with Mill Hill Road
Picture 5.11: Existing Skyline as Viewed from North
Picture 7.1: Street and Interior View of 1 Bligh Tower
Picture 7.2: 30 The Bond
Picture 7.3: Darling Quarter
Picture 7.4: Four (4) and Six (6) Storeys Commercial Buildings in Sydney CBD
Picture 7.5: Mixed Use Buildings in Pyrmont
Picture 7.6: Mixed Use Buildings in King St Wharf Area
Picture 7.7: Mixed Use Buildings in New South Head Rd/Knox St, Double Bay
Picture 8.1: Strand Arcade, Sydney
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FEBRUARY 2013
1. INTRODUCTION
This review has been commissioned jointly by Waverley
Council and the NSW Department of Planning and
Infrastructure to address a set of concerns about the planning
environment in Bondi Junction. The centre has undergone a
series of lengthy and involved planning processes in recent
years. The scope of the Bondi Junction Urban Design Review
includes site specific items as well as matters relating to
generic controls. This review has a mandate to seek out issues
and suggest remedies. In this sense, the brief is quite open
because the scope and the content of the recommendations
depend upon the findings of the analysis.
The review team has taken the attitude that much work has
been done previously, including extensive consultation. Any
modification that result from this review will not become
effective until the first LEP amendment which is due late this
year, so we will not propose changes unless there is strong
reason to do so.
The key recommendations of this review relate to permitting
flexibility in land use (zoning) creating a framework to
consider great height. These revisions will protect solar
access to important public open spaces and acknowledge
opportunities for greater height on appropriate sites. These
recommendations are supported with analysis including
shadow studies and yield analysis. The effect of the
modifications is improved amenity without significant net
loss of development potential in the centre.
there were issues with the DCP, including lack of hierarchy,
inconsistent language and illegible diagrams relating largely
to the format and the ease of use of the document, not to
its effect.
This review also highlighted the need for the holistic
management of development of the centre. It has
considered how the planning policy fits together with
the other key elements that drive the built environment
in Bondi Junction. Development assessment, the public
domain, traffic, pedestrian movement and mix of land use
all combine to produce the quality of the built environment.
Recommendations identify the need for a much stronger
focus on pedestrian amenity which can be derived from
improved pedestrian circulation and limiting traffic impact in
the centre together with improved public domain, including
footpath widening, seating opportunities and landscape.
The nature of development control and assessment
is changing as a natural product of maturity of Bondi
Junction. As the centre moves into a more advanced stage
of its development, each new project is being built in an
increasingly well-established context. Furthermore, the
increasing difficulty of assembling large consolidated sites
tends to mean that developers are seeking to maximise
yields on smaller and smaller sites. Whereas large sites might
‘create their own context’ smaller sites must be more contextresponsive. This requires skilful design and judgement.
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At the completion of the review stage, it became clear that
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Figure 1.1 Study Area
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2. PURPOSE AND METHODOLOGY, BACKGROUND ASSESSMENT
Purpose and Methodology
The scope of services for the Bondi Junction Urban Design
Review includes three tasks:
• Analysis of the existing built form and controls;
• Production of potential development controls; and
• Presentation and report.
This review of the appropriateness of Waverley Council’s
controls for the Bondi Junction Centre required a review
of the controls within the Waverley Local Environmental
Plan 2012 (LEP 2012) as well as the Waverley Development
Control Plan 2012 (DCP 2012). The LEP 2012 was adopted by
Council in December 2010 and placed on public exhibition
between October and November 2011. The DCP 2012
supersedes the existing DCP 2010.
The focus of this review is to identify issues and problems
with the existing development controls. The review has
not sought to identify every site with greater development
potential than described in the development controls.
Therefore it is expected that some sites may be the subject
of acceptable application for development greater than that
allowed in the controls.
This review focused on the delivery of sustainable buildings
that respond to the local context and topography whilst
minimising amenity impacts on existing and potential
neighbouring development, the public domain and
residential developments in and surrounding the Bondi
Junction Centre. The improvement of pedestrian access
between Spring Street and the Bus and Rail interchange was
also a focal point in the project which considered access and
movement through the private and public domain. A review
of the provisions for the Town Square as part of the Oxford
Street Mall and its connectivity had been included in this part
of the project. A further focus was on development options
for Key Development Sites identified in the project brief. The
potential development of these sites has been reviewed in
the context of existing Development Controls as well as by
comparison with recent development in the area.
The first task involved the collection of existing data and
consultation with Waverley Council to determine the
objectives and the desired outcome of the review. A peer
review of the existing controls within the Bondi Junction LEP
and the Waverley DCP 2012 determined their appropriateness
for the production of a high quality design in the specific
local context. The local context was further investigated to
identify improvements for pedestrian connectivity between
Spring Street and the Bus and Rail Interchange.
The result of the first task informed the second task,
the amendment or production of new controls where
appropriate for potential future development. Case studies
have been researched and input has been sought from
Waverley Council to underpin the conceptual framework for
future development.
The third task included the production of a draft document
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that outlined the research and analysis findings. The
draft document was presented to Waverley Council and
the Department of Planning for comments which were
incorporated into this final report.
Background Assessment
The review is framed by a number elements that include the
Land Zoning, the Height of Buildings, the Floor Space Ratio
(FSR), the pedestrian network, the Oxford Street Mall Town
Square and the identified Key Development Sites.
Land Zoning
Under the Waverley LEP (Bondi Junction Centre) 2010, the
Study Area comprises of B3 Commercial Core and B4 Mixed
Use zoning. The commercial core includes both sides of the
Oxford Street Mall as well as the Westfield Shopping Centre
between Grafton Street and Ebley Street. The Commercial
Core extends to the west and includes an area between
Grafton Street and Hegarty Lane. The Mixed Use zoning
includes the western part of Oxford Street, Denison Street,
Westfield Centre and Bondi Road, Eastgate Shopping Centre
on Spring Street and the rail and bus interchange between
Grafton Street and Grosvenor Lane.
The Urban Design Review analyses the appropriateness of
the zoning boundaries with a view to achieving buildings
with high design quality. This especially focuses on the Key
Development Sites and the appropriateness of their zoning.
It also includes an assessment of the LEP zone objectives in
general.
Height of Buildings
While the LEP regulations for the Height of Building controls
tend to be site specific around the Oxford Street Mall, the
Height of Building controls are more block-based for the
rest of the study area (see Waverley LEP 2012 Height of
Buildings Map). A maximum height of 60m can be achieved
along Grafton Street where city and harbour views can be
achieved as well in the area surrounding the Westfield and
Eastgate Shopping Centres. From these allowable heights,
the Height of Building controls step down to 9.5 / 12.5m in
the residential areas to the south.
The Urban Design Review focuses on the impact of building
height on surrounding areas as well as the creation of a centre
skyline. Additionally SEPP 65 regulations and the impact on
the public domain (e.g. the Oxford Street Mall with the Town
Square and Clementson Park) were assessed to analyse if the
desired objectives are achievable.
Floor Space Ratio (FSR)
The Urban Design Review analyses the appropriateness of
the FSR controls in regard to the production of buildings
displaying design excellence and potential for flexibility and
adaptability. Again, this especially focuses on the previously
mentioned Key Development Sites and the appropriateness
of their zoning; however an assessment of the LEP zone
objectives for the Bondi Junction Centre in general is also
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included. It will be considered whether the inclusion of an
‘incentive clause’ in the LEP to allow for additional FSR would
be an option.
For the purpose of this review the preferred Mixed Use
building consists of 2 storeys commercial (ground Level
and Level 1) and residential above (Level 2 and above). An
85% rate of the net floor space will be used for commercial
levels and a 75% rate for residential levels to determine the
respective Gross Floor Area (GFA).
A peer review of the proposed Bondi Junction controls as
contained in Waverley DCP 2012 will determine whether it
will be necessary to produce new and/or amended controls
to be incorporated as amendments to both the LEP and
the DCP. An important focus is on creating buildings with
flexibility and adaptability potential. Consideration is given
as to whether the development of individual lots or the
development of merged lots is preferable and practicable.
Pedestrian Network
The Urban Design Review analyses and assesses the pedestrian
network within the Study Area. Special consideration is given
to increasing permeability and specifically the improvement
of the pedestrian access between Spring Street and the
Bus/Rail Interchange. Existing and potential connections
are assessed and evaluated with the present LEP and DCP
rules to determine their effectiveness in regard to increasing
pedestrian access within the area. The analysis includes
connections between Spring Street and the Bus/Rail
Interchange, be it through buildings/block or within existing
streets.
The Urban Design Review includes recommendations on
how to improve the accessibility, visibility and performance
of the existing arcades. Emphasis is given to access points
and the public domain design in the surroundings including
road lay out, paving and landscaping. Effective access to
malls in the Study Area and elsewhere has been considered
and analysed. This resulted in a number of positive case
studies with principles and guidelines to be applied to the
existing and potential connections between Spring Street
– Oxford Mall – Bus and Rail Interchange. The aim is to
incorporate Spring Street and connections into the Bus and
Rail Interchange as part of a strong pedestrian network for
Bondi Junction and improve the design quality of the public
domain.
Oxford Mall – Town Square
The Urban Design Review includes an analysis and assessment
of the LEP and DCP regulations for the development of the
Town Square as part of the Oxford Street Mall. This considers
their objectives and aims as well as their effectiveness. The
development of a well designed Town Square with flexible
functionality is not only essential for Oxford Street Mall but
also for the Bondi Junction Centre. Furthermore the Town
Square is an important stepping stone between Spring Street
and Bus/Rail Interchange. Overshadowing of the Oxford
Street Mall in general is addressed as a separate issue.
Key Development Sites
The Key Development Sites within the Study Area have been
investigated in regard to Land Use Zoning, Height of Building,
Floor Space Ratio and LEP designation to ascertain their
appropriateness for achieving buildings displaying design
excellence.
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3. KEY ISSUES, CONSTRAINTS AND OPPORTUNITIES
Key Issues
Identity
The issue of Bondi Junction’s skyline raises questions about
allowable building heights. Currently, there are tower forms
that protrude beyond the maximum allowable Height of
Building control producing an undulating skyline. An increase
in allowable building heights may provide an opportunity for
an iconic building that will enhance Bondi Junction’s skyline.
Potentially it will be a well designed tower of architectural
merit. The development of which could be completed with
public domain improvements in the Bondi Junction Centre.
Public Domain
Overarching plans should be created for Bondi Junction
Centre. This should include a pedestrian circulation network
that identifies through site links and emphasises pedestrian
connectivity between Spring Street and the Bus and Rail
Interchange. Whilst a Public Domain Technical Manual exists
for Bondi Junction Centre, there is a need for a strategic Public
Domain Master Plan (PDMP) that establishes a clear and
unified direction for the future character of the centre. This
should address design details such as material selections and
construction details whilst also articulating an overarching
conceptual vision for the public domain of Bondi Junction.
A list of prioritised projects should guide future investment.
Solar Access
There is limited public open space in the Bondi Junction
Centre. Clementson Park, Oxford Street Mall, the Boot
Factory Plaza, Waverley Street Mall and Eora Reserve are the
last remaining public open spaces. Overshadowing of these
important public spaces should be avoided to maximise
their amenity and encourage their use, especially during the
winter time.
Traffic
A very important amenity issue that lies beyond the scope
of this review is traffic in the centre. We consider that it is
vital to improve the pedestrian and cyclist environment in
the near future. Currently, vehicular traffic physically and
visually dominates Bondi Junction Centre. Buses travel at
high speeds despite segments of the road being designated
as bus only. Preference appears to be given to the access and
movement of public transport and private vehicles over the
pedestrian and cyclist.
To achieve greater amenity to pedestrian and cyclist
access and movement in the public domain, a number
of improvements can be made including the greening of
the streets and public spaces, the widening of footpaths,
the prioritisation of pedestrian and cyclist movement, an
increase in bicycle facilities, and crucially, traffic must be
reduced and calmed in the centre possibly through the
introduction of shared zones.
Lot Size
Large scale lot consolidation has been a factor that has driven
many of the undesirable urban design outcomes of recent
years. With the gradual maturing of the centre it is entering
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the phase when it is no longer possible to achieve the larger
lots. This means a shift away from the typology of the large
freestanding tower on a podium with large structured car
parks. The principal impact of this change is that the blocks
with rear lane access can be developed relatively easily
because they can adequately accommodate car park access,
rubbish bins and fire escapes without significant impact on
the active primary frontage. Blocks without rear lane access
will have to consolidate to a larger scale or compromise the
streets.
Urban Form
The practical development of many of the remaining sites
in the centre with regard to the podium and street frontage
situation is constrained. The existing controls for upper
level setbacks tend to produce a ‘ziggurat’ block form on
streets with heritage buildings. In the past, sites have been
able to develop within the form because they have adopted
the podium-tower form. This is a form that can only be
achieved on larger sites. Now and in the future there will be
fewer large sites available. The remaining sites tend to be
narrower. Better development outcomes will be in the form
of perimeter-block configuration with small or zero front
setbacks and zero side setbacks.
Zoning
There are a complex set of strategic targets and development
feasibility issues at play in the zoning of the Bondi Junction
Centre. Whilst the Metropolitan Plan for Sydney 2036 has set
employment growth targets for Bondi Junction as a Major
Centre, there is also a desire for a mix of uses to encourage
activity, diversity and vibrancy.
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Figure 3.1 Constraints
Constraints
The following constraints for development within the Bondi
Junction Centre have been identified:
• There are conflicting modes of transport connecting to
Bondi Junction – pedestrians, cyclists, private motor
vehicles, taxis, buses and trains;
• There are high traffic volumes which result in a public
domain that is dominated by motor vehicles rather than
pedestrians or cyclists;
• There are limited sites available for possible future public
open space as most of the centre has already been
developed;
• There are many strata title developments with more than
20 owners, thus making them less likely to redevelop in
the near future;
• There are few large lots available for development (larger
than 2,000 sqm), thus larger developments will require
lot consolidation;
• The east-west orientation of Grafton, Oxford, Spring
and Ebley Streets means that the northern side of these
streets is predominantly in shade.
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harbour and beyond
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Opportunities
The following opportunities for development within the
Bondi Junction Centre have been identified:
• To enhance the quality of the public open spaces by
preventing overshadowing;
• To improve the public domain with widened footpaths,
street trees and planting, improved pedestrian and
cyclists connections with prioritised pedestrian and
cyclist movement;
• To provide better access and circulation for all modes of
transport;
• To create a more transit oriented centre where conflicts
between modes are minimised;
• To increase the vibrancy and vitality of the centre with
more workers, more residents and more diverse offerings
such as restaurants and cafes throughout the day and
evening;
• To encourage better built form outcomes that addresses
the public realm at a pedestrian scale through high
quality sustainable architecture;
• To enhance Bondi Junction’s skyline with an iconic tower
form.
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10
Improve connection from Oxford Street to Rail Interchange
and Spring Street, develop proposed Town Square
1
Upgrade and improve public domain design, opportunities
to 2create shared zone
1
Potential
for additional storeys within LEP height limit
3
Development
of transition zone with mixed use buildings
2
4
Development of mixed use buildings
3
5
Development
of Oxford Street as local street with low
scale
4 block edge
6
Potential
for height and FSR increase
5
7
Create links through blocks (preferably open to the sky)
6
8
Create
solar access planes for open space
7
Improve
relation to elevated bypass road
9
Opportunity
for lane activation
8
ST
ST
E
ZIE ST
ST
LLANDAFF
ALLENS PD
MACKEN
WALTER
ST
GARDINER
KIERAN ST
NEWLAN
D ST
4
Figure 3.2 Opportunities
6
WAVERLE
Y
7
RD
240m
LAWSON
ST
ST
DENISON
ST
9
EBLEY ST
4
4
8
2
11
TE
120
A4 @ 1:6,000
SPRING ST
5
ON
BR
60
8
4
L RD
HOUGH
0
3
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
5
9
OX
BRONTE
RD
3
NEWLAN
D ST
4
9
9
FORD ST
12
RD
GOWR
5
I
ND
BO
3
5
E AV
LAID
ADE
5
OXF
O
HOLLYWO
OD AVE
11
6
11
5
OR ST
GROSVEN
8
CA
ST
10
GRAF
LESW
11
ELL
N
NELSO
ST
8
10
12 Create a 3-meter-wider bus lane on north side of eastern
9
9
11 block Oxford Street
10
FEBRUARY 2013
4. SUMMARY OF RECOMMENDATIONS
Recommendations in of this report relate to three main
areas: Public Domain Amenity; Development Potential and;
Planning Policy.
Recommendations: Public Domain Amenity
• Develop a new Public Domain Master Plan to identify key
public domain projects;
• Develop a movement strategy that integrates pedestrian
and vehicular movements and has a clear focus on the
quality of the public domain;
• Improve the connection from the Rail Interchange to
Oxford Street and further on to Spring Street possibly
including the proposed Town Square;
• Use various opportunities to create links through blocks
(as indicated in Figure 3.2);
• Improve public domain of Grafton Street and towards
and underneath Syd Enfield Drive;
• Identify opportunities to create shared zones in parts of
Spring Street and Bronte Road;
• Create solar access planes for important public open
spaces within the Bondi Junction Centre;
• Prevent midwinter lunchtime overshadowing of
Clementson Park by amending the Waverley LEP 2012
Height and FSR along the northern side of Ebley Street.
Recommendations: Development Potential
• Improve flexibility in land use by amending the Waverley
LEP 2012 to Change the zone of the commercial core that
lies to the west of Newland Street from B3 Commercial
Core to B4 Mixed Use;
• Consider tall office buildings on the block between Oxford
Street, Bronte Road and Gray Street (facilitating the
opportunity for A-grade office space in Bondi Junction);
• Use potential for additional storeys within LEP height
limit at selected locations (at present the number of
storeys is limited by the DCP which at some locations
does not correspond with the full LEP height potential);
• Acknowledge that certain sites may be the subject of
acceptable development applications which exceed
development controls, if they do not create unacceptable
impacts and they meet obligations to improve
infrastructure and facilities.
Recommendations: Planning Policy and Design:
• Develop a framework for Voluntary Planning Agreements
and Section 94 contributions particularly for sites
that might the subject of Development Applications
significantly over the existing controls;
• The report suggests a set of minor corrections and
refinements to the Waverley DCP 2012 structure and
content to improve its usability. These are set out in
Chapter 8 – Proposed Control Amendments.
• Refer to national and state legislation such as the
National Construction Code (NCC) or the NSW Residential
Flat Design Code (RFDC) for specific matters, e.g.
determination of ceiling heights;
• Rename the SEPP 65 panel the “Design Excellence Panel”
and improve its utilisation by referring a wider range of
projects and seeking pre-DA review;
• Require development applications to consider impacts
on surrounding sites. This may include three dimensional
testing of shadowing;
• Where appropriate require development applications
to illustrate how neighbouring sites can be renewed or
redeveloped adjacent to the proposal;
• Introduce environmental design into the DCP including
passive solar design and natural ventilation;
• Permit commercial uses on sites on the south side of
Ebley Street between Hollywood Avenue and Denison
Street where they face potential overshadowing from
development to the north
• Conduct a block-by-block analysis to assess building
massing options for redevelopment sites. This analysis
may determine appropriate setbacks in the context of
existing building massing, block depth, lot size and access
considerations.
• Develop a strategic plan for the renewal of the area
between Ebley Street and Birrell Street to consider the
possible expansion of Bondi Junction southward.
Commentary on Key Recommendations
The review identified the opportunity for greater height
potential on some sites in Bondi Junction. These include the
block to the south of Oxford Street occupied by Westfields.
There may be other sites in the centre that also have greater
height potential than permitted under the existing LEP.
This report does not recommend a simple change to the
development controls increasing Height and FSR, because
this would imply in increase in development potential
without proper testing of any impact. Furthermore it would
leave council with limited opportunity to fund the upgrades
to infrastructure and public domain which should accompany
any such large scale development.
This review proposes to resolve this by establishing a
framework to permit greater development potential and to
capture value in this uplift for public benefit. The framework
may use voluntary planning agreements and the Section
94 plan in the process. The other related recommendation
(which council has already commenced) is to develop a plan
for public domain improvements so that council can explicitly
identify projects to be funded though this framework.
Appropriate building setbacks on any site depend
significantly on the immediate context. The context in Bondi
Junction is highly varied. Therefore generic controls will
not provide the optimal outcome in all instances. The DCP
provides for relatively conservative (large) setbacks. This is
intended to allow the assessors discretion (following advice
from the design review panel) to vary setbacks in instances
where this variation meets the objectives and represents
an improvement over the application of the full setback.
Deliberations regarding setback could be supported by a
block-by-block analysis to assess building massing options
for redevelopment sites. This analysis may determine
appropriate setbacks in the context of existing building
massing, block depth, lot size and access considerations.
7
With regard to the street sections in the DCP, the current
controls set up a ‘double step’. This is sub-optimal because
it applies in some instances where there is no heritage
context (though it is intended as a response to heritage).
Furthermore the small 2m step is insufficient to preserve
the integrity of the heritage facade. It typically leaves a
two storey facade overwhelmed by the bulk of the building
above it by a further four storeys. Another issue is that the
reviewed information on the behaviour of wind downdraft
suggests that a minimum step dimension of 6m is required
to provide effective wind deflection for street level comfort
(City of Melbourne Built Form Review 2012).
Therefore the street sections recommended for inclusion
in the DCP consist of two types. On street blocks with no
‘Heritage Items or Buildings of Historic Character’, the
street wall is to rise to six storeys on the lot boundary, then
step back 6m before rising to full height. On street blocks
with ‘Heritage Items or Buildings of Historic Character’, the
heritage or historic facade is to be preserved (or matched on
neighbouring sites), then set back 6 metres before rising to
the full building height.
8
FEBRUARY 2013
5. PEER REVIEW OF EXISTING CONTROLS AND URBAN FORM ANALYSIS
Previous Studies and Planning Policies
CPUD reviewed previous studies and planning policies
relating to Bondi Junction to understand the context within
which the existing built form and controls have developed.
In the last ten years, a series of public domain, heritage,
economic, traffic and transport studies have been completed
as well as the Bondi Junction Town Square Precinct Urban
Design Master Plan (2004) and the Bondi Junction Centre
Structure Plan (2006). In 2010, the NSW Government
released the Metropolitan Plan for Sydney 2036 which
designates Bondi Junction as a Major Centre, i.e. the main
shopping and business centre for its subregion with a 1km
walking catchment characterised by an employment base
of 8,000+ jobs. The Metro Plan set an employment growth
target of an additional 2,000 jobs in Bondi Junction from its
2006 base employment of 12,000 to a long-term employment
capacity target of 14,000 by 2036. A list of previous studies
and planning policies follows:
Previous Studies and Planning Policies
Year Title
Prepared By
1996 Waverley Local Environment Plan 1996
Waverley Council
2004 Bondi Junction Town Square Precinct Urban Design Master Plan
Jann Associates
2004 Bondi Junction Strategic Plan Economic Review
Leyshon Consulting
2004 Bondi Junction Strategic Plan Traffic and Transport Review
Arup
2004 Bondi Junction Heritage Assessment
Colin Brady and Ines Meyer
2006 Bondi Junction Centre Structure Plan
Connell Wagner
2006 Waverley Local Village Centres DCP and Public Improvement Plan Economic Assessment
Hill PDA
2006 Waverley Development Control Plan 2006
Waverley Council
2007 Bondi Junction Traffic and Transport Study
Maunsell / AECOM
2008 Bondi Junction Public Domain Technical Manual
Waverley Council
2009 Bondi Junction Planning Review - LEP Modelling
Allen Jack + Cottier
2010 Bondi Junction Business Activity Report
Waverley Council
2010 Waverley Together 2 Strategic Plan for 2010-2022
Waverley Council
2010 Metropolitan Plan for Sydney 2036
NSW Government
Waverley Council
2010 Waverley Local Environment Plan (Bondi Junction Centre) 2010
Waverley Council
Waverley Council
2012 Waverley Local Environment Plan 2012
Waverley Council
Historic Evolution
Bondi Junction’s urban form has undergone significant
transformation over time. In the 1940s, Oxford Street and
Grafton Street were primary commercial streets, composed of
fine grain multi-storey developments, surrounded by terrace
houses. In the 1970s, surface parking lots began to appear
as part of the lot consolidation for the future development
of Westfield, Eastgate, the bus and rail interchange, as
well as the commercial and residential towers on Grafton
Street. In the 1980s, Westfield was built, Eastgate was under
construction and the bus interchange existed at surface level
with the railway station below grade. In the 1990s, Westfield
had built another commercial tower, Eastgate was complete
and three commercial towers existed on Grafton Street.
Today, Westfield has undertaken expansion and renovation,
two residential towers have been built on top of the bus
and rail interchange, and a further two residential towers
exist on Grafton Street. Bondi Junction’s urban form has
been transformed from primarily fine grain development to
primarily large-block development where a sense of human
scale, pedestrian permeability and architectural diversity
are lacking. A series of aerial photographs documenting this
historic evolution and lot consolidation is documented on
the following pages.
