Part G - Local Centre

G

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

PART G - LOCAL CENTRES G1 Land to which Part G applies...........................................................................................G-2 G2 General Requirements.......................................................................................................G-3 G2.1 General objectives....................................................................................................G-3 G2.2 Building design and appearance...............................................................................G-3 G2.3 Ground floor interfaces ............................................................................................G-7 G2.4 Building performance ...............................................................................................G-9 G2.5 Safety and security ................................................................................................G-10 G2.6 Neighbourhood amenity.......................................................................................... G-11 G2.7 Landscape Design .................................................................................................G-12 G2.8 Heritage...................................................................................................................G-12 G2.9 Signage and advertising.........................................................................................G-13 G2.10 Public Art...............................................................................................................G-14 G2.11 Access and parking ..............................................................................................G-15 G2.12 Residential Uses not covered by the Apartment Design Guide ...........................G-16 G3 Site specific building envelope and design controls...................................................G-17 G3.1 Victoria Road Drummoyne......................................................................................G-17 G3.2 Five Dock Town Centre...........................................................................................G-53 G3.3 Majors Bay Road Shopping Centre, Concord.........................................................G-73 G3.4 Victoria Avenue Shopping Centre, Concord West..................................................G-75 G3.5 355-359 Lyons Road, Five Dock.............................................................................G-77

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G1 Land to which Part G applies Part G generally applies to the land in the following areas: • B1 Neighbourhood Centre zone • B4 Mixed Use zone Note: The land located within the Five Dock Town Centre that is zoned R3 and that has a boundary to Barnstaple Road, Waterview Street or Second Avenue is included in Part G. There are other scattered retail and commercial areas that provide local neighbourhood goods and services outside the main retail nodes of Great North Road, Majors Bay Road, Victoria Avenue and Victoria Road.

The general planning, design and environmental management controls outlined in Section G2.1, G2.2, G2.3, G2.4, G2.5, G2.6, G2.7 apply in these areas to ensure the form and scale of development is appropriate.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements G2.1 General objectives The controls in this section of the DCP apply to permissible development in mixed use areas and neighbourhood centres. It contains general controls that apply to all commercial development and specific controls that apply to selected commercial precincts.

There are other scattered retail and commercial areas that provide local neighbourhood goods and services outside the main retail nodes of Great North Road, Majors Bay Road, Victoria Avenue and Victoria Road.

The general planning, design and environmental management controls outlined in Section G2.1, G2.2, G2.3, G2.4, G2.5, G2.6, G2.7 apply in these areas to ensure the form and scale of development is appropriate.

Note: Developments that incorporate a residential component, such as shop top housing, also need to take into consideration the controls contained within the residential part of the DCP.

O1. To facilitate the development of ALL commercial areas in a way that is economically sustainable and environmentally sensitive.

O2. To encourage the revitalisation of commercial areas by enabling mixed use development.

O3. To ensure development contributes to the improvement and amenity of public spaces.

O4. To maintain the heritage values through appropriate alterations and additions.

O5. To maximise opportunities for local employment and business O6. Ensure that B4 Mixed Use Zones and B1 Neighbourhood Centres maintain a substantial retail, office and commercial focus.

G2.2 Building design and appearance The City of Canada Bay’s business centres are characterised by retail shopping strips, formed by a unique interaction between local topography, street layout, subdivision pattern and building form. The design of buildings significantly contributes to the streetscape character and adds visual richness, complexity and interest.

Facade treatment, the line of continuous awnings and the general vertical building proportions assist in tying buildings together into a cohesive group. The selection of materials, finishes and colours should have regard to compatibility to the surrounds and consider robustness, durability and ease of maintenance.

Built form massing and articulation PART A

PART B

Objectives TOP

MIDDLE

BASE

Fig G2.1 Example of an building that is vertically

O1. To define and reinforce the identity and desired character of a place, and create variety in the streetscape while contributing to a sense of continuity and overall visual quality.

O2. To add visual quality and interest to new buildings with a focus on breaking up massing of higher density forms when viewed from public places and neighbouring properties.

O3. To facilitate daylight access and ventilation to streets, public places and neighbouring properties.

articulated into two components and differentiates between base, middle and top

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Controls

C10.

Highly reflective finishes and curtain wall glazing are prohibited.

C1.

Building mass should maintain the prevailing vertical character found in Canada Bay’s business centres.

C11.

C2.

New development displays careful composition of building mass, height and (facade) treatment, including horizontal and vertical articulation, projections, recesses, eave overhangs and deep window reveals.

Any blank sidewalls that are visible from the public domain are designed as an architecturally finished surface that complements the main facade.

C12.

C3.

Buildings that are 3 storeys or more are to be designed so that they clearly articulate a base, middle and top. Refer to Fig G2.1.

Materials, finishes and colours need to be carefully selected for their robustness, durability, energy performance and compatibility with the surrounds.

C13.

C4.

Where frontages are more than 20 metres wide, building massing must be vertically articulated.

Colours should be selected from a designated palette, with an emphasis on light/ neutral colours that harmonise with the context.

C14.

Roof plant, lift overruns, vents, carpark entries and other service related elements are integrated into the built form and complement the architecture of the building.

C15.

In commercial areas where parapet skylines predominate, infill development should also include parapet skylines.

C5.

The maximum length of straight wall without articulation such as a balcony or return is 12m.

C6.

Compatibility with adjoining buildings is considered in terms of setbacks, awnings, parapets, cornice lines and facade proportions.

Facades and exteriors Objective O4. To ensure new development is well articulated, makes a positive contribution to the streetscape and responds to local urban character through detailed design of facades and exteriors.

Controls C7.

Where development has two (2) street frontages the streetscape should be addressed by both facades. Development should provide a definitive street address to both facades when fronting a main road and a smaller road or car park.

C8.

The composition of the facade balances solid and void elements and does not display large areas of a single material, including reflective glass.

C9.

External walls are constructed of high quality durable materials and finishes with low maintenance attributes (‘self-cleaning’) such as face brickwork, rendered brickwork, stone, concrete and glass.

Successful buildings balance solid and void components within the building envelope

New development should reinforce the local character and identity of the area Page G-4

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements Awnings Objective O5. To provide weather protection and comfort along pedestrian routes to promote walking and increase activity levels.

O6. To encourage awnings which are lighter and more elegant in appearance to allow more light through to shop fronts.

Controls C16.

Refurbishment or redevelopment of a building should include the provision of an awning of a similar height, width and general appearance to that of adjoining contributory awnings.

C17.

Awnings should be reinstated where there is evidence that they were originally fitted or where there is a break in a continuous run of awnings.

C18.

New awnings on corner buildings should wrap around into side streets.

C19.

New awnings should be no more than 600mm higher or lower than neighbouring awnings, for continuity. As a guide, awnings should have a minimum height of 3.0m and a maximum height of 4.5m. Entry awnings may increase up to 5m in height to provide legibility.

C20.

Awnings are to be flat or near flat in shape.

Raised or curved awning structures are not permitted. Eaves and fascias are to be flat or near flat in shape.

C21.

Awning fascias are to be a maximum 300mm high including any added on signage and in keeping with the scale and character of the building.

C22.

Steps for design articulation or to accommodate sloping streets are to be integrated with the building design and should not exceed 700mm per step.

C23.

Awnings are designed to respond to the rhythm of shopfronts/ vertical articulation of the development and provide continuous weather protection.

Awnings provide weather protection for pedestrians and are particularly important in neighbourhood centres

Translucent awnings allow for more daylight access to the footpath and shopfronts

Original awnings, balustrades and verandahs should be reinstated where evidence of original structure exists

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Verandahs and balconies

Public utilities/ services

Objective

Objective

O7. To increase passive surveillance of the public domain, provide architectural interest and where applicable reinstate historic verandahs.

O9. To reduce the negative visual impact of utilities and building services.

Controls C24.

The reinstatement of verandahs is encouraged where evidence of the original structure exists.

C25.

Balcony balustrades should be of a light open material. Where possible, balustrades are to match predominant examples within the streetscape.

C26.

Existing verandahs and balconies should be retained and not infilled.

C27.

Balconies should be located so as to face the front or rear of the building.

Controls C29.

• an underground service line to a suitable existing street pole; or • sheathed underground consumers mains to a customer pole erected near the front property boundary (within 1 metre).

Council may require the bundling of cables in the area surrounding the development to reduce the visual impact of overhead street cables.

Isolated sites Objective O8. To consider future development opportunities on adjoining sites and avoid isolating sites potentially unable to redevelop in the future.

Controls C28.

New development is to consider future development on adjoining sites by providing sufficient separation and setbacks, and avoid creating isolated sites.

For new development and substantial alterations to existing premises provision must be made for connection to future underground distribution mains. In such developments the following must be installed:

C30.

Roof plant, lift overruns, utilities, vents, fire hydrants, electrical substations and other service related elements are to be integrated into the built form design and complementary to the architecture of the building, with minimal impact on the streetscape and ground floor facades.

Where development is likely to create an isolated site, the applicant is required to provide one of the following: • supply evidence that negotiations with property owners commenced early, well prior to the lodgement of the development application, and reasonable offers were made; or • provide a design and feasibility study proving the adjoining site is viable to develop in the future.

Utilities and building services/ equipment should be located so that the visual impact on the streetscape is minimised

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements G2.3 Ground floor interfaces The way in which buildings address streets, links and open space is crucial to the local character of an area.

The ground floor in particular requires careful design of its interface with the public domain due to its significant impact on the liveliness, interest, comfort and safety of the public domain.

Controls C5.

• the finished ground floor level is to match the footpath level; where this is not possible due to topography, the ground floor level is a maximum of 0.4m above or below the footpath; • continuous awnings must be provided to shelter pedestrians from weather conditions;

Objectives O1. To maximise opportunities for passive surveillance of the public domain.

• consistent paving, street furniture, signage, planting and lighting is desireable; and

O2. To be adaptable to changes in use in the future.

Controls C1.

C2.

New development is to place particular focus on creating a 'human scale' at the lower levels, in particular the ground floor, through the use of detailed design, insets and projections that create interest and, where relevant, the appearance of finer grain buildings.

New development addresses and defines the public domain through entrances, lobbies, windows and balconies that overlook public spaces, maximising opportunities for passive surveillance.

C3.

All building entries are clearly visible from the public domain. Level access is provided where possible.

C4.

Facades that address the street have no more than 5 metres of ground floor wall length without a door or window.

Active frontages Objectives O3. To enhance the commercial viability of the area and compliment existing retail, commercial, entertainment and community uses.

O4. To encourage ground floor activities to spill out into the public domain and contribute to a vibrant streetscape and activity levels.

Along active frontages:

• design guidance in Fig G2.2 is applied where possible with long expanses of floor to ceiling glass prohibited.

Shopfronts Objectives O5. To preserve the surviving examples of original whole shop frontages and elements.

O6. To encourage new or replacement shop fronts to be compatible with the architectural style or period of the building to which they belong and the overall character of the business centre.

Controls C6.

New shopfronts should be designed to make maximum use of vertical elements, i.e. windows should emphasise a vertical proportion (height greater than width).

C7.

Original early shop fronts in existing buildings should be retained and conserved.

C8.

If security shutters are required, they should be visually permeable (at least 75% permeability) to allow viewing of windows and allow light to spill out onto the footpath. Block-out roller shutters are not permitted.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Facades and facade elements such as windows and doors display vertical proportions rather than horizontal dominance Awnings provide continuous all weather shelter for pedestrians.

Vertical elements such as support walls and columns (ideally continued to the upper levels) support a vertical rhythm along the street.

A maximum of 70% of the ground floor facade is glazing and balanced with solid elements

Tenancies should be as narrow as possible (ideally 5-8m wide) and a minimum of 10m deep.

Fig G2.2 Design guidance for active frontages

Narrow retail tenancies with a balance of glazed and solid elements

Retail/ shopfront design along the ground floor linking the inside with the outside and contributing to life on the street

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements G2.4 Building performance

C5.

Where it is impractical to locate windows other than facing an adjoining building, the windows should be offset to avoid a direct view into windows in adjacent buildings.

