38 40 HORNSEY RD, - Municipality of Strathfield · SEPP 65 – Design Quality of Residential...

38 – 40 HORNSEY RD, HOMEBUSH RESIDENTIAL APARTMENT DEVELOPMENT

DESIGN REPORT I MARCH 2018

R O B E R T S O N + M A R K S

SEPP 65 – Design Quality of Residential Apartment Development 38 – 40 Hornsey Road, HOMEBUSH

2 R O B E R T S O N + M A R K S

PROJECT SUMMARY PROJECT OVERVIEW

The SEPP 65 Design verification responses to the nine Design Quality Principles have been prepared by Robertson + Marks on behalf of Tahany Pty Ltd in support of a Development Application (DA) submission for the residential development at 38‐40 Hornsey Road, Homebush. The DA submission and design report represents a considered approach to the development of the site. The proposed design has been prepared in collaboration with a comprehensive consultant team to address both strategic and detailed issues associated with the site. Council have been consulted during the development of the design to ensure consistency with the planning objectives.

This report is intended to be read in conjunction with architectural drawings prepared by Robertson + Marks, landscape drawings prepared by Tessa Rose and Statement of Environmental Effects prepared by DFP Planning and input from other specialist consultants.



DESIGN OVERVIEW DESIGN A contemporary understated

interpretation of the diverse architecture that captures and enhances the character of Homebush living has been a guiding principle towards the planning and design of the residential apartments. Adequate level of amenity to the adjacent existing apartments and the public domain has been duly considered. All primary living areas have a northerly aspect with a minimum of two hours of direct sun during mid‐winter thus achieving the maximum solar compliance. All units have also enjoy natural cross ventilation with the use of through apartments and strategically placed openings /windows.

The development presents a pedestrian friendly frontage with the vehicular access to the basement parking limited to the northern boundary edge off Henley Road and Hornsey Road. Additional visual screening with the use of a pergola style awning over the driveway and buffer landscaping are provided for pedestrian and residence amenity. Site links and communal open spaces are activated with ground level passive recreation spaces, pleasant outlook to the adjacent golf course as well as intimate spaces for quiet reflection.

Highly articulated and sensitive design has been incorporated in responding to the streetscape, the diversity of existing apartment types, human scale level height datum, clear building entries and materiality. This is in keeping with the emerging trend towards medium density urban residential character in the area. The building façade varies as it travels up in height responding to the need for more privacy at the lower levels and maximising views to the Golf course at the upper levels. The upper storey has been recessed further from the street frontage to visually minimise the perception of bulk and scale.



DESIGN OVERVIEW SEPP 65 DESIGN VERIFICATION STATEMENT Pursuant to Clause 50 (1A) of the Environmental Planning and

Assessment Regulation 2000, effective from July 26 2003; I hereby declare that I am a qualified designer, which means a person registered as an architect in accordance with the Architects Act 1921 as defined by Clause 3 of the Environmental Planning and Assessment Regulation 2000. I designed, or directed the design, of the residential flat development stated above and I affirm that the design achieves the design quality principles as set out in Schedule 1 of the State Environmental Planning Policy No 65 ‐ Design Quality of Residential Flat Development.

Andrew Scarvelis DIRECTOR NSW ARCHITECTS 9889



SEPP 65 DESIGN QUALITY PRINCIPLES DESIGN QUALITY PRINCIPLE 1 PROPOSAL

CONTEXT & NEIGHBOURHOOD CHARACTER Good design responds and contributes to its context. Context can be defined as the key natural and built features of an area. Responding to context involves identifying the desirable elements of a location's current character or, in the case of precincts undergoing a transition, the desired future character as stated in planning and design policies. New buildings will thereby contribute to the quality and identity of the area.

