ATTACHMENT B: SUPPLEMENTARY INFORMATION FOR SITE SPECIFIC ... · 2 SITE SPECIFIC MERIT TESTS SITE...

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ATTACHMENT B:SUPPLEMENTARY INFORMATION FOR SITE SPECIFIC MERIT MATTERSPLANNING PROPOSAL AT 44-78 ROSEHILL ST, REDFERNOCTOBER 2018

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SITE SPECIFIC MERIT TESTS

SITE SPECIFIC TEST 1

The Proposal provides 7.1% of the site area (180m²) as deep soil. The minimum requirement under the ADG 7%. This could be increased to 11% with minor adjustments to the basement carpark.

Council Comment:DEEP SOIL

As no deep soil areas are provided at street level the proposal will need to rely onalternative measures for stormwater management on the site. Given that the proposalincludes a 4.5 storey basement carpark, meeting these requirements will pose asignificant challenge.

Commercial / Retail

Service Area

Deep Soil

52.0 M

29.0 M

23.0 M

12.0 M

16.0 M

16.2 M

22.0 M

19.0 M

22.0 M

32.2 M

Rose

hill

Stre

et

Corn

wal

lis S

tree

t

Boundary Street

Gib

bons

Str

eet

The indicative floor plan shown above shows an example floor layout which would support commercial and retail space interfaced with the plaza, rear laneway, Roshehill Street and Margaret Street. The location and orientation of these spaces are key in working with or translating to the desired urban design and activated streetscape outcome.

• DEEP SOIL : 180 SQM ( 7.1%)FEATURES

1:1000

Response:

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SITE SPECIFIC TEST 2BUILDING SEPARATION - Terraces on Rosehill StreetCouncil Comment: Response:

Existing Existing ExistingExistingNew development New development

Gibbons Street Reserve

Potential Futuredevelopment

6 m separation for NH room 6 m separation for NH room



ExistingExisting Existing


New development

Margaret Street Boundary Street


Gibbons Street Cornwallis LnRosehill StreetGibbons Street Cornwallis LnRosehill Street

6 m 6 m 6 m

4.5 m

6 m 6 m

9 m

16.2 m

Blan

k/G

reen

Blan

k/G

reen

9 m

12 m 12 m

9 m

12 m

6 m

9 m

12 m

6 m

9 m 9 m

13 m 12 m

6 m

9 m

12 m


6 m

9 m

12 m

Cen

ter L

ine

Cen

ter L

ine

Site

Bou

ndar

y

Cen

ter L

ine

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

Site

Bou

ndar

y

NHHHH

HHHHHHHHHHHHHHHHHHHHHHHHHHH

HH

HHHH

HHHHHHHHHHHHHHHHHHHHHH

HH

HHHHHHHHH

HNH

HHHHHHHHHHH

HH

HHHHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HH

HHHH

HHHHHHHHHHHHHHHHHHHH

H

HH

NHNHNH

NHNHNHNH

6 m

HNH

Section 3

Plan View

Exis

ting

Build

ing

Exis

ting

Build

ing

Existing Building

Rose

hill

Stre

et

Corn

wal

lis S

tree

t

Boundary Street

Gib

bons

Str

eet

HHH

HH

HH

HH

H H

H

HH

HHH

Blank

Blank

Blan

k

Blan

k 13 m

6 m

1

6 m

6 m

12 m

12 m

12 m

6 m

12 m 1

2

2

3

3

5 fl

Center Line

Cen

ter L

ine

The site shares a block with five terraces, located immediately to the south. If the site were to be developed according to the planning proposal request, the height transition to these terraces would be an exceptionally poor urban design outcome, with significant amenity impacts. The transition (or “stepping down”) of a 30 storey tower to a 19 storey tower and then to the existing 2 storey terraces would not effectively ameliorate the enor-mous height difference across the single block.

The transition between the Proposal and terraces provides a high quality urban design outcome where a juxtaposition be-tween building heights, age and materiality contributes to a sense of place.

Similar and successful precedents in the City of Sydney include: Green Square’s Ovo Tower (28 storeys) adjoining 2 storey terraces on Portman Street; One Central Park’s Jean Nouveal Tower (30 storeys) adjoining three storey buildings; Redfern’s Igloo Tower (18 stories) adjoining two storey terraces; Potts Point’s Springfield Avenue Tower (14 storeys) adjoining three storey terraces; Potts Point’s Macleay Street Tower (20 storeys) adjoining 4 storey buildings; and Hyde Park Towers adjoining Darlinghurst 2 storey terraces.