C6.

New development containing dwellings along a major road or along a railway corridor should incorporate noise attenuation measures.

C7.

Where the visual privacy of adjacent properties is likely to be significantly affected from windows, doors and balconies, or where external driveways and/or parking spaces are located close to bedrooms of adjoining buildings, one or more of the following alternatives are to be applied:

Overshadowing Objectives O1. To minimise overshadowing of streets, links and public open spaces.

O2. To minimise the amount of overshadowing of neighbouring developments and outdoor spaces.

Controls C1.

Siting and built form configuration optimises solar access within the development and minimises overshadowing of adjoining properties.

C2.

Direct solar access (sunshine) to windows of principal living areas and to the principal area of open space of dwellings adjacent to commercial zones should not be reduced to less than 3 hours between 9.00am and 3.00pm on 21 June (mid winter).

Visual and acoustic privacy Objectives O3. To minimise the impact of new development on the outlook and privacy of adjoining properties.

Controls C3.

C4.

Where buildings are constructed adjacent to residential properties, particular regard should be had to any possible loss of privacy which may be caused to residents.

Openable first floor windows and doors as well as balconies should be located so as to face the front or rear of the building.

• Fixed screens of a reasonable density (minimum 75% block out) should be provided in a position suitable to alleviate loss of privacy; • Where there is an alternative source of natural ventilation, windows are to be provided with translucent glazing and fixed permanently closed; • Suitable screen planting or planter boxes are to be provided in an appropriate position to reduce the loss of privacy of adjoining premises. Note: This option will only be acceptable where it can be demonstrated that the longevity of the screen planting will be assured.

• Windows are off-set or splayed to reduce privacy effects; and/or • Windows to have a sill height of 1.8 metres or more above floor level or fixed translucent glazing to any part of a window less than 1.8 metres above floor level.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Environmentally sustainable design

G2.5 Safety and security

Objectives

Objectives

O4. To incorporate environmentally sustainable design (ESD) principles wherever possible.

O1. To provide an environment where people feel safe and secure during the day and after hours.

Controls C8.

Passive solar design: • Building location and design allows for passive solar heat gain during winter; • Insulation is to be used in external walls and roofs;

O2. To ensure new development supports the wider neighbourhood and community safety and maximises opportunities for passive surveillance.

Controls C1.

Pedestrian ways and car parking, particularly those used at night, are to be direct, clearly defined, visible and provided with adequate lighting.

C2.

Landscaping and site features that might block sight lines are to be minimised.

C3.

Shadows and concealment spaces are to be minimised.

• Materials are selected considering their thermal performance; and

C4.

All entrances and exits are to be made clearly visible.

• Solar hot water systems are encouraged.

C5.

Windows and doors should be arranged to overlook public areas and streets to maximise surveillance.

C6.

If obscure glazing and/or window signage is proposed it must not occupy a combined total of more than 6m2 or 20% of the surface area of the window, whichever is the lesser. The remainder of the shopfront glazing must remain clear to allow views into and out of the shop.

C7.

New development is to consider and comply with Crime Prevention Through Environmental Design (CPTED)’s Safer by Design Guidelines.

C8.

Good light levels are provided from a variety of sources, such as under awnings within shopfronts, and facade lighting.

• All window and door openings are adequately sealed; and • Overhangs and shading devices such as awnings, blinds and screens protect from sunlight during summer months.

C9.

C10.

Energy conservation/ efficiency:

Natural ventilation: • Natural cross ventilation is optimised; and • At least 30% of all windows in a building are operable from the inside

C11.

Louvres, shading devices and windows are able to be operated by buildings users where possible, to allow building occupants to regulate climatic conditions.

Building users should be able to open windows and operate privacy screens and sun shading devices.

This example of a shopfront and under awning lights illuminates the adjacent public space after dark Page G-10

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements G2.6 Neighbourhood amenity Shopping Trolleys Shops provide trolleys for the convenience of customers. However shopping trolleys are often abandoned in public spaces, impacting on the amenity of an area and creating a safety hazard. This provision seeks to improve the management of shopping trolleys.

Objectives O1. To minimise the number of shopping trolleys abandoned or unattended in public places.

O2. To maintain responsible use and return of trolleys.

Controls C1.

Where shopping trolleys are provided, a Trolley Management Plan is to be in place. The Trolley Management Plan is to provide the following: a) Deposit/refund scheme whereby a deposit is paid by trolley users for the release of a trolley from a trolley bay situated within the retailer's premises or shopping centre where the retailer's premises are located, including its car park. b) Public education program to inform customers, including signage, pamphlets and other means, that trolleys are to remain on the premises or shopping centre and penalties apply for abandoning trolleys in public places. c) Provide sufficient and suitably located trolley bays within or adjacent to the premises and throughout the shopping centre including its car park. d) Provide adequate trolley collection services to ensure that abandoned or unattended trolleys are collected frequently. e) Ensure that all trolleys are marked or labelled in such a manner that Council can easily ascertain the owner of the trolley, including the store responsible for its provision, and notify Council of such markings. f) Authorise the store manager or delegate to be responsible for liaison with Council regarding trolley management and provide Council with contact details for each store manager or delegate, as well as additional company contacts at senior management level.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2.7 Landscape Design

G2.8 Heritage

Objectives

O1. To encourage sensitive redevelopment of heritage buildings, also referred to as ‘adaptive reuse’.

O1. To promote high quality landscape design as an integral component of the overall design of new development, softening the appearance of buildings.

O2. To improve the local micro-climate, native fauna and flora habitats and to control climatic impacts on buildings and outdoor spaces.

O3. To allow adequate provision on site for infiltration of stormwater, deep soil tree planting, landscaping and areas of communal outdoor recreation.

Controls C1.

Existing street trees and landscape features are retained wherever possible.

C2.

Landscape design complements the proposed built form and minimises the impacts of scale, mass and bulk of the development in its context.

C3.

Landscape design highlights architectural features, defines entry points, indicates direction, and frames and filters views from and into the site.

C4.

Trees and vegetation provide a high degree of amenity and environmental benefit. Their selection and location should: • Provide shade in summer and sun access in winter to building facades and public and private open spaces;

O2. To ensure development in the vicinity of heritage items or within a heritage conservation area respects and complements the heritage item.

O3. To avoid new development physically dominating and overwhelming heritage items.

O4. Alterations and additions respect the identified heritage and conservation values of the place.

Controls C1.

All development of, or in the vicinity of heritage items and/ or conservation zones, is to address the requirements of Part C Heritage of this DCP.

C2.

All development of, or in the vicinity of heritage items, must submit a heritage impact assessment as part of the DA. It should be noted that the assessment may lead to setbacks, building heights, built form modulation etc. that differ (usually less than) the minimum provisions outlined in this DCP. The appropriate building setback and height will be determined on a case-by-case basis having regard to the views, vistas and context of the heritage item.

C3.

Alterations and additions respond appropriately to the heritage fabric but do not mimic or overwhelm the original building. Designs are contemporary and identifiable from the existing building. Ways to separate the new work from the existing include providing generous setbacks between new and old, using a glazed section to link the new addition to the existing building and/or using shadow lines and gaps between old and new.

C4.

Building and facade design responds to the scale, materials and massing of heritage items through aligning elements such as eaves lines, cornices and parapets, facade articulation, proportion and/or rhythm of existing elements and complementary colours, materials and finishes.

• Reduce glare from hard surfaces; • Channel air currents into built form; and • P rovide windbreaks, screen noise and enhance visual privacy where desirable.

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Appropriate

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Appropriate signage

Appropriate

G2 General Requirements Appropriate signage

1

Fascia

2

Top hamper

Appropriate signage G2.9 Signage and advertising Appropriate signage

3

Window

4

Under awning

5

Side walls

Objectives O1. To sensitively integrate signage into the context of the area and avoid adverse individual and cumulative visual impact of many signs of varying 4 sizes, shapes and colours.

Controls C1.

C2.

C3.

5

1 4

5

C5.

C6.

C7.

C8.

Fascia

2

Top hamper

3

Window

4

Under awning

5

Side walls

Appropriate

3

1 2

1

Fascia

2

Top hamper

3

Window

4

Under awning

3

5

Side walls

4

3

Signage is to comply with the requirements of State Environmental Planning Policy No 64-Advertising and Signage. Also refer to requirements in the City of Canada Bay 5 DCP Part I SignageInappropriate and Advertising. signage

2

1 2 3 4 5

Fascia Fascia Top hamper Top hamper Window Window Under awning Under awnin Side walls Side walls

4

5

3

5

1

2

4

2

3

7

Inappropriate 1

Fig G2.3 Appropriate signage options 2

Inappropriate

3 6

2

The main facades of buildings from the first 7 floor to the rooftop or parapet are to be uncluttered and generally free of signage.

5 3

7

7

10 8

3

10

4

6

9

5

8

Parapet

3

Wall

4

Projecting off wall

5

Above fascia/ awning

4 Above parapet

6

On top of awning

2

Parapet

7

Rooftop

3

Wall

8

A-frame

4

Projecting off wall

9

Feather fan

Above fascia/

10 Flagging awning Inappropriate

Inappropriate

On top of awning 1 Above parapet Inappropriate 1 Above parape 4 9 1 Above parap 7 Rooftop 2 Parapet 1 1 2 Parapet 2 Parapet 8 A-frame 3 Wall 2 3 Wall 2 9 Feather fan 3 Wall 4 Projecting off wall 4 Projecting off 4 Projecting of 10 Flagging 5 Above fascia/ awning 5 Above fascia/ 5 Above fascia 3 4 3 4 6 On top of awning6 On top of awn 4 6 On top of aw 7 Rooftop 7 Rooftop 66 7 Rooftop 8 A-frame 8 A-frame 8 A-frame 55 9 Feather fan 9 Feather fan 9 Feather fan 10

4 10 8

Above parapet

2

6

2

5

1

1

5

4

1

Freestanding signs are not to be located on6 the top of buildings and should not impact on the skyline when viewed from the street.

Signs painted on or applied to the roof of a building are not permitted.

Suspended signage under awnings should be a minimum of 2.7m clear above finished footpath level.

1

2

3

Advertising signs should complement the Inappropriate signage

The source of light to illuminated signage should be concealed or integral with the sign. The ability to adjust the light intensity is required. A curfew on illumination may be imposed to protect the amenity of nearby residential development.

1

1 4

All signage should have regard to the 'appropriate' range (see Fig G2.3) and avoid 'inappropriate' signs (see Fig G2.4).

A coordinated presentation of signs is required where there are more than four occupancies or uses within a single development.

Appropriate Appropriate

5

design of buildings and the overall character of the precinct. Signage must relate to 7 Advertising an approved use on the site. which is not related to the business being conducted from the premises is not Inappropriate signage 1 Inappropriate permitted.

Inappropriatesignage signage

C4.

2

1

9 1010

44

Flagging 99

88

Fig G2.4 Inappropriate signage detrimental to the desired streetscape character

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10 Flagging 10 Flagging

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2.10 Public Art Public art contributes to place identity and increasingly it is a significant part of the visitor experience. Cities around the world have recognised the value of cultural statements and public art has a key role in giving character and cultural definition to areas. This has been particularly successful in Australia with substantial public art initiatives reactivating waterfronts and urban development. The City of Canada Bay has increasingly used art as part of place making across the City.

Objectives O1. To include public art in communal and public spaces.

O2. To focus public art on the history and heritage, stories, people, landscape, streetscape, and culture of the place.

Controls C1.

Consider the City of Canada Bay Public Art Plan and City of Canada Bay Cultural Plan and provide details of public art to be included in communal and public spaces.

C2.

Identify locations for mural, integrated artworks, sculptural and lighting projects including hoardings for new developments.

C3.

Coordinate cultural input and community participation into interpretive artworks and public art.

C4.

Use public art, interpretive work, oral histories and industrial artefacts to celebrate the working heritage of Canada Bay’s foreshores.

C5.

Reflect industrial, social and cultural history in the built and natural environment.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2 General Requirements G2.11 Access and parking

C6.

The location of car parking has a significant impact on pedestrian safety and the quality of the public domain.