The subject site is located within a predominately residential part of Homebush and enjoy access to wide range of services and facilities and good access to public transport. The proposal envisages a development with a distinct identity, architecturally designed to embrace emerging medium density urban residential character, pedestrian friendly access, maximise existing views and vistas. The site is located on a sloping block of land with the high point to the west and sloping down to the east boundary. It enjoys uninterrupted views to the Hudson Golf Course to the south. The subject site is bound by three roads with Hornsey Road to the west, Henley Road to the east and Arthur Street to the south.

It is surrounded by a mix of different types of building types, heights and styles. To the north of the site is a four storey block of residential units at 32 Hornsey Road and two storey block of residential units at 51 Henley Road. Opposite the site on the eastern corner of Henley Road and Arthur Street intersection is a three storey block of residential units at No 50 Henley Road and at the western corner intersection of Hornsey Road & Arthur Street is a four storey block of residential units at No 117 Hornsey Road. Arthur Street and Henley Road are sub‐arterial/collector roads which provide access for vehicular traffic to/from Centenary Drive. The flow of traffic at the Arthur Street and Henley Road intersection is controlled by a set of traffic lights.

Similar height datum along street frontage:




BUILT FORM & SCALE Good design provides an appropriate scale in terms of the bulk and height that suits the scale of the street and the surrounding buildings. Establishing an appropriate scale requires a considered response to the scale of existing development. In precincts undergoing a transition, proposed bulk and height needs to achieve the scale identified for the desired future character of the area. Good design achieves an appropriate built form for a site and the building's purpose, in terms of building alignments, proportions, building type and the manipulation of building elements. Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

The proposal achieves good built form for the site. The building envelope responds to the contextual streetscape setbacks and exceeds the minimum building separation requirement to the adjacent existing block of apartments to the north of the site. The built form composition consists of an articulated building envelope base oriented east‐west with three distinct cut outs for residential lobbies accessed off Arthur Street and further recessed one storey apartments on top. Differing materials, finishes, stepped height datum promotes clear delineation between the upper and lower levels. The composition and articulation of the proposed building facades are of high quality and will contribute positively to the streetscape. Solid balustrade balconies and screened operable louvres give a sense of enclosure whilst also encouraging passive surveillance to the communal open spaces on the ground level. Extended balconies maximise capturing views around, increase passive surveillance, and reduce perception of building bulk.

The proposal generally comply with the objectives for density, bulk and scale within the Strathfield Consolidated DCP and Apartment Design Guide primary controls to manage scale of development. The building façade materials has been carefully selected and allocated to visually help break up the scale of the development. The proposal has a three storey brick clad base with the fourth storey recessed by 2.4m to the front, rear and side. The length of the building is broken up to four distinct vertical facades with three double storey residential lobby entries slotted in between. The façade is further visually stepped down with a two storey metal clad screen that wraps around the lower base of the building providing a human scale & streetscape height datum. The top level setback apartments have light weight construction proposed to reduce perception of bulk and scale and to provide variety and interest to the built form. The amalgamated site provides the opportunity to locate all vehicular entry and exit onto site off Hornsey Road and Henley Road. This allows for a pedestrian friendly scale of development along Arthur Street that incorporates fine level of visual interest and articulation of the building façade, entry lobbies, front fence and soft landscaping.




DENSITY Good design has a density appropriate for a site and its context, in terms of floor space yields (or number of units or residents). Appropriate densities are sustainable and consistent with the existing density in an area or, in precincts undergoing a transition, are consistent with the stated desired future density. Sustainable densities respond to the regional context, availability of infrastructure, public transport, community facilities and environmental quality.

The inner western suburbs of Sydney have been undergoing substantial redevelopment and increased demand for higher density development in part because of its proximity to public transport and services.

The subject site is well served by rail with the Flemington Station within a walking distance of 600m, bus routes along Arthur Street and Henley Road with bus stops proximate to the site. The site is also in close proximity to the western motorway. Flemington markets can be easily accessed north of the railway line. The Hudson Golf Course is immediately south of the site.

The development has been designed to take advantage of the consolidation of lots to create a large development site. The building has been designed so that it does not exceed the environmental capacity of the site.