9
0
60
120
240m
A4 @ 1:6,000
Figure 5.1 Bondi Junction 1943
0
60
120
240m
A4 @ 1:6,000
10
FEBRUARY 2013
0
60
120
240m
A4 @ 1:6,000
0
60
120
240m
A4 @ 1:6,000
11
0
60
120
240m
A4 @ 1:6,000
0
60
120
240m
A4 @ 1:6,000
12
FEBRUARY 2013
WAVER
LE
Y ST
LLANDAFF
ST
ST
ST
E
ALLENS PD
E
RD
ST
ALLENS PD
TE
ON
BR
GARDINER
WALTER
ST
CARRIN
GTON
RD
GRAY ST
EBLEY ST
MACKEN
ZIE
LAWSON
ST
EORA PARK
BRONTE
RD
ST
NEWLAND
RD
DENISON
ST
MILL HILL
ST
RUTHVEN
RD
ST JAMES
YORK RD
5.2
5.1
KIERAN ST
BIRRELL
ST
SPRING ST
5.5
EBLEY ST
ST
OXFORD
RD
HOUGH
MALL
I
ND
BO
OXFORD STR
EET
5.3
E AV
LAID
5.4
GOWRI
E ST
ADE
RD S
T
HOLLYWOO
D AVE
OXF
O
R ST
GROSVENO
E
GRAFT
ON ST
BRISBAN
E ST
LESW
ELL
ST
N
NELSO
ST
Impression of Bondi Junction Centre Today
PORTER ST
Figure 5.7 Photos Index Map
Picture 5.1 Clementson Park
Picture 5.2 Waverley Street Mall
Picture 5.3 Oxford Street Mall
Picture 5.4 Rowe Street Ramp as viewed from Bus and
Rail Interchange
Picture 5.5 Bronka Arcade as viewed from Spring Street
13
EBLEY ST
5.6
GRAY ST
5.7
EET MALL
EORA PARK
WAVER
LE
Y ST
LLANDAFF
ST
ALLENS PD
E
ALLENS PD
E
RD
ST
BRISBAN
E ST
ST
ST
GARDINER
WALTER
ST
TE
ON
BR
BIRRELL
ST
EBLEY ST
KIERAN ST
MACKEN
ZIE
ST
OXFORD
CARRIN
GTON
RD
NEWLAND
ST
SPRING ST
LAWSON
ST
ST
RD
DENISON
ST
MILL HILL
RUTHVEN
RD
YORK RD
ST JAMES
HOUGH
MALL
HOLLYWOO
D AVE
OXFORD STR
EET
RD
5.8
I
ND
BO
5.9
GOWRI
E ST
BRONTE
RD
RD S
T
ROWE ST
OXF
O
WAVERLEY
STR
5.10
E
E AV
LAID
ADE
GRAFT
ON ST
R ST
GROSVENO
LESW
ELL
ST
N
NELSO
ST
PORTER ST
Figure 5.8 Photos Index Map 2
Picture 5.6 Historic Building (Bronte Road/Spring Street)
Picture 5.7 Historic Building (Bronte Road/Ebley Street)
Picture 5.8 Oxford Street looking West from west End of
Mall
Picture 5.9 Oxford Street Looking West from Intersection
with Vernon Street
Picture 5.10 Oxford Street looking East from Intersection
with Mill Hill Road
14
30
FEBRUARY 2013
40
50
ST
GRAF
RD S
T
NEWLAN
D ST
L RD
LLANDAFF
240m
BIRRELL
100
BRONTE
RD
ALLENS PD
E ST
E
BRISBAN
ZIE ST
ST
WALTER
ST
MACKEN
KIERAN ST
GARDINER
D ST
EBLEY ST
NEWLAN
LAWSON
ST
DENISON
ST
70
ST
ALLENS PD
E
ST
PORTER ST
Figure 5.9 Topography
Topography
Bondi Junction sits high on a saddle approximately 80m
above sea level, adjacent to Bellevue Hill and west of
Waverley Reservoir – the two highest peaks in the eastern
suburban area. Its location makes it a great vantage point
with views to the Sydney CBD skyline, the harbour and the
coast. However, Bondi Junction is exposed to significant wind
which are exacerbated by the presence of residential and
commercial towers that generate downdrafts affecting the
condition of the streets below.
Public Domain Hierarchy
Bondi Junction’s public domain includes streets,
pedestrianised malls, plazas, forecourts and public open
spaces. Oxford Street Mall, Waverley Mall and the Boot
Factory plaza contribute to Bondi Junction’s public domain.
Whilst there are small plazas and forecourts, the streets
form the focus for social and economic activity. Oxford Street
Mall functions as the primary civic space for Bondi Junction
being an active commercial street that is identifiable as the
centre of the commercial core. Oxford Street, Spring Street,
Newland Street (between Ebley Street and Oxford Street)
and Bronte Road (between Ebley Street and Oxford Street)
function as secondary streets surrounding Oxford Street Mall
with active commercial uses. Denison Street, Ebley Street
and Hollywood Avenue function as tertiary streets with some
commercial uses at the periphery of the commercial core.
ST
ST
RD
120
GRAY ST
WAVERLE
Y
90
TE
60
A4 @ 1:6,000
80
ON
BR
0
SPRING ST
EBLEY ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
HOUGH
ST
RD
LL
80
70
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
60
E
LAID
OR ST
GROSVEN
70
OXF
O
ADE
80
AVE
LESW
ELL
TON
ST
HOLLYWO
OD AVE
N
NELSO
ST
60
Access and Movement
Bondi Junction has a complex access and movement network
with competing interests – conflicts arise between modes of
transport and means of movement. Bondi Junction is not
just a destination; it is also used as a thoroughfare for traffic
moving through and past the centre. As a major public transit
interchange, multiple bus routes connect to the centre and
Bondi Junction railway station. As a result, segments of
Bronte Road and Oxford Street are closed to private vehicles,
allowing only buses and taxis. Pedestrians and cyclists are
often subordinate to buses and private vehicles – long wait
times occur at traffic lights, pedestrian crossings are missing
at strategic crossing points (such as outside Westfield’s
entrance on Bronte Road across to Spring Street) and fences
provide barriers to pedestrian desire lines. Bicycle routes
exist around and to Bondi Junction Centre but not through it.
15
4
5
6
ST
GRAF
BRONTE
RD
NEWLAN
D ST
CA
ALLENS PD
E ST
ZIE ST
E
ALLENS PD
BRISBAN
MACKEN
GARDINER
WALTER
ST
ST
D ST
BIRRELL
NEWLAN
KIERAN ST
E
ST
PORTER ST
Figure 5.10 Public Open space
2
3
3
4
4
5
5
6
6
GRAY ST
GRAY ST
6
EORA PARK
6
EORA PARK
LLANDAFF
ST
LLANDAFF
ST
EBLEY ST
ALLENS PD
E
BRISBAN
BRISBAN
E ST E ST
MACKEMNZ
ACIEKENZIE
ST
ST
BRONTE
BRONTE
RD RD
ROWERO
STWE ST
ST
GARDIN
GAER
RDST
INER ST
NEWLA
NE
WLAND
ND
ST
ST
ST
BIRRELL
NEWLA
NE
WLA
ND
ST ND ST
DENISO
DENNISON
ST
ST
MILL HI
MLL
ILLRD
HILL RD
ST JAMST
MES RD
ESJARD
YORK RD
YORK RD
RUTHVE
RUNTHVEN
ST
ST
LAWSOLA
NWSTSON ST
BIRRELL
WALTER
ST
5
D
D
IR
IR
ND OND
B
KIERAN ST
WALTER
ST
5
ST
OXFORD
ALLENS PD
E
RD E RD
TE
T
ON RON
BR
B
16
ST
KIERAN ST
ST
OXFORD
BO
HOUGH
ST
ST
ST
OSRVENOR
GROSVE
GRNO
ST
EBLEY ST
ALLENS PD
E
ALLENS PD
E
PORTER ST
PORTER ST
WAVERLE
Y
ST
WAVERLE
Y
ST
CARRIN
CARRIN
GTON GTON
RD RD
1
2
OXF not feature in prominent
These parks and open spaces do
ORD
ST
OXF
locations within the centre, instead
being located on the
ORD
4
ST
periphery.
In
fact
Eora
Reserve
is
difficult
to distinguish
GOWRI
3 OXFO4as
E ST
RD STREET MA
LL
public rather
than private open space. Significant regional
GOWRI
3 OXFORD STREET MA
E ST
LL
2
parklands surround the centre including
Centennial SPPark
RING ST
NORMAN
2 ACE LEE
PL
to the west; Queens Park to the south;
Waverley Park SPand
RING ST
NORMAN
LE
PLACE E
Bronte Park to the east; and Trumper
Park and Cooper
Park to the north. These parks provide
active recreation
CLEMEN
EBLEY ST
TS
PARK ON
destinations approximately 500m to CL11km
from the centre
EMENTS
EBLEY ST
PARK ON
but are relatively dislocated for pedestrian
access.
1
HOUGH
Clementson Park
Norman Lee Place (Boot Factory)
Oxford Street Mall
Rowe Street (Between Oxford Street Mall and Transport
Interchange)
Waverley Street Mall
Eora Park
1
WAVERWLE
AV
Y ER
STLE
REYETSTM
REAL
ETL MALL
HOLLYW
HOOO
LLYWOO
E
E
D AVE D AVE
E AV E AV
LAID LAID
ADE ADE
LESW LESW
ELL ELL
ST
ST
N ST N ST
NELSONELSO
Public Open Space
Bondi Junction contains several small areas of public open
space:
• Clementson Park on Ebley Street;
• Norman Lee Place in front of the old Boot Factory on
Spring Street;
• Oxford Street Mall, pedestrian zone between Newland
Street and Bronte Road;
• Rowe Street, ramp connection between Oxford Street
Mall and the Transport Interchange;
• Waverley Street Mall, pedestrian zone between Oxford
Street and Entrance to Westfield Parking;
• Eora Park on the corner of GRHollywood
Avenue and
AFTO
N ST
Waverley Street.
GRAF
TON
ST
ST
EBLEY ST
LAWSON
ST
ST
DENISON
240m
LLANDAFF
RD
120
STREET M
ALL
EBLEY ST
TE
60
WAVERLE
Y
ON
BR
0
A4 @ 1:6,000
GRAY ST
6
EORA PARK
HOLLYWO
OD AVE
L RD
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
CLEMEN
TS
PARK ON
ST
5
SPRING ST
1
HOUGH
ST
WAVERLE
Y
ET MALL
2
NORMAN
LE
PLACE E
D
OXFOR
OXFORD STRE
RD
IE ST
4
I
ND
BO
3
GOWR
ROWE ST
OXF
O
RD S
T
E AV
LAID
ADE
E
LESW
ELL
TON
ST
OR ST
GROSVEN
N
NELSO
ST
ST
GRAF
RD S
T
HOLLYWO
OD AVE
BRONTE
RD
NEWLAN
D ST
L RD
GRAY ST
240m
A4 @ 1:6,000
BIRRELL
ALLENS PD
E ST
E
BRISBAN
ZIE ST
MACKEN
ST
WALTER
ST
GARDINER
D ST
KIERAN ST
NEWLAN
LAWSON
ST
ST
DENISON
ST
LLANDAFF
ST
EBLE1-2
Y ST Storeys
ST
3 Storeys
4-5 Storeys
ALLENS PD
RD
120
WAVERLE
Y
EBLEY ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
SPRING ST
TE
60
ST
RD
LL
ON
BR
0
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
ADE
OXF
O
HOUGH
E
LAID
AVE
LESW
ELL
TON
ST
OR ST
GROSVEN
N
NELSO
ST
FEBRUARY 2013
E
6-8 Storeys
9-10 Storeys
11-15 Storeys
PORT20-24
ER ST
Storeys
Figure 5.11 Existing Building Heights
Existing Building Heights and Skyline
Bondi Junction is primarily comprised of two types of built
form:
• Podium and tower high-rise developments on large
consolidated lots within the commercial core;
• Small lot low-rise residential buildings surrounding the
commercial core.
There are eight tower forms of 20+ storeys within the study
area, half of which exceed the current maximum building
height controls of 60m (see Figure 5.12). The skyline of
Bondi Junction appears irregular and undulating when
viewed from different angles. Figure 5.12 show the existing
undulating skyline as well as the possible arc-shaped skyline
with missing height points around the Westfield Centre to
support the arc.
Picture 5.11 Existing Skyline as Viewed from North
17
ST
WESTFIELD
60M ALLOWABLE HEIGHT
OXFORD ST
60M ALLOWABLE HEIGHT
GRAFTON ST
MERITON
APARTMENTS
WESTFIELD
MERITON
EASTGATE
APARTMENTS APARTMENTS
SEAPOINT
APARTMENTS
WESTPOINT
APARTMENTS
SEAPOINT
APARTMENTS
WESTPOINT
APARTMENTS
SEAPOINT
APARTMENTS
WESTPOINT
APARTMENTS
UNDER
CONSTRUCTION
SYD EINFELD DR
Existing Skyline as viewed from the North
WESTFIELD
MERITON
APARTMENTS
WESTFIELD
MERITON
EASTGATE
UNDER
CONSTRUCTION
SYD EINFELD DR
WESTFIELD
WESTFIELD
MERITON
APARTMENTS
MERITON
EASTGATE
UNDER
CONSTRUCTION
SYD EINFELD DR
Existing Skyline as seen from the North could be an Undulating Skyline or an Arc Skyline
WESTFIELD
EASTGATE
APARTMENTS
2A HOLLYWOOD AVE
WESTFIELD
80 EBLEY ST
SYD EI
NFELD
Existing Skyline as viewed from the East
DR
WESTFIELD
EASTGATE
APARTMENTS
2A HOLLYWOOD AVE
WESTFIELD
80 EBLEY ST
SYD EI
NFELD
DR
WESTFIELD
EASTGATE
APARTMENTS
2A HOLLYWOOD AVE
WESTFIELD
80 EBLEY ST
SYD EI
Existing Skyline as seen from the East could be an Undulating Skyline or an Arc Skyline
Figure 5.12 Skyline Analysis
18
NFELD
DR
ST
ELL
TON
ST
RD S
T
OXFORD MA
IE ST
BRONTE
RD
GRAY ST
EBLEY ST
A4 @ 1:6,000
BIRRELL
ST
ALLENS PD
E ST
E
BRISBAN
ZIE ST
MACKEN
ST
WALTER
ST
GARDINER
D ST
NEWLAN
KIERAN ST
RD
240m
LAWSON
ST
ST
DENISON
ST
LLANDAFF
EBLEY ST
TE
120
WAVERLE
Y
WESTFIELD
ON
BR
60
WAVERLEY
COUNCIL & STRATA
L RD
HOUGH
0
WAVERLEY
COUNCIL
RD ST
OXFO
STATE RAIL
AUTHORITY OF NSW
SPRING ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
WAVERLEY
COUNCIL
NEWLAN
D ST
LL
RD
GOWR
STATE OF NSW
WESTFIELD
I
ND
BO
SYDNEY
BUSES
ADE
OXF
O
HOLLYWO
OD AVE
NSW DEPT. OF
HOUSING
E
LAID
AVE
LESW
NSW DEPT. OF
HOUSING
YORK R
OAD
GRAF
OR ST
GROSVEN
N
NELSO
ST
FEBRUARY 2013
ST
Public
ALLENS PD
E
Public and Strata
Strata
Westfield
PORTER ST
Figure 5.13 Land Ownership
Land Ownership
The largest land owner in Bondi Junction is the Westfield
Group with large sites on both sides of Oxford Street. There
are many developments with strata ownership that are
unlikely to redevelop in the near future. In terms of public
ownership, Waverley Council owns several lots facing Ebley
Street and Sydney Buses own a large site on York Road.
Land Use
Bondi Junction contains a mix of retail, office, residential,
community and entertainment uses. Retail uses are
concentrated around Oxford Street Mall, Westfield and
Eastgate while office, residential and community uses are
scattered throughout the centre. This results in a mix of uses
where retail, office and entertainment uses can be found
directly adjacent to residential uses. Beyond the centre,
residential uses dominate.
19
ST
LEP Controls – Previous Changes of Zoning, Height of
Buildings and Floor Space Ratio
o An increase in Bondi Junction generally, e.g. from
4.00:1 (with 1.00:1 residential) to 6.00:1 on the
Westfield sites, from 3.00:1 to 5.00:1 for sites facing
Oxford Street west of Newland Street.
Changes made when Waverley LEP 1996 (Bondi Junction) was
superceded by Waverley LEP 2010 (Bondi Junction Centre)
The following revisions were made from the Waverley LEP
1996 (as used in Bondi Junction Centre Structure Plan 2006)
to the Waverley LEP (Bondi Junction Centre) 2010:
Changes made when Waverley LEP 2010 (Bondi Junction
Centre) was superceded by Waverley LEP 2012
The following revisions were made from the Waverley LEP
(Bondi Junction Centre) 2010 to the Waverley Draft LEP 2011:
• Zoning
o A conversion from 3(a2) Business General, 3(a3)
Business Secondary, 3(a4) Business Special (Low
Intensity), 2(b) Residential – Medium Density and
2(c1) Residential – Medium and High Density to the
new standard instrument zones of B3 Commercial
Core and B4 Mixed Use.
• Zoning
o An expansion of the B3 Commercial Core boundary
to include lots adjacent to Westfield fronting Ebley
Street and Hollywood Avenue, lots west of Newland
Street facing Oxford Street and lots facing Grafton
Street with existing commercial towers.
• Height of Buildings
o The provision of finer grain HOB controls along Oxford
Street Mall, including some decreases for solar access
and some increases on the southern side of the mall.
o An increase in Bondi Junction generally, e.g. from 28m
to 38m for sites facing Oxford Street west of Newland
Street, from 28m to 60m for sites east of Westfield.
• Height of Buildings
o No change.
300m
ST
JAMES
100m
PORTER
LLAND
ALLENS
ST
PDE
AFF ST
200m
ST
WAVER
LEY
6(a) Open Spaces
ntial – Low Density
3(a3) Business Secondary
7(e) Local Open Space Reservations
ntal – Medium Density
3(a4) Business Special (Low Intensity)
New County Road and Widening of County Road
0m
Scale
3(a5) Business Special (Services)
2(c1) Residental – Medium and High Density
CIL ST
COUN
200m
BONDI JUNCTION COMMERCIAL CENTRE STRUCTURE PLAN\P717/3.2\07.06\FJM
RD AVE
ST
SCALE
100
0
JAMES
Y PL
RADFO
ST
BOTAN
N
Road closures
Study Area
PORTER
BOTA
NY S
T
HOUGH
PDE
Zoning Legend
PL
YORK
5(a) Special Uses
3(a2) Business General
Open Spaces – General Recreation
6(a) Open Spaces
3(a2) Business General
ST
2(c2) Residential – High Density
ST
KEIRAN
OOD AV
E
HOLLYW
New County Road and Widening of County Road
3(a4) Business Special (Low Intensity)
2(b) Residental – Medium Density
5(a) Special Uses
L ST
WALTER
ST
BIRREL
EBLEY
ST
ST
EASTGATE
7(e) Local Open Space Reservations
3(a3) Business Secondary
2(a) Residential – Low Density
WESTFIELD
OXFORD MAL
L
SPRING
ANN ST
ST
GOWR
IE
BUS
DEPOT
CENTENNIAL
PARK
400m
Figure 3.4
Y PL
BOTAN
AV
ER
LEY
CR
RD ST
OXFO
GRAY ST
VER
NO
ST N
WESTFIELD
TRANSPORT
INTERCHANGE
RD
ST
OXF
O
SYD
EINFI
ELD
TON
DRIVE
ST
GRAF
BRONTE
NE ST
NZIE ST
RD
RD
BRISBA
ALLENS
YORK
MACKE
ST JAM
ES RD
ER ST
ST
T
Bondi Junction Centre Structure Plan
T
LL S
GARDIN
RUTHVEN
WE
LES
LES
WE
NEWLA
ND ST
MILL HILL
RD
LAWSO
N ST
N ST
N ST
LAWSO
N ST
DENISO
VER
NO
ST N
DENISO
ND ST
NEWLA
RD
R ST
MILL HILL
ZIE ST
Figure 5.14 Zoning – Bondi Junction Centre Structure Plan 2006
2(c2) Residential – High Density
GARDINE
BIRREL
L ST
20
MACKEN
N ST
RD
RUTHVE
BRONTE
NE ST
BRISBA
S RD
ANN ST
ST JAM
E
OOD AV
E
RD
HOLLYW
YORK
NY ST
A4 @ 1:6,000
Road closures
AFF ST
ST
D
240m
LLAND
IR
ST
GRAY ST
D
N
WALTER
AV
ER
LEY
CR
WAVER
LEY
RD
120
ST
WESTFIELD
TE
ON
60
KEIRAN
ST
RD ST
BO
EASTGATE
OXFO
BR
0
ST
EBLEY
ST
WESTFIELD
W
LL
HOUGH
R
TE
T
PL
ST
D
ON
BR
ES
OXFORD MA
ST
SPRING
YORK
OR
GROSVEN
LAID
TRANSPORT
INTERCHANGE
ADE
GOWR
IE
ST
OR ST
BUS
DEPOT
RD
T
ES
LAID
ADE
GROSVEN
OXF
O
AL
BOTA
FTO
RA
W
SYD
EINF
IELD
N ST
DRIV
E
GRA
LL S
CIL ST
COUN
D
IR
D
N
BO
DFORD
AVE
• Floor Space Ratio
o The provision of finer grain FSR controls along Oxford
Street Mall.
Current Zoning Controls
• Floor Space Ratio
o An increase from 6.00:1 to 8.00:1 on the two Westfield
sites.
o An increase from 6.00:1 to 7.00:1 on the northern
side of Oxford Street west of Adelaide Street.
o An increase from 4.00:1 to 6.00:1 on some sites
Bondi Junction Centre St
adjacent to Westfield facing Ebley Street and
Hollywood Avenue.
LANE
LANE
5
220
222
SABER
7-9
7-9
224
13
15
11
ON
NELS
19
25
DRIVE
27
14
ST
250
252
254
256
2
258
262
264
266
25
27
HEG
292-302
308
ST
310
LAN
E
312
314
316
324
RD
ST
4
6
69
11
15
17
26
MILL
27
31
93
44-44a
117
76
45
50
47
52
49
54
51
53
57
68
63
68
40
141
72
LANE
251
480-510
1
N
3
1
8
3
8
10
5
12
2
4
245-247
16
18
LN
243
474
147
149
153
155
B3
B3
B3
B3
B3
B3
157
157
167
169
50
3
RE1
RE1
RE1
RE1
RE1
E
PIN
2
20
22
RD
5
7
2a
24
ST
CRES
11
239
235
171
231
175
175 183
185
207
187 189
211
205
2a
183
4-12
201
203
1
47
SPRING
51-53
33
7-15
213
1a
4a
3
35-45
ST
15-19
7
21
RE1
RE1
RE1
RE1
RE1
9
11
13
36
38
15
40
42
6-8
17
44
17-23
WAVERLE
Y
3a
32-48
99
32
63
217
65
B4
B4
B4
B4
B4
14-26
34-36
28
30
5a
50
17-19
21-27
55-91
29-31
33
35
37
25-29
32
73
21
93-97
34-36
EBLEY
48
R4
R4
R4
R4
R4
3-11
12
67-69
69
76
46
10
71
74
81
BE
143
133
27
74
77
20
9-13
ST
47
39-43
75
22-26
131
3
ST
ST
5
60
120
1
3
116
118
120
122
124
126
139
4
10
8
6
4
2
50
52
54
56
46c
58
60
62
64
66
68
93
112
GARDIN
78
82
84
86
88
ST
57
59
61
63
92
94
96
98
100
140
120-138
7
9
11
13
15
17
ST
21
127
53
ST
LN
51
55
185
148
154 156
150
160 162
164
166
ALT
170
172
44
137
46
39
170
29
ST
BOTA
NY
43
45
49
47
51
53
55
61
6
JAMES
21
ST
40
1
44
48a
25
15
11a
17
19
186a
5
33
48
184
JA
33
2
ST
9
33
27
190
29
33
188
192
202
206
2
SP2
SP2
SP2
SP2
SP2
Telecommunications
Telecommunications
Telecommunications
Telecommunications
50
31
200
1a
3
59
4
11
122
57
2
1
208
210
212
214
216
218
220
222
224
226
228
230
232
234
236
127
5
4
8
7
99
BIRRELL
101
10
103
7
105
11
15
107
109
12
10
111
113
115
117
119
17
16
2
121
12
37
19
129-131
18
15
21
20
4
14
17
22
41
23
31
24
16
31
25
EY
EWLAN
D
41
19
20-22
3
9
43
45
39
35
38
14-18
2
5
8
14
35
22
28
37
33
12
8
6-38
133
26
27
18
E
E AV
B3 Commercial Core
OR ST
VERN
ON S
T
ID
B4 Mixed Use
GROSVEN
R3 Medium Density Residential
ST
R4 High Density Residential
RD
LL
I
ND
D
OXFOR
OXFORD MA
IE ST
127
6
BO
GOWR
124-160
TE
ST
31
17
46
LN
RD S
T
29
10
6
13
39
OXF
O
4
7
TON
ST
ARTY
27
5
GRAF
HEG
Infrastructure
1
122
8
6
10
24
21
26
25
2
11
13
12
19
19
23a
Telecommunications
Telecommunications
Telecommunications
Telecommunications
Telecommunications
Telecommunications
4
33
50
PDE
42
97
4
1
5
31
21
Public Recreation
ON
BR
ELL
95
7
9
6
8
48
44a
23
33
Figure 1.3.3 : Land Zoning Map (as
adopted by Waverley Council)
LESW
93
5
23
46
21
204
91
5
2
4
17
142
19
15a
87
2
2
138
140
145
147
15
198
85
ST
LN
83
136
139
141
143
81
3
11
19
21
20
4
2
R3
R3
R3
R3
R3
9
194
79
23
27
15
50
7
23
117-123
2A
12
25
52
54
56
5
17
186
77
36
42
High Density Residential
122
ST
75
40
44
PORTER
SP2
SP2
SP2
SP2
SP2
SP2
113
67
73
38
118
111
1
14
18
134
48
41
43
45
CUTHBE
21-31
32
34
30
109
174
180
11
D
ALT
135
3
65
71
28
30
28
107
168
16-18
20
143
26
105
158
152
61
17
40
145
141
125
16
42
37
11
13
15
ALLENS
1
59
3
128
9
9
176
Medium Density Residential
57
63
174
137
122
5
132
174
189
191
191
OOD
HOLLYW
ST
ANN
116
93
BIRREL
L
7
131
133
135
36
47
120
9
130
32
187
N ST
NELSO SON
49
133
34
49
10
34
36
38
172
N
146
172
32
SP2
110
93
115
69
30
31
33
35
189
62
47
6
8
5
131
24
41
93
178
LD
168
54
58
60
RELL
LN
3
NEWLAN
166
183
64
45
5
126
7
56
57
63
65
43
125
59
61
1
93
176
41
129
181
ASHTON
144
124
29
158
160
162
50
52
39
122
119
121
123
28
N
171A
173
175
177
179
164
53-55
37
1
22
27
DENISO
40
42
44
46
48
142
170
43
101
140
1-13
12
166
22
45
35
4
164
20
39
108
93
2
35
ST
LANE
171
43
45
45
47
49
51
51
LN
120
115
DENISO
N
ASHTON
38
37
71
33
117
39
69
31
24
25
26
41
67
113
21
23
152
154
169
47
49
31
NEWLAN
D
111
18
150
165
167
169
156
59
63
29
20
34
36
43
27
109
19
163
28
30
32
37
39
41
45
LN
LN
26
31
33
35
31
35
61
25
162
18
RE1
108
91
PL
14
16
33
32
23
148
161
27
29
30
53
BIRDS LAN
E
71
19
107
160
106
89
67
120-138
69
5
17
29
28
51
87
1
48
ST
4
6
10
12
15
159
24
106
104
87
8
11
13
29
85
3
112 114
116 118
Figure 5.15 Zoning – Waverley LEP (Bondi Junction Centre) 2010
25
100
83
2
46
2
7
9
142
144
146
35
30
36
38
40
41A
14
11
65
149
157
22
27
156 158
Mixed Use
12
37
42
ST
41
ST
129
96
44
63
155
20
25
21
23
33
94
32
66
R4
31
84-88
92
34
59
61
102
108 110
82
90
49
51
53
55-57
62
64
3
151
50
52
54
56
58
60
69
90
106
153
20
LANE
84
80
81
28
47
5
138
147
14
16
18
21
23
ER
67
80
3
ST
AVE
19
17
19
76
48
2
R3
RD
17
15
16
18
20
145
12
15
43
74
20
22
24
26
45
46
65
72
1
136
LN
LN
13
13
14
6
95
97
99
101
39-41
43
44
51
53
55
39
16
25-29
AVE
143
BRONTE
18
103
8
16
37
34
36
38
40
42
49
4
46b
14
35
39
41
43
45
47
2
105
10
32
25
2A
134
11
23
104
108
110
132
11
21
102
78
77
LD
NA
12
19
106
65
12
33
37
17
83
85
8
141
15
87
89
139A
1
13
DO
A4 @ 1:6,000
6
7
9
74-76
29
30
11
91
48
70
7
9
9
81
52
54
240m
130
BIRRELL
2
5
55
57
7
127
10a
64
28
35
5
59
61
63
128
B4
PDE
2
LN
0
SP2
SP2
SP2
SP2
SP2
SP2
Water
Water
Water
Water
Water
Water
Supply
Supply
Supply
Supply
Supply
3
125
4
6
8
27
OD
135
137
1
37
51
154
139
10
62
19
21
23
25
10
100
35
49
152
ST
46
18
20
22
24
29
26
98
77
33
47
150
119
123
8
17
79
31
45
148
RADFO
RD
44
29
14
144 146
COUNCIL
42
27
43
142
ST
40
140
BOTAN
Y
38
25
LANE
7
138
LA
ADE
36
15
23
24
25
46
12
23
6-8
Commercial Core
117
4
ST
34
22
ST
92
ER
32
20
R
27
14
21
EBLEY
113
2
ALLEN
S
16
WALTE
GARDIN
129
30
136
6
33
LN
28
133
10
18
109
58
60
94
KEIRAN
26
107
56
75
13
14
O
YW
LL
HO
24
103-105
54
9
21
16
B3
99-101
52
14
96
16
19
53
134
11
12
10
90
71
75
ST
18
95
50
6
8
10
19
8
73
KEIRAN
20
17
10
5
6
34
22
2
168
2
4
7
4
12
48
15
ST
93
TE
ON
BR
22
ST
2
7
11
13
15
17
2
88
9
26
48
89
78
80
86
36
114
89
86
67
1
69
38
53
18
29
4
3
40
112
1
5
13
CARY
126 128
130 132
91
84
7
49
51
14
16
9
44
108
110
11
110-122
EBLEY
46
5
65
11
42
27
LAWSO
N
12
13
39
43
45
45a
25
9
44
82
15
47
106
23
7
108
106
89
63
17
28
30
32
41
100
102
21
104
42
75
89
104
19
BIRREL
L
6
96
ST
1-17
LAWSO
N
10
26
19
132
134
136
5
96-102
94
67-71
7
22
4
3
65
7
20
LLANDA
FF
3
40
63
76
1
18
17
R.O.W.