Vehicle access points need to be integrated carefully to avoid potential conflicts with pedestrian movement and the desired streetscape character.

At grade and above ground parking, if unavoidable, is screened from public view and should have a minimum floor to floor height of 3.1m to be able to be converted to another use in the future.

C7.

Basement parking fronting the public domain can protrude up to 1.0m maximum above natural ground level.

C8.

Parking that is unbundled (separated from dwelling and building ownership) should be encouraged in all developments.

Objectives O1. To transition to lower car ownership and support the uptake of walking, cycling and public transport use.

O2. To minimise the visual impact of car parking areas and vehicle access points.

O3. To minimise conflicts between pedestrians and vehicles on footpaths, particularly along pedestrian desire lines.

Controls C1.

Vehicular access points minimise visual intrusion and disruption of the streetscape, emphasise the pedestrian experience and maximise pedestrian safety.

C2.

The width and height of vehicular entries is kept to a minimum. Roller doors or gates should be integrated with the architectural design of the development. Vehicular entry/ exit points are recessed by at least 0.5m behind the building line.

C3.

The public footpath is continued across driveways to create a threshold, signal pedestrian priority and slow vehicle speeds.

C4.

Vehicle access points are not permitted along primary active street frontages.

Where rear or side access is not possible, development without parking will be considered.

C5.

On-site car parking should be located below ground level where possible or located within the building and well screened, or to the rear off a laneway.

Where vehicular entries are unavoidable, access points should be integrated into the ground floor and clearly signal pedestrian priority

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G2.12 Residential Uses not covered by the Apartment Design Guide The NSW Apartment Design Guide (ADG) applies to buildings that are three or more storeys high and that comprise at least four dwellings.

For other residential development types or components of proposed development, such as 2-storey shop top housing, 2-3 storey terraces, low rise apartments, multiplexes, courtyard houses and the like, the following controls apply.

Objective O1. To ensure design quality, performance of and amenity created by new residential development is of a high standard and consistent across the Canada Bay LGA.

Controls C1.

C2.

The maximum building depth is 18m unless it can be demonstrated that all habitable rooms receive adequate ventilation and solar access, e.g. through the use of a courtyard design.

Single aspect dwellings, if unavoidable, are only permitted if they have a northerly or easterly aspect.

C3.

Living rooms and private open spaces of at least 70% of apartments receive a minimum of 3 hours direct sunlight between 9 am and 3 pm in mid winter (21 June).

C4.

Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2.

C5.

Building separation is as per the Apartment Design Guide, Section 3F Visual Privacy.

C6.

Private open space (POS) is designed to maximise useability, privacy, outlook and solar access.

The minimum private open space of a ground floor dwelling is calculated by the number of bedrooms x 4m2.

For dwellings on the ground floor including townhouses and terraces, the minimum private open space is as follows: Dwelling type

Min. POS

Studio/ 1 bedroom

20m2

2 bedroom

28m2

3+ bedroom

35m2

The minimum dimension is 4.0m x 4.0m.

For dwellings on upper levels, the minimum private open space (such as decks and balconies) is as follows: Dwelling type

Min. POS

Studio/ 1 bedroom

10m2

2 bedroom

14m2

3+ bedroom

18m2

The minimum dimension is 2.0m x 3.0m.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G3 Site specific building envelope and design controls G3.1 Victoria Road Drummoyne

New publicly accessible open spaces

Victoria Road footpath improvements

Objectives

Objectives O1. To create a buffer to the fast moving traffic along Victoria Road and support increased pedestrian activity levels, safety and comfort.

O2. To increase the amount of visible greenery at eye level when walking along Victoria Road.

O3. To increase the amount of open space in the precinct and to provide more areas for people to meet, gather and relax.

Controls C3.

Controls C1.

Footpaths along Victoria Road are identified as 'Priority area for pedestrian environment upgrade' in Fig G3.7 and Fig G3.8.

C2.

Improvements are to incorporate the following design treatments:

• Partial or complete closure of Church Street to vehicles (see Fig G3.1 and Fig G3.2); and • Sufficient space for tree planting, seating, public art, children's play area and outdoor seating areas for cafes/ restaurants.

• Upgrade of paving and consistency in surface finishes along Victoria Road; • Upgrade and consistency of street furniture such as benches, bins, bicycle parking racks, bus shelters and the like;

Investigate the opportunity to create a new public gathering space on Church Street between Victoria Road and Formosa Street as identified in Fig G3.7 which would incorporate:

C4.

• Low planting/ planter boxes along all non-stopping zones where pedestrians are immediately adjacent to moving traffic (to be maintained by Council);

Maximise opportunities for privately owned public spaces (POPs) throughout the precinct. The following locations are proposed in Fig G3.7: • A small square/ plaza at the northern end of Formosa Street on the corner of Lyons Road to the front of the former Commonwealth Bank site; and

• Green walls or shallow planters along facades of private development. A minimum of 10% 'greening' of ground floor facades along Victoria Road is required for all new development (to be maintained by the building owner).

• Expansion of the publicly accessible existing courtyard behind the heritage listed Sutton Building on the corner of Victoria Road and Lyons Road.

C5.

New developments are encouraged to consider the creation of POPs i.e. on podiums, roof tops or internal courtyards connected by arcades/ pedestrian links.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

The existing condition of the footpath along Victoria Road is in need of replacement

POPs (privately owned public spaces) can include plazas, arcades, small parks, courtyards or rooftop gardens

Quality footpaths and paving materials should be applied to both sides of Victoria Road and be of a consistent palette

Sutton Place courtyard is an example of a POP and has the potential to be integrated into future redevelopment

01

02

03

03

Landscape treatments along 'No Stopping' zones and threshold treatments improve the ‘look & feel’ of the street Improved surface finishes with standard colour and texture encourage pedestrian movement Wall planting provides visual relief in the otherwise concrete dominated Victoria Road streetscape

01

02

Sketch showing the proposed footpath improvements along Victoria Road (Source: Victoria Road Urban Design Review, 2018)

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CITY OF CANADA BAY Development Control Plan

C6.

Part G

Local Centres

New development with a frontage to new public spaces and POPs should: • pay particular attention to the 'humanscale' of lower levels and display a high degree of detailed design and articulation along the active frontages supporting the pedestrian slow-pace experience; • maximise the number of doors and windows on upper levels overlooking the space; • seek to ensure that 50% of the open space receives a minimum of 3 hours direct solar access in mid-winter (21 June) between 9am and 3pm; and

Formosa Street pedestrianisation Objectives O6. To provide additional landscaping and pedestrian space along Formosa Street improving pedestrian amenity and active transport (walking, cycling).

O7. To provide a high quality pedestrian environment in the 'heart' of Drummoyne within close proximity to existing retail and community facilities.

Controls C9.

• encourage active uses on the ground floor with a preference for community facilities and cafes/ restaurants with outdoor seating.

• Closure to all through traffic to and from Lyons Road (see Fig G3.3); or

Increased street tree planting

• Limited through traffic via a one-way system.

Objectives

Pedestrianisation of this space would need to retain vehicular access to adjacent properties via a shared, slow speed zone and provide the opportunity for seating, landscaping and public art.

O4. To improve the walkability of streets adjacent to Victoria Road to make it more appealing for pedestrians to access shops and services.

O5. To enhance the appearance and amenity of the area, improve the local micro-climate, provide native fauna and flora habitats and control climatic impacts on buildings and outdoor spaces.

C10.

C8.

New street tree planting should concentrate along identified 'Street tree priority areas' i.e. Formosa Street, Renwick Street and the southern part of Wrights Road as identified in Fig G3.7 and Fig G3.8.

In the identified priority areas, undergrounding of power lines should occur wherever possible to enable street trees to grow to mature levels. If undergrounding is not possible, and where appropriate, the bundling of power lines would reduce impact.

New development that fronts onto the Formosa Street priority area for streetscape pedestrianisation must: • minimise the number and width of vehicular driveways across the footpath;

Controls C7.

Investigate the opportunity to convert the northern end of Formosa Street north of Bowman Street into a pedestrianised zone identified in Fig G3.7 as 'Priority area for streetscape pedestrianisation'. The proposed design options include:

• ensure building entries are clearly visible and pedestrian access to entries and lobbies is direct; • maximise the number of doors and windows overlooking the street; and • provide a landscaped front setback with substantial vegetation (except along active frontages).

C11.

Investigate opportunities for the widening of footpaths and installation of landscaped street blisters at intersections along the entire length of Formosa Street.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Fig G3.1 Potential design option for a public space on

Fig G3.2 Proposed alternative option for Church Street

Church Street between Victoria Road and

with public space and one-way traffic from

Formosa Street

Victoria Road

Lyons Road

Drummoyne Chambers Building

Commonwealth Bank

Portion of Formosa St pedestrianised

Formosa St

A public space in the centre of Five Dock, with mature trees providing shade and a cooler micro-climate

Example of a public square with good solar access, seating facilities and active frontages

Vehicle access to existing parking

Bowman St

Fig G3.3 Potential design of the pedestrianised Formosa Street and the opportunity for a public space towards Victoria Road

Page G-20

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Church Street

C15.

Objectives O8. To provide additional landscaping and pedestrian space along Church Street.

O9. To impove pedestrian amenity and active transport (walking, cycling) within the linear Victoria Road business/ retail core.

All new development is to consider the provision of new through site links, particularly where opportunities exist to connect retail and commercial uses along Victoria Road to parking and access along quieter streets such as Formosa Street.

Controls C12.

Investigate the opportunity to create a public space, via the partial or complete closure of Church Street, between Victoria Road and Formosa Street as shown in Fig G3.8.

Possible design options are shown in Fig G3.1 and Fig G3.2. Additional traffic studies would be required to determine what the ideal option would be. It may be possible to consider a hybrid option that would involve a timed directional flow.

Wherever possible, long blocks are broken up with new high quality pedestrian prioritised links, particularly where new connections would facilitate access to public transport, open spaces and community facilities.

Locations for two 'Desired future pedestrian links' are identified in Fig G3.7. Both connect Formosa Street with Victoria Road, one as an extension of Bowman Street and the other south of Edwin Street.

C16.

Pedestrian links

New pedestrian links should be at least 5m wide, naturally lit and ventilated where possible, appropriately lit after hours, publicly accessible 24/7, and have clear sightlines from end to end.

Objectives

Visually prominent locations

O10. To improve pedestrian permeability and increase activity levels of the centre as a whole.

O11. To significantly improve the visual quality of the precinct by focussing on the design quality of prominent locations i.e. corner sites and localities at the end of terminating views.

Controls C13.

Existing mid-block links as identified in Fig G3.7 are to be retained.

C14.

Upgrade and where possible widen existing mid-block links. Design treatments should include: • Good lighting levels; • Clear sight lines; • Permanent and temporary art and installations;

Controls C17.

Development on sites identified as a prominent corner and/or at the end of a terminating view in Fig G3.7 and Fig G3.8 must pay particular attention to overall design quality due to the location's high visibility and impact on the local character, i.e. well proportioned facades, architectural detail, and quality materials and finishes.

• Landscaping; • Active uses trading to the link, where possible; • High quality paving/ surface treatments.

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Public art Objectives O12. To provide a connection to the area's history and local stories, and enhance the pedestrian experience of the public domain.

Controls C18.

Large expanses of blank walls of new development should be utilised as a ‘canvas’ for art that has meaning and connection with the local community.

C19.

Smaller pieces of public art should be incorporated into the public domain wherever possible. Key locations are identified in Fig G3.7 and Fig G3.8 and include the proposed POPs, the new public place on Church Street and the pedestrianised section of Formosa Street.

C20.

Built form on visually prominent locations and corners require the highest architectural design quality

Preference should be given to items that are at pedestrian level and scale, and multifunctional and/or interactive, e.g. pieces children can play on or with.

Smart poles Objectives O13. To improve the visual quality of the centre in particular along Victoria Road.

Controls C21.

For the Victoria Road Centre, quality pedestrian links to Formosa Street are crucial for its future success

When required and in coordination with RMS, existing older-style timber light poles should be replaced with 'smart poles' able to carry banners.