In addition, the Proposal does not simply go from a 19 storey tower to the existing 2 storey terraces. Instead, a two storey podium base that aligns with the height of the terraces is provided with the tower itself setback 12m from the terraces. This approach is consistent with world’s best practice for tall buildings, such as Torontos Tall Building Guidelines.

Finally, given the broader urban renewal of the area, age, disrepair of existing terraces and fact they are not heritage items, in all likelihood they will be redeveloped over the medium term.

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Regent Street, Redfern

Marian St

Illustrative Section

Rege

nt S

t

Regent St, Redfern

A

A’

Street View on Regent St, Redfern

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Portman St, Green Square

Navins LnPlaza


Portman St

B

B’

Street View on Portman St, Green Square

Portman St, Green Square

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Broadway, Chippendale

Carlton StKensington St


Street View on Broadway, Chippendale

Broadway

CC’

Broadway, Chippendale

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Stanley St, Darlinghurst

College Ln


Street View on Stanley St, Darlinghurst

Stanley St, Darlinghurst

Stanley St DD’

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Palmer St, Woolloomooloo


Street View on Palmer St, Woolloomooloo

Palmer St, Woolloomooloo

Robinson St

E

E’

Palm

er S

t

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Macleay St, Potts Point

Rockwall Cres


Street View on Macleay St, Potts Point

Macleay St, Potts Point

G

G’

Mac

leay

ST

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on Springfield Ave, Potts Point

Springfield Ln


Street View on Springfield Ave, Potts Point

Springfield Ave, Potts Point

H

H’

Spri

ngfie

ld S

T

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SITE SPECIFIC TEST 2PRECEDENT - Terraces on John St, Pyrmont

Jones St


Street View on John St, Pyrmont

John St, Pyrmont

JJ’

John ST

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SITE SPECIFIC TEST 2BUILDING SEPARATION -Cornwallis Lane

Plan View

Council Comment:On the eastern side of Cornwallis Lane is a low rise apartment building. The planning pro-posal request incorrectly quotes the Apartment Design Guide in stating that 12m building separation between habitable residential spaces is adequate to satisfy ADG requirements and allow additional development on this site. The ADG requirements for separation be-tween two habitable residential spaces for 8+ storey buildings is 24m, and 18m for habitable facing non-habitable residential spaces. Given the size of the blocks, and the narrow width of the laneway, setbacks to provide minimum required building separation for buildings over 8 storeys are not possible on either side of Cornwallis Lane.

Section 1









New development




6 m 6 m 6 m

4.5 m

6 m 6 m

9 m

16.2 m

Blan

k/G

reen

Blan

k/G

reen

9 m

12 m 12 m

9 m

12 m

6 m

9 m

12 m

6 m

9 m 9 m

13 m 12 m

6 m

9 m

12 m


6 m

9 m

12 m

Cen

ter L

ine

Cen

ter L

ine

Site

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y

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ter L

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Site

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Site

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Site

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Site

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Site

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Site

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Site

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Site

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Site

Bou

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y

NHHHH


HH

HHHH


HH

HHHHHHHHH

HNH

HHHHHHHHHHH

HH

HHHHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HH

HHHH


H

HH

NHNHNH

NHNHNHNH

6 m

HNH

Exis

ting

Build

ing

Exis

ting

Build

ing

Existing Building

Rose

hill

Stre

et

Corn

wal

lis S

tree

t

Boundary Street

Gib

bons

Str

eet

HHH

HH

HH

HH

H H

H

HH

HHH

Blank

Blank

Blan

k

Blan

k 13 m

6 m

1

6 m

6 m

12 m

12 m

12 m

6 m

12 m 1

2

2

3

3

5 fl

Center Line

Cen

ter L

ine

Response:The Proposal does comply with ADG requirements for building separation by applying the ‘’How to measure building separation’’ (page 37) for adjoining sites, where half the minimum separation distance measured to the boundary is applied.

Given the narrow width of Cornwallis Lane, the sites are adjoining. As such, for the purpose of achieving the ADG separation requirements between building faces the centre line of Cornwallis Lane has been used.