S
AM
AD
RUTHVE
N
133
8
20
22
29
31
33
37
98
128
130
131
8
82
84
86
86
88
86-88
16b
89
18
92
94
129
138
144
2
25
35
140
142
41
43
61
73
90
123
125
36
16a
1
27
128
3
10-16
38
ST
119
121
45
59
BRISBA
NE
126
8
127
27
57
LN
6
1
2-8
55
70-72
74
ST
115
122
117
4
HOUGH
53
64
66
14
16
ST
MILL
115
2
124
126
51
62
RE1
RE1
RE1
RE1
RE1
6
8
10
12
19
21
23
80
DENISO
N
JAMES
116
122
130a
125
9
15
17
111
136
ST
60
11
13
68
113
120
13-17
70
118
127
4
72
74
76
78
118
121
123
130
64
66
99
101
28-34
80
58
7
62
R3
R3
R3
R3
R3
R3
95
97
119
126-128
EBLEY
54
103
105
107
109
114
132
134
25
56
93
102
104
110
112
114
116
117
25
25
2
5
106
103
105
107
27
6
25
1
109
111
29
35
ST
RD
101
102
ST
23
23
3
60
104
113
4
21
58
91
106
115
37
19
52
56
100
108
110
112
120
47
17
54
108
31
15
85
89
98
100
105
107
109
113
33
13
NEWLAN
D
103
110
112
116
118
35
11
50
99
114
19
19
9
25
87
96
97
98
108
15
92
95
17
11a
7
ST
106
13
5
LN
ST
101
9
3
83
94
93
94
96
HILL
RD
89
92
99
5-11
GRAY
17-21
1
81
45
15
80a
31
75
77
86
88
90
91
90
102
104
11
40
73
97
9
7
ST
71
5a
84
83
85
87
88
ST
3a
80
79
81
84
86
91
ZIE
1a
78
80
87
89
98
100
MACKEN
80
77
83
85
YORK
139 139
133
42
197
17-25
61
72
70
92
LN
38
59
66
94
65
468
6
57
64
61
66
96
YO
RK
466
470-472
55
60
70
3
34
462-464
5-7
4
62
1
RD
36
ST
65
5
7
57
456-460
1
55
56
73
88
1
55
2b
450 452-454
9
90
3
THOMP
SON
34
145
48
47
49
53
79
26
448
59
86
24
442 444
446
41
43
67
47-49
438-440
RD
54
56
75
82-84
22
434-436
1
255
253
2
191-195
78
80
45
428-432
33
58
60
62
64
71
YORK
32
37
39
74
41
426
ST
61
63
67
69
RE1 Public Recreation
ST
GRAY ST
LLANDAFF
ST
ST
EBLEY ST
D ST
LAWSON
ST
ST
DENISON
WAVERLE
Y
OD AVE
BRONTE
RD
NEWLAN
L RD
SP2 Infrastructure
EBLEY ST
MILL HIL
ST JAMES
RUTHVEN
ST
RD
YORK R
D
D ST
SPRING ST
HOLLYWO
YORK
28
37
46
45
DENISON
RUTHVE
N
64
RD
28
SPRING
31
36
40
69
11
RD
FO
OX
1
26
35
66
39
424
2a
75
20
38
68
37
119
22
43
70
33
18
42
44
77
73
ST
56
241
16
29
33
39
50
52
72
31
4
420
113
E
ED
79
71
71
552
512-548
LANE
51
37
39
416
107
109
27
41
25
410-414
101
32
34
46-48
21
406
RD
99
105
588
586
572
-572
55856 0
257
GROSVENOR
WAVERL
EY
49
OXFO
91
25
53
57-59
23
376-382
ST
ST
60
23
376-382
10
55
54-58
17
370-374
23
47
62
21
364
366-368
89
79-85
6
21
25
29
11
362
23
28
45
15
E
360
400-404
87
71-77
17
19
19
21
30
5
358
9
11
13
16
15
GOWR
IE
42
43
PL
LAN
356
384
14
HILL
ST
9
26
28
30
32
34
36
38
40
RE1
RE1
RE1
RE1
RE1
67
24
31
33
35
37
39
41
IE
38
65
7
568
566
562-564
554-5
WAVERLEY
26
28
30
32
34
36
59
63
8
10
12
ROWE ST
3
5
7
22
COOK
2
14
16
18
29
NOR
GROSVE
1
12
21
23
25
27
20
YORK
354
10
19
16
18
ROW
E
ST
352
57
VERN
ON
14
LN
JAMES
8
95-97
I
ND
BO
YORK
15
350
584
574
570570
480-510
344-348
47
2b
83
578-582
332-342
45
91
89
87
85
81
576
328
330
17
20
GO WR
TON
GRAF
81
320
39-43
6
E
AID
ADEL
306
37
326
22
Bus
Bus
Bus
Bus
Bus
Bus
Depot
Depot
Depot
ST
304
35
318
24
93
D
OL
E
LAN
DR
IVE
1
N
AFTO
GR
2
4
10
EINFELD
AV
E
33
1
3
5
7
11
13
12
PL
N
FER
ST
9
6
8
SP2
SP2
SP2
SP2
SP2
Syd
Syd
Syd
Einfeld
Einfeld
Drive
Drive
Syd
Einfeld
Drive
Syd
Einfeld
Drive
SydEinfeld
EinfeldDrive
Drive
79
2
4
15
RE1
RE1
RE1
RE1
LANE
31
E
IA
U
SO
VENT
CON
E
LAN
L
SYD
SP2
SP2
SP2
SP2
SP2
59-75
CARROL
282-290
ST
RD
55
ARTY
268-280
29
17
TON
JUNCTI
35-43
8
248
ICAS
ST
246
DAWSON
242
ROWE
240
GRAF
10
ST
238
244
23
23
12
260
21
ST
16
21
CAM
P LN
250
234-236
OX
FOR
D
RD
17
232
LES
WE
LL
230
ST
218
LANE
E
ADELAID
216
LANE
EINF
ELD
214
228
6
LAN
LANE
DAVIS
1
9
226
AA
FEBRUARY 2013
LANE
N
EVESSO
DUDLEY LN
ST
VERN
ON
SYD
11
ON
13
LAN
E
204
DYSON
202
NEWLAND
200
VER
N ON
198
ST
2
196
5.5
FF
EDGECLI
ST
WALLIS
194
2
ROAD
IFF
EDGECL
LANE
LANE
LESWE
LL
ST
D
T
Z2
ROAD
LANE
OS
MU
N
1.5
AN
FARR
ET
STRE
IS
WALL
S
B3
ALLENS PD
E
Commercial Core
09_020_UD0501
240m
BIRRELL
E ST
BRISBAN
ZIE ST
MACKEN
GARDINER
RD
A4 @ 1:6,000
120
WALTER
ST
TE
60
KIERAN ST
ON
BR
0
ST
NEWLAN
BONDI JUNCTION PLANNING REVIEW – LEP Mo
HOUGH
ST
May 2009
B4
Mixed Use
R3
ENS PDE
Medium Density
Residential
ALL
R4
RE1
Public Recreation
SP2
Infrastructure
PORTER
ST
Figure 5.16 Zoning – Waverley LEP 2012
21
ST
JAMES
LANE
27
304
306
37
No height limit specified
RD
LN
8
2
ST
J
JJ
JJ
J
14
4
3
16
18
6
9
26
33
11
28
30
358
15
362
364
V2
V2
V2
V2
V2
V2
366-368
370-374
376-382
376-382
384
38
40
42
26
OXFO
89
91
71-77
93
V2
V2
V2
V2
V2
V2
79-85
17
19
6
406
RD
Q
Q
Q
Q
Q
Q
99
101
105
109
113
117
30
MILL
29
31
25
16
18
22
27
28
28
32
SPRING
34
36
38
40
35
40
J
JJ
JJ
J
42
39
41
44
49
54
51
55
56
53
57
61
70
23
32
34
36
38
116
118
40
42
44
46
120
131
122
124
120
1
3
139
4
86
ST
18
48
16
14
12
10
8
6
4
2
52
54
46c
56
58
60
62
64
66
68
78
6
ER
82
84
LANE
84
ST
J
JJJ
J
86
88
92
55
57
59
61
J
JJ
JJ
J
63
94
96
98
22
43
48
ST
7
9
11
13
15
17
30
49
52
32
54
51
ST
53
55-57
59
61
66
LANE
142
BIRDS LAN
E
144 146
154
148
150
156
Intermediate zone 28m maximum
No height limit specified
CIL
COUN
200m
9.5m (maximum external wall height)
12.5m (maximum overall height)
maximum 3 storey
BOTA
NY ST
RADFO
RD AVE
21
100
SCALE
0
50
ST
160 162
J
JJ
JJ
J
172
180
79
ST
M
M
M
M
M
32
145
143
V1
15
15a
83
85
26
28
30
32
20
13
28
30
21-31
15
24
32
35
34
34
36
38
40
42
36
44
M
M
M
M
M
M
44a
38
23
W
ST
OOD
HOLLYW
4
25
29
14-18
20-22
60
31
37
33
39
35
41
43
45
49
47
51
53
55
4
6
JAMES
ST
40
42
1
44
46
93
95
19
186a
27
M
M
M
M
M
M
190
188
192
11
33
50
31
200
202
206
33
3
9
33
29
1a
97
7
25
15
2
4
5
33
48
17
122
2
8
JAMES
33
2
M
M
M
M
M
M
48a
11
204
91
61
2
19
9
11a
59
38
21
7
57
M
M
M
M
M
M
17
ST
184
122
50
27
12
8
5
O1
O1
O1
O1
O1
O1
48
PDE
40
23a
AA
10
6
87
1
208
210
212
214
216
218
M
M
M
M
M
M
220 222
224
226
228
230
232
St
234
236
127
5
6
5
4
8
7
99
11
8
BIRRELL
101
10
103
9
13
7
105
11
15
12
10
107
109
111
113
115
117
119
ST
2
121
12
129-131
15
21
41
4
14
17
22
23
31
24
16
43
25
31
6-38
133
26
27
18
16
18
21
2
17
20
ST
COUNCIL
16-18
46
19
198
18
39
45
9
11
19
24
26
M
M
M
M
M
M
174
28
3
1
186
16
37
21
172
14
9
122
5
21
170
V2
7
13
23
1-13
7
176
122
81
9
4
6
8
10
53
23
117-123
10
12
6-8
ST
24
166
1
14
11
12
PORTER
120
115
7
21
25
140
S
113
2
29
9
2
118
111
5
31
33
7
26
109
174
178
ST
LN
170
176
3
35
7
22
51
107
168
5
27
18
20
1
20
49
125
22
142
4
166
23
D
ALT
143
147
2
164
11
145
54
56
116
1
19
19
43
U
137
93
4
15
1
3
16
105
158
152
2A
2
45
20
41A
M
M
M
M
M
M
TE
SON
77
73
5
17
52
43
45
CUTH
75
71
7
16
174
191
135
194
65
11
134
50
5
49
93
61
63
3
47
93
136
141
41
133
45
ST
2
WLAND
189
N
ALT
N
ASHTON
48
18
43
67
9
138
131
41
57
19
132
133
135
137
129
39
110
10
12
48
191
106
93
59
55
17
139
189
62
64
53
14
34
36
38
40
42
44
46
127
ALLENS
1
ON
BR
RELL
33
172
63
65
51
3
8
5
9
131
35
37
39
187
58
49
128
130
32
NEWLAN
166
168
170
61
1
127
31
DENISO
162
164
181
183
185
60
71
3
126
28
7
179
48
59
47
6
129
50
52
54
56
45
125
DENISO
N
177
46
49
51
43
5
123
27
29
30
47
51
41
124
121
26
53-55
39
69
119
25
154
158
160
125
108
93
101
LN
167
156
57
37
4
1
169
169
171
171A
173
175
164
108
91
BIRREL
L
LD
34
36
38
40
42
160 162
106
89
67
117
24
44
156 158
17
104
87
35
122
22
23
EY
LN
37
69
35
LN
115
152
39
41
43
LN
120
113
21
154
14
M
M
M
M
M
M
87
2
ST
18
150
165
45
ASHTON
6.5m (maximum external roof height)
9.5m (maximum overall height)
maximum 2 storey
Height Controls
LANE
85
1
46
LN
163
47
43
33
NEWLAN
D
111
152
37
100
O1
O1
O1
O1
O1
O1
3
140
35
O1
O1
O1
O1
O1
O1
83
2
48
120-138
20
45
46
18
T
11
36
38
40
42
44
108 110
112 114
116 118
120-138
31
ST
16
35
45
31
17
37
49
29
109
19
39
22
LN
14
161
41
59
27
107
15
33
32
25
33
90
96
71
23
31
84-88
94
34
56
58
60
62
102
19
21
150
16
92
65
159
31
32
44
47
25-29
82
81
J
JJ
JJ
J
28
47
64
100
80
24
26
45
69
5
33
53
Perimeter and central zone 15m maximum
25m (maximum external wall height)
28m (maximum overall building height)
maximum 2 storey
HOLLYW
O
ST
20
J
JJ
JJ
J
50
ST
4
6
12
146
ST
BRONTE
18
39-41
38
40
42
44
69
90
77
14
16
37
34
36
J
JJ
JJ
J
46
67
80
41
24
78
35
39
45
49
51
53
16b
Q
39
22
74-76
33
32
25
2
7
9
37
6
8
157
ANN
LN
LN
AVE
23
65
76
148
35
17
20
12
63
10
29
31
42
15
16a
141
12
PL
YORK
21
41
112
GARDIN
74
35
2
AVE
LN
19
4
95
72
33
139
10
8
43
110
99
11
29
30
40
45
8
27
47
93
97
123
PDE
29
37
17
2
106
13
28
30
YO
RK
15
2A
J
JJ
JJ
J
31
117
10a
25
28
5
138
140
22
29
67
13
3
27
28
65
J
JJ
JJ
J
11
3
142
29
119
2
30
J
JJ
JJ
J
101
147
27
64
29
104
108
105
153
26
51
63
9
106
149
25
4
Figure 5.18 Height of Buildings – Waverley LEP (Bondi Junction Centre) 2010
23
25
61
7
100
79
113
62
19
21
23
35
5
81
103
151
23
17
18
22
24
102
155
20
21
146 148
109
ALLEN
S
15
16
25
83
85
136
13
14
23
24
10
1
145
12
14
16
18
20
23
27
34
22
4
RD
19
17
19
21
24
57
20
87
144
55
18
144
26
3
89
50
19
LANE
142
107
M
M
M
M
M
M
2
LD
NA
143
10
21
26
J
JJ
JJ
J
140
6
12
J
JJ
JJ
J
21
16
33
91
132
25
24
14
138
103-105
58
11
10
19
10
20
1
98
134
15
17
15
43
47-49
8
ST
J
JJ
JJ
J
52
54
139A
1
141
13
14
16
6
94
8
11
18
4
136
EBLEY
99-101
56
96
48
17
54
75
60
27
77
95
O1
O1
O1
O1
O1
O1
9
R
92
59
8
13
20
17
2
88
12
20
93
50
4
6
8
DO
6
A4 @ 1:6,000
15
13
37
168
52
90
WALTE
70
22
91
89
2
86
69
22
240m
BIRRELL
2
5
7
9
11
13
12.5
35
O2
48
7
11
13
15
73
75
46
46b
15
ST
46
89
5
61
65
13
CARY
126 128
130 132
134
7
67
1
63
130
11
44
OD
60
7
9
45
65
44
55
106
89
LN
ST
3
KEIRAN
47
57
O1
O1
O1
O1
O1
O1
78
80
49
128
137
9
O
YW
LL
HO
129
30
7
110-122
EBLEY
89
TE
ON
BR
28
135
5
5
71
53
26
5
108
42
75
3
84
7
32
38
114
24
73
5
40
51
0
10
O1
O1
O1
O1
34
J
JJ
JJ
J
27
126
6
9
36
106
25
3
104
ST
21
133
12
74
76
65
11
42
108
3
13
30
37
110
22
3
9
38
4
89
82
15
39
41
43
45
45a
ST
8
35
J
JJ
JJ
J
100
112
18
30-32
7
21
WAVERLE
Y
33
O1TTTTT
LLANDA
FF
17
R.O.W.
94
67-71
1
63
17
28
92
94
96
98
102
19
1
O1
O1
O1
O1
O1
O1
104
2
35
26
19
J
JJ
JJ
J
123
125
ST
14
16
20
22
29
31
33
1-17
29
4
27
82
84
86
136
RRELL
28
15-19
T
TT
TT
T
10-16
96-102
40
63
ZIE
12
61
MACKEN
10
59
ER
8
57
J
JJ
JJ
J
GARDIN
6
18
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RUTHVE
N
4
23
38
86-88
S
AM
AD
2
CRES
10
29-31
2-8
55
66
KEIRAN
ST
45
53
64
8
10
12
86
127
27
51
62
6
U
U
U
U
U
U
36
ST
126
128
130
ST
14
16
25
132
134
13-17
70-72
88
128
HOUGH
127
28-34
80
60
90
129
131
9
U
U
U
U
U
U
ST
ST
115
136
133
EBLEY
11
13
15
19
78
119
5-11
GRAY
17-21
BRISBA
NE
132
25
21
80
113
120
122
126
8
140
142
3
31
29
27
25
23
24
47
15
4
17
121
41
22
20
23
2
LAWSO
N
THOMP
SON
66
68
117
6
124
43
41
17-19
80a
ST
115
4
25
70
74
76
118
2
47
J
JJ
JJ
J
25
NEWLAN
D
MILL
116
134
25
7
64
95
97
99
101
109
122
Curr
20
RD
11
N
3-11
23
58
103
111
117
4
18
9.5
M
AA
AA
AA
AA
AA
AA
217
U
U
U
U
U
U
21
3
118
119
121
123
125
6
12
11
5a
40
19
5
105
111
114
130
138
17
58
107
130a
144
15
72
27
33
ST
LN
JAMES
112
8
10
5
99
54
62
J
JJ
JJ
J
110
112
114
116
29
35
13
109
113
37
11
93
102
104
106
108
115
8
5
2
36
93-97
1
LAWSO
N
RD
101
103
107
118
8.5
9
K
21-27
56
DENISO
N
RD
RD
HILL
ST
100
102
105
120
J
JJ
JJ
J
60
104
106
126-128
9
54
100
108
110
10
3
J2
6-8
9-13
89
91
99
103
105
107
25
7
56
109
113
3
1
8
2a
213
4a
32
52
87
96
97
110
31
5
85
94
93
112
116
19
3
98
114
39
1
1a
31
1
50
95
98
108
15
19
37
203
55-91
ST
71
92
17
11a
33
201
ST
75
77
81
83
ST
92
106
13
31
W
W
W
W
W
W
3a
30
12
N
4-12
197
25-29
73
96
101
9
3a
84
86
88
90
91
94
104
39
239
235
211
205
183
191-195
AA
AA
AA
AA
AA
AA
BE
7
22-26
1a
89
99
23
E
PIN
AA
AA
AA
AA
AA
AA
ST
207
187 189
17-23
34-36
J1
241
2
2a
231
175 183
185
T
TT
TT
T
6
16
LN
470-472
3
32
88
90
97
11
25
Q
Q
Q
Q
Q
Q
171
S
S
S
1
9
5-7
4
245-247
243
474
O2
O2
O2
O2
O2
O2
169
175
ST
80
83
85
87
102
17
167
SPRING
34-36
5a
84
86
91
7
21
157
14-26
80
79
JJJ
81
J
JJ
JJ
J
100
9
23
157
12
28
I
251
480-510
14
2
3
39-43
78
80
87
89
J
JJ
JJ
J
155
10
77
83
85
94
96
98
21
253
75
1
3
11
2b
468
1
255
AA
AA
AA
AA
AA
AA
ST
76
466
17
15
69
11
RD
FO
OX
AA
AA
AA
AA
AA
AA
67-69
EBLEY
73
5
7
15
462-464
32-48
63
65
72
71
92
1
J
JJ
JJ
J
456-460
19
2a
75
ST
55856 0
56
90
3
5
153
7-15
U
U
U
U
U
U
59
66
68
63
74
81
4
V1
V1
V1
V1
V1
V1
448 450
452-454
35-45
67
69
88
149
27
65
70
72
74
86
PL
147
51-53
57
64
61
66
68
75
77
145
50
47
33
55 4-5
RADFO
RD
71
73
17-25
62
74
79
442 444
446
59
64
78
80
82-84
YORK
S
S
S
S
S
O2
O2
O2
O2
O2
K
K
K
K
K
K
438-440
55
60
69
72
434-436
1
45
47
52
53
58
60
62
428-432
18
77
73
71
562-564
552
143
133
ST
39
48
50
AA
AA
AA
AA
AA
AA
568
566
16a
16
COUNCIL
63
67
426
ST
66
68
424
41
43
46
45
47
49
DENISON
RUTHVE
N
52
54
56
70
76
37
37
43
57-59
61
O2
O2
O2
O2
O2
O2
T
TTT
T
W
W
W
W
W
W
141
W
W
W
W
W
W
38
37
46-48
50
60
139 139
133
42
33
53
55
54-58
420
1
26
29
31
36
33
62
U
U
U
U
U
U
416
119
LANE
20
32
34
44-44a
480-510
512-548
23
25
27
45
47
49
51
64
410-414
K
K
K
K
K
K
107
21
23
28
10
ST
43
400-404
87
11
13
17
19
21
GROSVENOR
EN
ED
79
71
257
S
S
S
O2
O2
O2
O2
O2
O2
V1
V1
V1
V1
V1
V1
9
14
16
15
GOWR
IE
32
34
36
AN\P717/3.2\07.06\FJM
LANE
ST
AA
AA
AA
AA
AA
AA
E
360
20
2b
83
584
578-582
572
-572
ST
37
39
41
IE
38
LAN
356
87
85
81
588
586
2
91
89
576
574
570-
570
BOTA
NY
35
LE
69
N
AFTO
GR
ST
31
28
30
32
34
36
GO WR
67
7
12
24
HILL
ST
J
JJ
JJ
J
200m
59
63 65
8
10
7
22
95-97
1
WAVERLEY
5
J
JJ
JJ
J
29
6
4
BOTAN
Y
23
25
27
20
0
354
57
1
12
21
J
JJ
JJ
J
1
10
8
95
93
D
OL
E
LAN
DR
IVE
I
ND
BO
M
M
M
M
M
M
352
10
19
16
18
20
22
24
26
ROW
E
350
AA
AA
AA
AA
AA
AA
ST
17
344-348
VERN
ON
12
332-342
47
113
111
109
107
105
103
101
99
EINFELD
ST
Road closures
330
45
L
TON
GRAF
81
320
328
4
14
318
ROWE ST
2
316
326
11
6
312
314
M
M
M
M
M
M
9
310
324
13
15
LAN
E
V2
V2
V2
V2
V2
V2
308
ST
39-43
NEWLAND
35
ST
33
Study Area
79
292-302
31
CARROL
SYD
59-75
282-290
ST
RD
4
6
8
55
ARTY
AA
AA
AA
AA
AA
Core zone 56m maximum
29
1
3
5
7
10
HEG
268-280
11
H
97
Y
264
266
2
JAMES
Intermediate zone 28m maximum
2
258
UT
SO
PL
N
FER
ER
LE
256
E
IA
15
E
LAN
E
AID
ADEL
254
ICAS
VENT
CON
Intermediate Zone
Street facade to be retained. Any development
higher than existing street facade must be set back
AV
E
252
TON
COOK
250
35-43
ST
248
25
17
ST
DRIVE
GRAF
10
NOR
GROSVE
246
SABER
O1
O1
O1
O1
O1
Perimeter
and central zone 15m maximum
27
LANE
242
262
m external wall height)
um overall height)
J
JJJ
J
orey
YORK
25
12
244
23
23
8
260
21
LANE
16
21
WAVERL
EY
19
CAM
P LN
250
RD
240
LANE
ST
238
E
ADELAID
17
14
O1
O1
O1
O1
O1
O1
234-236
OX
FOR
D
RD
15
232
LES
WE
LL
230
13
11
ON
NELS
228
ON
7-9
226
JUNCTI
7-9
224
ROWE
222
DYSON
5
220
VER
N ON
218
LAN
LANE
N
EVESSO
LANE
DAVIS
LANE
216
m external roof height)
m overall height)