Public art as an interactive play piece

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Lighting

C25.

Establish a new category of trading hours for unlicensed shops, such as bookstores and clothing shops, service businesses e.g. gyms, dry cleaners and hairdressers, and public facilities e.g. libraries and community centres.

C26.

Encourage weekend markets, events and small festivals, and support venues for live

Objectives O14. To enhance safety across the centre and discourage anti-social behaviour.

O15. To increase the amenity of footpaths and public places after hours increasing activity levels.

O16. To promote the civic image of the centre.

music such as hotels and restaurants,

Controls C22.

C23.

New development is to incorporate a variety of lighting sources. As a minimum the following is to be provided:

Maximum building height

• Pedestrian level lighting under awnings or mounted on ground level facades that sufficiently illuminates footpaths and any pedestrian links;

O19. To ensure new development reinforces the desired streetscape character and where appropriate retains the character of established residential areas.

• Indirect lighting within shopfronts and tenancies that softly 'spills' onto the footpath after hours; and

O20. To provide a sense of enclosure to the street and contribute to a consistent built form scale across the precinct over time.

• Indirect soft lighting of upper level facades or architectural details (note: care should be taken so that there is no light spill into apartments through windows).

O21. To create a more consistent height modulation along Victoria Road that follows the topography rather than emphasising the ridges.

Public domain lighting is to be maximised and should include a wide variety of sources such as bollards and other street furniture, street lighting at pedestrian scale and uplighting of trees.

Objectives

Controls C27.

New development is to conform with the maximum heights as shown in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

Night-time economy Objectives O18. To provide a stimulus for a night-time economy within the centre and encourage clusters of businesses that also utilise suitable outdoor spaces.

Number of storeys Objectives O23. To avoid 'sunken' ground floors below footpath level resulting in a poor quality streetscape and pedestrian activation.

Controls

Controls

C24.

C28.

Establish a late night trading area (to midnight or 2 am) for shops, businesses and low-impact food and drink venues that trade off Victoria Road and/or the new public place on Church Street. (Note: the new hours would only apply if patrons enter and exit the venue from Victoria Road and not via a laneway or residential area).

New development is to conform to the maximum number of storeys as shown in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Street wall height Objectives O24. To help facilitate a gradual manifestation of consistent building scales and coherence along streetscapes and spatially enclose the street.

Controls C31.

Minimum floor to floor heights for Victoria Road Drummoyne are as follows:

Use

Minimum floor to floor height

Minimum floor to ceiling height

Retail

4.4m

4m

Adaptable

3.7m

3.3m

O26. To allow adequate sunlight and minimise shadow impacts on the public domain.

Commercial

3.7m

3.3m

Community

3.7m

3.3m

O27. To avoid a 'canyon' effect along Victoria Road in particular, where the sloping topography accentuates perceived building scale.

Residential

3.1m

2.7m

O25. To minimise bulk and scale impact and help mitigate the pedestrian’s perception of building height.

Controls C29.

C30.

Note: The ground floor is retail, commercial or community use. Residential use on the ground floor is not permitted in the centre.

The maximum street wall height across the centre varies between 2 and 4 storeys as illustrated in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

Building elements above the street wall height, such as balustrades, partition walls or roof overhangs must be set back at least 2.5m from the street wall height as illustrated in Fig G3.4 (Typical built form interface section).

Floor to floor heights Objectives O28. To address the need to revitalise the retail functions along Victoria Road, promote higher quality ground floor retail spaces and avoid sunken frontages below footpath level.

O29. To ensure buildings are adaptable to a variety of uses over time.

Maximum building height 20m

Level 6 Maximum street wall height 15m

Residential

Setback 5m

Level 5 Residential

Level 4 Residential

Balconies contained within built form envelope

Level 3 Residential

Level 2 Residential

Ground Floor Retail or Cafe/Restaurant

3.1m

3.1m

3.1m

3.1m

3.1m

4.4m

Basement

Fig G3.4 Typical built form interface section

Page G-24

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Upper level setbacks

Transition to lower scale residential

Objectives

Objectives

O30. To define the proportion, scale and visual enclosure of the public domain and provide a level of consistency across the precinct.

O32. To limit impacts of new development on surrounding lower density residential, i.e. loss of outlook, privacy and sun access.

O31. To lessen the visual impact of taller development and help create a more unified, human-scale streetscape environment.

Controls C34.

Controls Upper level setbacks are required towards most public domain interfaces as identified in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

C33.

The upper-most level(s) above the street wall height must be designed so that they are visually unobtrusive. Ways to achieve this include the use of lightweight construction techniques, dark colours and/or roof elements that create deep shadows.

• set back 3m as identified in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

The setback area is to be a deep soil zone. Basements are not permitted to encroach into this zone.

• step back and strictly adhere to a 30 degree height plane measured from 3.6m above natural ground level at the boundary as identified in Fig G3.9 and Fig G3.10 (Building Envelopes Control Plans) and Fig G3.11 to Fig G3.15 (Building Envelopes Control Sections).

• have deep planters and partially solid balustrades (minimum 80% solid) designed to prevent views from apartments into the rear gardens/ rear habitable rooms of properties on Renwick Street as identified in Fig G3.5.

Property Boundary

Property Boundary

C32.

C35.

L3 L2 GF

Victoria Rd properties

30°

3m

New development on the eastern side of Victoria Road with a rear boundary to properties addressing Renwick Street must:

New development between Victoria Road, Day Street, Thornley Street and Formosa Street must have deep planters and partially solid balustrades (minimum 80% solid) on south facing balconies designed to prevent downward views from apartments into adjacent properties similar to Fig G3.5.

3.6m

Renwick St properties

R e n w ic k V i c t o ri a t r e e twill Fig G3.5 A R 3m o deep development a soil d zone and solid balustrades of new S reduce overlooking of neighbouring rear gardens P r o p e r ti e s P r o p e r ti e s

Page G-25

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Primary active frontages

Secondary active frontages

Objectives

Objectives

O33. To increase pedestrian activity and support the economic success of the area, particularly along Victoria Road.

O35. To enhance the appearance, attractiveness and safety of streets close to the main commercial activity.

O34. To create diversity, avoid vehicle access points and shelter pedestrians from the weather along key pedestrian routes.

Controls C41.

Controls C36.

All primary active frontages must apply the design guidance outlined in Section G2 General Requirements, Fig G2.2.

C38.

Ground level active uses/ tenancies must be minimum of 10m deep and be accessible without steps. Entries have a finished floor level that is at the same level as the footpath. Where this is not possible, entries are no greater than 0.4m above or below the footpath. Entries below footpath level are not permissible.

C39.

C40.

• consider the design requirements for primary active frontages;

Ground level active uses and a continuous cantilevered awning must be provided along 'Primary active frontages' as identified in Fig G3.9 and Fig G3.10.

C37.

Residential entries and foyers are permitted along active frontages, however, they are not to compromise the commercial activity along the street by keeping their frontage width to a minimum. The maximum width for residential entries/ foyers is 6m.

Vehicle access points are generally not permitted along active frontages. Where no alternative access point can be provided, their width must be kept to an absolute minimum.

The interface of ground floors along 'Secondary active frontages' as identified in Fig G3.9 and Fig G3.10 must:

• display a high degree of architectural detail and interest; • use high quality materials and finishes; • maximise pedestrian safety at driveway cross overs and vehicular access points; • maximise the number of doors/ entries and windows; and • incorporate lighting that illuminates the footpath after hours.

Balconies Objectives O37. To not add to the built form visual bulk and scale.

O38. To provide passive surveillance of the public domain.

Controls C42.

All balconies must be wholly contained within the building envelope. Forward protrusion beyond the envelope is not permissible.

C43.

Balconies should be designed so that they strike a balance between visual privacy for the resident and opportunities to overlook the public domain. Design treatment may include a combination of solid and transparent balustrade materials.

Page G-26

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Showcasing heritage

Green walls and roofs

Objectives

Objectives

O39. To provide a link to the history of the Victoria Road centre and showcase the area's historic charm.

O42. To enhance the appearance and amenity of the area, create biodiversity and improve microclimate conditions.

O40. To recognise and support the significant contribution of heritage items to the character, cultural value and identity of the area.

O41. To protect heritage buildings/ items and their visual setting or ‘curtilage’.

Controls C47.

Controls C44.

C45.

C46.

New development in the proximity of the intersection of Victoria Road and Lyons Road, which has a pocket of heritage listed and contributory items, is to consider appropriate external paint schemes and sympathetic building signage.

Additional information signage about the area's history, located either in the public domain or on building facades, is to be provided wherever possible.

External facade lighting should be installed to highlight the architectural features of contributory buildings after dark.

Examples of information integrated into the public domain, highlighting the history of the area and its buildings

New development should consider the incorporation of landscape elements and greenery such as: • Vertical planting/ green walls; • Facade indentations for landscaping; and • Green roofs.

Awnings and street trees Objectives O43. To provide for a balance of weather protection for pedestrians and the ability for mature street trees.

Controls C48.

Particularly along Victoria Road, new development should consider the provision of 'breaks' in awnings to allow for street tree planting.

Example of an awning design with 'breaks' and street tree planting at 81-110 Victoria Road

Page G-27

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

3.8. podiums, balconies and courtyards podiums Traffic noise can be substantially reduced by building residential apartments on top of a podium or commercial building space. If the residential tower is set back the podium acts to provide increased Residential along distance fromuses the road thusVictoria shieldingRoad noise from the road to the lower apartments (see figures 3. 3 Objectives and 3. ). figure 3. : Example of O44. To provide a high level of amenity for future commercial podium with building users and protect from negative impacts residential apartments (noise, air quality, vibration).above

figure 3. 3: Podiums acting as partial noise shields for residential apartments

Visual privacy Objectives Apartments

O45. To protect the visual privacy of protected lowerfrom scale noise by podium residential properties addressing Renwick Street. below

Controls

Controls C49.

C53.

Development along Victoria Road is to consider the guidance in Busy Roads Interim Guidelines and the design approaches illustrated in Fig G3.6 Noise mitigating facade treatments, source: Development Near Rail Corridors And Busy Roads Interim Guideline, NSW.

balconies C50. Noise sensitive areas (living rooms, bedrooms) are located away from Victoria When considering balconies in building design it is where importantRoad to note thatpossible. the standard jutting balcony may act to reflect noise directly into the interior of C51. Windows located towards Victoria Road are the building as illustrated in the figure 3. 5. double-glazed (or laminated glazing) and Where balconies are required, have acoustic seals. solid balustrades with sound absorption material added to the underside of C52. Habitable dwellings are to be balconies above is arooms good of means of reducing noise entering the building. designed to achieve internal noise levels of no greater than 50dBA. Providing enclosed balconies (or winter gardens) is another means of reducing the noise entering a building. Where enclosed balconies are used ventilation may need to be considered. By installing acoustic louvres ventilation requirements and reduced noise can be addressed. These approaches are shown in figure 3. 6. figure 3. 5: Balcony treatments which reduce traffic noise intrusion

The interface of new development that shares a rear boundary with properties pODium Renwick Acts As Street must provide addressing nOise shielD solidAbalustrades and screening vegetation as shown in Fig G3.5. Solid balustrades and screening also required for south facing balconies or terraces for buildings between Victoria Road, Day Street, Thornley Street and Formosa Street.