SUSTAINABILITY Good design makes efficient use of natural resources, energy and water throughout its full life cycle, including construction. Sustainability is integral to the design process. Aspects include demolition of existing structures, recycling of materials, selection of appropriate and sustainable materials, adaptability and reuse of buildings, layouts and built form, passive solar design principles, efficient appliances and mechanical services, soil zones for vegetation and reuse of water.

The development is designed to embrace ESD principles. The massing, internal layouts and orientation take advantage of the northerly aspect and maximise natural day lighting and solar access into primary living spaces and courtyards. Energy efficient appliances and water efficient devices will be specified to minimise water consumption of resources. Sandstone integrated into the built design and landscape master plan will contribute to a sustainable and holistic design. Brick cladding contributes towards an energy efficiency with its natural density and thermal insulating qualities to moderate building temperatures and reduce energy consumption rates, to provide year round comfort and savings.

It is a sustainable material as it is made from organic minerals found in shale and clay that’s easily sourced, free from contaminants and naturally resistant to pests or fire. Hard surface area has been reduced on site to aid the passive stormwater retention performance. Low‐water landscaping is also encouraged in this proposal to improve the water saving as well as the energy saving performance. The onsite communal open spaces are surrounded by screening plants to avoid potential overlooking issues. The plants also provide natural sun shading for the open spaces.




LANDSCAPE Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well‐designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co‐ordinating water and soil management, solar access, micro‐climate, tree canopy, habitat values and preserving green networks. Good landscape design optimises useability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity and provides for practical establishment and long term management.

The development is proposed to be delivered with sufficient landscape area to improve all the proposed and existing resident's amenity. The majority of the ground floor open spaces are designed to provide useable and aesthetic spaces with deep soil area, raised planters, lawn and a mix of porous and hard surfaces. The communal space for residents is designed with a combination of open and also smaller seating areas to meet the various needs of the residents. Food growing areas for community living and enrichment also form part of the design. A mix of indigenous and native flora species have been specified to enhance and protect biological diversity. The development has been separated from neighbouring properties and internally between residents and the child care centre by screening vegetation.

The proposal also includes raised planting beds with low‐maintenance vegetation on upper level communal and open areas that improve privacy and contribute to the landscape amenity.




AMENITY Good design provides amenity through the physical, spatial and environmental quality of a development. Optimising amenity requires appropriate room dimensions and shapes, access to sunlight, natural ventilation, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas, outlook and ease of access for all age groups and degrees of mobility.

The organisation of built form and open space is laid out in response to the existing and proposed urban form and the intrinsic opportunities and constraints of the site. All units have primary living areas facing north. All habitable rooms are naturally ventilated. Privacy is maintained between apartments through orientation and internal layouts. The design incorporates shading devices such as balconies, operable louvres, perforated metal screens and planting to provide shade and control glare into apartments.

Narrow slot windows with vertical shading to the east and west facades. All residential lobbies are accessible with level entries off Arthur Street. The proposal is for 42 apartments comprised of:

4 Studios 11 one bed units 6 one bed cross over units. 20 two bed units. 1 three bed unit.




SAFETY Good design optimises safety and security, both internal to the development and for the public domain. This is achieved by maximising overlooking of public and communal spaces while maintaining internal privacy, avoiding dark and non‐visible areas, maximising activity on streets, providing clear, safe access points, providing quality public spaces that cater for desired recreational uses, providing lighting appropriate to the location and desired activities, and clear definition between public and private spaces.

Development has considered safety and access points including lighting and clear views of street to ensure safety and security. The 1m high front metal railing fence and low height brick wall along the three street edges provide visually permeable transition between the private and public domain whilst providing security to residents and delineation of the private property from the public domain. Balconies and full height windows overlooking the streets provide opportunity for passive surveillance. The multiple building entries are highlighted using large entry awnings, lighting and change in façade materials. There will be appropriate lighting to all exterior areas, both public and communal.