orey
Core Zone
15m height limit for street facade - development>15m
in height must be set back from street facade
DUDLEY LN
ST
EINF
ELD
9
DAWSON
1
VERN
ON
SYD
ST
11
214
ST
ST
WALLIS
25m (maximum external wall height)
28m (maximum overall building height)
maximum 2 storey
13
LAN
E
204
FF
EDGECLI
W
AV
LANE
202
Study Area
BIRREL
L
WALTER
ST
ST
HOUGH
N
200
T
ST
ROAD
IFF
EDGECL
LANE
2
198
ST
JAMES
S
Y PL
ROAD
LESWE
LL
m height flat roof building)
O1
O1
O1
O1
m height pitched roofO1
building)
orey
O1
O1
O1
O1
O1
196
BOTAN
ARRA
E
STRE
194
7.5m (maximum height flat roof building)
8.5m (maximum height pitched roof building)
maximum 2 storey
PL
YORK
PORTER
Figure 5.17 Height of Buildings – Bondi Junction Centre Structure Plan 2006
D
PDE
N
BIRRELL
OS
MU
N
Road closures
ST
EBLEY
ST
ANN ST
GOWR
IE
BUS
DEPOT
CENTENNIAL
PARK
A4 @ 1:6,000
ALLIS
Intermediate Zone
Street facade to be retained. Any development
higher than existing street facade must be set back
Core Zone
15m height limit for street facade - development>15m
in height must be set back from street facade
PORTER
ALLENS
ST
PDE
FF ST
LLANDA
KEIRAN
ST
OD AVE
BRONT
E RD
ST
ORD
OXF
E ST
BRISBA
N
MACKE
GARDIN
ND ST
ER ST
NZIE ST
ST
LAWSO
N ST
NEWLA
RD
RD
240m
ALLENS
YORK
ST
S RD
DENISO
N ST
FF ST
ST JAME
WALTER
NS
ST
Y ST
LLAND
A
RUT
THVE
KEIRAN
Current Height Controls
Figure 3.6
Y PL
ST
WAVER
LEY
WESTFIELD
GRAY ST
ST
EASTGATE
SPRING
VE
SYD
EINFI
GRAF
ELD
TON
DRI
ST
RD
MILL HILL
T
LL S
WE
LES
MILL HILL
RD
RUT
THVEN
S
N ST
DENISO
ST JAM
ES RD
LAWSO
N ST
RD
NO
ST N
VER
ORK
ND ST
NEWLA
T
TE
120
T
ON
60
GRAY S
WAVER
LE
BR
0
ST
BOTAN
AV
ER
LEY
CR
ST
RD
OXFO
OXFORD MAL
L
TRANSPORT
INTERCHANGE
GARDINE
R ST
Refer Figure 3.7
MACKE
NZIE ST
NO
ST N
E RD
BRONT
NE ST
EBLEY
S
HOUGH
BRISBA
VER
ANN ST
WESTFIELD
HOLLYW
OOD AV
E
PL
WESTFIELD
Core zone 56m maximum
NY ST
EASTGATE
AV
ER
LEY
CR
D
YORK
ST
IR
D
N
BO
RD ST
OXFO
W
LL
SPRING
D
T
WESTFIELD
OXFORD MA
IE ST
ER
T
ON
BR
ES
OR ST
GROSVEN
TRANSPORT
INTERCHANGE
GOWR
BOTA
LE S
WE
LL S
T
CIL ST
VE
LAID
BUS
DEPOT
ST
T
ES
LAID
ADE
ADE
ORD
W
Refer Figure 3.7
ST
OXF
COUN
FTO
D
IR
D
N
BO
OR
GROSVEN
SYD
EINF
IELD
N ST
DRI
GRA
Bondi Junction Centr
RADFO
RD AVE
124-160
6
127
FEBRUARY 2013
15
15
15
TON
ST
9.5
BIRRELL
A4 @ 1:6,000
9.5
9.5
ADE
12.5
BRONTE
RD
15
T
SYD
EINF
IELD
N ST
DRIV
13
28
15
ST
ST
16
20
24
T
28
U
32
12
12.5
V1
E
35
12.5
V2
38
12.5
40
W
12.5
Bondi Junction C
60
E
WESTFIELD
N
BO
VER
NO
ST N
T
ES
TRANSPORT
INTERCHANGE
LAID
TENNIAL
PARK
ST
N
WAVERLE
Y
ADE
ORD
12.5
POAA
RTER ST
R ST
OXF
M
28
The proposed Town Square
Precinct controls provide
building envelopes that
exceed those that can be
achieved under the current
FSR controls
LES
FTO
10
EBLESY ST
12.5
GROSVENO
WE
LL S
GRA
9.5
K
Q
E ST
9.5
15
9.5
Figure 5.19 Height of Buildings – Waverley LEP 2012
9
J2
ALLENS PD
9.5
ST
J1
O2
E
9.5
8.5
O1
ALLENS PD
ZIE ST
ST
9.5
HOLLYWO
OD AVE
NEWLAN
D ST
WALTER
ST
15
I
LLANDAFF
RD
240m
15
32
TE
120
15
D ST
KIERAN ST
NEWLAN
9.5 9.5
GRAY ST
32
EBLEY ST
15
LAWSON
ST
ST
DENISON
ST
9.5
60
60
ON
BR
60
32
9.5
9.5
0
60
9.5
ST
60
40
SPRING ST
MACKEN
L RD
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
9.5
D
OXFOR
16
20
60
RD
24
28
60
38
20
LL
16
40 28
40
32
HOUGH
24
16
10
OXFORD MA
9.5
9.5 9.5
15
60
I
ND
BO
38 24
16 32
20 10
38
IE ST
9.5
OR ST
GROSVEN
38
9.5
BRISBAN
RD S
T
GOWR
9.5
15
15
60
OXF
O
12.5
9.5
15
38
12.5
9.5
15
60
AVE
ELL
GRAF
E
LAID
15
ST
15
LESW
15
GARDINER
N
NELSO
ST
15
D
T
RD
ST
DENISON
RUTHVE
ST JAM
ES
RD
AFF ST
LAWSO
N ST
Y ST
LLAND
3:1 (Residential 1:1)
4:1
S
NE ST
Floor Space Ratio Legend
1.2:1 (Residential 1:1)
3:1
1.5:1
1.5:1 (Residential 1:1)
4:1
2.75:1
N
Floor space ratio not specified
0
100
PORTER
200m
YP
PDE
JAMES
S
ST
SCALE
Road Closures
3:1
KEIRAN
BOTA
N
ST
BOTAN
ALLENS
Road Closures
2.1 (Residential 1:1)
Figure 5.20 Floor Space Ratio – Bondi Junction Centre Structure PlanST2006
ST
MILL HILL
PL
N ST
YORK
Study Area
A4 @ 1:6,000
BIRRELL
ST
T
RADFO
RD AV
240m
LEGEND
BRISBA
ST
NZIE ST
ER ST
WALTER
MACKE
ST
GARDIN
ND ST
KEIRAN
LL S
WE
LES
WAVER
LEY
IE ST
RD
YORK
HOLLYW
OOD AV
E
T
GOWR
HOUGH
NEWLA
LAWSO
N ST
N ST
DENISO
RUTHVE
GRAY S
ANN ST
BRONTE
MILL HILL
N ST
ES RD
ST JAM
RD
RD
RD
YORK
idential 1:1)
BUS
DEPOT
WESTFIELD
RD
120
o Legend
idential 1:1)
EASTGATE
T
ST
RD
CENTENNIAL
PARK
TE
ON
BR
a
60
OXF
O
ST
EBLEY
S
HOUGH
D
YORK
PL
0
OXFO
LL
SPRING
SYD
EIN
GRAF
AV
TON
ST
ER
LEY
CR
RD ST
OXFORD MA
IE ST
IR
GOWR
W
BUS
DEPOT
23
FARR
ET
STRE
AN
LANE
LANE
ROAD
ROAD
ST
LANE
GRAF
TON
ST
35-43
328
47
344-348
LN
S
S
S
S
S
S
352
LANE
VERN
ON
ST
360
362
364
370-374
376-382
376-382
384
HILL
15
GOWRIE
105
25
119
18
22
MILL
28
28
32
34
36
38
40
LLL
L
ST
17-25
Z1
Z1
Z1
Z1
Z1
Z1
466
468
157
167
169
61
70
32-48
175 183
185 187
189
Z1
Z1
Z1
Z1
Z1
Z1
76
6
4
22
PIN
2
207
205
183
AA
AA
AA
AA
AA
239
Z2
Z2
Z2
Z2
Z2
Z2
201
203
1
211
4a
D
0.50TTTTTT
F
0.60
6-8
AA
AA
AA
AA
AA
AA
3a
3-11
5a
17-19
21-27
29-31
44
46
120
131
ST
120
1
3
4
2
240m
46c
56
58
60
62
64
66
68
ST
7
92
94
96
85
66
BIRDS
LANE
ST
9
11
13
15
17
21
23
25
140
142
144
146
158
160 162
164
L
LL
LL
L
152
170 172
NEWLAN
D
73
81
ST
LN
ST
ST
91
LESW
HEG
ARTY
35
37
15
8
17
RD
310
ST
E
312
314
316
318
326
328
344-348
352
354
57
ST
14
23
4
3
16
25
18
6
7
37
32
34
39
36
41
38
IE
40
42
16
358
LAN
362
366-368
370-374
91
71-77
93
5.00
30
31
MILL
27
29
47
OR ST
GROSVEN
4.00
376-382
376-382
384
105
2.00
LANE
ZIE ST
DYSON
BRISBAN
0.90
0.90
416
420
119
16
18
22
26
28
32
34
36
38
40
133
42
139 139
141
426
428-432
434-436
438-440
442 444
446
448
2b
450 452-454
456-460
63
67
47
52
53
49
54
51
55
53
56
57
63
68
70
72
70
LLANDAFF
S
ST
T
2.00
WY ST
EBLE
3.75
2.00
0.75
ICAS
E
5.50
462-464
466
468
0.75
PL
584
586
578-582
576
574
570
UT
SO
570
-572
-572
588
RD
FO
OX
10
99
95
93
D
OL
0.75
91
89
87
85
2b
81
8.00
83
EN
ED
79
71
77
73
2a
0.75
75
71
ST
69
1
255
253
251
1
17
15
11
2
9
5-7
4
6
BE
N
3
1
8
3
8
8
10
5
6
12
2
4
245-247
16
18
LN
243
474
155
157
B3
B3
B3
B3
B3
B3
157
167
50
169
3
RE1
RE1
RE1
RE1
RE1
E
PIN
2
20
22
RD
5
7
2a
24
ST
235
171
175
CRES
11
239
28
231
175 183
185
187 189
207
205
211
2a
183
4-12
197
201
203
1
17-25
47
SPRING
51-53
27
33
7-15
213
1a
4a
3
35-45
ST
15-19
21
RE1
RE1
RE1
RE1
RE1
7
9
11
13
36
15
38
40
42
6-8
17
61
65
67-69
46
WAVERL
EY
3a
32-48
99
32
217
10
3-11
12
14-26
74
69
44
17-23
63
B4
B4
B4
B4
B4
H
97
E
LAN
DR
IVE
N
FTO
POAC
RTER ST
568
0
E
IA
N
FER
566
562-564
558
-56
5545 56
552
LAN
5.00
6.00
0.75
AB
7.00
A
GR
480-510
0.75
4.00
AA
1
ST
ROAD
0.75
LANE
Z2
EINFELD
SYD
6
ST
FF
EDGECLI
ALLENS PD
15
AA
1.50
X
ENT
5.5
WAVERLE
Y
57
67
72
153
1
59
65
75
149
55
60
66
68
78
77
L
RE1
RE1
RE1
RE1
Z2
62
64
61
66
73
147
59
64
72
74
76
45
50
58
60
62
69
0.75
2.00
0.90
V
CON
5
2.00
480-510
RD
48
47
49
71
I
E
LAN
4
0.50
191-195
56
70
0.60
470-472
ST
66
68
54
0.50
Z1
3.75
1.50
143
133
ST
39
43
46
45
DENISON
61
Z1
D
512-548
LANE
4
424
41
43
RUTHVE
N
64
0.9
2F
1
28
145
44
X
T
20
SPRING
37
42
39
0.75
6.00
241
25
27
41
52
W
E
CARROLL
2.00
0.90
33
50
57-59
7.00
0.75
E ST
LANE
ST
ST
410-414
107
117
29
ST
2
121
257
35
60
119
0.6
7.00
ALAN
LLEENS PD
LANE
GROSVENOR
406
113
37
55
54-58
62
117
1.5
6.00 4.00
4.00 6.00
EVESSON
400-404
RD
38
40
115
S6.00
GRAY ST
2.00
ROAD
L
ST
8.00
TON
GRAF
109
31
36
33
113
6.00
I
D
OXFOR
BRONTE
RD
6.00
95-97
101
6
32
34
44-44a
111
127
5.50
51
53
109
6
8.00
5.00
Syd
Syd
Syd
Einfeld
Einfeld
Drive
Drive
Syd
Einfeld
Drive
Syd
Einfeld
Drive
SydEinfeld
EinfeldDrive
Drive
99
17
37
82-84
364
OXFO
89
21
46-48
80
6.00
0.50
E
360
23
25
ST
43
ST
10
49
24
69
87
19
26
28
3.75
23
45
38
RE1
RE1
RE1
RE1
RE1
67
79-85
17
19
21
236
124-160
F
LL
0.90
0.90
9
11
13
15
GOWRIE
34
36
GO WR
St
232 234
135
OXFORD MA
D ST
NEWLAN
ROW
E
356
12
14
HILL
ST
Bus
Bus
Bus
Bus
Bus
Bus
Depot
Depot
Depot
65
10
7
9
11
15
226 228
230
8
0.90
24
26
28
30
107
WAVERLEY
8
20
22
59
63
5
27
29
31
220 222
224
10
81
350
2
33
35
IIIIII
218
I
ND
BO
18
20
22
24
26
28
6-38
31
332-342
Figure 5.22 Floor Space Ratio – Waverley LEP 2012
30
216
37
LA
37
36
DAVIS
SP2
SP2
SP2
SP2
SP2
SP2
0.50 0.50
330
1
32
212 214
33
27
324
47
12
21
210
133
2.00
0.90
320
45
10
19
16
208
25
2.00
WALTER
ST
79
VER
NON
12
14
LN
6
308
0.50
2
4
10
JAMES
306
0.50
ST
7
206
24-26
35
GARDINER
ST
304
9
11
13
HOLLYW
OOD
31
23
20
5.00
59-75
BIRREL
LAN L
292-302
39-43
5
RTY
282-290
2
4
6
204
22
24
ST
1
3
33
202
4
COOK
ST
RD
31
200
BIRRELL
105
NOR
GROSVE
29
11
18
31
33
35
SPRING ST
DUDLEY LN
0.90
55
240m
268-280
0.50 0.50
0.50
27
9
103
RD
25
HEG
A
7
33
50
101
ST
262
29
31
99
TE
23
0.90
TON
ST
2
258
5
33
33
129-131
16
27
29
32
32
MACKEN
256
7
15
DAWSON
254
LES
WE
LL
252
266
21
GRAF
35-43
248
250
JAME S
33
IIIIII
8
10
14
5.00 5.50
3.75
SABER
DRIVE
27
10
60
0.50 120
8
YORK
LANE
ST
246
A4 @ 1:6,000
SP2
SP2
SP2
SP2
SP2
SP2
KIERAN ST
EINF
ELD
8
264
17
25
1
44
33
17
ROWE
244
260
0.50
0
23
61
ST
27
IIIIII
12
22
TZGERA
LD
STANLEY
5.00
16
21
59
127
26
ST
19
ST
5
5.00
VER
N ON
242
JAMES
2
9
21
28
57
F
EDGECLIF
14
240
190
188
7
10
EBLEY ST
12
238
OX
FOR
D
RD
17
CAM
P LN
250
234-236
186a
11
34
NEWLAND
15
232
57
6
48
1a
3
ON
BR
ON
NELS
230
0.50
13
11
228
55
4
2
23
NEWLANST
D ST
7-9
226
53
17
19
122
97
25
7-9
224
51
IIIII
2
12
43
53
0.90
5
222
47
4
45
51
4.00
LAWSON
ST
ST
DENISON
VERN
ON
216
220
95
4
8
20
55
0.90
214
218
45
25
15
13
ROWE ST
MILL HIL
LANE
WALLIS
9
43
49
19
184
122
11
13
15
24
26
VERN
RD S
T
0.90
0.90
ST
41
48a
17
19
ON S
T
OXF
O
L RD
RUTHVEN
ST
RD
ST JAMES
YORK R
D
ST
1
39
38
RD
11
37
35
I
ND
BO
13
LAN
E
204
33
8.00
20-22
2
6
9
6
8
5.50
5.00
SYD
31
17
5
28
30
32
0.90
HOUGH
29
46
6.00
LN
0.90
LANE
202
27
42
8
10
12
14
41
21
23
23
5.00
AN
FARR
200
50
0.60
0.90
2
198
48
PDE
TON
ST
6.00
196
7.00
25
1
4
0.90
194
IIIIII
44a
GRAF
IE ST
D
93
18
25
5.00
LANE
44
6.00
AC
87
1
16
24
STANLEY
144
24
36
42
9
198
85
5
146
2.00
83
23
31
148
L
40
11
186
2
33
21
142
4
47
LESWEL
38
ST
7
ST
79
RKE
ALT
140
143
ELL
77
5
37
39
145
0.90
36
5
122
7
29
151
1.50
ET
STRE
34
125
35
19
GOWR
0.90
32
14-18
11a
3
25
149
1.50
0.60
12
8
122
ure 1.3.1 : Floor Space Ratio Map (as
opted by Waverley Council)
0.60
21-31
34
5.50
30
3
1
T
TT
TT
T
117-123
5
27
18
20
22
153
0.60
28
23
120
115
1
21
16
11
155
0.90
26
113
180
4
15
NEWLAN
D
ST
75
71
2
19
147
2
20
28
30
32
118
111
176
178
2A
17
54
56
58
60
1.50
10
6
194
65
5
176
1.50
4
192
63
7
178
199
74
2
61
11
134
52
43
45
CUTHBER
T
11
18
13
15
109
174
136
138
141
195
IIIIII
16-18
5.00
145
107
166 168
57
2
50
174
191
RAWSON
RAWSON
73
55
9
132
41
191
193
N
NELSO
BIRR ELL
1.50
53
3
8
48
197
9
21
59
19
133
135
137
139
189
62
72
51
14
9
34
36
38
40
42
46
187
64
66
68
70
72
ST
Z1
PORTER
TE
ON
BR
1.50
61
63
65
67
69
71
71
75
49
17
44
189
60
49
10
12
128
130
131
35
37
39
172
1
73
33
164
166
168
170
58
71
3
5
7
127
32
ALT
162
DENISON
ASHTON
DEN ISON
177
181
183
185
47
116
67
5
126
28
30
31
179
48
56
59
69
47
6
129
50
52
54
RK
45
125
46
49
57
4.00
105
154 156
148 150
124
121
123
27
29
158
160
14
16
174
176
AB
IIIIII
43
93
BIRRELL
41
69
119
25
154
26
53-55
LN
LN
24
167
169
171A
173
175
51
49
67
39
43
1
169
156
ASHTON
65
37
4
122
22
171
51
47
63
120
113
21
23
12
IIIIII
14
23
41
93
35
LN
34
36
38
40
42
44
47
43
45
61
35
NEWLAN
D
LN
37
39
41
43
45
45
21
17
45
2
33
ST
LN
31
172
7
40
31
115
35
39
19
15a
39
110
101
117
41
59
31
20
37
34
LN
18
150
152
33
32
55
29
109
111
165
LANE
30
14
16
163
28
30
53
27
17
32
15
108
93
93
71
19
107
19
31
35
170
AA
9
108
93
67
120-138
7
106
106
91
48
120-138
148
161
33
29
3.75
10
53
23a
89
46
108 110
112 114
116 118
5
11
104
87
1
3
37
87
3
PL
27
28
100
T
TT
TT
T
2
38
40
42
44
69
7
15
159
24
29
26
51
12
146
29
25
26
OS
MU
N
ANN
83
34
36
59
Figure 5.21 Floor Space Ratio – Waverley LEP (Bondi Junction Centre) 2010
10
13
157
T
TT
TT
T
30
32
51
53
55-57
61
8
1-13
12
51
46
1
35
IIIIII
94
96
49
52
54
ST
5
8
11
155
20
22
27
ST
BRONTE
33
92
56
102
31
84-88
81
58
60
62
64
98 100
10
4
6
9
142
ST
AVE
140
149
151
50
57
59
61
L
LL
LL
L
69
90
82
90
L
LL
LL
L
65
2
21
23
47-49
YORK
88
5
138
LN
LN
86
63
144
YO
84
106
153
20
23
25
22
24
57
L
LL
LL
L
84
18
20
24
26
28
6
ST
49
Z2
ALLE NS
AVE
14
16
18
21
19
20
82
3
145
137
25-29
80
RD
19
17
18
45
LANE
67
80
3
147
135
24
LD
NA
17
15
16
43
78
133
4
6-8
18
22
78
22
43
45
47
11
2
4
20
74-76
77
16
37
39-41
38
40
42
44
46
48
63
76
L
LL
LL
L
34
36
L
LL
LL
L
55
65
74
131
64
10
12
14
35
39
41
45
49
51
53
6
GARDIN
ER
99
72
129
4
8
27
29
33
43
105
136
143
12
15
25
4
112
95
97
127
14
6
25
32
47
8
13
14
23
23
101
13
41
21
2
1
11
10
19
2A
103
132
125
141
12
9
26
47
166
139
24
37
17
LL
LL
134
141
11
15
106
8
123
2
7
22
2.00
W
164
16
DO
A4 @ 1:6,000
13
102
54
70
12
11
104
108
110
93
52
160 162
119
10
7
20
X
10a
30
L
LL
LL
L
87
50
139A
1
9
83
85
BIRRELL
6
7
9
7
89
L
LL
LL
L
91
48
154 156
158
8
PDE
62
2
1
18
143
28
35
5
81
52
54
139
4
7
9
3
59
46b
152
26
61
65
144 146
148 150
117
6
ALL ENS
15
19
21
29
1
16b
41A
17
18
22
ST
92
100
79
63
130
2
5
6
140 142
1.50
16a
T
41
16
25
LN
5
57
8
39
OD
122
128
137
10
4
113
1
ST
42
12
37
LAID
ADE
55
116
118
40
14
35
OD AVE
38
16
IIIIII
2
13
14
23
24
33
27
45
3
45
AV
E
36
18
31
E
E AV
34
22
33
20
29
HOLLYWO
32
20
96
98
77
22
27
109
TE
ON
60
3
18
L
LL
LL
L
21
L
LL
LL
L
ST
43
E
LAID
129
30
124
0
6
8
16
138
WO
LLY
HO
28
126
10
14
94
L
LL
LL
L
46
48
25
107
BR
26
ST
49
51
53
23
103-105
60
12
10
20
44
108
21
ADE
27
19
EBLEY
99-101
58
11
10
19
8
134 136
ST
25
133
39
6
WAL TER
27
47
106
23
135
37
4
12
42
21
110
24
ST
33
2
88
90
73
75
95
56
75
8
17
86
69
71
114
22
2
35
15
86
67
1
40
112
1
3
17
54
9
21
48
50
0.90
T
TT
TT
T
168
93
T
TT
TT
T
52
104
19
18
29
4
5
15
LANE
136
14
91
50
7
84
7
KEIRAN
13
48
5
4
6
WAVERLEY
12
9
36
38
11
ST
46
89
2
34
L
LL
LL
L
43
45
45a
9
44
89
7
11
13
LANE
10
T
TT
TT
T
3
5
65
GARDINE
R
RUTHVEN
8
T
TTT
T
46
39-43
S
S
AM
6
11
32
39
41
100
102
L
LL
LL
L
76
78
80
65
17
44
0.75
35
37
CARY
LANE
126 128
130 132
89
AD
4
16
31
37
96
98
ST
1-17
LAWSON
ST
45
47
BIRRELL
13
30
L
LLL
L
94
127
27
2
35
92
125
126
128
130
132
134
EBLEY
89
ADELAIDE
L
LL
LL
L
123
HOU GH
127
129
131
133
15
7
108
106
89
82
17
104
110-122
75
1
LAWSON
THOMPS
ON
128
124
132
134
136
138
140
142
144
73
63
19
28
90
121
125
33
35
37
39
41
43
T
TTT
T
74
18
20
22
26
31
33
5
96-102
94
67-71
16
23
27
29
84
86
86
88
40
42
63
12
42
10-16
LLANDAF
F
17
3
ST
130a
21
23
25
61
14
25
80
82
119
R.O.W.