It should be noted that although balconies should be located away from a road, where this occurs on the southern side of a development it may result in space that is not used and that is of low amenity. figure 3. 6: Enclosable balconies facing the road

Louvres open for maximum natural ventilation

Louvres partly open for natural ventilation with some noise penetration

As below + higher solid balustrade

Closed solid balustrade with sound adsorption to balcony soffit Louvres closed to reduce noise penetration

Closed solid balustrade

ENCLOSED BALCONIES WITH OPENABLE ACOUSTIC/ GLASS LOUVRES FOR FLEXIBILITY

Standard open Balustrade Thick solid wall with fewer penetrations

SOURCE

Fig G3.6 Noise mitigating facade treatments (Source: Development Near Rail Corridors And Busy Roads Interim Guideline, NSW) December 2008

Development near Rail Corridors and Busy Roads – Interim Guideline

Part C: Noise and Vibration

25 Page G-28

CITY OF CANADA BAY Local Centres

Marlborough

Victoria Road

St

Wrights Rd

Part G

Bayswater St

Development Control Plan

Lyons Rd

Bowman St

Victoria Road DCP

Primary active frontage

Marlborough

Potential future mid-block link (indicative location) Potential public art location

Lyons Rd

Renwick St

Rd Wrights Rd

Victoria Road

Victoria Road

Edwin St

Wrights

Bayswater St

Desired future pedestrian link

St

Existing pedestrian link to be retained

Victoria Road

Marlborough St

Formosa St

College St

Desired new POPS (privately-owned public space)

St

Bayswater St

Potential new public open space

Secondary active frontage Visually prominent corner/ terminating view

Albert St

wood

Priority area for pedestrian environment upgrade

Colling

Priority area for streetscape pedestrianisation

St

Priority area for increased street tree planting/ streetscape upgrade

wood

Colling

Public Domain Plan

Lyons Rd

Lot with heritage item Precinct boundary Bowman St

Fig G3.7 Public Domain Plan (north-west)

Page G-29

Edwin St

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Renwick St

Victoria Road

College St

Formosa St

Church St

Victoria Road DCP

Public Domain Plan

Day St

Victoria PriorityRoad area for DCP increased street tree planting/ Si

streetscape upgrade Public Domain Plan

rs

ste

Priority area for streetscape pedestrianisation

es

Cr

Priority area for pedestrian environment upgrade

Potential new public open space Priority area for increased street tree planting/ streetscape Desired newupgrade POPS (privately-owned public space)

Thornley St

Priority area for streetscape Existing pedestrian link to bepedestrianisation retained Priority area forpedestrian pedestrianlink environment upgrade Desired future new public open link space Potential future mid-block (indicative location) Desired new POPS (privately-owned public space) Potential public art location Existing active pedestrian link to be retained Primary frontage Desired future pedestrian Secondary active frontagelink Potential future mid-block (indicative location) Visually prominent corner/link terminating view

Albert St

Park Ave

Potential public art location Lot with heritage item Primary active frontage Precinct boundary Secondary active frontage Visually prominent corner/ terminating view Fig G3.8 Public Domain Plan (south-east)

Albert St

Lot with heritage item Precinct boundary

Page G-30

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

2

2

1

1

2

4

A

5m

4

2

3

4.5m

3

Victoria Road

4.5m

6 9m

Marlborough

St

Bayswater St

5m

Wrights Rd

3

Lyons Rd

A

4

2

4

3

Victoria Road DCP

Detailed Controls Plan

2

6m

5m

Bowman St 8.5m max. building height (2 storeys) 10.2m max. building height (2 storeys) 11.0m max. building height (3 storeys)

5

College St

Formosa St

15.0m max. building height (4 storeys) 17.0m max. building height (5 storeys) 20.0m max. building height (6 storeys) 14.0m max building height (potential for 20.0m*) 6

4

6

Victoria Road

12.5m max. building height (3 storeys)

3

Max. number of storeys

Renwick St

2

3

5m

Primary active frontage

Edwin St

Secondary active frontage

5m

Prominent corner Primary upper level setback 3

2 6m

Secondary upper level setback

6

4 5m

Upper level setback distance from street

Minimum 3m setback to rear boundary Height transition zone (30° plane)

B

3

Fig G3.9 Built Form Envelope Controls Plan (north-west) 2

B

5m

Lot with heritage item 6m

Albert St

5m

3

6

4

Page G-31

5m

Edwin St

CITY OF CANADA BAY Development Control Plan

Part G

5m

Local Centres 3

6 5m

4

6m

2

B

B

5m

6m

3

3

2

6

4

5m

Church St 5m

2

Detailed Controls Plan

3

C

6

Renwick St

4

Victoria Road

6

5m

College St

Victoria Road DCP

3

6m

2

Formosa St

C

3

4

5m

8.5m max. building height (2 storeys)

Day St

10.2m max. building height (2 storeys) 11.0m max. building height (3 storeys)

D

6

D

4 2

4

es

Cr

20.0m max. building height (6 storeys)

rs

ste

Si

6m

15.0m max. building height (4 storeys) 17.0m max. building height (5 storeys)

3

3m

12.5m max. building height (3 storeys)

3m

2

6m

14.0m max building height (potential for 20.0m*) 6

Thornley St

Max. number of storeys Primary active frontage Secondary active frontage Prominent corner

E

2

2

E

Primary upper level setback

Albert St

5m

Upper level setback distance from street Secondary upper level setback Minimum 3m setback to rear boundary

Park Ave

Height transition zone (30° plane) Lot with heritage item

Fig G3.10 Built Form Envelope Controls Plan (south-east) Page G-32

Property boundary

Local Centres

Property boundary

Part G

Property boundary

Development Control Plan

Max. height

Max. height

15m

Max. height

15m

Level 4

8.5m

Level 4

Level 3 Level 2

Level 3 Secondary active frontage

Level 2

Ground Floor

Level 2

Ground Floor

Basement

Ground Floor

min 3.7m

Basement

Basement

FORMOS A S TRE E T

Fig G3.11 Built Form Envelope Section A

Lyons Rd

A Victoria Road

A

Albert St

Property boundary

Wrights

Rd

Section Key

ood S t

Bayswater St

Marlboroug h St

Victoria Road DCP

Colling w

Max. height

20m

min

6m

min

9m

Level 6

Max. height

Key Plan Section A

Church St

Max. height

8.5m

Renwick St

Victoria Road

B Formosa St

B

College St

B

11m

Edwin St

FORMOS A S TRE E T

Fe

Level 3

Secondary active frontage

Alexandra St

ON

CITY OF CANADA BAY

rn

Level 5

Ba

y

Level 4 Level 3

Level 2 min 3.7m

Level 2

Ground Floor

Page G-33

Ground Floor Basement

CITY OF CANADA BAY

Property boundary

Local Centres

Property boundary

Part G

Property boundary

Development Control Plan

min

Max. height

12m

11m

min

3m Level 3

Primary active frontage

Primary active frontage

30°

Level 2 min 3.7m

min 3.7m

Ground Floor

3.6m

Basement

Property boundary

Property boundary

Property boundary

VI C TO R I A R O AD

min

5m min

Max. height

12m

14m

Max. height

11m

min

Primary active frontage

Level 3

Primary active frontage

Level 2 min 3.7m

min 3.7m VI C TO R I A R O AD

Ground Floor Basement

3m

30° 3.6m

Page G-34

Local Centres Max. height

20m

min

Secondary active frontage

Property boundary

8.5m

min

min

6m

Max. height

Property boundary

Part G

9m

Level 6

5m Property boundary

Development Control Plan

Property boundary

CITY OF CANADA BAY

Max. height

11m

Level 3 Level 2 min min 6m 3.7m

min

Ground Floor 9m Max. height

FOR MOS A S TR E E T

11m

Max. height

8.5m

Level 3

Secondary active frontage

Level 2 min 3.7m

Ground Floor

Level 5 Level 4 Max. height Level 3 20m Level 2 Level 6 Ground Floor

14m

Primary active frontage

Primary active frontage

min

5m min 3.7m

Max. height

14m

Level 5 Basement Level 4 Level 3

VI CTO RI A RO AD

Primary active frontage

Level 2 Ground Floor

FOR MOS A S TR E E T

Max. height

Primary active frontage

min 3.7m

Basement

VI CTO RI A RO AD

Property boundary

Property boundary

Fig G3.12 Built Form Envelope Section B

Max. height

20m

8.5m

min

9m

11m

Level 3

min

9mFloor Ground Max. height

FOR MOS A S TR E E T

11m

Max. height

8.5m

5m

Max. height

Level 2 min min6m 3.7m

min

Level 6

Level 3

Fig G3.13 Built Form Envelope Section C Level 2

Level 5 Level 4 Max. height Level 3

20m

Level 2 Level 6 Ground Floor

14m

Primary active frontage

min

5m

min 3.7m

Max. height

14m

Level 5 Basement

VI CTO RI A RO AD

Level 4 Level 3

Primary active frontage

Primary active frontage

Ground Floor Ground Floor

FOR MOS A S TR E E T

Max. height

Primary active frontage

Level 2 min 3.7m

Property boundary

Max. height

Property boundary

min

6m

Basement

min 3.7m

VI CTO RI A RO AD

Page G-35

Part G

min

12m Max. height

11m

Property boundary

Development Control Plan

Local Centres

Property boundary

Ground Floor

min

Rd Wrights

3.6m

12m

t

min 3.7m

Marlboroug

30°

Level 2

h St

min

3m

Level 3

Bayswater St

Property boundary Property boundary

CITY OF CANADA BAY

Max. height Basement

11m

min

30°

Level 2 min 3.7m

Ground Floor

A Victoria Road

Level 3

Lyons Rd

A

3m

3.6m

Basement

Edwin St

Church St

min

12m

11m

Property boundary

Property boundary

C

Max. height

min

3m

D

Cr

3.6m

min

12m

Thornley St

es

11m

D

rs

Max. height

Day St

ste

30°

Level 2 Ground Floor

C

Si

Level 3

min 3.7m

Renwick St

Victoria Road

B Formosa St

College St

Property boundary

Property boundary

B

E

E

Basement

Park Ave

min

3m Level 3 Level 2 min 3.7m

Ground Floor

Key Plan Section B and C

30° 3.6m

Basement

Page G-36

Part G

Local Centres

Property bound

Development Control Plan

Property bound

CITY OF CANADA BAY

Max. height

8.5m

Level 5

Max. height

11m

min

Level 4

6m

Level 3 Level 2

20m*

min

6m

11m

Max. height

14m

Primary active frontage

3m

Max. height

14m

VI CTO RI A RO AD

Level 4 No.63-69 Victoria Road

No.45 Day Street

8.5m

Level 3

Primary active frontage

Level 2 Ground Floor

1m max

No.45 Day Street

Primary active frontage

min 3.7m

Basement FOR MOS A S TR E E T

Primary active frontage

min 3.7mmin

Basement Level 5

Max. height

Max. height

Max. height

Ground Floor Level 6

1m max

FOR MOS A S TR E E T

min

3m

Level 6

Property boundary

Max. height

Property boundary

20m*

VI CTO RI A RO AD

No.63-69 Victoria Road

Property boundary

Property boundary Property boundary

Max. height

8.5m

Level 2

Property boundary

Property boundary Property boundary

Fig G3.14 Built Form Envelope Section D

Primary active frontage

Primary active frontage

min 3.7m

Ground Floor Basement

VI CTO RI A RO AD

Max. height

8.5m

FOR MOS A S TR E E T

Level 2

Fig G3.15 Built Form Envelope Section E Ground Floor Basement

FOR MOS A S TR E E T

Primary active frontage

Primary active frontage

min 3.7m

VI CTO RI A RO AD

Page G-37

Part G

Property bound

Local Centres

min 3.7m

Bayswater St

Ground Floor

Rd

Level 2

Wrights

8.5m

h St

Max. height

Marlboroug

Development Control Plan

Property boundary

Property bound Property boundary

CITY OF CANADA BAY

t

Basement Max. height

8.5m

Lyons Rd

A

min 3.7m

Victoria Road

Level 2

A

Ground Floor Basement

Edwin St

Church St

Property boundary

8.5m

Level 3 Level 2

Property boundary

C

Max. height

Renwick St

Victoria Road

B Formosa St

College St

Property boundary

Property boundary

B

D

C

Day St

D

ste

Si

Ground Floor

rs Cr

min 3.7m

Thornley St

es

Basement

E

Max. height

E

8.5m

Park Ave

Level 3 Level 2 min 3.7m

Key Plan Section D and E

Ground Floor Basement

Page G-38

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Special area: Sutton Place / Drummoyne Village Access Controls

Fig G3.16 Sutton Place - Location Plan

C1.

Retain existing pedestrian throughsite link between Marlborough Street and Victoria Road. Explore potential opportunity to widen this access way if future development occurs.

C2.