Vehicular access is via a secure basement car park that has entry off Hornsey Road and exits out onto Henley Road. Car park areas are to be well lit and lifts will have security control and close circuit television cameras. Pedestrian access is via several secure, well lit, architecturally prominent residential entry lobbies situated close to the centre of the residential cores.




HOUSING DIVERSITY & SOCIAL INTERACTION Good design responds to the social context and needs of the local community in terms of lifestyles, affordability, and access to social facilities. New developments should optimise the provision of housing to suit the social mix and needs in the neighbourhood or, in the case of precincts undergoing transition, provide for the desired future community.

The development provides for the breadth of needs in the community. A variety of accommodation, in terms of unit size and configuration is provided, which will attract different types of household which will promote diversity in the social mix and improved housing affordability. Six adaptable units and two silver level apartments have been proposed to ensure that proposal is accessible to older people and people with mobility disabilities. The outdoor areas are designed to engender community spirit for residents within the development by offering areas for congregation, celebration and activity. Accessible paths of travel have been provided from street to front entry lobbies, letterboxes, accessible parking spaces and to all communal facilities.

The proposed residential buildingwill be in close proximity to employment opportunities, public transport and communal and retail amenities, which by its nature promotes efficient use of resources. The scale, materials and building facades' detailing contribute to the desired future character of the area.




AESTHETICS Quality aesthetics require the appropriate composition of building elements, textures, materials and colours and reflect the use, internal design and structure of the development. Aesthetics should respond to the environment and context, particularly to desirable elements of the existing streetscape or, in precincts undergoing transition, contribute to the desired future character of the area.

The proposal contributes to both the existing streetscapes and the desired future character of the area through a diverse but coherent aesthetic approach contributing to a sense of place with aesthetic value through a related palate of forms, materials and colours. The colour palate is thematic to the contextual character with the use of bricks, render and metal cladding. At street level the façade is composed to hint at the urban edge and human scale with brick base, two storey high metal wrap around screen, narrow staggered windows setting a human scale datum line and operable metal privacy screens that provide a rich kaleidoscope of beauty, luxury and understated style. The top floor is designed to maximise views to the Golf Course and beyond with generous length balconies to the front and rear. The metal wall cladding and clear glazed balustrades provides an understated modern expression of desired future character of the area.

Landscape elements enhance the architectural design by melding the built form and plants selected to create cohesion as well as amenity and aesthetics. Open space for communal areas is an asset to the design and allows for feelings of relaxation and tranquillity. Vegetation has been used to create a softening separation between buildings, the child care centre and neighbouring residents. Materials, colours and textures of surfacing, elements and plants specified focus on naturalistic and environmental aspects ‐ inspiration is taken from stone, water and greenery. The landscaping mirrors the existing streetscape and over time will continue to maintain context and community in the area.

38 – 40 HORNSEY RD, HOMEBUSH CHILDCARE CENTRE

DESIGN REPORT I MARCH 2018

R O B E R T S O N + M A R K S

Design Quality Principles – Childcare Centre 38 – 40 Hornsey Road, HOMEBUSH


PROJECT SUMMARY PROJECT OVERVIEW

Responses to the seven Design Quality Principles of the Childcare Centre Guideline have been prepared by Robertson + Marks on behalf of Tahany Pty Ltd in support of a Development Application (DA) submission for the Childcare Centre development at 38‐40 Hornsey Road, Homebush. The DA submission and design report represents a considered approach to the development of the site. The proposed design has been prepared in collaboration with a comprehensive consultant team to address both strategic and detailed issues associated with the site. Council have been consulted during the development of the design to ensure consistency with the planning objectives.

This report is intended to be read in conjunction with architectural drawings prepared by Robertson + Marks, landscape drawings prepared by Tessa Rose and Statement of Environmental Effects prepared by DFP Planning.