ST
MILL
111
115
126
8
59
21
76
78
109
6
57
70-72
113
120
122
117
4
86-88
55
66
10
17
19
118
113
115
2
53
64
70
107
111
114
116
122
62
6
8
15
51
72
74
118
123
130
X
X
X
36
38
N
JUNCTIO
115
117
119
121
29
60
11
68
101
103
105
116
112
118
120
27
126-128
97
99
110
112
13-17
4
13
X
X
X
X
X
28-34
80
ST
58
9
66
109
110
113
JAME S
21
23
25
7
64
95
114
EBLEY
25
ST
105
107
108
25
2
BRIS BANE
103
108
F
FF
FF
F
25
ST
23
23
L
LL
LL
L
2-8
54
62
L
LLL
104
106
109
31
X
X
X
X
X
X
21
56
60
104
107
15
19
25
93
106
112
114
17
17
33
L
5-11
GRAY
1
3
ST
102
116
19
15
5
100
102
17
19
13
ST
101
110
11a
11
54
56
58
91
99
100
105
F
FF
FF
F
L
LL
LL
L
9
50
52
87
89
NEWLAN
D
15
7
85
94
96
98
97
98
103
108
11
5
83
92
91
93
95
LN
106
13
3
81
88
90
89
ST
9
77
86
85
87
88
90
92
94
96
ST
RD
86
91
97
99
101
KEIRAN
L
LL
LL
L
LN
98
100
102
104
DEN ISON
LN
89
5
7
9
11
15
47
15
17-21
36
13
40
20
80a
31
MACKENZ
IE
96
3
5
7
40
1
34
9
38
I
217
93-97
9-13
30-32
7
21
36
WAVERL
EY
99
75
15-19
11
ST
71
5a
84
28
2a
213
1a
25-29
80
81
83
HILL
RD
84
1
23
24
CRES
11
4-12
197
32
73
L
LL
LL
L
80
87
RD
85
94
31
29
27
25
7
22-26
78
79
1
3
RD
5
191-195
AA
AA
AA
AA
AA
AA
34-36
30
E
2a
55-91
34-36
28
33
33
17-23
12
ST
83
92
1
12
20
ST
14-26
3a
8
10
18
75
1a
8
5
2
3
90
80
10
16
LN
67-69
EBLEY
77
8
3
1
3
10
65
72
74
3
1
231
175
32
63
65
67
71
AA
AA
AA
AA
AA
AA
N
245-247
243
171
SPRING
7-15
X
X
X
X
X
X
59
66
68
63
68
70
253
251
12
BE
480-510
474
235
35-45
57
64
72
74
81
157
51-53
33
73
88
462-464
55
69
PL
50
155
47
27
62
66
73
75
77
79
2b
456-460
59
61
74
86
442 444
446 448
450 452-454
ST
53
57
64
78
80
82-84
YORK
AA
AA
AA
AA
AA
AA
153
1
60
69
71
149
41
56
72
W
W
W
W
W
W
438-440
14
9
5-7
6
470-472
43
49
55
60
62
434-436
45
47
DENISON
RUTHVEN
67
428-432
ST
147
133
39
44
46
48
50
52
54
51
70
76
37
37
43
45
47
49
53
11
2
143
145
42
39
41
52
54
56
58
141
Z2
Z2
Z2
Z2
Z2
Z2 Z1
Z1
Z1
Z1
Z1
Z1
33
50
57-59
61
63
139 139
133
42
35
55
54-58
426
15
69
1
255
1
26
38
40
ST
RD
20
SPRING
31
36
33
37
46-48
60
424
17
241
16
27
44-44a
51
62
420
109
117
4
Z2
Z2
Z2
Z2
Z2
Z2
107
113
29
34
53
64
416
101
19
2a
75
4
ST
30
66
410-414
99
32
29
31
68
W
W
W
W
W
W
406
93
23
25
27
45
47
49
91
Z1
Z1
Z1
Z1
Z1
Z1
79-85
6
21
23
10
ST
43
Z1
Z1
Z1
Z1
Z1
Z1
OXFO
RD
89
71-77
15
17
19
26
28
73
0
FO
OX
AA
AA
AA
AA
AA
AA
400-404
87
11
13
16
17
19
21
18
16a
16
562-564
558
-56
554556
552
512-548
LANE
9
14
11
28
30
32
34
36
38
40
42
480-510
GROS VENOR
EN
71
257
Z1
Z1
Z1
Z1
Z1
Z1
366-368
ROWE ST
9
33
35
37
39
41
38
358
12
26
28
30
32
34
36
GOWRIE
356
10
7
22
69
24
31
2
ED
77
WAVER LEY
L
LL
LL
L
29
65 67
7
20
24
26
59
63
8
20
2b
71
-572
I
4
6
5
568
566
95-97
354
2
L
LL
LL
L
3
16
18
Z1
Z1
Z1
Z1
Z1
Z1
ROWE
350
57
1
14
23
25
27
20
87
83
79
570
-572
AA
AA
AA
AA
AA
AA
570
ND
BO
JAMES
6
8
10
12
21
L
LL
LL
L
22
ST
326
588
586
584
578-582
576
574
324
85
81
TON
ON
GRAFT
81
320
332-342
RD
13
15
17
GRAF
318
45
19
16
18
20
YORK
316
330
4
8
10
12
14
LAN
E
314
AIDE
2
312
ADEL
S
S
S
S
S
S
9
310
E
308
Z1
Z1
Z1
Z1
Z1
Z1
AV
306
11
L
LL
LL
L
1
79
304
ST
39-43
ST
4
6
6
4
2
91
89
E
LAN
DR
IVE
AA
AA
AA
AA
AA
AA
ST
292-302
37
7
WAVERLE
Y
ST
RD
AA
AA
AA
282-290
35
1
3
5
2
14
12
10
8
95
93
59-75
268-280
29
33
97
FERN
EINFELD
SYD
D
OL
27
31
99
LANE
L
CARROL
LANE
25
55
COOK
S
S
S
S
23
LESW
ELL
266
CA
264
W
AV
262
21
HEGA
RTY
260
W
AV
10
8
2
258
COUNCI
L
256
115
113
111
109
107
105
103
101
ST
254
H
PL
ST
252
15
ST
250
UT
SO
ENT
ST
T
TT
TT
T
LN
246 248
CONV
RADFOR
D
CAMP
250
244
VERN
RD
14
12
242
OXFO
RD
17
DRIVE
27
NOR
GROSVE
240
25
RD
238
23
COUNCIL
234-236
16
21
BOTA
NY
19
ER
LE
Y
ST
17
BOTANY
S
S
S
S
S
S
ON
ON
NELS
232
ST
15
230
DAWSON
13
11
228
ROWE
7-9
226
F
FF
FF
F
119
7-9
224
DYSON
222
IA
ICAS
117
SABER
5
220
E
ADELAID
216
LANE
214
E
LAN
DAVIS
EINFE
LD
218
ST
LANE
1
9
S
S
S
S
S
S
LANE
LANE
N
EVESSO
DUDLEY LN
ON
11
N
JUNCTIO
13
LAN
E
204
ST
202
NEWL AND
200
ST
198
LANE
VERN
SYD
2
196
ST
S
S
S
S
S
S
IFF
EDGECL
LANE
WALLIS
194
EDGECLIFF
LL
ST
OSM
UN D
LANE
LES WE
S
WALLI
93-97
5a
55-91
17-19
21-27
29-31
33
R4
R4
R4
R4
R4
48
21
50
FEBRUARY 2013
 MAINTAIN COMMERCIAL CORE FOOTPRINT
 IMPLEMENT TOWN SQUARE PRECINCT MASTER PLAN
 COMMERCIAL USES DOMINANT
 OXFORD STREET AND NEW TOWN SQUARE TO BE THE
 CONTINUOUS AND ACTIVE STREET FRONTAGES
PRIMARY CIVIC SPACES
 INCREASE DEVELOPMENT CAPACITY AND
 SPRING STREET AN IMPORTANT SECONDARY CIVIC SPACE
BUILT FORM CONSISTENCY
 TRANSITION BUILDING HEIGHTS ON EDGE OF
SYD
EINF
IELD
DRIV
N ST
E
OXFO
LL
ST
5
LLANDA
4
CIL ST
FF ST
BOTA
RD
ST
COUN
T
WAVER
LEY
NY ST
GRAY S
RD
TE
ON
BR
BIRREL
WESTFIELD
NE ST
ST
WALTER
ST
BRISBA
ST
NZIE ST
KEIRAN
ST
MACKE
8
GARDIN
ER
ST
EBLEY
NEWLA
ND ST
HOUGH
LAWSO
N ST
ST
7
BRONTE
EASTGATE
DENISON
RUTHVEN
ST JAM
ST
PL
ES RD
YORK
MILL HILL
RD
SPRING
L ST
6
ALLENS
PDE
PORTER
ST
BOTANY
JAMES
 URBAN PLAZAS AND PARKS RECOGNISED
PL
ST
RADFOR
D AVE
3
AND RESIDENTIAL USES WITHIN EXISTING
BUILT FORM
AV
ER
LEY
CR
RD ST
OXFORD MA
E ST
D
IR
D
N
GOWRI
WESTFIELD
BO
2
1
 TRANSITION AREA - MIXED COMMERCIAL
YORK
RD
TRANSPORT
INTERCHANGE
W
BUS
DEPOT
ST
VER
ORD
EDGE OF COMMERCIAL CENTRE
ST
OXF
CENTENNIAL
PARK
R ST
ENCOURAGE THROUGH BLOCKS
NO
ST N
 PEDESTRIAN LANEWAY AND ARCADES
 HIGHER DENSITY RESIDENTIAL ON EASTERN
E
AID
ACTIVITY AND CIVIC SPACE
L
ADE
 CENTRE STREETS FOCUS FOR PEDESTRIAN
HOLLYW
OOD AV
E
FTO
ANN ST
GRA
LE S
BUILDING FORMS
GROSVENO
WE
LL S
T
COMMERCIAL CORE
 BLOCK EDGE DEVELOPMENT WITH TOWER
AS IMPORTANT NODES OF PUBLIC SPACE
 PROTECT RESIDENTIAL AREAS FROM
COMMERCIAL ENCROACHMENT
 QUALITY OF RESIDENTIAL STREETS
RECOGNISED
 TRANSITION AREA-MIXED COMMERCIAL
AND RESIDENTIAL USES WITHIN EXISTING
AND NEW DEVELOPMENTS
 MAINTAIN CURRENT DENSITY AND SCALE
 HERITAGE VALUES PROTECTED
 SENSITIVE INFILL DEVELOPMENT
 PROTECT RESIDENTIAL STREETS FROM
THROUGH-TRAFFIC
N
200m
100
Figure0 5.23 Bondi
Junction
Centre Structure Plan
SCALE
o An increase from 4.00:1 to 6.00:1 on the Waverley
Council Library site.
o An average (taken from 4.00:1 and 6.00:1) of 5.00:1
on the Eastgate site.
Over time, increases in FSR and HOB controls have led to
an increase in development capacity in Bondi Junction and
a prohibition of permanent residential uses (i.e. not hotel
and serviced apartments) within the B3 Commercial Core
zone. The Bondi Junction Centre Structure Plan identifies
commercial sites that are constrained or unlikely to
redevelop in the near future, such as those that have been
recently refurbished, those that are strata title developments
with more than 20 owners, and those that have heritage or
streetscape value and those that are defined as having been
developed to their full potential. The inverse of these sites
are identified as potential development opportunities. It is
worth noting that since the Structure Plan was completed in
2006, the change in LEP controls and consequent increase
in development capacity may have changed the likelihood
of development on some sites identified as constrained.
Adjacent streets and laneways provide a service role within
the centre.
The Structure Plan provides a conceptual planning framework
for Bondi Junction with the following strategies:
• Maintain the commercial core footprint.
• Allow for commercial uses to dominate.
Figure 4.1
Conceptual Planning Framework
• Encourage continuous and active street frontages.
• Increase the development capacity and built form
consistency.
• Transition building heights on the edge of the commercial
core.
• Encourage block edge development with tower building
forms.
• Encourage centre streets as a focus for pedestrian activity
and civic spaces.
• Encourage pedestrian laneways and arcades through
blocks.
• Implement a Town Square Precinct Master Plan.
• Allow for Oxford Street and the new town square to
function as the primary civic spaces.
• Allow for Spring Street to function as an important
secondary civic space.
This
conceptual
planning
framework
underpins
recommendations for potential control amendments to
the Draft Waverley Comprehensive LEP 2011 and Draft
Waverley DCP 2011 in aiming to provide controls that ensure
improved pedestrian access between Spring Street and
the bus and rail interchange as well as deliver sustainable
buildings that respond to the topography and local context
whilst minimising amenity impacts on the public domain and
any neighbouring development (including residential uses)
surrounding Bondi Junction.
25
Shadow Analysis
The shadow impact of tall buildings on their surrounding is
a particular issue in most centre precincts. In Bondi Junction
this issue is even more acute because the longer block
orientation in east-west and the tallest buildings are located
along its northern edge. Their shadow impact on neighbouring
sites as well as the public domain has a significant impact
on amenity in the centre. The development potential for
residential uses in neighbouring sits is impacted by limited
solar access caused by overshadowing of taller buildings. The
quality of the public domain depends in particular on solar
access, especially in pedestrian zones where visitors tend to
spend more time and cafes invite a longer stay.
development of the Town Square. The built form as proposed
for the Town Square development in the Waverley LEP 2012
Height of Buildings map on the northern side of Oxford Street
Mall does not correspond with the Street Frontage Heights
and setbacks as determined in the Waverley Development
Control Plan 2012 (DCP) at this location.
Shadowing on Oxford Street Mall requires further rigorous
analysis and testing.
Oxford Street Mall
The street grid of the Bondi Junction Centre follows a
north-south and east-west orientation. This has a particular
disadvantage for the east-west oriented streets when it
comes to solar access at lunch time. Oxford Street Mall has
an east-west orientation and is shaded at lunch time from
buildings on its northern side (see Figure 5.24). A large
number of visitors and employees are looking to have their
break at a sunny spot which makes it particularly important
to protect solar access to Oxford Street Mall. The ordinances
in the LEP and DCP 2012 are arranged to provide solar
access to Oxford Street Mall which is reflected by steps in
the allowable development height along the northern block
frontage.
Waverley Street Mall
The Waverley Street Mall is one of the very few areas in
the Bondi Junction Centre where residents, visitors and
employees can find a quiet space for a break away from traffic
noise. It is important to protect solar access to Waverley
Street Mall as it has a north-south orientation with good
conditions for lunch time solar access. The mall is located
within an area with high densities and building heights. The
maximum permitted Height of Buildings on the western and
eastern side of Waverley Mall is 60m which will have an
impact on solar access in the morning and afternoon hours.
The existing built form on the northern side (the Westfield
Centre north of Oxford Street) has developed in a number of
steps which have no shadow impact on Waverley Street at
present (at 12pm, 21 June). Any further development within
or on top of the Westfield Centre north of Oxford Street
must follow this principle and cannot result in any further
shadow impact on Waverley Street Mall at 12pm, 21 June.
Any development application in this area should provide
evidence that this aim is met. Height increase above the
present 60m on the Westfield Centre north of Oxford Street
is not recommended.
However, the existing shadow impact of tall buildings along
Grafton Street is significant. The tall tower buildings on top
of the rail interchange cause significant shadow impact on
Oxford Street Mall, especially during and after lunch time.
It is worth noting, that the existing building height of the
two tower buildings exceeds the permitted height of 60m as
designated in Waverley LEP 2012.
Clementson Park
Clementson Park is located on the south side of Ebley
Street. Although located outside the actual boundary of the
Bondi Junction Centre, it must be considered in the centre
context. The height of development of the southern edge of
the centre will determine how much solar access the park
receives.
The development potential of lots along the northern side of
Oxford Street Mall is restricted by the height steps to secure
solar access to Oxford Street Mall. The steps occur at 10m,
16m and 24m. These steps were introduced regardless of the
actual shadow impact of the two tall towers to the north.
An analysis of the actual shadow impact of the two towers
indicates the areas along Oxford Street Mall with solar
access on 21 June between 12pm and 2pm (see Figure 5.24).
These are the relevant areas to be protected and the height
step back should only be applied on buildings with impact
on these areas. There is no need to lower the development
potential in areas that get shaded by the two towers anyway.
Although Centennial Park with its large open spaces and
recreational facilities is within walking/cycling distance
to the Bondi Junction Centre, Clementson Park plays a
significant role as a local park. There is no other open space
of comparable size within the Bondi Junction area and
therefore it has a high value as recreation space and for
community uses.
Overshadowing of the Public Domain
An explanation of overshadowing in Oxford Street Mall,
Waverley Mall, Clementson Park and other areas is as
follows:
The LEP Height of Buildings should reflect the aim to protect
solar access to Oxford Street Mall while considering the
actual existing and proposed urban environment. This
includes the provisions for new buildings in context with the
26
The Waverley LEP 2012 Height of Buildings map shows the
northern side of Ebley Street between Denison Street and
Newland Street with a blanket designation of maximum
32m. This height at the southern side of the block would
have a significant shadow impact on Clementson Park. The
permitted number of storeys at this location is determined
through the Waverley DCP 2012 (Part E 1.26.2 Figure 36, 37,
38) which allows for a maximum of 8 storeys. It is unlikely
to reach a height of 32m with 8 storeys, however for the
FEBRUARY 2013
determination of potential shadow impact the maximum
permitted height has to be taken into account.
At present the potential shadow impact on Clementson Park
is controlled by the following clause in the Waverley DCP
2012 (Clause 1.11):
‘All public parks, including Clementson Park, are not to be
overshadowed using the following standard: Less than
40% of the park should be in shadow between 11:00am
and 3:pm, at the winter solstice; less than 70% of the park
should be in shadow between the times of 7:00am and
9:am, and 4:00pm and 6:00pm, at the equinox.’
This rather complex clause leaves room for interpretation
and uncertainty. The actual area of Clementson Park needs
to be defined and complex shadow impact studies need to
be prepared for two different times of the year. It is not clear
whether less than 40% should be in shadow at any time or
less than 40% accumulated over the stated period of time.
A simpler approach is recommended that will deliver the
desired solar access to Clementson Park and provides clear
guidance to developers. As Clementson Park and any other
public park within and around the centre are of such high
value to visitors and residents, it is recommended to avoid
any shadow impact at 12pm, 21 June. Therefore the clause
should be amended to the following:
‘All public parks, including Clementson Parks, are not to
be additionally overshadowed at 12pm on the winter
solstice.’
To support the overall goal of lunch time solar access for
Clementson Park it is furthermore recommended amending
the Waverley LEP 2012 Height of Buildings map to a 28m
designation along the northern side of Ebley Street. It is
also recommended to include a Solar Access clause for open
spaces in the LEP 2012.
Other Areas
The shadow analysis for Bondi Junction Centre considers the
shadow impact of existing and proposed building heights.
It has shown that locations with lunch time solar access
within the centre are few and valuable. It is recommended
to protect those areas and increase solar access wherever
possible. This is in particular applicable to streets and public
domain along streets with a north-south orientation which
will have a good solar access around lunch time (Bronte
Road, Newland Street and Denison Street).
Overshadowing of Development Areas
An explanation of overshadowing in Bondi Junction Centre
and residential areas south of the centre is as follows:
Shadow Impact within the Centre
The residential development potential of a site can be
decreased by shadow impact from tall buildings that
limit solar access. The control of solar access is especially
important in a dense urban environment with mixed use
buildings. The development potential of mixed use lots
will be limited by heavy shadow impact of tall buildings in
its surrounding. The Bondi Junction Centre has its tallest
buildings on the northern side. A general section shows steps
from 60m in the north to 38m in the central area and 32m
along the southern side (see Figure 5.24 and Figure 5.25).
The 60m height maximum encloses the shopping area along
Oxford Street and Spring Street on its northern, eastern and
southern side.
A general further height increase is not recommended,
rather the increase of height at selected locations. One area
that has been identified as suitable for height increase is the
Westfield Centre between Oxford Street and Gray Street. This
site would be available as large site to create A-grade office
space and can be accessed and serviced via the ring road
around the Bondi Junction. While a height increase in this
area would result in limited and manageable shadow impact
on areas outside the Bondi Junction Centre, it would result
Figure 5.24 Section according to Waverley DCP and LEP 2012
0
Setbacks and max. Building Height according to Waverley LEP and DCP 2012;
Ceiling heights: 4m GL, 3.5m L1 to L5, min. 2.7 L6 and above if residential;
25
50
100m
A4 @ 1:2,500
27
in additional shadow impact on areas within the centre.
Therefore it is not recommended to permit residential uses
along the northern side of Ebley Street between Bronte
Road and Hollywood Avenue nor on the western side of
Hollywood Avenue between Ebley Street and Waverley
Street. These areas would already receive shadow impact
from any potential development on the Westfield centre
even at the 60m designation as it is in the Waverley LEP 2012
Height of Building map.
Residential Areas South of the Centre
Particular consideration has been given to the residential
areas south of the Bondi Junction Centre. Additional
overshadowing of these areas, which also includes
Clementson Park, has to be avoided. The Waverley LEP
2012 already considers the impact on this transition zone
by permitting the development of offices along the western
side of Denison Street and on some areas along the southern
side of Ebley Street (Clause 2.5 and Schedule 1). It is
recommended to extend this additional permitted use for all
residential lots along the southern side of Ebley Street east of
Denison Street. This way the transition between commercial
and residential uses occurs in the block middle rather than
in the street centre. Alternatively designation of Mixed Use
zone for all lots currently zoned Residential along the south
side of Ebley Street could achieve this objective.
A further height increase on the northern side of Ebley
Street is not recommended as that would result in additional
shadow impact beyond the first lots on the opposite
southern side.
Figure 5.25 Section considering proposed amendments
Amended setbacks and max. Buidling Height;
Ceiling heights: 4m GL, 3.5m L1, residential levels above according to NCC and
NSW RFDC;
28
0
25
A4 @ 1:2,500
50
100m
FEBRUARY 2013
60m
38m
Street Setbacks
A street proportion where the street width and the block front result in
approximately 1 : 1 would be appropriate for an inner city centre context such
as Bondi Junction. The following options demonstrate the street proportion
for block edges with a different number of storey within Bondi Junction to
determine the appropriate block edge height for the centre.
This review recommends adopting option 1B (see Figure 5.26) for streets with a
heritage context and option 3B (see Figure 5.28) for other streets.
Appropriate building setbacks on any site depend significantly on the
immediate context. The context in Bondi Junction is highly varied. Therefore
generic controls will not provide the optimal outcome in all instances. The DCP
provides for relatively conservative (large) setbacks. This is intended to allow
the assessors discretion (including the design review panel) to vary setbacks
in instances where this variation meets the objectives and represents an
improvement over the application of the full setback.
4m
2 STOREYS
20m
BONDI JUNCTION
OPTION 1A (4m SETBACK AFTER 2 STOREYS)
60m
Option 1
2 Storey Block Edge
Setback options were researched to demonstrate
result of different setbacks
PROPORTIONthe
1:1
in combination with a proposed block edge height. Particular consideration was
given to the impact of downdraft winds from taller parts of the building, to the
relation of street width to building height and to the retention of the ‘human
scale’.
38m
1
All relevant streets within the Bondi Junction Centre have19m
an -approximate
6 storeys
width of 20m between lot boundaries. This is a classical 19th century street
width with a 2 or 3 storey block edge. A 4 storey block edge still allows views of
the sky or development beyond the block edge from the opposite street side
while walking; however a 6 storey block edge1 requires deliberate effort to view
beyond the opposite edge.
20m
2 STOREYS
20m
BONDI JUNCTION
OPTION 1B (6m SETBACK AFTER 2 STOREYS)
60m
The setback for a 2 storey block edge is applicable in areas where there are
heritage items (according to LEP Heritage Map Sheet HER_001A) or where
PROPORTION 0.65:1
emphasis on pedestrian amenities is paramount, for example Oxford Street
between York Street and Adelaide Street, Bronte Road between Oxford Street
and Birrell Street as well as Waverley Mall.
0.65
6m
13m - 4 context
storeys so
The DCP 2012 requires a double step back for areas with heritage
as to retain the 2 storey block edge and to differentiate between the existing
facades and new development. As such a 2m1 setback is required after the 2nd
storey for the next 4 storeys. Another setback of additional 4m is proposed
20m
38m
2 STOREYS
20m
BONDI JUNCTION
OPTION 1C (8m SETBACK AFTER 2 STOREYS)
PROPORTION 0.35:1
1
0.35
8m
7m - 2 storeys
20m
Figure 5.26 Option 1 - Two (2) Storey Block Edge
29
60m
38m
for all storeys above the 6th level. This produced a sub-optimal result in some
recent developments. The 2m step back after the 2nd storey is not distinct
enough to define the desired separation between old and new building.
The options depicted in Figure 5.26 show setback alternatives to a 2 storey block
edge. Rather than applying the subtle set back after the second storey they
apply a definite separation between a 2 storey block edge and the development
above. To express this separation a minimum setback of 6m is recommended
after the 2nd storey. An 8m setback would result in an even clearer distinction;
however the loss of developable area would be significantly larger.
4m
4 STOREYS
20m
BONDI JUNCTION
60m
38m
6m
4 STOREYS
20m
A 4 storey block edge in combination with a 20m street width allows views of
the sky or development beyond the block edge from the opposite side of the
street while walking. This is a classical 19th century main street frontage with
shops on street level and residential or offices above. A walk up to the fourth
storey was still considered to be manageable.
The Bondi Junction Centre context demands questioning whether a 4 storey
block edge would be preferable to a 6 storey block edge in combination with a
20m street width. The preferred version of a mixed use building would have 2
to 4 commercial storeys on the lower levels with residential uses above, either
in form of a perimeter block edge or as slender tower.
PROPORTION 1:1
The options depicted in Figure 5.27 show setback alternatives for a 4 storey
block edge. A distinct separation between a 4 storey block edge and the
development above is required. To express this separation a minimum step
back of 6m is recommended after the 4th storey. An 8m setback would result
in an even clearer separation; however the loss of developable area would
be significantly larger. A setback of less than 6m would result
19min
- 6insufficient
storeys
separation between the building parts.
1
BONDI JUNCTION
Option 2
4 Storey Block Edge
60m
1
20m
38m
PROPORTION 0.65:1
0.65
8m
4 STOREYS
20m
BONDI JUNCTION
1
20m
Figure 5.27 Option 2 - Four (4) Storey Block Edge
PROPORTION 0.35:1
5
30
13m - 4 storeys
FEBRUARY 2013
60m
Option 3
6 Storey Block Edge
This is a typical block edge type for high density inner urban areas, especially in
Central Business Districts (CBD). In the 18th and 19th century a 6 storey block
edge would frame a boulevard or an important main street.
38m
4m
6 STOREYS
20m
BONDI JUNCTION
60m
38m
In the Bondi Junction Centre context a 6 storey block edge would be used to
define the central commercial area with high density development potential.
It is assumed that a mixed use building would have 2 to 6 commercial storeys
on the lower levels with residential uses above, either in form of a perimeter
block edge or as slender tower. Viewed from street level a 6 storey block edge
makes the street wall more dominant than a potential tower above. A closed
block edge largely closes the views to party walls of towers on neighbouring
properties.
In mixed use areas the assessment of layout proposals against SEPP 65
provisions will determine the commercial and residential mix. The lower the
levels the more difficult it will be to achieve the required solar access.
The options depicted in Figure 5.28 show setback alternatives for a 6 storey block
edge. A distinct separation between a 6 storey block edge and the development
above is desirable. To express this separation a minimum step back of 6m is
recommended after the 6th storey. An 8m setback would result in a clearer
separation; however the loss of developable area would be significantly larger.
Setbacks of less than 6m would result in insufficient distinctive separation
between the building parts.
This review recommends option 3B be applied in street without heritage
context.
6m
6 STOREYS
20m
BONDI JUNCTION
60m
PROPORTION 1:1
38m
1
8m
BONDI JUNCTION
Figure 5.28 Option 3 - Six (6) Storey Block Edge
1
20m
PROPORTION 0.65:1
31
0.65
6 STOREYS
20m
19m - 6 storeys
13m - 4 storeys
6. CONSULTATION
Workshop
A workshop with councillors, Waverley Council staff and
representatives from the Department of Planning was led
by City Plan Urban Design (CPUD) and held on Thursday,
26 April 2012, to seek input into possible solutions to key
issues arising from an analysis of the Waverley LEP 2012 and
Waverley DCP 2012. A list of attendees is provided below.
Councillors:
• Leon Goltsman (Liberal)
• Tony Kay (Liberal)
• Mora Main (Greens)
• Prue Cancian (Greens)
Council Staff:
• Tony Reed (General Manager)
• George Bramis (Acting Director, Planning and
Environmental Services)
• Mark Wood (Director, Public Works and Services)
• Valerie Giammarco (Senior Strategic Planner, Urban
Design and Heritage)
• David Edwards (Acting Manager, Strategic Land Use
Planning)
• Mitchell Reid (Manager, Development Assessment)
• Dan Joannides (Manager, Technical Services)
• Alex Sarno (Casual Principal Strategic Planner)
• Angie Baker (Place Manager, Bondi Junction Town
Centre)
• Scott Spiers (Senior Landscape Architect)
Department of Planning:
• Wayne Williamson (Planning Officer)
City Plan Services:
• Paul Walter (Director, City Plan Urban Design)
• Sue Francis (Director, City Plan Strategy &
Development)
• Anna Robinson (Urban Designer)
A presentation was given by CPUD (included as Appendix
A – Workshop Presentation) that provided a background to
the Bondi Junction Urban Design Review; outlined the scope
of the project; detailed the urban design analysis completed
for the project; and articulated key issues arising from the
analysis that related to zoning, building heights and future
redevelopment. Workshop attendees then divided into three
groups to discuss the following questions:
Zoning
• In the year 2036, what type of business and commercial
space do you think should exist in Bondi Junction?