Retain pedestrian access from Lyons Road into the courtyards through walkways and retail arcades.

C3.

Retain existing vehicular access to the Drummoyne Village site from Marlborough Street as far north as possible, away from major pedestrian movement paths.

C4.

Vehicular access to the site from Victoria Road is discouraged.

C5.

Investigate changing Marlborough Street into a two-way street in order to improve access, slow traffic and promote a pedestrian friendly environment.

C6.

Entrance to the commercial and residential uses will be provided wherever possible from the courtyards and walkways.

Objectives O1 Develop a compact, functional, and permeable urban structure, which is easily accessed from surrounding streets by vehicle and by foot.

O2 To ensure efficent vehicular and pedestrian access links within and between Victoria Road, Lyons Road and Marlborough Street.

O3 To achieve an appropriate built form for the role of the Drummoyne Village which also respects the surrounding heritage items and conservation areas.

O4 To provide a mix of private open space and publicly accessible private open spaces.

Built Form

An appro Village w and cons measures

Fig G3.17Village Permeable Village Strategy Permeable Strategy

Page G-39

•

The stree of th

•

Build stree in or space space the s

•

The the S build

•

The store all ot

•

Build podi plint

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Uses

Outdoor Spaces

Controls

Controls

C7.

C14.

Sutton Buildings will maintain its existing courtyard. The courtyard should be increased in size by juxtaposing a similar shaped courtyard;

C15.

Above ground communal open space should be provided for residential uses.

C16.

The existing fig tree and palms should be retained.

C17.

A gap should be provided in the development to the north of the space to allow the penetration of winter sun.

C18.

Outdoor eating is encouraged in areas fronting the courtyards and along the Marlborough Street walkway, generating activity in these courtyards.

C19.

Restaurants and a possible outdoor eating terrace are encouraged at the northern end of the site to take advantage of the views to the west and the north western aspect.

The village site will provide a mix of uses through: • retail uses at ground level fronting onto Victoria Road, Lyons Road and existing and proposed courtyards; • generally commercial uses are to be

on the second andachieved third levels Shopping provided area. These aims will be by and; increasing retail floor area while maintaining the visual dominance of existing heritage items in • residential uses are proposed onthe andarea.

ould

above the third level.

e oad.

Activities Built Form

s will be ds and

• C8.

The village provide retail The will proposed built formuses is toat beground orientedlevel to frontingthe onto Victoria Road, Lyons Road existing street with a zero lot line to the and street and proposed courtyards; boundary; and enclose an open space

The intention is to develop a mix of uses. This will be achieved Controlsby the following measures:

within the interior of the block.

•

Generally commercial uses are to be provided on C9.

A height 22m is required on the the second and limit thirdoflevels and;

•

Residential uses areskyline. proposed on and above the Drummoyne third level.

OYNE

whole site to retain the scale of the

C10.

Development along Lyons Road and Victoria Road will maintain the parapet height of the Sutton Buildings as the height for their podium. The height of the podium is at 10.2m being two storeys in the Sutton Buildings and three storeys in all other buildings.

C11.

Development fronting Marlborough Street will have a podium of 4 storeys setback 4.5 metres above a plinth at ground level which will form a street edge.

C12.

Six storey heights will be provided at least 13.5m away from Lyons Road and other street boundaries to retain the scale and character of the street and the heritage buildings.

ct,

nd by

on 3.2.1,

tlined in

h will lace, t will mmoyne

C13.

Built form is to be in accordance with Fig G3.23 Fig G3.34.

Drummoyne HubtoStrategy

Spatial Orientation Strategy

Fig G3.18 Interconnected Open Space Strategy

Interconnected Open Space Strategy

Page G-40

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Fig G3.19 Heritage generated setbacksetbacks viewed from the south.

Figure 12: Heritage generated viewed from the south

Figure 28: 28: Potential Potential building building envelope envelope view view from from north, north, incorporating incorporating heritage heritage and and Figure Fig G3.20 Potential amenity generated setbacks. building envelope view from north, amenity generated setbacks.

Figure 28: Potential building envelope view from north, incorporating heritage and incorporating heritage and amenity generated amenity generated setbacks.

setbacks.

Figure 29: Potential building envelope view fromsouth. south.

Fig G3.21 Potential building envelope view Figure 29:Potential Potential building envelope envelope view from Figure 29: building view from south.

from south.

Figure 30: Potential Potential building envelope topofview view of top setbacks.

FigFigure G3.22 Potential building envelope view Figure 30: Potential building envelope top view setbacks.

30: building envelope top of setbacks.

of setbacks.

SEPTEMBER 2007 2007 SEPTEMBER SEPTEMBER 2007

SEPTEMBER 2007

DRUMMOYNE VILLAGE DCP DRUMMOYNE VILLAGE DRUMMOYNE VILLAGE

DRUMMOYNE VILLAGE DCP

35 Page G-41

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Fig

back 1 through Sutton building

Re Lyo Figure 14: Heritage generated set

Fig G3.23 Heritage generated setback 1 through Sutton building.

ent on the street character of impact of development on the street character of Lyons Road and Reducing the impact of developm Reducing the separating new built form from the existing. uilt form from the existing. this opposite side of the street. Th the adjoining heritage item.

Figure 13: Heritage generated setback 1 through Sutton building Reducing the impact of development on the street character of Lyons Road and separating new built form from the existing.

Figure 13: Heritage generated setback 1 through Sutton building

Reducing the impact of development on the street character of Lyons Road and separating new built form from the existing. back 1 through Sutton building Fig G3.24 Heritage generated setback 2 through 50A Lyons Road.

Fig Figure 14: Heritage generated set on

Reducing the ent on the street character of impact of development on the heritage items on this opposite side of Reducing the impact of developm Re the street. The parapet is compatible with the adjoining heritage item. uilt form from the this Road opposite side ofgenerated the street.

Th Figure 14: Heritage generated setback 2 through 50A Lyons back 3 through 50Aexisting.

Lyons Road Figure 16: Heritage setb of the adjoining heritage item.

Reducing the impact of development on the heritage items on Building this opposite side of the street. The parapet is compatible with form compatible with her on heritage items to the east Lyons Road. the adjoining heritage item. setback 3 through 50A Lyons Figure 15: Heritage generated Road 36 on Marlborough Street

Reducing impact of building bulk on heritage items to the east of Lyons Road.

36

Page G-42

Figure 13: Heritage generated setback 1 through Sutton building Reducing the impact of development on the street character of Lyons Road and separating new built form from the existing.

Development Control Plan Part G Local Centres CITY OF CANADA BAY

re 13: Heritage generated setback 1 through Sutton building

Figu

ucing the impact of development on the street character of ns Road and separating new built form from the existing.

Red this the

Figure on Ma

Reduc of Lyo

Figure 14: Heritage generated setback 2 through 50A Lyons Road

Reducing the impact of development on the heritage items on thisSutton opposite side of the street. The parapet is compatible with nerated setback 1 through building the adjoining heritage item.

Fig G3.25 Heritage generated setback 3 through 50A Lyons Road on Marlborough Street. development on theReducing streetthe character of impact of building bulk on heritage items to the east of Lyons Road. ting new built form from the existing.

Figure 15: Heritage generated setback 3 through 50A Lyons Road on Marlborough Street

Figure 14: Heritage gen

36 Reducing the impact o

this opposite side of th the adjoining heritage

Reducing impact of building bulk on heritage items to the east of Lyons Road. re 15: Heritage generated setback 3 through 50A Lyons Road Marlborough Street

ucing impact of building bulk on heritage items to the east 36 yons Road. ated setback 1 through Sutton building Fig G3.26 Heritage generated setback 4.

velopment on the street character of with heritage item to the east of Lyons Road.

Building form compatible g new built form from the existing.

Figure 16: Heritage generated setback 4

Figu

Build Lyon

Figure 14: Heritage gener

Reducing the impact of de this opposite side of the s the adjoining heritage item

Building form compatible with heritage item to the east of erated setback 3 through 50A Lyons Road Lyons Road.

Figure 16: Heritage gen

lding bulk on heritage items to the east

F Building form compatib S Lyons Road.

Figure 17: Heritage genera Fig G3.27 Heritage generated setback 9 through Sutton Building.

Setback Setback to separate new building from existing facade.

Figure 17: Heritage generated setback 9 through Sutton Buildings

ted setback 3Setback throughto50A Lyonsnew Roadbuilding from existing facade. separate

to separate new b

Page G-43

Figu

Figure 16: Heritage genera Set

CITY OF CANADA BAY Development Control Plan

Part G

Figu

Local Centres

Setb

Figure 17: Heritage generated setback 9 through Sutton Buildings

Figure 18: H

Setback to separate new building from existing facade.

Figure 17: Heritage generated setback 9 through Sutton Buildings

Setback dete

Setback to separate new building from existing facade.

Figure 17: Heritage generate

Setback to separate new buil Figur

Figure 17: Heritage generated setback 9 through Sutton Buildings Fig G3.28 Heritage generated setback 8 through Victoria Road. determined by building height of Sutton parapet.

Setback Setback to separate new fromBuildings' existing facade.

Setb

Figure 18: Heritage generated setback 8 through Victoria Road

Setback determined by height of Sutton Buildings’ parapet.

Heritage generated setback 9 through Sutton Buildings

Figure 18: Heritage genera

Setback determined byFigu hei and

o separate new building from existing facade.

Figure 18: Heritage generated setback 8 through Victoria Road Setback determined by height of Sutton Buildings’ parapet.

Figure 17: Heritage generate Figure 20: Am

Figure 19: Heritage generated setback 10 through Sutton Building G3.29 Heritage generated setback 10 through Sutton Building and 50A Lyons Road. and 50AFigLyons Road

Setback to separate buil Thenew setback

Figure 19: Heritage generated setback 10 through Sutton Building and 50A Lyons Road

relating to t

Figure 19: HeritageSEPTEMBER generate and 50A Lyons Road Figu

Figure 19: Heritage generated setback 10 through Sutton Building and 50A Lyons Road

The relat

Figure 20: Amenity generated setback 5

The setbacks from this boundary are generated by amenity Heritage generated setback 10 through Sutton Building relating to the adjoining residential building. yons Road Fig G3.30 Amenity generated setback 5.

Figure 20: Amenity generat SEP

The setbacks from this bo relating to the adjoining re

The setbacks from the boundary are generated by amenity relating to the adjoining20: residential building.

Figure Amenity generated setback 5

SEPTEMBER 2007 DRUMMOYNE VILLAGE by DCP The setbacks from this boundary are generated amenity

relating to the adjoining residential building.

37 Page G-44

SEPTEMBER 2007

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Figur The relat

Fig G3.31 Amenity generated setback 6.

The setbacks from this boundary are generated by amenity relating to the adjoining residential building.

Figure 21: Amenity gene The setbacks from this b relating to the adjoining

Figure 21: Amenity generated setback 6 The setbacks from this boundary are generated by amenity relating to the adjoining residential building.

Figure The se relating

ure 21: Amenity generated setback 6 e setbacks from this boundary are generated by amenity ting to the adjoining residential building.

Figure 23: Amenity

Setbacks relating fire separatio Figure and 22: Amenity gener

enerated setback 6 Amenity generated setback 7.

Fig G3.32 The setbacks this boundary are generated by amenity relating to the adjoining his boundary are generated by from amenity The setbacks from this b residential building. ing residential building. relating to the adjoining Figure 23: Amenity 38 generated setback Figure 22: Amenity generated setback 7 Setbacks relating to SEPP 65 requirem The setbacks from this boundary are generated by amenity relating to the adjoining residential building. and fire separation.

Figure 23: Amenity generated setback 10

Figure

Setbacks relating to SEPP 65 requirements for light and privacy 38 and fire separation.

Envel

Page G-45

CITY OF CANADA BAY Development Control Plan

Figure 21: Amenity generated setback 6 The setbacks from this boundary are generated by amenity Part G Local Centres relating to the adjoining residential building.

Figure 21: Am The setbacks relating to the

Figure 2

Setback and fire Fig G3.33 Amenity generated setback 10.