DESIGN QUALITY PRINCIPLES PRINCIPLE 1 PROPOSAL

CONTEXT Good design responds and contributes to its context, including the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions. Well‐designed child care facilities respond to and enhance the qualities and identity of the area including adjacent sites, streetscapes and neighbourhood. Well‐designed child care facilities take advantage of its context by optimising nearby transport, public facilities and centres, respecting local heritage, and being responsive to the demographic, cultural and socio‐economic makeup of the facility users and surrounding communities.

The subject site is located within a predominately residential part of Homebush and enjoy access to wide range of services and facilities and public transport. The proposal envisages a development with a distinct identity, architecturally designed to embrace emerging medium density urban residential character, pedestrian friendly access, maximise existing views and vistas. The site is located on a sloping block of land with the high point to the east and sloping down to the west boundary. It enjoys uninterrupted views to the Hudson Golf Course to the south. The subject site is bound by three roads with Hornsey Road to the east, Henley Road to the west and Arthur Street to the south.

It is surrounded by a mix of different types of building types, heights and styles. To the north of the site is a four storey block of residential units at 32 Hornsey Road and two storey block of residential units at 51 Henley Road. Opposite the site on the eastern corner of Henley Road and Arthur Street intersection is a three storey block of residential units at No 50 Henley Road and at the western corner intersection of Hornsey Road & Arthur Street is a four storey block of residential units at No 117 Hornsey Road. Arthur Street and Henley Road are sub‐arterial/collector roads which provide access for vehicular traffic to/from Centenary Drive. The flow of traffic at the Arthur Street and Henley Road intersection is controlled by a set of traffic lights.




BUILT FORM Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the surrounding area. Good design achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements. Good design also uses a variety of materials, colours and textures. Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook. Contemporary facility design can be distinctive and unique to support innovative approaches to teaching and learning, while still achieving a visual appearance that is aesthetically pleasing, complements the surrounding areas, and contributes positively to the public realm.

The proposal generally complieswith the objectives for density, bulk and scale within the Strathfield Consolidated DCP and Child Care Planning Guideline primary controls to manage scale of development. The proposal is three storeys high with a smaller ground floor footprint to maximise the ground level outdoor play area. The ground level and stair cores are clad in sand stone base and the top two levels have a wrap around partially cantilevered colour glazed façade with brick cladding framing it.

The composition and articulation of the proposed building facades are of high quality and will contribute positively to the streetscape. The built form contributes to the character of the streetscape in its setback from the streets, height and façade materials. The minor breach of the LEP height plane is limited to the rooftop play space, lift overruns, fire stair access and clear glazed railing that are visually not dominant or perceived from the street front as demonstrated by the rendered perspective below.

Rendered Perspective view of Childcare Centre from corner of Arthur Street & Henley Road:




ADAPTIVE LEARNING SPACES Good facility design delivers high quality learning spaces and achieves a high level of amenity for children and staff, resulting in buildings and associated infrastructure that are fit‐for‐purpose, enjoyable and easy to use. This is achieved through site layout, building design, and learning spaces fit‐out. Good design achieves a mix of inclusive learning spaces to cater for all students and different modes of learning. This includes appropriately designed physical spaces offering a variety of settings, technology and opportunities for interaction.

The proposed learning spaces facilitates a child’s sense of independent exploration, learning through play, peer interaction and the development of self‐confidence and social skills. Good spatial quality is achieved through space, colour, lighting and materials and ease of access between the indoor and outdoor spaces. The internal corridors on Ground level and Level one opens up in two sections that allow for ease of mobility, interest and interaction. All indoor play areas have access to an art/craft area, storage and toilet facilities.




SUSTAINABILITY Sustainable design combines positive environmental, social and economic outcomes. This includes use of natural cross ventilation, sunlight and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and re‐use of materials and waste, use of sustainable materials and deep soil zones for groundwater recharge and vegetation. Well‐designed facilities are durable and embed resource efficiency into building and site design, resulting in less energy and water consumption, less generation of waste and air emissions and reduced operational costs.