• Where in Bondi Junction do you think people should
be able to live?
Height of Buildings
• Which public spaces in Bondi Junction do you think
are the most important to optimise amenity for
including solar access?
• Do you think the identity of Bondi Junction will benefit
from variations to its current skyline?
• What do you think about the outcomes for street
frontages in some of the recently developed sites in
Bondi Junction?
32
Redevelopment
• How important do you think it is that development
controls foster urban renewal and redevelopment in
the next ten years?
Responses to the questions were annotated by each
of the groups and at the conclusion of the discussion,
one spokesperson from each group was nominated to
summarise and verbally present their group’s findings to
the whole workshop. The responses from the groups can be
summarised as follows:
Land Zoning
• A mix of commercial and residential uses is desirable
in Bondi Junction.
• A compact commercial core is desirable.
• A variety of commercial office space should be
available from small strata title offices to A-grade
office space.
• Hotel and serviced apartments are desirable.
• Bondi Junction should be a ‘hub’ with increased
vibrancy, diversity and night time activity including
restaurant and entertainment offerings.
Height of Buildings
• Oxford Street Mall, Waverley Street Mall, Clementson
Park and the Boot Factory plaza are important public
open spaces.
• Clementson Park is the only ‘park’ in close proximity
to Bondi Junction.
• There should be no further overshadowing caused
to these important public open spaces by future
development.
• An iconic building that contributes to the identity
of Bondi Junction’s skyline is suitable if it is well
designed.
• An increase in the height of Bondi Junction’s skyline
is suitable so long as there is reasonable protection
of amenity to neighbouring development (including
overshadowing and wind effects) and there is a direct
public benefit tied to new development.
• Slender tower forms are preferred.
• Upper level setbacks are preferred to prevent canyon
like streets with tall street walls.
• Fine grain, diverse and high quality facades are
preferred at ground level.
• Pedestrian permeability and through-site links are
important.
Redevelopment
• It is important to see change (improvement) to Bondi
Junction, whether it is in 10 years or 30 years.
• It is important that changes are high quality, benefit
the people of Bondi Junction and include significant
public domain improvements.
It is worth noting that as the workshop was not attended by
representatives from all elected political parties, these views
are not representative of the Council at large, nor the general
public. These responses were discussed internally by CPUD and
informed the subsequent analysis that led to the identification
FEBRUARY 2013
of key issues and constraints pertaining to the study.
SEPP 65 Design Review Panel
Feedback was sought from SEPP 65 panellists and relates
largely to opportunities to improve design outcomes through
an improved engagement process. Key matters in this regard
are:
• Proposals should come to the panel at earliest opportunity
(e.g. pre-DA rather than waiting for fully developed DA).
• Material should be provided to the panel prior to the
meeting, this should include the design together with the
assessing officer’s preliminary comments.
• The assessment process should closely involve the
assessing officer so they understand the logic of
the comments. This will serve to both improve the
information flow with regard to a particular DA and over
time (repeated exposure to the process) will represent a
valuable up-skilling for the officer.
DA Planners
Feedback from internal DA planners was sought. Philip Bull
(Area Manager, South Development Assessment Division)
provided the following:
• Controls are ambiguous and difficult to navigate.
• Important controls are buried too deep in the document.
• The DCP is too long and confusing.
• Too often the circumstance arises that proponents
come in with a scheme that they think complies with he
controls and the assessment team does not agree and
they need to argue.
• One example is the height control and control for the
number of floors; proponents seek additional floors of
residential build.
• Check proposed max. Height of Building for sites between
Library and Newland Street facing Ebley Street to be
consistent with proposed FSR reduction;
• Agreed that residential ceiling heights should be
determined by the NSW RFDC, however the floor to
floor heights for ground floor commercial in commercial
developments should be retained because it is not
covered by the RFDC;
• Test and confirm that a proposed FSR of 3.5:1 will achieve
the desired results of not overshadowing Clementson
Park. Preliminary tests indicate that the proposed FSR
may still be too high for these sites depending on use;
• Reconsider proposed height for corner site of Newland
and Ebley Street, as it is narrow and thus cannot
accommodate the proposed 26m if it is to comply with
the solar access clause;
• Extend recommendations for public domain treatment
along streets under Syd Einfeld Drive;
• Consider activation of Grafton Street.
Presentation to Councillors
A presentation of the Draft Review was given on 31 July
2012 to the Waverley Councillors and the DoP. Feedback on
proposed recommendations was sought and received over
the following weeks.
The following feedback was received:
• Reconsider proposed reduction in floor height on
properties facing Ebley Street between Newland and
Denison Streets. This reduction in height impacts on the
development potential of the Council properties being
Office Works and two adjoining terraces;
• Consideration should be given to increasing the
development potential, i.e. heights and FSR of the Library
site at the corner of Ebley and Denison St;
• Investigate reinstatement of clause for ‘Minimum street
frontage of land for buildings’;
• Include employment calculations associated with changes
west of Newland St and Westfield Centre potential;
• Consider alternative options for allowing non-residential
development south of Ebley Street instead of using
Schedule 1 Additional Permitted Uses;
• Justify reasons for zone, height and FSR recommendations,
particularly for sites between Hollywood Ave and Bronte
Road fronting Ebley Street;
33
7. CASE STUDIES AND PRECEDENTS
A series of case studies and precedents were examined in
relation to the Bondi Junction Urban Design Review including
high quality sustainable buildings, pedestrian-scaled urban
street environments and controls for street frontage heights
and setbacks.
1 Bligh / 15-19 Bent Street, Sydney
• A study of buildings of a high quality design and
sustainability in Sydney’s CBD provided an overview of
the kind of commercial office towers that Bondi Junction
can aspire towards in providing A-grade office space to
attract national tenants. 1 Bligh, 30 The Bond and Darling
Quarter are examples of high performing sustainable
buildings that integrate environmental benefits, such as
natural ventilation and operable shading devices with
quality architecture.
• A study of four and six storey buildings in Sydney CBD
examined how to maintain a pedestrian-scaled urban
street environment with well articulated architecture.
• A study of mixed use developments around Pyrmont
investigated comparable perimeter block edge forms and
vertical distribution of uses.
• A mixed use development in Double Bay has been
included as precedent for a built form that addresses the
urban context and creates a recognizable location in the
urban landscape.
• Mixed use development around the King Street Wharf in
Sydney have been examined as examples of lower block
edges with residential uses above.
• A study of development controls from City of Sydney and
North Sydney Council was compared against those for
Bondi Junction.
Picture 7.1 Street and Interior View of 1 Bligh Tower
1 Bligh Street is a commercial development in Sydney’s CBD
with a 6 Star Green Star Office Design Rating and 5 Star Base
Building NABERS Energy Rating that aims to change the face
of commercial office development to the benefit of both the
built environment and the greater environment as a whole.
The building comprises 27 storeys of premium A-grade office
space (average floor plates of 1,600sqm NLA), a double skin
floor to ceiling glass facade, a naturally ventilated internal
atrium approximately 135m in height and Australia’s largest
green wall on the ground floor. Column-free floor plates
maximise workspace whilst floor to ceiling glass provides
excellent views of Sydney Harbour.
34
FEBRUARY 2013
30 The Bond / 30-34 Hickson Road, Millers Point
Darling Quarter / 1-5 Harbour Street, Darling Harbour
Picture 7.2 30 The Bond
Picture 7.3 Darling Quarter
30 The Bond is a nine storey commercial development and
is a good example of social and environmental sustainability
within commercial objectives. It was the first office building in
Australia to commit to a 5 star energy rating, with lower CO2
emissions than a typical office building. This has been achieved
through the use of natural ventilation, passive chilled beam
cooling and fully operable shading on the facades. On the
east side of the building is a full height atrium, which features
a four-storey natural sandstone wall, hewn by hand for the
installation of the original gas works on the site. The base of
the atrium is a public space encouraging interaction between
the building’s occupants and the community.
Darling Quarter, occupied by the Commonwealth Bank of
Australia, has a 6 Star Green Star Rating and consists of two
separate office towers sitting on top of a shared basement
car park. Both towers comprise a ground floor occupied by a
retail space and a commercial entrance lobby. The western
part of each building has five floors of office space and the
eastern part has eight floors. An atrium connects these two
parts and provides greater natural day-lighting throughout
the office floors. The buildings have high performance
optimised facades with predominant north-south orientation
and a combination of fixed and automated shading devices
to maximise the passive efficiency of the design.
35
Sydney CBD
Picture 7.4 Four (4) and Six (6) Storeys Block Edges in Sydney CBD
Kent Street and surrounding streets in Sydney’s CBD comprises
of many examples of four and six storey buildings built to the
front boundary line. Whilst a majority of the facades in the
former warehouse precinct are ornate historical buildings,
their active street frontages create a pleasant pedestrian
environment. New tower developments above the historic
facades are set back approximately 6 to 8m from the front
facade, without ziggurat stepping, which mostly obscures the
tall towers from the vision of the pedestrian, thus achieving
what feels like a street width to height ratio of 1:1.
36
FEBRUARY 2013
Pyrmont
King Street, Sydney
Picture 7.5 Mixed Use Buildings in Pyrmont
Picture 7.6 Mixed Use Buildings in King St Wharf Area
Mixed use development in Pyrmont comprises of many
examples of six to nine storey block edges. Most buildings are
designed along the block perimeter and only a small number
have development set back above. Commercial/Retail uses
are located on the street level and along the main streets in
many cases also on the first and second levels. A distinctive
design separation of ground/first level and levels above
separates the residential from the commercial component.
Mixed Use buildings in the King Street Wharf area in Sydney
comprise of six to nine storey buildings with a distinct
separation between ground/first level with commercial
uses and levels above with residential uses. In some cases
a double storey with commercial uses is located along the
block perimeter to create the base for amenities (e.g. pool,
landscaped open space) for the residents of the block.
37
New South Head Road / Knox Street, Double Bay
Picture 7.7 Mixed Use Buildings at New South Head Rd /
Knox St, Double Bay
This Mixed Use building in Double Bay is a good example for
a design that addresses the location and presents itself as
iconic landmark building.
38
FEBRUARY 2013
Development Controls comparison
It has been examined how other Councils handle setback provisions for
locations similar to the Bondi Junction Centre. The following excerpts from
the City of Sydney Central Sydney DCP 1996 and the North Sydney DCP 2002
demonstrate different approaches to the provision of Street Frontage Heights
and Building Setbacks. It has been investigated what kind of block edge those
provisions create and considered if those provisions would be appropriate in
similar form for the Bondi Junction Centre.
6m MIN
8m
WEIGHTED
AVERAGE
20m MINIMUM
45m MAXIMUM
Central Sydney DCP 1996
(ii)
20m
The corner of Alfred and Pitt Street on 1 Alfred Street as shown
in Figure 2.67 inCITY
Section
2.12.G - APDG Site - Building Frontage
OF SYDNEY
Height Plan.
45m
range for street
frontage height
20m
Figure 2.4 Range of permissible street frontage
heights
Range of permissible street frontage heights.
1/6
2/3
min
1/6
45m
predominant
street frontage
height
20-45m
street
frontage
height
minimum 80%
street frontage
height
stre
et
average level of
frontage (average of
level at two
ends of frontage)
measured at centre
20m
new building
to have regard
to predominant
street frontage
height in the
vicinity
Figure 2.7 Street frontage height for corner sites
Street frontage height for infill sites.
8m weighted
maintain street
average setback
frontage height
for depth
range for front setback
of setback
6-10m, average 8m
sky exposure wider
with setback
minimum 80%
45m
Street
frontage
new buildings should have regard to the predominant street
/3 m
street
frontageheights1of
in
height height in the vicinity of1/3the proposed buildings.
frontage
min
1/3
street
frontage
height
min
Consolidated
street May 2011
20m
frontage
height
City of Sydney (Central Sydney DCP 1996)
Section 2.2: Street Frontage heights
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. i.e. small sites (less than 1,000 square metres) may attain a street
frontage height of 45 metres regardless of the above criteria.
Section 2.3: Building setbacks
Front setbacks
Above the street frontage height, buildings are to be set back a weighted
average of 8 metres. This setback may be reduced in part by up to 2 metres (to
achieve architectural variety) provided the weighted average setback from the
street
Figure 2.4 frontage alignment is 8 metres (see Figure 2.8). No part of the building is
to be set back less than 6 metres.
2.3.2 Smaller setbacks may be acceptable:
(i) on corner sites up to 1,000 square metres fronting streets or lanes at least 6
metres wide,
(ii) on corner sites where increased setbacks are provided to other streets
(generally, increased setbacks are to be provided on the major pedestrian
streets and/or on north-south streets) (see Figures 2.9 and 2.10),
(iii) on street blocks less than 30 metres deep from the street frontage,
(iv) to accommodate protrusions for architectural modulation and visual
interest.
2.3.3 Setbacks greater than 10 metres are permissible.
2.3.4 In retail streets (see Figure 2.27), a greater setback is desirable and, where
Figure 2.6
appropriate, will be determined by the consent authority. For Pitt Street Mall,
which is identified as a Special Area, the setback is 15 metres (see Figure 2.21).
(See also Section 2.4).
2.3.5 Any new building or additions above a heritage item in a heritage
Figure 2.5
streetscape are to have a setback at least 10 metres above the street frontage
height (see also Section 2.9).
Building Form
2-6
e
fron
average level of frontage
(average of level at two
ends of frontage)
measured at centre
tage
dar
on
sec
Figure
2.8 Range
of permissible
Range
of permissible
front setbacks.
tag
on
y fr
20-45m street
frontage height
front setbacks
Street frontage height for corner sites.
Figure 2.8
Figure 2.7
Figure 7.1 Street Frontage Heights and
Setbacks - Central Sydney DCP 1996
39
8m average setback
North Sydney (DCP 2002)
l. Street frontage podium height
i. Miller, Walker, Berry, Mount and Alfred Street and Pacific Highway maximum
of five storeys.
ii. North of McLaren Street maximum three storeys.
iii. Podium height matches or is transitional in height between immediately adjacent buildings.
iv. Podium height matches height of adjacent heritage items.
v. Podium height may be reduced to that part of the building devoted to commercial use in mixed-use buildings.
vi. If there is no commercial component, and therefore no podium, adequate
side separation should be provided for residential amenity.
5m MIN
5 STOREY MAXIMUM
m. Above podium setbacks, street frontage.
i. Miller, Walker, Berry, Mount and Alfred Streets and Pacific Highway frontages
a weighted average of 5m from edge of podium.
ii. Walker and Miller Street frontages north of McLaren Street a weighted average of 3m from edge of podium.
30m
NORTH SYDNEY
Figure 7.2 Street Frontage Heights and
Setbacks - North Sydney DCP 2002
60m
38m
Bondi Junction (DCP 2012)
Part E - Site Specific
1.0 Bondi Junction
1.6 Street alignment and Front Setbacks
The setback is not a minimum or maximum distance but rather the building is
to be built along the alignment of the front boundary setback
Figure 12:
Ground and Level 1 building frontages must align with, be parallel to and on
the street boundary. (Note: Where the shopfront is rather 3 than 2 storeys high
Level 2 (being the third level) of the building must align with, be parallel to and
on the street boundary.
4m
6 STOREYS
2 STOREYS
2m
20m
BONDI JUNCTION
EXISTING CONTROLS
Figure 7.3 Street Alignment, Front Setbacks and Tower Building Form - Bondi
Jucntion DCP 2012
Two/three storey shopfront facades
(a) Corner sites are to be built to both street alignments.
(b) On lots with 2/3 storey shopfront facades, corners may be 2, 3 or 4 storeys
high.
(c) Corner sites can have elevations that are the same height as the street elevations or they can be up to four storeys high to express the street junction.
Block edge Building Forms- Level 2 to Ceiling of Level 5
(a) Lots in street with heritage buildings are to have the block edge building
form above the 2/3 storey shopfronts set back from the street boundary by 2m.
(b) Developments on all other lots are to have front building elevations built to
the street alignment to a maximum of 6 storeys block edge development built
to the street boundary.
Tower building forms – Level 6 and above
(a) Tower building forms are to be set back a minimum of 6m from the street
boundary, are to be parallel to the street boundary and oriented to the front
and the rear boundary.
40
FEBRUARY 2013
8. PROPOSED CONTROL AMENDMENTS
This chapter outlines the proposed control amendments to
the Waverley LEP 2012 and Waverley DCP 2012 resulting
from the Urban Design Review. A series of recommendations
are presented on the following pages to amend the LEP,
address issues of Zoning, Floor Space Ratio and Height of
Buildings. Following this, a series of recommendations are
presented to amend the DCP that address its structure,
formatting and content.
Recommended LEP Amendments
Zoning
Change the area west of Newland Street which is presently
B3 Commercial Core to B4 Mixed Use. This will allow
residential development around the commercial core of
Bondi Junction while maintaining a commercial mix within
the transition area. The recommended change from B3 to
B4 west of Newland Street will result in a theoretical loss
of approximately 64,140sqm commercial floor space. It is
recommended to consider an increase to the development
potential of the Commercial Core zoned land between
Oxford Street and Gray Street to recoup this floor space. (see
section Floor Space Ratio).
Change the area contained by Oxford St/Hollywood Ave/
Waverley St (241-247 Oxford Street, 2-12 Waverley Street)
from B3 Commercial Core to B4 Mixed Use to allow
residential development at the fringe of the commercial
core. Mixed Use zoning is appropriate to the urban context
at this location and residential development in higher floor
levels will benefit from views and good solar access.
Do not increase heights, FSR or change the zoning of sites
between Hollywood Avenue and Bronte Road that front Ebley
Street and that front Hollywood Avenue between Waverly
Street and Ebley Street as requested in submissions to the
Draft LEP. These sites are contiguous with the commercial
core and add considerable ‘critical mass’ to the core.
Furthermore a change of the zoning from B3 Commercial
Core to B4 Mixed Use, would set up a conflict with the sites
to the north (for residential solar access).
mid block rather than across the street. The two primary
reasons for this change are cohesive street character and
avoiding overshadowing of residential premises. If the sites
on the north of Ebley Street are developed to a height of
32 meters, the lower levels of the buildings on the south
of the street will be wholly overshadowed in winter. This
recommendation is for an area outside the actual study area
boundary; however as the south side of Ebley Street will be
impacted by development on the northern street side, the
matter should be considered in the context of this review.
To enable offices along the south side of Ebley Street two
options may be considered. Either change Schedule 1
Additional Permitted Uses (Clause 2.5) and include additional
addresses along Ebley Street or expand the Mixed Use zoning
to include the south side of Ebley Street where it faces Mixed
Use or Commercial Core on the north. In the second case
the boundary between Mixed Use and Residential zoning
would run in the block middle instead of the street centre as
it presently does for much of the street.
Schedule 1 Additional Permitted Uses (Clause 2.5) would
require the following amendments:
‘Development for the purposes of Office premises is
permitted with consent’ would need to be extended. At
present it includes the western side of Denison St between
Oxford Street and Ebley Street as well as the southern side
of Ebley Street east of Newland St and 7 lots along Newland
Street already have this additional permitted use. It is
recommended to add addresses along the southern side of
Ebley Street between Denison St and Hollywood Ave (1, 3, 5,
7, 9, 11, 13, 15, 17, 19, 21, 23, 25, 51, 53, 55, 57, 59, 61, 63,
91, 93, 95, 99-101, 103-105, 107, 109 and 113 Ebley St and
54, 56, 58, 60, 62, 64 and 66 Newland St).
The alternative option to expand the Mixed Use zoning
requires further investigation and is beyond the scope of this
review.
An increased height along the northern side of Ebley Street
cannot be supported because this would impact on solar
access to buildings with residents on the southern street
side. This is applicable for the entire northern side of Ebley
Street and the height limit as proposed in the LEP 2012 of
32m should be retained.
This project has identified the potential for the area between
Ebley Street and Birrell Street to the considered as part of
the Bondi Junction Centre, however this opportunity should
be examined in the light of a whole-centre strategic plan that
lies beyond the scope of this project. If such a plan found in
favour of extending the centre to the south this may prompt
the Ebley Street height limit of 32m to be reconsidered.
Allow non-residential uses along the southern side of Ebley
Street so the transition to purely residential occurs in the
41
GRAF
RD S
T
BRONTE
RD
NEWLAN
D ST
L RD
GRAY ST
BIRRELL
A4 @ 1:6,000
ST
E ST
BRISBAN
ST
CA
Commercial Core
B4
Mixed Use
R3
ENS PDE
Medium Density
Residential
E
ZIE ST
ST
B3
ALLENS PD
MACKEN
WALTER
ST
GARDINER
NEWLAN
D ST
LAWSON
ST
ST
240m
KIERAN ST
RD
120
DENISON
ST
LLANDAFF
ST
EBLEY ST
ALL
R4
RE1
Public Recreation
SP2
Infrastructure
PORTER
TE
60
WAVERLE
Y
EBLEY ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
SPRING ST
ON
BR
0
RD
LL
HOUGH
ST
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
HOLLYWO
OD AVE
OXF
O
E AV
LAID
ADE
LN
OR ST
GROSVEN
ARTY
E
TON
ST
HEG
VERN
ON S
T
LESW
ELL
ST
N
NELSO
ST
ST
GRAF
OD AVE
BRONTE
RD
NEWLAN
L RD
BIRRELL
E ST
BRISBAN
ZIE ST
MACKEN
ST
WALTER
ST
GARDINER
D ST
NEWLAN
KIERAN ST
B3
ALLENS PD
E
RD
240m
LAWSON
ST
ST
DENISON
ST
LLANDAFF
ST
EBLEY ST
ST
Figure 8.2 Zoning – Recommended (Changed Areas Encircled in White)
42
GRAY ST
TE
A4 @ 1:6,000
120
WAVERLE
Y
EBLEY ST
MILL HIL
RUTHVEN
ST
ST JAMES
YORK R
RD
D
D ST
SPRING ST
ON
BR
60
ST
RD
LL
HOUGH
0
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
HOLLYWO
RD S
T
OR ST
OXF
O
E AV
LAID
ADE
LN
GROSVEN
ARTY
E
TON
ST
HEG
VERN
ON S
T
LESW
ELL
ST
N
NELSO
ST
Figure 8.1 Zoning – Waverley LEP 2012
Commercial Core
B4
Mixed Use
R3
S PDE
Medium Density Residential
R4
RE1
Public Recreation
SP2
Infrastructure
PORTER
ALLEN
ST
ST
FEBRUARY 2013
2.00
GRAF
IE ST
4.00
0.90
KIERAN ST
0.50 0.50
0.50
0.50
0.50
BIRRELL
0.90
0.90
0.50 0.50
2.00
ADE
X
4.00
Z1
5.00
0.75
0.75
0.75
E
5.50
AA
6.00
AB 0.75
7.00
0.75
8.00
0.75
0.50
0.50
BIRRELL
ST
GROSVEN
2.00
0.75
ALLENS PD
E
0.90
2.00
0.90
0.90
0.50 0.50
Figure 8.4 Floor Space Ratio – Recommended
(Changed Areas Encircled in White)
2.00
HOLLYWO
OD AVE
EBLEY ST
E ST
ZIE ST
2.00
0.90
0.50
LAID
ADE
E
E AV
0.90
MACKEN
0.90
0.90
0.90
GRAY ST
6.00 4.00
4.00 6.00
BRISBAN
D ST
NEWLAN
D ST
0.90
WALTER
ST
4.00
8.00
RD
0.50 0.50
2.00
6.00
TE
0.50
A4 @ 1:6,000
0.50 0.50
240m
2.00
7.00
ST
5.50
6.00
EBLEY ST
KIERAN ST
D
OXFOR
ON
BR
120
5.00
5.00
0.90
0.90
0.90
6.00
ST
ST
5.00
LL
1.50
6.00
8.00
OXFORD MA
SPRING ST
0.90
NEWLAN
HOUGH
LAWSON
ST
0.90
EBLEY ST
0.90
DENISON
ST
L RD
MILL HIL
RUTHVEN
ST
0.90
3.00
3.75
7.00
0.50
D
0.50
F
0.60
I
0.75
L
0.90WAVERLEY ST
S
1.50
2.00
2.00
T
LLW1
ANDAFF
RD
5.50
5.00
SPRING ST
6.00
RD
3.75
1.50
I
ND
BO
5.00 5.50
3.75
BRONTE
RD
5.00
4.00
ST JAMES
2.00
WY ST
EBLE
POAC
RTER ST
OR ST
5.00
5.00
0.90
D
T
0.75
0.90
N ST
RD S
T
IE ST
YORK R
ST
ST
6.00
VERN
O
OXF
O
GOWR
0.50
L
Z2
6.00
LN
5.00
0.90
0.60
60
0.75
2.00
0.90
TON
ST
ARTY
1.50
0.90
0
2.00
I
WAVERLE
Y
ALLENS PD
2.00
0.90
0.60
S
E
0.90
F
GRAF
HEG
1.50
0.90
0.75
0.50
LLANDAFF
ALLENS PD
0.50
GARDINER
LESW
ELL
ST
1.50
1.50
0.60
2.00
D
ST
N
NELSO
1.50
0.60
6.00 4.00
4.00 6.00
0.90
ST
Figure 8.3 Floor Space Ratio – Waverley LEP 2012
1.50
0.90
GRAY ST
RD
A4 @ 1:6,000
240m
0.90
2.00
8.00
TE
60
0.50 120
WALTER
ST
6.00
2.00
2.00
0.50
7.00
ST
ON
BR
0.50
0
NEWLAN
0.90
0.90
0.90
0.50
2.00
D ST
LAWSON
ST
ST
DENISON
ST
4.00
EBLEY ST
0.90
D
OXFOR
5.50
6.00
5.00
0.90
0.90
HOUGH
5.00
ST
L RD
0.90
MILL HIL
0.90
RUTHVEN
0.60
ST
RD
0.60
ST JAMES
YORK R
D
6.00
5.00
LL
6.00
6.00
8.00
OXFORD MA
SPRING ST
NEWLAN
D ST
0.90
E
LAID
AVE
5.50
5.00
1.50
RD
5.00
GOWR
3.75
HOLLYWO
OD AVE
5.00 5.50
3.75
OR ST
GROSVEN
5.00
7.00
I
ND
BO
0.60
BRONTE
RD
RD S
T
6.00
E ST
1.50
0.90
5.00
BRISBAN
OXF
O
ZIE ST
1.50
0.90
6.00
LN
5.00
MACKEN
ARTY
GARDINER
1.50
TON
ST
HEG
LESW
ELL
ST
1.50
VERN
ON S
T
N
NELSO
ST
1.50
1.50
2.00
3.00
ST
W2
3.75
X
4.00
Z1
5.00
Z2
5.50
0.75
0.75
0.75
A
LLENS PD
AA
6.00
E
0.75
AB
7.00
AC 0.75
8.00
0.75
PORTER ST
0.75
43
Floor Space Ratio
Change areas west of Newland Street which are at present
B3 Commercial Core to B4 Mixed Use to allow residential
development while retaining the commercial mix of this
area. The overall FSR should be retained as proposed in the
LEP 2012.