Setbacks relating to SEPP 65 requirements for light and privacy and fire separation.

d by amenity

38 Figur Figure 21: Amenity generated setback 6 Figure 23: Amenity generated setback 10 Figure 22: Amenity generated setback 7 Figure 23: Amenity generat The setbacks from this boundary are generated amenity6 The Figure 21: Amenity generatedbysetback The setbacks from this boundary are generated by amenity relating to the adjoining residential building. relat Setbacks relating SEPP from 65 requirements forgenerated light andbyprivacy Theto setbacks this boundary are amenity Setbacks relating to SEPP 6 relating to the adjoining residential building. relating to the adjoining residential building. and fire separation.

and fire separation.

38

38

Fig G3.34 Heritage and Amenity generated setback 12.

Figure 24: Heritage and Amenity Figure 23: Amenity generated setback 10 Envelope generated by desire for public space within development.

Figure 24: Heritage and Amenity generated setback 12 Envelope generated Figure by desire 24: for He 23:requirements Amenity generated 10 Setbacks relating to Figure SEPP 65 for lightsetback and privacy generated by desire for public space within development. and fire separation. Setbacks Envelope Envelope gen relating to SEPP 65 requirements for light and privacy

vacy

and fire separation.

38 38

Page G-46

CITY OF CANADA BAY Part G

Local Centres

d ca Ar

Development Control Plan

e Av ia

S ck

i nw Re t

Special area: 53 – 69 Victoria Road, 45 Day Street and 46 Thornley Street, t Drummoyne Planning Proposal yS Fe

St

L rry

n

rm Fo

Da

Thornley St

a os

Height of Building

St ct Vi

nle

or

Th

ia or

ge lle Co

Rd

St

t

rm Fo

yS

t

yS

Da

t yS

a os St

ley

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St

rs Cr

es

Fig G3.35 53 – 69 Victoria Road, 45 Day Street and 46 Thornley Street, Drummoyne Planning Proposal Location Plan He

nle

yM

arin

eD

r

General objectives O1 To allow redevelopment with higher densities along Victoria Road while at the same time minimising the solar, visual and privacy impacts on surrounding properties.

O2 To allow development that effectively transitions from taller heights at the northern corner of the site (corner of Day Street and Victoria Road) down to lower scale development to the south, east and west of the site (along Formosa Street and Thornley Street).

rk

Pa

e Av

New buildings are to have a scale that is visually compatible with surrounding development. The height of new development is to reduce towards the south and west and to achieve a successful transition it may need to be lower than the maximum height permitted in the LEP along Formosa Street and Thornley Street.

O3 To concentrate higher development in the northern corner of the block, at Victoria Road and Day Street. t O4 ToSprovide an effective transition to the by e surrounding two storey development to the west s Ro and south by locating two to three storey built form along the street wall of the block.

O5 To maximise the solar access and minimise the visual and privacy impacts on surrounding properties.

O6 To create attractive streets along all boundaries of the block.

Controls C1.

Maximum building height along the Victoria Road alignment is 4 storeys with a minimum 3 metre set back from Victoria Road and Day Street to any 5 or 6 storey component of the development.

C2.

Maximum building height at the Formosa Street and Thornley Street alignment is 2 storeys with a minimum 6 metre set back to any 3 storey component of the development.

C3.

2 and 3 storey development within the 11m height limit is to be in accordance with the building envelope in Fig G3.36 to Fig G3.42.

C4.

The roof form at both Victoria Road and Formosa Street is to be a parapet edge.

C5.

Basement garaging is to be designed to minimise the bulk and scale of the development, minimising blank walls to the street. Garage structures are not to extend more than 1m above the natural ground line at any point.

C6.

All plant must be contained within the building envelope.

Page G-47

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Bulk and Scale

Active frontages

The bulk and scale of a development plays an important role in helping the development fit into its surrounding context and minimise the impacts of development.

Active frontages contribute to visual and physical activity along the street particularly along Victoria Road and may include community and civic facilities, recreation and leisure facilities and shops, restaurants and cafes.

O7 To accommodate a two to three storey built form along the southern and eastern boundaries of the block.

O8 To provide height controls that accommodate the steep topography in the southern corner of the block.

Controls

O9 To promote activity and interest along Victoria Road and at the highly visible corners.

O10 To enhance the commercial viability and compliment existing retail, commercial, entertainment and community uses.

O11 To enhance safety and security in the area.

C7.

Basement parking is not to extrude more than 1m above the natural ground line.

C8.

Development along Formosa Street and Thornley Street is to have a two storey appearance.

C11.

Provide ground level active uses and a continuous cantilevered awning where indicated in Fig G3.36.

C9.

It may be possible to provide some four storey development within the site at 53 Victoria Road where this can occur entirely within the maximum building envelope, is set back a minimum of 3 metres from the 3 storey street wall along Victoria Road and where it does not increase overshadowing or reduce privacy of adjoining properties.

C12.

Ground level active uses are to be a minimum of 10m deep and have a finished floor level no greater than 0.4m above or below the footpath level.

C13.

Residential entries and foyers are permitted along ground level active street frontages but are not to compromise the commercial activity along the street.

C14.

Vehicle access points are not permitted in areas indicated as active street frontage.

C10.

The design of balconies and roof terraces is to minimise the visual bulk of the building.

This is particularly important along Formosa Street and Thornley Street.

Controls

Page G-48

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

20m* max. building height (6 storeys) Area where an increase to a maximum building height of 20m on sites greater than 2,500sqm may be possible 14m max. building height (3 storeys) RL

11m max. building height (3 storeys)

26

RL

7

RL 2

28

RL

7

RL 2

8.5m max. building height (2 storeys) 27

6m minimum upper level setback to boundary 3m minimum upper level setback to boundary

RL

Active street front & continuous awning required

25

RL

B

* Increased heights only applicable if total development site area over 2,500sqm

VI CT

14m r algamated

O

A

RI A RD

A RL

24

Y DA

RL

ST

RI A RD .1 1m

.8

14m

.5

.8

ax

1m

m

.1

.5

ax

m

ST

m

B

B

5m

8.

RL

SA

RL

22

ST

O

A

23

SA

RM

RL

O

FO

m

RM

. ax

FO

19

ax

ax

m

21

24

m

RL

m

22

20

RN

23

RL

T

HO

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RL

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RL

20m* if a

CT

RL

A

VI

m

m

ST

ma

max.14m or 20m* if amalgamated

.5

.8

ax

Y DA

25

B

14m

RL

26

21

ST 20

RL

O

L

ST RL

TH

RN

EY

19

CANADA BAY DCP Proposed Development Controls for 63 -69 Victoria Road, 45 Day Street, Fig G3.36 Area 'H' development controls plan 0

10

53 Victoria Road and 46 Thornley Street, Drummoyne

25

25

File name

1641_VicRoad-DCP-Controls-Plan.ai

Date

January 2017

50m File location

Studio GL Team Folder\1641_DCP for Victoria Rd, Drummoyne\04_CAD 3D Graphics\Illustrator

N

50m

Page G-49

N

CITY OF CANADA BAY Local Centres

Maximum building height 20m

14m

Site boundary

Maximum building height

Site boundary

Maximum building height 20m

Site boundary

Part G

Site boundary

Development Control Plan

20m* Maximum building height

Level 6*

3m Level 5*

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14m

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14m

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6m

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20m* max. building height (6 storeys)

Level 2

Area where an increase to a maximum building height of 20m D A Y than 2,500sqm may be possible on sites greater S T R E E T

Maximum building height 8.5m

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min 3.7m

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Maxim building 8.5

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6m minimum upper level setback to boundary

63-69 Victoria Road

T H O R N L E Y S T R E E T

53 Victoria Road

63-69 Victoria Road

3m minimum upper level setback to boundary

T H O R N L E Y S T R E E T

53 Victoria Road

Active street front & continuous awning required

Fig G3.37 Area 'H' Section A

Site boundary

Site boundary

Site boundary

Site boundary

* Increased heights only applicable if total development site area over 2,500sqm

Maximum building height Maximum

building height

20m*

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height (6 storeys) 8.5m 8.5m

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Area where an increase to a maximum building height of 20m on sites greater than 2,500sqm may be possible 14m max. building height (3 storeys) 11m max. building height (3 storeys)

Level 4

Level Level 33 Level Level 22 min min3.7m 3.7m V I C O T R O I AR I A V TI C R O A D

Basement Basement

F O R M O S A

R O A D

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8.5m max. building height (2 storeys) 27

6m minimum upper level setback to boundary

45 Day Street

45 Day Street

3m minimum upper level setback to boundary

63-69 Victoria Road

63-69 Victoria Road

Active street front & continuous awning required

Fig G3.38 Area 'H' Section B

1641_VicRoad-DCP-Controls-Plan.ai

Date

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Controls for 63 -69 Victoria Road, 45 Day Street,

File name

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Maximum

Maximum building height building height 8.5m 8.5m

Level 4

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Page G-50

CITY OF CANADA BAY Local Centres

20m*

Maximum building height

20m*

Level 6 Level 4

Level 4

8.5m

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6m

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min 3.7m

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3m

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min 3.7m

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min 3.7m

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Level 2 T H O R N L E Y S T R E E T

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3m

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Level 4 Level 2

6m

8.5m

Level 5 Level 3

14m

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Level 6 Level 5

Maximum building height

14m Maximum building height 8.5m

Site boundary Site boundary

Part G

Site boundary Site boundary

Site boundary Site boundary

Development Control Plan

Ground Floor

63-69 Victoria Road

min 3.7m

D A Y S T R E E T

D A Y S T R E E T

T H O R N L E Y S T R E E T

53 Victoria Road

63-69 Victoria Road

Site boundary Site boundary

Maximum building height 20m (LEP) Maximum building height 20m (LEP) Maximum building height 2 storeys (DCP)

Maximum building height

Maximum building height 2 storeys (DCP)

8.5m Level 2 3.7m

D A Y S T R E E T

Maximum building height

Maximum building height 8.5m

8.5m

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D A Y S T R E E T

Site boundary Site boundary

Fig G3.39 Area 'H' Elevation 1 Victoria Road

Maximum building height 8.5m

1m max 1m max

3.7m

1m max

Ground Floor

1m max

45 Day Street 1m max 1m max

46 Thornley Street 1m max 1m max

45 Day Street 46 Thornley Street

T H O R N L E Y S T R E E T

T H O R N L E Y S T R E E T

Fig G3.40 Area 'H' Elevation 2 Formosa Street

Page G-51

S T R E E T

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

ion

11m

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53 Victoria Road

3m 14m Maximum building height 20m* 8.5m

max. building height (6 storeys)

Maximum building height 20m*

20m*

Area where an increase to a maximum building height Maximum building height on sites greater than 2,500sqm may be possible 8.5m 14m max. building height (3 storeys) 11m max. building height (3 storeys) V I C T O R I A

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R O A D(2 storeys) 8.5m max. building height

27

Maximum building height Level 6*

Level 5* 3m

14m

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3m minimum upper level setback to boundary

Site boundary Site boundary

Site boundary Site boundary

Fig G3.41 Area 'H' Elevation 3 Thornley Street

14m

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of 20m Level 3 Level 4 Level 2

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8.5m

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8.5m

Maximum building height 8.5m

11m

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Ground Floor

45 Day Street 3.7m

F O R M O S A S T R E E T

63-69 Victoria Road

45 Day Street

F O R M O S A S T R E E T

Active street front & continuous awning required

Fig G3.42 Area 'H' Elevation 4 Day Street * Increased heights only applicable if total development site area over 2,500sqm

Page G-52

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G3.2 Five Dock Town Centre Desired future character The Five Dock Town Centre will be a place where new buildings, alterations and additions contribute to the local 'village character' and heritage values through appropriate building forms, setbacks and heights.

Development proposals in the centre are required to provide a written statement that outlines how the following future character performance criteria have been achieved:

Council area map

Context The Five Dock Town Centre is focused along each side of Great North Road between Queens Road and Fairlight Street to the south and Lyons Road to the north. The centre is a commercial, civic, community and residential precinct, with a local neighbourhood emphasis and consists primarily of 2-3 storey buildings.