The development is designed to embrace ESD principles. The massing, internal layouts and orientation have been organised so as to provide natural day lighting and solar access into the indoor play areas. Energy efficient appliances and water efficient devices will be specified to minimise water consumption of resources. Sandstone integrated into the built design and landscape master plan will contribute to a sustainable and holistic design. Brick cladding contributes towards an energy efficiency with its natural density and thermal insulating qualities to moderate building temperatures and reduce energy consumption rates, to provide year round comfort and savings.

Brick is a sustainable material as it is made from organic minerals found in shale and clay that is easily sourced, free from contaminants and naturally resistant to pests or fire. All planting is low maintenance and the general theming of tree species is in accordance with the Public Domain Guidelines. A wide variety of evergreen and deciduous trees will be planted to provide shade.




LANDSCAPE Landscape and buildings should operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A contextual fit of well‐designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood. Well‐designed landscapes make outdoor spaces assets for learning. This includes designing for diversity in function and use, age‐appropriateness and amenity. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co‐ordinating water and soil management, solar access, micro‐climate, tree canopy, habitat values and preserving green networks.

The child care centre landscaping aims to provide an integrated approach to aesthetics, amenity and learning. In designing the outdoor spaces, consideration is given to how children play and connect with their environment. Elements are multipurpose, interactive, create social interaction and are age appropriate. Natural features form an integral part of all the outdoor spaces ‐ rocks and boulders, varied textures in surfacing, water play and movement and sustainable materials. Plant selection is based on children's proposed interactions with plant materials ‐ scents and texture play key roles in specifications of species. Trees are utilised as features and to allow for canopy shade and the creation of micro climates and mixed habitats that change as time passes.




AMENITY Good design positively influences internal and external amenity for children, staff and neighbours. Achieving good amenity contributes to positive learning environments and the well‐being of students and staff. Good amenity combines appropriate and efficient indoor and outdoor learning spaces, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, service areas and ease of access for all age groups and degrees of mobility. Well‐designed child care facilities provide comfortable, diverse and attractive spaces to learn, play and socialise.

The organisation of built form and open space is laid out in response to the existing and proposed urban form and the intrinsic opportunities and constraints of the site. The proposal has well integrated access to the outdoor and indoor play areas with accessible paths and an internal lift to access the basements and upper levels. Sufficient storage spaces and rooms are provided on each level and adjacent to the different play spaces. The building orientation and openings allow for natural cross ventilation.

Acoustic panels and full height glazing to Consultant recommendations have been integrated into the design to minimise and control noise levels. The outdoor play areas have a balanced access to direct sunlight and shade through pergolas, cantilevered upper levels and strategically placed vegetation.




SAFETY Well‐designed child care facilities optimise the use of the built and natural environment for learning and play, while utilising equipment, vegetation and landscaping that has a low health and safety risk, and can be checked and maintained efficiently and appropriately. Good child care facility design balances safety and security with the need to create a welcoming and accessible environment. It provides for quality public and private spaces that are inviting, clearly defined and allow controlled access for members of the community. Well‐designed child care facilities incorporate passive surveillance and Crime Prevention Through Environmental Design (CPTED).

Development has considered safety and access points include lighting and provide clear view of street to ensure safety and security. The 1m high front metal railing fence and low height brick wall and the clear 2m high acoustic panel along Arthur Street and Henley Road provide visually permeable transition between the private and public domain whilst providing security & acoustic privacy to & from Childcare centre. Full height glazing overlooking the streets provide opportunity for passive surveillance down to the outdoor play areas. There will be appropriate lighting to all exterior areas.

Vehicular access is via a secure basement car park that has entry & exit off Henley Road. Car park areas are to be well lit and lifts will have security control and close circuit television cameras.

38 40 HORNSEY RD, - Municipality of Strathfield · SEPP 65 – Design Quality of Residential...

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