Assuming that Ground and First Levels of Mixed Use buildings
would be commercial uses and levels above residential, this
recommended amendment would result in the theoretical
loss of approximately 64,000sqm commercial floor space;
this may be balanced by a possible gain of approximately
64,000sqm residential floor space within the Bondi Junction
Centre (see Figure 8.5)
Library site (corner Denison Street) form 4 : 1 to 3 : 1. This
change is recommended in relation to the height reduction
in this area to secure solar access to Clementson Park (see
below). FSR testing resulted in an achievable FSR of 3.4 due
to minimum requirements for building separation and solar
access. In order to encourage and support the goal of design
excellence it is recommended to reduce the FSR at this
location to 3 : 1. This reduction in building bulk would also
support the proposed through block link in a generous width
(to connect the park and the Boot Factory) at this location.
Figure 8.3 and Figure 8.4 illustrate the existing FSR in the
Waverley LEP 2012 and the FSR potential.
Considered an increase in the development height potential
of the sites between Gray and Oxford Streets (this includes
the Westfield south site and the adjacent sites fronting Oxford
Street and Bronte Road). Subject to detailed investigation
we consider this increase in yield could be approximately
equivalent to an increase from 8:1 to 10:1. A development at
this scale would result in a theoretical provision of additional
approximately 38,000sqm commercial area (potentially
A-grade office space).
It is recommended to reduce the FSR applying to Ebley Street
properties (northern side) between Newland Street and the
1
Area
1
Area
Description
Description
Change
Change
FSR
impact
FSR impact
Size
Size LEP FSR
Draft
Draft
LEP FSR
FSR
change
FSR
change
Pot. GFA
Pot. GFA Zone
Proposed
Proposed Zone
Loss Residential
Loss Residential
GFA
Gain
GFA Residential
Gain Residential
GFA
GFA
Summary
Between Grafton
St and Hegarty La
Between Grafton
St and Hegarty La
2
2
Between Hegarty
La/ Vernon St /
Between Hegarty
Oxford St
La/ Vernon St /
Oxford St
3
3
Between Hegarty
La/ Vernon St /
Between Hegarty
Oxford St /
La/ Vernon St /
Newland
Oxford StSt/
4
5
4
5
Between Oxford St Ebley St north side
/ Newland St /
east of Library to
Between Oxford St Ebley St north side
Spring
St
corner
Newland St
/ Newland St /
east of Library to
Spring St
corner Newland St
B3 Commercial Core
B3 Commercial Core
6
Total
Between Oxford St /
Bronte Rd / Gray St /
Between Oxford St /
Waverley St
Waverley St
From B3 to B4
Newland St
From B3 to B4
From B3 to B4
yes
From B3 to B4
yes
From B3 to B4
yes
yessqm
4,923
yessqm
2,064
yessqm
1,997
yessqm
6,111
yessqm
7,683
yes sqm
18,958
4,923
6 sqm
2,064
5 sqm
1,9975 sqm
6,1115 sqm
7,6834sqm
18,9588 sqm
From B3 to B4
FSR from 4:1 to 3:1 FSR from 8:1 to 10:1
From B3 to B4
yes
yes
yes
06
05
05
05
- 41
+8 2
29,5380 sqm
0 sqm
10,320
9,9850 sqm
0 sqm
30,555
- 1 sqm
7,683
37,916
+ 2 sqm
29,538Use
sqm
Mixed
10,320Use
sqm
Mixed
9,985 sqm
Mixed
Use
30,555
sqm
Mixed Use
7,683
Mixedsqm
Use
37,916
Mixedsqm
Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm
80%
6,146 sqm
6,146 sqm
80%
6,146 sqm
6,146 sqm
64,318 sqm
64,318 sqm
+ 58,172 sqm
+ 58,172 sqm
80%
23 630 sqm 80%
23,630
8 256 sqm
8,256
80%
7 988 sqm
7,988
80%
24 444 sqm 20%
24,444
1 537 sqm
1,537
80%
23 630 sqm 80%
23,630
8 256 sqm
8,256
80%
7 988 sqm
7,988
80%
24 444 sqm 20%
24,444
1 537 sqm
1,537
65 855 sqm
65,855
65 855 sqm
65,855
100% 37,916 sqm
100% 37,916 sqm
37,916 sqm
37,916 sqm
- 27,939 sqm
- 27,939 sqm
B4 Mixed Use
B4 Mixed Use
Figure 8.5 Recommended Floor Space Ratio
44
Total
From B3 to B4
Summary
Loss Commercial
Loss Commercial
GFA
Gain
GFA Commercial
Gain Commercial
GFA
GFA
Summary
Summary
6
FEBRUARY 2013
Height of Building
Change the southern front of the block edged by Spring
Street/Newland Street/Ebley Street/Denison Street from
32m to 26m maximum Height of Buildings (HOB) to secure
and emphasise the importance of solar access to Clementson
Park. This amendment should be applied to the area between
the Library site and Newland Street.
A maximum HOB of 26m allows for an 8 storey mixed use
development plus rooftop design:
Commercial
4.0m
GL
L1
Commercial
3.5m
L2-L7 Residential
18.0m
25.5m
The northern block half facing Spring St and the corner of
Ebley Street and Denison Street (Council Library) should
remain at 32m as there is no potential impact on Clementson
Park from those locations.
60m to avoid additional shadow impact on areas along Ebley
Street and Hollywood Avenue.
The review revealed that this area is uniquely unconstrained
for greater height relative to other parts of the centre. Other
areas within the Bondi Junction Centre (in particular the area
along the northern side of Ebley Street ) were ruled out for
additional height increase due to the additional impact on
solar access for adjoining residential areas. Furthermore a
selected height increase at this location would support the
development of an arc skyline as demonstrated earlier.
Apart from the Westfield Centre site there is no other large
scale development site left in the Bondi Junction Centre
that could be used for the development of large scale office
buildings without difficult consolidation processes.
An LEP Solar Access Clause in support of the height of
building amendment it is also recommended. This clause
addresses solar access to all open spaces in and around the
Bondi Junction Centre (including Clementson Park) to foster
the importance of sufficient solar access and should specify
that properties affected by this clause may not be able to
develop to its full potential.
The Solar Access Clause may read as follows (LEP Clause, Part
6 Additional Local Provision):
‘Solar Access to open spaces in and around the Bondi
Junction Centre is to be secured. New development shall not
result in any additional shadow impact at 12noon on 21st
June on Clementson Park, Waverley Street Mall, Eora Park,
Norman Lee Place (Boot Factory), Oxford Street Mall and
Rowe Street (between Oxford Street Mall and Grosvenor
Lane). Sites affected by this clause may not be able to be
developed to their maximum FSR or height.’
Amend the LEP Height of Building Map along the northern
side of Oxford Street Mall to consider the actual shadows
resulting of the tall buildings above the train station. The
10/16/24m strips along Oxford Street Mall should only be
applied in areas which actually have solar access between
12noon and 2pm on 21 June. Areas which are shaded at
that time by the taller buildings on the north side should be
amended to show the two steps approach (20m and 38m) to
allow higher development potential.
A potential area for heights greater than permitted under
the LEP 2012 is identified south of Oxford Street in the sites
occupied by Westfield and the adjacent sites. At this location
the height could increase from 60m (as designated in the
Waverley LEP 2012) to 80 and 120m. The northern half of
the this area (south of Oxford Street) could accommodate
a 120m building to allow for new landmark building at this
location towards Oxford Street; the south-eastern part of the
area could accommodate an 80m building to allow for a tall
tower; the south-western part of the area should remain at
45
15
15
15
38
OXFORD MA
24
240m
BIRRELL
A4 @ 1:6,000
9.5
9.5
BRONTE
RD
J1
9
J2
9.5
K
10
M
12.5
N
13
28
15
28
WAVERLE
Y
ST
ST
16
Q
20
EBLESY ST
24
T
28
U
32
12.5
12.5
12.5
ALLENS PD
9.5
15
9.5
ST
12.5
E ST
9.5
8.5
O2
E
ZIE ST
ST
9.5
I
O1
ALLENS PD
8.5
60
LLANDAFF
15
12.5
V1
E
35
V2
38
12.5
40
W
RD
120
WALTER
ST
15
TE
60
15
32
ON
BR
9.5
0
15
D ST
KIERAN ST
NEWLAN
ST
9.5 9.5
GRAY ST
32
15
LAWSON
ST
HOUGH
DENISON
ST
9.5 9.5
9.5
60
60
EBLEY ST
9.5
ST
40
32
9.5
D
OXFOR
16
60
MACKEN
L RD
9.5
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
9.5
28
SPRING ST
NEWLAN
D ST
32
38
20
LL
16
40 28
40
9.5
60
20
60
RD
38
IE ST
24
16
10
9.5
15
60
I
ND
BO
9.5
38 24
16 32
20 10
BRISBAN
RD S
T
GOWR
9.5
OR ST
GROSVEN
60
OXF
O
12.5
9.5
15
15
38
12.5
9.5
15
CA
9.5
15
60
E
TON
ST
E AV
LAID
ADE
ELL
GRAF
HOLLYWO
OD AVE
15
ST
15
LESW
15
GARDINER
N
NELSO
ST
15
POAA
RTER ST
9.5
12.5
60
Figure 8.6 Height of Buildings – Waverley LEP 2012
15
15
15
24
240m
BIRRELL
ST
9.5
9.5
ZIE ST
9.5
BRONTE
RD
15
15
LAID
ADE
12.5
E
9.5
608.5
J1
9
J2
9.5
K
10
M
12.5
N
13
O1
15
28
16
O2
LLANDAFF
Q
S1
9.5
9.5
9.5
15
12.5
28
WAVERLE
Y
ST
ST
20
24
26
T
28
U
32
ALLENS PD
15
8.5
I
EBLES2
Y ST
ALLENS PD
Figure 8.7 Height of Buildings – Recommended (Changed Areas Encircled in White)
46
32
RD
A4 @ 1:6,000
120
32
TE
60
GRAY ST
ON
BR
9.5
WALTER
ST
ST
D ST
KIERAN ST
NEWLAN
9.5 9.5
15
15
LAWSON
ST
ST
DENISON
HOUGH
0
NEWLAN
9.5
60
60
EBLEY ST
9.5
ST
40
32
9.5
D
OXFOR
16
60
MACKEN
L RD
9.5
ST
9.5 9.5
MILL HIL
RUTHVEN
ST JAMES
ST
RD
D
YORK R
26
28
SPRING ST
D ST
32
9.5
LL
16
40 28
40
9.5
38
20
OD AVE
OXFORD MA
E ST
IE ST
24
16
10
60
20
60
RD
38
9.5
15
60
I
ND
BO
9.5
38 24
16
20 10 32
GRO
38
BRISBAN
RD S
T
GOWR
9.5
SVENOR ST
60
OXF
O
12.5
9.5
15
15
38
12.5
9.5
15
V1
E
35
V2
W
38
12.5
40
AA
PORT
ER
60
ST
12.5
12.5
CA
9.5
15
60
E
TON
ST
E AV
ELL
GRAF
HOLLYWO
15
ST
15
LESW
15
GARDINER
N
NELSO
ST
15
12.5
12.5
FEBRUARY 2013
Recommended DCP Amendments
The following recommended amendments pertain to the
structure, formatting and content of the Waverley DCP 2012.
Structure
It is recommended that the structure from the Waverley DCP
2010 Part F1 be reinstated, i.e. 1.0 Introduction, 2.0 Urban
Form Controls, 3.0 Building Design Controls, 4.0 Access and
Movement, 5.0 Town Square Provisions to provide a clearly
articulated hierarchy for the controls.
Formatting
It is recommended that all terminology throughout the DCP
is made consistent, i.e. refer to Ground Floor, First Floor,
Second Floor not Ground Level, Level 1, Level 2, etc.
It is recommended that all headings and labels use a
consistent case, i.e. they should either all be in ‘Capital Case’
or they should all be in ‘Sentence case’.
It is recommended that all diagrams and maps are
represented in a clear and legible manner that can be clearly
reproduced in black and white. All maps of Bondi Junction
should be oriented in same direction at the same scale
including a north arrow, scale bar and legible street names.
Content
It is recommended to add a note to the DCP that Part E is to
be read in conjunction with SEPP 65 RFDC and Type Specific
and General Clauses Part B to D.
PART E – Clause 1.0 Bondi Junction
The area, where specific provisions for the development of
the town square apply, should be mentioned and highlighted
in Figure 1. Furthermore there should be notes throughout
Part E advising of the town square provisions where topics
are overlapping or refined.
Add: ‘The development of the Town Square and its vicinity is
additionally specified in Clause 1.26.’
Figure 1: Add boundary for ‘Town Square Provisions’
See also LEP Floor Space ratio map with determination of
area for small footprint tower buildings and new LEP Clause
4.4(5).
Eliminate Control (b), ‘Corner sites may have slightly higher
buildings forms to accentuate the junction of streets and
the rectilinear block pattern.’ Higher building forms at
corners have been found to accentuate wind effects. The
City of Melbourne’s Built Form Review 2011 states that,
‘Street corners are the most important locations in which to
require tower setbacks, which are at odds with the design
justification of “defining the corner”. (Brisbane has specific
setback controls for corners to reduce wind).’
Include a solar access for open space clause in Clause 1.1
Built Form as the provision may have impact on the potential
built form of a development. Add the following control: ‘Solar
Access to open spaces in and around the Bondi Junction
Centre is to be secured. New development shall not result
in any additional shadow impact at 12noon on 21st June on
Clementson Park, Waverley Street Mall, Eora Park, Norman
Lee Place (Boot Factory), Oxford Street Mall and Rowe Street
(between Oxford Street Mall and Grosvenor Lane). Sites
affected by this clause may not be able to be developed to
their maximum FSR or height.’
PART E – Clause 1.2 Building Use
Include the following control under ‘Arcades, squares and
through block links’: ‘Arcades and through block links should
be grand in scale and form with high visibility and direct
connectivity through to other thoroughfares, rather than be
dark single-storey connections with low ceiling heights. They
should encourage better pedestrian access whilst supporting
pedestrian desire lines.’
Amend ‘Figure 32 – Active Frontages, Through Block Links,
Arcades and Squares’ accordingly (see Figure 8.8).
PART E – Clause 1.3 Subdivision
No recommended amendments.
PART E – Clause 1.1 Built Form
It is recommended to reinstate the requirement for slender
tower forms from the Waverley DCP 2010, Part F1 Bondi
Junction Centre, 2.1 Introduction, to encourage more
sustainable tower forms that have less bulk and therefore
less solar impact on surrounding sites. The control will read
as follows:
PART E – Clause 1.4 Heritage and Buildings of Historic
Character
Update ‘Figure 6. Buildings of historic character’, to include
heritage items and buildings of historic character from
Waverley LEP 2012 ‘Heritage Map – Sheet HER_001A’ in
addition to those buildings of historic character currently
shown, to provide a comprehensive diagram illustrating both
heritage items and buildings of historic character (see Figure
8.9).
‘Tower building forms occur in the Bondi Junction
commercial zones and are designed to provide higher
density development commensurate with Bondi Junction’s
role as a Major Centre as identified in the Sydney Metro
Strategy. Encouraging a small footprint tower building is one
of the key determinants of sustainability to facilitate cross
ventilation, daylight access and to create diversity within the
BJC skyline.’
Character Statements should be established in Bondi
Junction to provide qualitative direction for design. The City
of Sydney’s Locality Statements may serve as a guide. These
should reflect the existing and the desired future character
of each area within Bondi Junction. An important element of
this task is to determine the extent of each character area.
Presently the Junction has a diverse range of characters,
47
ST
GRAF
OXF
O
RD S
T
HOLLYWO
OD AVE
BRONTE
RD
NEWLAN
D ST
L RD
WAVERLE
Y
GRAY ST
EBLEY ST
E ST
ZIE ST
ST
CA
E
MACKEN
WALTER
ST
GARDINER
D ST
BIRRELL
NEWLAN
KIERAN ST
ALLENS PD
BRISBAN
240m
ST
ALLENS PD
E
Existing Arcade
RD
120
A4 @ 1:6,000
LLANDAFF
ST
EBLEY ST
LAWSON
ST
ST
DENISON
ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
SPRING ST
TE
60
ST
RD
LL
ON
BR
0
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
HOUGH
E AV
LAID
ADE
E
LESW
ELL
TON
ST
OR ST
GROSVEN
N
NELSO
ST
ST
Future Through
Block Links
PO
RTER ST
ST
N
NELSO
ST
Figure 8.8 Amended DCP 2012 Figure 32 – Active Frontages, Through Block Links, Arcades and Squares
GRAF
SVENOR ST
OXF
O
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BIRRELL
OD AVE
E ST
ST
CA
E
BRISBAN
ZIE ST
MACKEN
ST
WALTER
ST
GARDINER
NEWLAN
D ST
EBLEY ST
KIERAN ST
ALLENS PD
E
Heritage Item
Building of PO
Historic
Character
RT
ER ST
Figure 8.9 Amended DCP 2012 Part E Figure 6 – Buildings of Historic Character - ensure the consistency with Waverley
LEP 2012 Heritage Map
48
ST
ST
ALLENS PD
RD
240m
LAWSON
ST
ST
DENISON
ST
LLANDAFF
TE
A4 @ 1:6,000
120
GRAY ST
ON
BR
60
WAVERLE
Y
HOLYWO
BRONTE
RD
D ST
SPRING ST
NEWLAN
L RD
HOUGH
ST
EBLEY ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
D
YORK R
D
OXFOR
OXFORD MA
IE ST
RD
GOWR
I
ND
BO
GRO
RD S
T
0
LA
ADE
IDE
AVE
LESW
ELL
TON
ST
ST
GRAF
RD S
T
HOLYWO
OD AVE
BRONTE
RD
NEWLAN
D ST
L RD
WAVERLE
Y
GRAY ST
EBLEY ST
240m
A4 @ 1:6,000
ST
ALLENS PD
E ST
ZIE ST
E
ALLENS PD
BRISBAN
MACKEN
ST
WALTER
ST
GARDINER
D ST
BIRRELL
NEWLAN
KIERAN ST
E
Streets with Heritage Items
and/or Buildings with Historic
Character to have 2/3 Storey
Shopfront Facades
PORT
RD
120
LLANDAFF
ST
EBLEY ST
LAWSON
ST
ST
DENISON
ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
YORK R
D
SPRING ST
TE
60
ST
RD
LL
ON
BR
0
D
OXFOR
OXFORD MA
IE ST
I
ND
BO
GOWR
ADE
OXF
O
HOUGH
E
LAID
AVE
LESW
ELL
TON
ST
OR ST
GROSVEN
N
NELSO
ST
FEBRUARY 2013
ST
ER ST
ST
N
NELSO
ST
Figure 8.10 Amended DCP 2012 Part E Figure 8 – Building Elevation in Streets with Heritage and Buildings with Historic Character
GRAF
OR ST
OXF
O
LL
OD AVE
HOLYWO
BRONTE
RD
D ST
NEWLAN
L RD
240m
BIRRELL
LLANDAFF
ST
ALLENS PD
E ST
E
BRISBAN
ZIE ST
ST
WALTER
ST
MACKEN
KIERAN ST
GARDINER
D ST
EBLEY ST
NEWLAN
LAWSON
ST
ST
DENISON
ST
MILL HIL
RUTHVEN
ST JAMES
ST
RD
D
YORK R
GRAY ST
EBLEY ST
RD
A4 @ 1:6,000
120
WAVERLE
Y
TE
60
ST
SPRING ST
ON
BR
0
D
OXFOR
OXFORD MA
IE ST
RD
GOWR
I
ND
BO
GROSVEN
RD S
T
HOUGH
LA
ADE
IDE
AVE
LESW
ELL
TON
ST
ST
ENS PD
Ground Floor toALLFirst
Floor
E to
be built to the Lot Boundary
with Storeys Above Setback 6m
Ground Floor to Fifth Floor to
be built to the Lot Boundary
with Storeys PO
Above
Setback 6m
RTER ST
Figure 8.11 Amended DCP 2012 Part E Figure 13 – Control Drawing for Building to the Street Alignment
49
ST
these are largely defined by streets, block by block.
PART E – Clause 1.4.2 Streets with Heritage and Buildings of
Historic Character
Update Figure 8: ‘Building Elevation in Streets with Heritage
and Buildings with Historic Character’ to include only those
parts of blocks that actually have heritage items or buildings
of historic character which would be along Oxford Street and
Bronte Road (see Figure 8.10).
PART E – Clause 1.5 Active Street Frontages
Amend Primary Shopping Street Frontages:
(e) Commercial and residential lobbies if accompanied by
an entry and occupying less than 10% of the buildings street
frontage can front the street.
10% is too small in narrow lot cases, e.g. a 10m wide
lot would only allow for a 1m wide entry. The provision
should be amended to allow entries according to National
Construction Code (NCC) standards:
‘(e) Commercial and residential lobbies if accompanied by
an entry and occupying less than 10% (or the minimum
requirements according to the National Construction Code)
of the buildings street frontage can front the street.’
To ensure consistency with the town square provisions add:
‘Active Street Frontages and Address for the development of
the Town Square and its vicinity are additionally specified in
Clause 1.26.5.’
Secondary Shopping Street Frontages
The existing control specifies a preferred 10m interval
between doors, with a maximum of 15m. This interval
should be reduced to create a more diversified and visually
appealing environment for pedestrians. Amend control (b)
to the following:
‘One door (into entertainment, civic, community, commercial
or retail uses) is preferred per 6m to 10m of street frontage.’
Figures 10 and 11: Remove 2m setback after first level to be
consistent with proposed setback provisions. Either show
6m setback after first level (in case of heritage context) or 6
storey block edge on street boundary.
In the context of creating active street frontages and ensuring
that minimum requirements for access can be met, it is
recommended to add a clause for the provision of minimum
street frontages:
‘A building on land in Zone B3 Commercial Core or Zone
B4 Mixed Use must have at least one street frontage of
12 metres or more to a public street (excluding service
laneways). Exclusions from this rule can only be granted if
the provision of active street frontages can be demonstrated
anyway.’
PART E – Clause 1.6 Street Alignments and Front Setbacks
To ensure consistency with the town square provisions
add: ‘Street Alignment, Street Setbacks and Street Frontage
50
Heights for the development of the Town Square and its
vicinity are additionally specified in Clause 1.26.1 and 1.26.2.’
Two / three storey shopfront facades:
Eliminate Control (b) and (c) for two/ three storey shopfront
facades to be consistent with the recommendation in ‘Clause
1.1 Built Form’ that corner sites may not have slightly higher
building forms.
Update ‘Figure 13. Control Drawing Building to the street
alignment, Level 2-5’ to show a requirement for a 6m
setback only for those lots represented with a dashed line.
Those would be along Oxford Street and Bronte Road. Street
Corners should be included to create a consistent street
character (see Figure 8.11).
Block edge Building Forms – Level 2 to Ceiling of Level 5:
It is recommended that Control (a) for ‘Block edge Building
Forms – Level 2 to Ceiling of Level 5’ be modified to require
a 6m setback, as per with the preferred option from the
setback analysis, as follows:
‘Lots in streets with heritage buildings are to have the block
edge building form above the 2/3 storey shopfronts set back
from the street boundary by 6m.’
It is recommended that ‘Figure 15. Setbacks from the street –
buildings in streets with heritage’ be updated to be consistent
with the amendment above and show a requirement for a
6m setback above the 2/3 storey shopfront (see Figure 8.12).
It is recommended that ‘Figure 16. Control Diagram Corner
Sites’ be modified to eliminate the slightly higher building
forms at corners to be consistent with the recommendation
in ‘Clause 1.1 Built Form’ and remove the 2m setback step.
PART E – Clause 1.7 Separation
No amendments.
PART E – Clause 1.8 Side and Rear Boundary Setbacks
No amendments.
PART E – Clause 1.9 Building Footprint
‘Building Depth and Bulk for the development of the Town
Square and its vicinity are additionally specified in Clause
1.26.3.’
Block edge building form,(b) Residential:
Delete ‘Buildings may have greater depth than 18m only if
they still achieve satisfactory daylight and natural ventilation
and have habitable room depth no greater than 8m from
a source of sunlight.’ Greater building depths than 18m
should be argued on merit and the achievement of SEPP 65
principles has to be demonstrated in the DA process.
PART E – Clause 1.10 Building Orientation
No amendments.
PART E – Clause 1.11 Number of Storeys
FRONT BOUNDARY
FEBRUARY 2013
6M
ST
RE
ET
Figure 8.12 Amended DCP 2012 Part E Figure 15 – Setbacks from the Street, Buildings in Streets with Heritage
Controls (b): Delete ‘ All public parks, including Clementson
Park are not to be overshadowed using the following
standard: Less than 40% of the park should be in shadow
between 11:00am and 3:00pm, at the winter solstice; less
than 70% of the park should be in shadow between the
times of 7:00am and 9:00am; and 4:00pm and 6:00pm, at
the equinox.’
The solar access of open spaces has been addressed in the
new LEP Solar Access Clause and additionally in DCP Part E
– 1.1 Built Form.
PART E – Clause 1.12 Views, Vistas and Tree Preservation
No amendments.
PART E – Clause 1.13 Design Excellence
‘Building Exteriors for the development of the Town Square
and its vicinity are additionally specified in Clause 1.26.8.’
It is recommended that ‘3.12 Green Star Environmental
Rating Scheme’ and BASIX from Waverley DCP Part F1 Bondi
Junction be reinstated to ensure high quality sustainable
building design. This clause should be inserted after Clause
1.13. All following clauses are to be renumbered accordingly.
PART E – Clause 1.14 Building Elevations
‘Building Exteriors for the development of the Town Square
and its vicinity are additionally specified in Clause 1.26.8.’
PART E – Clause 1.15 Public Art in the Private Domain
No amendments.
PART E – Clause 1.16 Awnings and Colonnades
In general it is recommended that ‘Clause 1.16 Awnings
and Colonnades’ be relocated after ‘Clause 1.14 Building
Elevations’ due to both these clauses dealing with the
facades of buildings.
‘Awnings for the development of the Town Square and its
vicinity are additionally specified in Clause 1.26.6.’
Amend Control (b) ‘Provide awnings on buildings as indicated
in Figure 31, including around corners.’
Add to Control (e) ‘Awnings are required to step with
topography’.
PART E – Clause 1.17 Open Spaces at the Street Front
No amendments.