This approach demonstrates the concept complies with the following:

• Proposed Levels 1 and 2 are commercial and separation is not re-quired;

• Proposed Levels 3 to 4 apply the above standard and provide 6m of building separation to the centre line of Cornwallis Lane. The poten-tial redevelopment of the adjoining site for these levels is also able to apply 6m setback, providing a total of 12m separation;

• Proposed Levels 5 to 8 apply the above standard and provide 6m of building separation to the centre line of Cornwallis Lane. The poten-tial redevelopment of the adjoining site for these levels is also able to apply 9m setback, providing a total of 18m separation. The adjoining site has the potential to reduce this setback if non-habitable is provid-ed.

• Proposed Levels 9 to 30 apply the above standard and provide 12m of building separation to the centre line of Cornwallis Lane. The potential redevelopment of the adjoining site for these levels is also able to apply 12m setback, providing a total of 24m separation.

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SITE SPECIFIC TEST 2BUILDING SEPARATION -Cornwallis Lane

Plan View

Section 2









New development




6 m 6 m 6 m

4.5 m

6 m 6 m

9 m

16.2 m

Blan

k/G

reen

Blan

k/G

reen

9 m

12 m 12 m

9 m

12 m

6 m

9 m

12 m

6 m

9 m 9 m

13 m 12 m

6 m

9 m

12 m


6 m

9 m

12 m

Cen

ter L

ine

Cen

ter L

ine

Site

Bou

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y

Cen

ter L

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Site

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Site

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Site

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Site

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Site

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y

NHHHH


HH

HHHH


HH

HHHHHHHHH

HNH

HHHHHHHHHHH

HH

HHHHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HH

HHHH


H

HH

NHNHNH

NHNHNHNH

6 m

HNH

Exis

ting

Build

ing

Exis

ting

Build

ing

Existing Building

Rose

hill

Stre

et

Corn

wal

lis S

tree

t

Boundary Street

Gib

bons

Str

eet

HHH

HH

HH

HH

H H

H

HH

HHH

Blank

Blank

Blan

k

Blan

k 13 m

6 m

1

6 m

6 m

12 m

12 m

12 m

6 m

12 m 1

2

2

3

3

5 fl

Center Line

Cen

ter L

ine

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SITE SPECIFIC TEST 2BUILDING SEPARATION - Margaret StreetCouncil Comment:On the northern side of Margaret Street is a medium rise apartment building. The plan-ning proposal request also includes inadequate separation to this building. To meet ADG requirements, the northern edge of the subject site would either have to be set back 18m, which is not viable given the size of the block, or have a blank/inactive frontage, which would result in a poor urban design outcome.









New development




6 m 6 m 6 m

4.5 m

6 m 6 m

9 m

16.2 m

Blan

k/G

reen

Blan

k/G

reen

9 m

12 m 12 m

9 m

12 m

6 m

9 m

12 m

6 m

9 m 9 m

13 m 12 m

6 m

9 m

12 m


6 m

9 m

12 m

Cen

ter L

ine

Cen

ter L

ine

Site

Bou

ndar

y

Cen

ter L

ine

Site

Bou

ndar

y

Site

Bou

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y

Site

Bou

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y

Site

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y

Site

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Site

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y

Site

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Site

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Site

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Site

Bou

ndar

y

NHHHH


HH

HHHH


HH

HHHHHHHHH

HNH

HHHHHHHHHHH

HH

HHHHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HHHH

HH

HHHH


H

HH

NHNHNH

NHNHNHNH

6 m

HNH

Section 3

Plan View

Exis

ting

Build

ing

Exis

ting

Build

ing

Existing Building

Rose

hill

Stre

et

Corn

wal

lis S

tree

t

Boundary Street

Gib

bons

Str

eet

HHH

HH

HH

HH

H H

H

HH

HHH

Blank

Blank

Blan

k

Blan

k 13 m

6 m

1

6 m

6 m

12 m

12 m

12 m

6 m

12 m 1

2

2

3

3

5 fl

Center Line

Cen

ter L

ine

Response:A similar approach is undertaken on Margaret Street and the Proposal complies with ADG.

ATTACHMENT B: SUPPLEMENTARY INFORMATION FOR SITE SPECIFIC ... · 2 SITE SPECIFIC MERIT TESTS SITE...

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