PART E – Clause 1.18 Designing Buildings for Flexibility
No amendments.
PART E – Clause 1.19 Ceiling Heights
It is recommended that ‘Clause 1.19 Ceiling Heights’ only
considers commercial ceiling heights. For residential use
instead rely on the ceiling heights prescribed by the NSW
51
Residential Flat Design Code and the National Construction
Code (NCC).
Add to introduction paragraph: ‘On residential levels the
floor to floor ceiling height has to be according to the NSW
Residential Flat Design Code and the NCC respectively.’
Amend Controls:
(b) Level 1: 3.5m minimum floor to floor
(c) Above Level 1, commercial use: minimum 3.5m floor to
floor
Delete (d)
PART E – Clause 1.20 External Living Areas
No amendments.
PART E – Clause 1.25.2 Vehicular and Service Access to Lots
add: ‘Vehicle Footpath Crossings and Vehicle Access for
the development of the Town Square and its vicinity are
additionally specified in Clause 1.26.7 and 1.26.9.’
Control (a): Delete ‘.....except for lots that do not have
secondary frontages or laneways’. Exception from the rule to
exclude vehicular access on primary shopping streets should
be considered on each specific merit.
Figure 33: Delete ‘(except for lots with no secondary
frontages or laneways)’ in key for figure
PART E – Clause 1.21 Wind Mitigation
No amendments.
PART E – Clause 1.26 Town Square Provisions
PART E – Clause 1.22 Reflectivity
No amendments
PART E – Clause 1.26.1 Building to Street Alignment and
Street Setbacks
PART E – Clause 1.23 Roller Shutters
No amendments.
PART E – Clause 1.24 Outdoor Advertising Signs and
Structures
No amendments.
PART E – Clause 1.25 Access and Movement
add: ‘Pedestrian Amenity for the development of the Town
Square and its vicinity is additionally specified in Clause
1.26.4; Vehicle Access for the Town Square area in 1.26.9.’
It is recommended that ‘Figure 32. Active Frontages –
Through Block Links, Arcades, Squares’ be updated to
include existing arcades and through block links between
Spring Street, Oxford Mall and the Bus and Rail Interchange
as per ‘Figure 39. Through site links’; Or a note to be added:
‘see also Figure 39 for through site links in the vicinity of the
Town Square.’
Add example picture for through block link, for example
Strand Arcade, Sydney:
PART E – Clause 1.26.2 Street Frontage Heights
‘Figure 35. Street Frontage Heights’ should be redrawn as it
is illegible.
PART E – Clause 1.26.3 Building Depth and Bulk
Change Control (a) to match with respective LEP clause:
‘On land zoned B3 Commercial Core, above street frontage height: preferred max. floor plate area of a building is
1,000sqm GFA.’
PART E – Clause 1.26.4 Pedestrian Amenity
No amendments.
PART E – Clause 1.26.5 Active Street Frontages and Address
No amendments.
PART E – Clause 1.26.6 Awnings
No amendments.
PART E – Clause 1.26.7 Vehicle Footpath Crossings
No amendments.
PART E – Clause 1.26.8 Building Exteriors
No amendments.
PART E – Clause 1.26.9 Vehicle Access
No amendments.
PART E – Clause 1.26.10 Site Facilities and Services
No amendments.
PART E – Clause 1.26.11 Special Areas
No amendments.
Picture 8.1: Strand Arcade, Sydney
52
FEBRUARY 2013
Demonstration of Setback Provisions
Figure 8.13 Existing Setbacks - Oxford Street
Setbacks according to Waverley DCP 2012
0
7.5
Oxford Street
A4 @ 1:750
• 2 storey block edge; 0m setback for Ground Level and Level 1
• 2m setback for Level 2 to Level 5; additional 4m setback for Level 6 and above
• Heritage context along Oxford Street
• Ceiling height: 4m Ground Level; 3.5m Level 1 to Level 5; above Level 5: residential uses min. 2.7m
15
30m
Proposed Setbacks
0
7.5
15
Oxford Street
A4 @ 1:750
• 6m setback for Level 2 and above
• Heritage context along Oxford Street
• Ceiling height: 4m Ground Level; 3.5m Level 1; Level 2 and above: residential uses according to National
Construction Code (NCC) and NSW Residential Flat Design Code (RFDC)
30m
Figure 8.14 Proposed Setbacks - Oxford Street
53
Figure 8.15 Existing Setbacks - Spring Street
0
7.5
Spring Street
A4 @ 1:750
• 6 storey block edge; 0m setback for Ground Level to Level 5
• No heritage context along Spring Street
15
30m
Proposed Setbacks
0
7.5
15
Spring Street
A4 @ 1:750
• No heritage context along Spring Street
30m
Figure 8.16 Proposed Setbacks - Spring Street
54
FEBRUARY 2013
Figure 8.17 Existing Setbacks - Ebley Street
0
7.5
Ebley Street
A4 @ 1:750
• 2m setback for Level 2 to Level 4; stepped setback for Level 5 and above
• Heritage context provisions along Ebley Street
• Results in maximum 40% overshadowing of Clementson Park between 11am and 3pm
(accumulated), 21 June
15
30m
Proposed Setbacks
0
7.5
15
Ebley Street
A4 @ 1:750
• Stepped setback for Level 3 and above
• No heritage context along Ebley Street
• Results in no overshadowing of Clementson Park at 12noon, 21 June
30m
Figure 8.18 Proposed Setbacks - Ebley Street
55
ST
GRAF
1
RD S
T
BRONTE
RD
NEWLAN
D ST
CA
ALLENS PD
E ST
E
BRISBAN
ST
ZIE ST
MACKEN
WALTER
ST
GARDINER
D ST
KIERAN ST
ALLENS PD
E
ST
PORTER ST
Figure 9.1 Key Sites Locations
The following locations were identified by Waverley Council
as key sites within the Bondi Junction Centre area:
1.
2.
3.
4.
5.
6.
344-354 Oxford Street
241-247 Oxford Street, 2-12 Waverley Street
28-34 Bronte Road
110-122 Ebley Street
These sites are current and proposed development sites,
some with submitted Development Applications. The review
of the LEP 2012 ordinances focuses on the development
potential of these sites in consideration of the urban
context as well as the overall vision for Bondi Junction
Centre. Proposed control amendments for each of these
key development sites are summarised below and further
detailed on the following pages.
Site
Draft LEP 2011
Recommended (Changes in red)
1. 344-354 Oxford Street
Zone:
FSR:
HOB:
B3 Commercial Core
5.0
38m
Zone:
FSR:
HOB:
B4 Mixed Use
5.0
38m
Zone:
FSR:
HOB:
B4 Mixed Use
7.0
60m
Zone:
FSR:
HOB:
B4 MIxed Use
7.0
60m
Zone:
FSR:
HOB:
B4 MIxed Use
7.0
60m
Zone:
FSR:
HOB:
B4 MIxed Use
7.0
60m
4. 241-247 Oxford Street, 2-12 Waverley Street
(this amendment has been adapted during the course of the
project and became already part of the Waverley Draft LEP 2011)
Zone:
FSR:
HOB:
B3 Commercial Core
6.0 and 7.0
60m
Zone:
FSR:
HOB:
B4 Mixed Use
6.0 and 7.0
60m
5. 28-34 Bronte Road
Zone:
FSR:
HOB:
B3 Commercial Core
6.0
32m
Zone:
FSR:
HOB:
B3 Commercial Core
6.0
32m
6. 110-122 Ebley Street
Zone:
FSR:
HOB:
B3 Commercial Core
6.0
32m
Zone:
FSR:
HOB:
B3 Commercial Core
6.0
32m
Figure 9.2 Summary of Proposed Control Amendments for Key Development Sites
56
ST
ST
EBLEY ST
NEWLAN
LAWSON
ST
DENISON
ST
RUTHVEN
L RD
ST
RD
YORK R
D
ST JAMES
MILL HIL
BIRRELL
6
LLANDAFF
RD
240m
GRAY ST
5
TE
120
WAVERLE
Y
ON
BR
60
A4 @ 1:6,000
4
SPRING ST
EBLEY ST
ST
ST
RD
LL
HOUGH
0
D
OXFOR
OXFORD MA
IE ST
3
2
I
ND
BO
GOWR
HOLYWO
OD AVE
OXF
O
E AV
LAID
ADE
E
LESW
ELL
TON
ST
OR ST
GROSVEN
N
NELSO
ST
9. KEY SITES
FEBRUARY 2013
LEP 2012
Zone: B3 Commercial Core / FSR: 5.0 / HOB: 38m
Recommended
Zone: B4 Mixed Use / FSR: 5.0 / HOB 38m
Change from B3 Commercial Core to B4 Mixed Use to allow
residential development while maintaining a commercial
mix. No change to Floor Space Ratio (FSR) and Height of
Building (HOB) as proposed in Draft LEP 2011.
The lots between Oxford Street, Vernon Street and Hegarty
Lane are occupied by a one storey commercial building.
The existing buildings cover approximately 85% of the site.
The lot size of approximately 988sqm in combination with a
proposed FSR of 5:0 : 1 results in a potential max. Gross Floor
Area (GFA) of 4,940sqm. The Waverley DCP 2012 specifies a
maximum of 10 storeys at this location (6 storey block edge
form with 4 storeys above). To achieve this with a potential
new development it would be required to have block edge
levels with net floor space of 980sqm for commercial use
(Ground and First Level) and 620sqm for residential use
(Level 2 to Level 5). The 4 residential levels above would
require a net floor plate of 470sqm per level.
These floor plates seem achievable at this location with
main solar access from Oxford Street and Grafton Lane. The
building depths for residential Level 2 to 5 would be around
18m, residential tower levels would be around 12m deep.
Figure 9.3 Key Site 1 - 344-354 Oxford Street
Net Floor
Space
Block Edge
Ground
Level to
First Level
1,960sqm
x
Level 2 to
Level 5
2,480sqm
x
Level 6 to
Level 10
1,880sqm
6m Setback
Figure 9.4 FSR Test 344-354 Oxford Street
Commercial
GFA x 0.85
Residential GFA
Achievable GFA
x 0.75
1,666sqm
x
1,666sqm
1,860sqm
1,860sqm
1,410sqm
1,410sqm
4,936sqm
57
LEP 2012
Zone: B4 MIxed Use / FSR: 7.0 / HOB: 60m
Recommended
Zone: B4 Mixed Use / FSR: 7.0 / HOB: 60m
No change to Zone, FSR and HOB as proposed in Draft
LEP 2011. B4 Mixed Use zoning and proposed HOB and
FSR are appropriate to urban context and neighbouring
developments. Residential development in higher floor
levels can benefit from views and good solar access.
The lot between Oxford Street and Grafton Lane is occupied
by a one storey commercial building. The existing building
covers approximately 100% of the site. The lot size of
approximately 300sqm in combination with a proposed FSR
of 7:0 : 1 results in a potential max. Gross Floor Area (GFA)
of 2,100sqm. The Waverley DCP 2012 specifies a maximum
of 16 storeys at this location (6 storey block edge form with
10 storey tower above). To achieve this with a potential new
development it would be required to have block edge levels
with net floor space of 300sqm for commercial use (Ground
and First Level) and 200sqm for residential use (Level 2 to
Level 5). The residential tower would require a net floor
plate of 132sqm per level.
building depths for residential Level 2 to 5 would be around
18m, residential tower levels would be around 12m deep.
Net Floor
Space
Block Edge
Ground
Level to
First Level
600sqm
x
Level 2 to
Level 5
800sqm
x
Level 6 to
Level 15
1,320sqm
6m Setback
58
Commercial
GFA x 0.85
Residential GFA
Achievable GFA
x 0.75
510sqm
x
510sqm
600sqm
600sqm
990sqm
990sqm
2,100sqm
FEBRUARY 2013
LEP 2012
Recommended
No change to Zone, Floor Space Ratio (FSR) and Height of
Building (HOB) as proposed in Draft LEP 2011. B4 Mixed
Use zoning and proposed HOB and FSR are appropriate to
urban context and neighbouring developments. Residential
development in higher floor levels can benefit from views
and good solar access.
The lots between Oxford Street and Grafton Lane are
occupied by one and two storey commercial buildings. The
existing buildings cover approximately 90% of the site. The
combined site size of approximately 631sqm in combination
with a proposed FSR of 7:0 : 1 results in a potential max.
Gross Floor Area (GFA) of 4,417sqm. The Waverley DCP 2012
specifies a maximum of 16 storeys at this location (6 storey
block edge form with 10 storey tower above). To achieve this
with a potential new development it would be required to
have block edge levels with net floor space of 630sqm for
commercial use (Ground and First Level) and 390sqm for
residential use (Level 2 to Level 5). The residential tower
would require a net floor plate of 290sqm per level.
Net Floor
Space
Block Edge
Ground
Level to
First Level
1,260sqm
x
Level 2 to
Level 5
1,560sqm
x
Level 6 to
Level 15
2,900sqm
combined site width allows for a central tower part with
multiple solar access options.
6m Setback
Commercial
GFA x 0.85
Residential GFA
Achievable GFA
x 0.75
1,071sqm
x
1,071sqm
1,170sqm
1,170sqm
2,175sqm
2,175sqm
4,416sqm
59
241-247 Oxford Street, 2-12 Waverley Street
LEP 2012
Recommended
Zone: B4 Mixed Use / FSR: 7.0 / HOB: 60m
(this recommended amendment has been adapted during
the course of the project and became already part of the
Waverley Draft LEP 2011)
Change from B3 Commercial Core to B4 Mixed Use for
residential use to allow residential development at the
fringe of the commercial core. No change to FSR and HOB
as proposed in Draft LEP 2011. B4 Mixed Use zoning and
proposed HOB and FSR are appropriate to urban context
and fit with neighbouring developments. Residential
development in higher floor levels can benefit from views
and good solar access.
Figure 9.9 Key Site 4 - 241-247 Oxford Street, 2-12
Waverley Street
The lots between Oxford Street, Waverley Street and
Hollywood Avenue are occupied by one and two storey
commercial buildings. The existing buildings cover 100% of
the site. The combined site size of approximately 1,290sqm
in combination with a proposed FSR of 7:0 : 1 results in a
potential max. Gross Floor Area (GFA) of 9,030sqm. The
Waverley DCP 2012 specifies a maximum of 16 storeys at
this location (6 storey block edge form with 10 storey tower
above). To achieve this with a potential new development it
would be required to have block edge levels with net floor
space of 1,250sqm for commercial use (Ground and First
Level) and 800sqm for residential use (Level 2 to Level 5). The
residential tower would require a net floor plate of 600sqm
per level.
These floor plates seem achievable at this location due to its
corner position and possible solar access from three sides.
Net Floor
Space
Block Edge
Ground
Level to
First Level
2,500sqm
x
Level 2 to
Level 5
3,200sqm
x
Level 6 to
Level 15
6,000sqm
6m Setback
Commercial
GFA x 0.85
2,125sqm
x
Figure 9.10 FSR Test 241-247 Oxford Street, 2-12 Waverley Street
60
Residential GFA
Achievable GFA
x 0.75
2,125sqm
2,400sqm
2,400sqm
4,500sqm
4,500sqm
9,025sqm
FEBRUARY 2013
Figure 9.11 Key Site 5 - 28-34 Bronte Road
Figure 9.12 Key Site 6 - 110-112 Ebley Street
28-34 Bronte Road
110-112 Ebley Street
LEP 2012
Recommended
LEP 2012
Recommended
No change to Zone, Floor Space Ratio (FSR) and Height of
Building (HOB) as proposed in LEP 2012. B3 Commercial Core
and proposed HOB and FSR are appropriate to urban context
and neighbouring developments.
No change to Zone, FSR and HOB as proposed in LEP 2012. B3
Commercial Core and proposed HOB and FSR are appropriate
to urban context and neighbouring developments.
The corner lot of Bronte Road and Gray Street is occupied
by two storey commercial buildings along Bronte Road and
three storeys (Club Bondi Junction) towards Gray Street.
The existing buildings cover 100% of the lot. The lot size of
approximately 998sqm in combination with a proposed FSR
of 6:0 : 1 results in a potential max. Gross Floor Area (GFA) of
5,988sqm. The Waverley DCP 2012 specifies a maximum of 8
storeys at this location. To achieve this with a potential new
development it would be required to have a net floor plate
of 880sqm per level (x 0.85 for commercial use = 748sqm per
level x 8 = 5,984sqm). These commercial floor plates seem
achievable at this location due to its corner position and
possible solar access from two sides.
Residential development at this location is not recommended
as it is on the southern side of the much larger Westfield
complex. Residential amenities (in particular solar access)
would hardly be achievable if development potential of the
Westfield would be utilised. No change to proposed height
of 32m to avoid increased shadow impact on areas along
Ebley Street.
The corner site of Ebley Street and Hollywood Avenue is
occupied by a three storey commercial building. The existing
building covers 100% of the lot (floor plate approx. 1,600sqm).
The lot size of approximately 1,640sqm in combination with
a proposed FSR of 6:0 : 1 results in a potential max. Gross
Floor Area (GFA) of 9,840sqm. The Waverley DCP 2012
specifies a maximum of 8 storeys at this location. To achieve
this with a potential new development it would be required
to have a net floor plate of 1,446sqm per level (x 0.85 for
commercial use = 1,229sqm per level x 8 = 9,833sqm). Such
large commercial flor plates seem achievable at this location
due to its corner position and possible solar access from two
sides.
Residential development at this location is not recommended
as it is on the southern side of the much larger Westfield
complex. Residential amenities (in particular solar access)
would hardly be achievable if development potential of the
Westfield site would be utilised. No change to proposed
height of 32m to avoid increased shadow impact on areas
on the southern side of Ebley Street and eastern side of
Hollywood Avenue.
61
10. IMPACT ON POTENTIAL EMPLOYMENT AND RESIDENTIAL NUMBERS
Employment Numbers
An objective of the Sydney Metro Strategy 2036 is to reach an
employment growth of 23% (+31,000) from 2006 to 2036 for
the Sub-Region ‘East’ which includes Woollahra, Waverley,
Randwick and Botany Bay.
Bondi Junction is identified as ‘Major Centre’ which is the
main shopping and business centres for the subregions. It
has an employment target for 2036 of 14,000 (+2,000 from
12,000 in 2006). The area requirement for a job within an
office environment is an assumed approximately 25sqm
per job (to be consistent with the Bondi Junction Planning
Review – LEP Modelling, prepared by AJ+C in June 2009).
This results in an additional requirement of approximately
38,000sqm commercial floor area within the Bondi Junction
Centre.
The Bondi Junction Centre Urban Design Review recommends
changing the areas west of Newland Street which are B3
Commercial Core in the LEP 2012 to B4 Mixed Use to allow
mix in the area. This will result in a theoretical loss of
approximately 64,318sqm commercial floor area.
As a substitute to the theoretical loss of commercial floor
area it is should be explored to increase the Floor Space
Ratio (FSR) of the Commercial Core between Oxford Street
and Gray Street. The option for greater development exists
on the Westfield area south of Oxford St for and FSR increase
from 8:1 to 10:1 to enable additional commercial floor
area. This amendment would result in the provision of an
additional approximately 37,916sqm commercial Gross
Floor Area (A-grade office space) which would cover some of
the loss by changing from B3 to B4.
The recommended reduction in FSR and Height of Building
(HOB) on lots facing Ebley Street between the Library
and Newland Street results in the theoretical loss of
approximately 1,537sqm commercial floor area.
The above results in a loss of approximately 27,939sqm
potential commercial floor space compared to the Waverley
LEP 2012; and in a loss of approximately 1,118 potential jobs
(assuming an area requirement of 25sqm per job).
See also Figure 10.1
62
Residential Numbers
The Bondi Junction Centre Urban Design Review recommends
changing the areas west of Newland Street which are B3
Commercial Core in the LEP 2012 to B4 Mixed Use to allow
mix in the area. This will result in a theoretical gain of
approximately 64,318sqm residential floor area.
The recommended reduction in FSR and Height of Building
(HOB) on lots facing Ebley Street between the Library
and Newland Street results in the theoretical loss of
approximately 6,146sqm residential floor area.
The above results in a gain of approximately 58,172sqm
potential residential floor space compared to the Waverley
LEP 2012.
See also Figure 10.1
FEBRUARY 2013
1
2
3
4
5
6
Total
Area
Description
Between1Grafton
St and Hegarty La
Between Grafton
St and Hegarty La
From B3 to B4
Between Hegarty
3 St /
La/ Vernon
Oxford St /
Between Hegarty
Newland St
La/ Vernon St /
Oxford St /
From
B3 toStB4
Newland
Between4Oxford St
/ Newland St /
Spring St
Between Oxford St
/ Newland St /
Spring
St B4
From
B3 to
Ebley St north
5 side
east of Library to
corner Newland St
Ebley St north side
east of Library to
corner
Newland
St
FSR from
4:1 to 3:1
Between 6
Oxford St /
Waverley St
Between Oxford St /
FSR Waverley
from 8:1 toSt10:1
Total
Description
Change
Between2Hegarty
La/ Vernon St /
Oxford St
Between Hegarty
La/ Vernon St /
Oxford
StB4
From
B3 to
yes
From B3 to B4
4,923 sqm
yes
From B3 to B4
2,064 sqm
yes
From B3 to B4
1,997 sqm
yes
From B3 to B4
6,111 sqm
Area
FSR impact
Change
Size
FSR
Draftimpact
LEP FSR
Size
FSR change
DraftGFA
LEP FSR
Pot.
FSR
change
Zone
Pot. GFA
Loss
ZoneResidential
GFA
Gain
Residential
Loss Residential
GFA
Gain Residential
Summary
GFA
Summary
Loss Commercial
GFA
Gain
Commercial
Loss Commercial
GFA
Gain Commercial
Summary
GFA
yes
yes
7,683 sqm
18,958 sqm
yes
6
yes
5
yes
5
yes
5
yes
4
yes
8
4,9230 sqm
2,0640 sqm
1,9970 sqm
6,1110 sqm
6 sqm
29,538
5 sqm
10,320
9,9855 sqm
5 sqm
30,555
7,683
- 1sqm
7,6834 sqm
18,958
+ 2 sqm
8 sqm
37,916
0 Use
Mixed
0 Use
Mixed
0 Use
Mixed
0 Use
Mixed
29,538 sqm
10,320 sqm
9,985 sqm
30,555 sqm
- 1 Use
Mixed
7,683 sqm
+ 2 Use
Mixed
37,916 sqm
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Usesqm
80%Mixed
6,146
Mixed Use
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm 80%
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm 20%
1,537 sqm
80%
23,630 sqm 80%
8,256 sqm
80%
7,988 sqm
80%
24,444 sqm 20%
1,537 sqm
+ 58,172
64,318sqm
sqm
945
330
320
978
61
Gain
Jobs
Loss Jobs
945
330
320
978
61
Summary
Gain Jobs
Summary
+ 58,172 sqm
65,855 sqm
100%
37,916 sqm
37,916
sqm
65,855 sqm
100%
37,916 sqm - 27,939
37,916sqm
sqm
- 27,939 sqm
2634
1517
1517
2634
1517
- 11181517
- 1118
B4 Mixed Use
Assumption for Mixed Use: 20% Commercial, 80% Residential
B3 Commercial Core
664,1
,34168sqm
sqm
6,146 sqm
Summary
Loss Jobs
B3 Commercial Core
6,146 sqm
Assumption for Jobs: 25sqm per job
B4 Mixed Use
Figure 10.1 Summary of Impacts on Employment and Residential Numbers
Assumption for Mixed Use: 20% Commercial, 80% Residential
Assumption for Jobs: 25sqm per job
63
11. IMPACT ON THE PUBLIC DOMAIN
The objective of the recommendations in this report is to
have a great positive impact upon the public domain of Bondi
Junction to create an active vibrant centre for the region.
There is a need to develop a holistic strategy not just for the
built form of Bondi Junction, but also its public realm; its
streets, laneways, footpaths, arcades, malls and open space.
There is a need for a comprehensive access, circulation and
movement plan for the centre as a whole; there is a need for
a comprehensive Public Domain Master Plan (PDMP) for the
centre as a whole. All future development should contribute
positively to the public domain.
The issues of access, circulation and movement for all
modes of transport requires a comprehensive strategy to
address existing conflicts and redistribute emphasis back to
pedestrians and cyclists over buses, taxis and private vehicles.
There is a need for a much stronger focus on pedestrian
amenity and safety. Pedestrian crossings and through site
links need to be prioritised to facilitate pedestrian desire
lines, including a strengthened connection between Spring
Street, Oxford Street Mall and the Bus and Rail Interchange.
Currently, vehicular traffic physically and visually dominates
the Bondi Junction Centre. Buses travel at high speeds
despite segments of the road being designated as bus only.
Preference is usually given to the access and movement of
public transport and private vehicles over the pedestrian and
cyclist. It is recommended that a traffic and transport master
plan be developed for Bondi Junction to achieve better
access, circulation and movement for all modes of transport
in the centre.
Additionally, a strategic PDMP should establish a clear
direction for the future character of the centre. This should
address design details such as material selections and
construction details whilst also articulating an overarching
conceptual vision for the public domain of Bondi Junction.
A list of prioritised projects should be established by Council
to guide future investment in the public domain and inform
any negotiations regarding incentives for developers who
provide significant investment towards public domain
improvements.
The potential increase of residential floor space (if
recommendations of the review are applied) would lead to
an increase of residents within the Bondi Junction Centre.
Furthermore, the potential increase of commercial floor
space within the Westfield Centre area would lead to an
increase of employees commuting to and spending their
working day in Bondi Junction. These increased numbers of
users may increase the strain on all forms of transport as well
as the requirements for an attractive and user friendly public
domain.
64
FEBRUARY 2013
12. NEXT STEPS
To improve the overall attractiveness of the Bondi Junction
Centre it is recommended to prepare a number of studies
and programs to address the most urgent issues within the
urban context. These include and are not limited to:
• Traffic study with focus on pedestrian access and
circulation including between Spring Street, Oxford Mall
and the Bus and Rail Interchange;
• Implementation of shared zones with low speed bus
traffic;
• Consider undertaking a block-by-block analysis to assess
building massing options for redevelopment sites. Use
this process to determine appropriate setbacks in the
context of existing building massing, block depth, lot size
and access considerations;
• Preparation of a comprehensive Public Domain Master
Plan;
• Public domain improvement program with priority
projects to guide future investment;
• Further investigation in Voluntary Planning Agreements
and/or Section 94 contribution options;
• Amend the layout of the DCP chapter on Bondi Junction
to improve the document;
• Include character statements in the DCP to provide
qualitative design direction to new developments;
• Prepare a plan to Improve public domain of Grafton
Street and towards/underneath Syd Enfield Drive;
• Rename the SEPP 65 panel the “design excellence panel”
and improve its utilisation by referring a wider range of
projects and seeking pre-DA review.
• Plan for the renewal of the area between Ebley Street
and Birrell Street and possible expansion of the Junction
southward.
65
66

bondi junction urban design review report - Waverley Council

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