Variety is created along the streetscape through different building styles which range from Edwardian and inter-war buildings to more recent development including a mixed use building on Garfield Street, which incorporates the Five Dock public library.

The centre starts in the south at the ridge line intersection at Fairlight/Queens Road with Great North Road and extends along Great North Road past First Avenue and Garfield Street with the northern end defined by intersection with the Lyons Road/Lyons Road West. The highest part of the centre occurs to the south of the centre between Kings Road and Second Avenue.

Taller buildings have views to the Sydney CBD and the Sydney Harbour Bridge to the north-east, Hen and Chicken Bay to the north-west and the Blue Mountains to the west. Land use zoning allows mixed use activities, including apartments with retail uses located on the ground floor, along Great North Road.

• Mixed use: New developments and alterations add to the centre's function as a vibrant destination for the local community and visitors, by providing a diverse mix of uses including retail, hospitality, residential and recreational facilities.

• Well-proportioned streetscapes: The bulk and scale of new development and alterations ensures good access to sunlight and natural ventilation is retained along the centre's streets and to areas of public open space. Built form will also create consistent street wall heights, especially along Great North Road, and ensure the bulk and scale steps down towards adjoining residential areas.

• Quality built form: New buildings and alterations display a high level of architectural design quality with construction methods and materials that are proven to be durable over time, colours that integrate with the context and building articulation that is sympathetic with adjoining built form and the local 'village character'.

• Safety and surveillance: New buildings and alterations support street level activity by paying particular attention to the design of ground floors, facades, signage and awnings and by providing opportunities for passive surveillance of the public domain from upper levels.

• Access and mobility: New development supports accessibility of the centre by reinforcing, and where possible adding to, a permeable and attractive network of streets, lanes, footpaths and pedestrian links.

Land to which this DCP applies This Part applies to all land shown within the area identified in "Fig G3.43 Location Plan".

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Local Centres

LYONS ROAD

LEGEND Land to which this DCP applies

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Public open space

C5.

Provide a new laneway between East Street and West Street along the alignment of Lancelot Street.

C6.

Provide a new laneway between Barnstaple Road and Second Avenue.

C7.

All laneways are to be a minimum of six (6) to nine (9) metres wide. Where a laneway is less than nine (9) metres, the design of the laneway must demonstrate how vehicular and pedestrian traffic can be managed to avoid conflicts and safety issues.

C8.

New development between Barnstaple Road and Second Avenue is not permitted to provide vehicular access and servicing off Great North Road, Waterview Street, Barnstaple Road or Second Avenue. All vehicular access and servicing must be provided off the proposed laneway.

Objectives O1. To increase the amount of open space in the centre and to provide more areas for the community to meet, gather and relax.

O2. To ensure areas of open space have access to adequate sunlight especially in mid-winter between 12-2pm.

O3. To ensure new areas of open space are of a sufficient size to accommodate a wide variety of activities.

Controls C1.

Provide a Northern Gateway Plaza on the corner of Lyons Road and Great North Road (identified as Public Open Space A in "Fig G3.45 Public Domain").

C2.

Widen Fred Kelly Place to the north (identified as Public Open Space B in "Fig G3.45 Public Domain").

C3.

Provide a new town square on the eastern side of Great North Road opposite Fred Kelly Place (identified as Public Open Space C in "Fig G3.45 Public Domain").

New laneways Objectives O4. To improve east west access and connectivity, making it easier and more attractive to cycle and walk through the centre.

O5. To attract people to the new town square and create a pleasant safe environment around the square.

O6. To facilitate car parking exits and entries for buildings fronting Great North Road.

O7. To provide the opportunity to service businesses on Great North Road and limit service vehicle movements along residential streets, e.g. along Waterview Street.

O8. To improve existing and create new connections between the Five Dock Public School (West Street) and Great North Road.

Controls C4.

Provide a network of new laneways in the block bounded by First Avenue, Second Avenue, Waterview Street and Great North Road.

Pedestrian connections Objectives O9. To improve east-west access, making it easier to cycle and walk through the centre.

O10. To create new access routes that support pedestrian activity along Great North Road.

Controls C9.

Provide a new mid-block link between Great North Road and East Street within the hatched area identified in "Fig G3.44 Access Network and Hierarchy".

C10.

Provide a new mid-block link between Garfield Street and Kings Road within the hatched area identified in"Fig G3.44 Access Network and Hierarchy".

C11.

Widen the existing pedestrian link to the east of Great North Road opposite Garfield Street.

C12.

All pedestrian links are to be a minimum of four (4) metres wide.

C13.

All links are to be activated by retail, civic and/or commercial uses.

C14.

All links are to be naturally lit and ventilated, and well-lit after hours.

C15.

All links are to be publicly accessible between at least 6am and 8pm daily, however 24-hour public access is preferred.

C16.

All links are to follow Safer-by-Design (or CPTED) principles (i.e. clear lines of sight).

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Part G

Local Centres

LYONS ROAD

LEGEND

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State-owned road (RMS) Local steet - collector Local street - access

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Part G

Local Centres

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Existing public open space

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CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Built Form

Landscaping and setbacks

The built form controls shape the form of new development in the centre, establishing the location, height and shape of new buildings. The controls also consider visual privacy, sunlight access to adjoining properties, usability of private open spaces and pedestrian scale and amenity along the street.

Objectives

Objectives

O19. To ensure that the amenity of residents, workers and visitors to the centre is enhanced by high quality landscaping.

O20. To create appropriate landscaping for private and common open space areas.

O11. To encourage investment in the town centre and create attractive places to live, shop and recreate.

O21. To soften and screen the interface between buildings in the centre and adjoining residential areas.

O12. To ensure adequate sunlight is available for all buildings, streets and public open spaces.

O22. To increase building separation along East Street between Henry Street and Lyons Road West.

O13. To promote opportunities for catalyst and landmark developments in appropriate locations.

O23. To encourage the landscape character of West Street to continue past new development and up to Garfield Street.

O14. To ensure the ground floor levels along key streets are appropriate for retail uses and that ground level uses in the remaining streets are adaptable over time to a wide range of uses.

O15. To ensure the urban grain, built form and palette of materials used in the design of new buildings respond to the “fine grain” character of the surrounding area.

Controls C18.

Landscape setbacks are to be in accordance with "Fig G3.46 Primary Setbacks"

C19.

A landscape plan prepared by a qualified Landscape Architect is to be submitted with the development application that shows levels adjacent to the public domain; planting schedules; and type and detail of paving, fencing and other details of external areas.

C20.

The area within the minimum landscape setback is to be a deep soil zone, i.e. where there are no structures below.

C21.

For residential apartment development common open space is to be provided that occupies a minimum of 25% of the site area and has a minimum dimension of 3.0m. The common open space may be located on an elevated garden (i.e. above car parking) or on roof tops provided the area provides for the recreational and amenity needs of residents.

C22.

Landscaping is to give preference to species with low water needs, including native plant species and select and position trees and shrubs to control sun and winds and provide privacy.

O16. To minimise the visual impact of above ground car parking and encourage car parking that is adaptable to other uses in the future.

O17. To enhance the existing streetscape and ensure appropriate development scale and interface near heritage buildings and residential areas.

High-quality residential development Objectives O18. To position the Five Dock Town Centre as an attractive place to live.

Controls C17.

Recommendations within the SEPP 65 (State Environmental Planning Policy No 65 - Design Quality of Residential Apartment Development) and the accompanying Apartment Design Guide are adopted by this DCP for apartment developments.

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Part G

Local Centres

LYONS ROAD

LEGEND

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Nil setback, built-to-alignment and active street frontage required Nil setback permitted (not required) 2m setback required (landscaped)

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Page G-59

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Building setbacks

Active frontages

For the purpose of this section of the DCP, the primary building setback is the setback between the public domain/street boundary and the building alignment, and the secondary building setback is the additional setback above the street wall height.

Active frontages and uses contribute to visual and physical activity in the centre and include community and civic facilities, recreation and leisure facilities and shops, restaurants and cafes.

Objectives O24. To allow redevelopment and gradual transition to higher densities while at the same time respecting heritage buildings and the 'village character' of the centre.

O25. To locate balconies and terraces along streets and laneways where they can provide passive surveillance (and increased safety) of streets and public open spaces.

O26. To reduce potential negative impacts of development such as overshadowing of streets and public open spaces.

O27. To minimise negative impacts of development on existing development in the town centre and surrounding the town centre.

Controls C23.

Building setbacks are to be in accordance with "Fig G3.46 Primary Setbacks", "Fig G3.47 Secondary (Upper Level) Setbacks", "Fig G3.49 Maximum Street Wall Heights", "Fig G3.51 Example street frontage section showing maximum potential building height" and "Fig G3.52 Maximum Building Height Zones" and any additional controls set out below.

C24.

Any additional floors above four storeys have a minimum setback of 6.0m unless otherwise shown in "Fig G3.47 Secondary (Upper Level) Setbacks".

C25.

Where possible along 6.0m wide laneways, increase setbacks above two (2) storeys and/or increase ground level setbacks to improve pedestrian amenity.

Objectives O28. To promote activity and interest along key streets in the centre, in particular along Great North Road O29. To enhance the commercial viability and function of the centre and compliment current retail, commercial, entertainment and community uses.

O30. To enhance safety and security in the centre.

Controls C26.

Provide ground level active uses where indicated on "Fig G3.46 Primary Setbacks".

C27.

Residential entries and foyers are permitted along active street frontages but are not to dominate or compromise the commercial viability of the street.

C28.

Where required, active uses must be at least 10.0m deep.

C29.

A continuous awning is to be provided where indicated on "Fig G3.46 Primary Setbacks", and meet the requirements of C5-C11 of Section G1.2 Building Design and Appearance.

C30.

Vehicle access points are not permitted along active street frontages. Where rear or side access is not possible, development without parking will be considered.

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Part G

Local Centres

LYONS ROAD

LEGEND

LYONS ROAD

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Page G-61

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Ground floor residential

Controls

Objectives

C35.

O31. To ensure residential dwellings on the ground level have a high level of amenity and create a positive interface with the street.

Provide new or improved connections as identified in "Fig G3.45 Public Domain".

C36.

Where development may create an isolated site, the applicant is required to demonstrate negotiations with property owners to include the site commenced early, well prior to the lodgement of the development application.

Written evidence of negotiations is to be provided, including reasonable offers based on independent valuation and that take into account expenses likely to be incurred.

C37.

Where development may create an isolated site, the applicant must demonstrate with a schematic design that the isolated site can be redeveloped under the current planning controls. This must demonstrate the likely impacts between the development and the isolated site such as solar access, separation distances and privacy.

C38.

Site amalgamation should seek to minimise the number of driveway crossings provided to the street.

Controls C31.

Residential uses will only be permitted on the ground floor within the R3 Medium Density Residential zone.

C32.

The floor to ceiling height of ground level residential is to meet the requirements of the “Adaptable” category of "Table G-A Minimum Floor Heights".

C33.

Ground floor private open space on the street frontage is to be designed as a private terrace a minimum of 0.4m and a maximum of 1.0m above the adjacent public domain level.

C34.

Dwellings on the ground floor facing the street are to have individual entries from the street.

Site amalgamation and isolated sites

Fine grain frontages

Site amalgamations will result in a more efficient built form. This is particularly true of corner sites which could be integrated with adjoining land to both maximise development potential and also provide enhanced amenity for building occupants and for users of public, communal and private open space.

Objectives

Objectives O32. To encourage site consolidation of allotments for development in order to promote the efficient use of land.

O37. To ensure development of existing small and/or narrow lots prevalent in the centre can still occur.

O38. To ensure a diversity of retail shop size.

O39. To encourage narrow frontage, fine grain retail in the centre.

Controls C39.

On narrow sites less than 12.0m wide alternative methods to address car parking, including car share, off site provision and/or exemptions are encouraged.

C40.

Developments are to create retail frontages of less than 8.0m in width or be designed so that larger frontages can be divided into smaller units in the future.

C41.

Reinforce the fine grain of the centre by creating smaller shop fronts or by providing articulation so that the flexibility exists to create narrower shops (5-7m) in the future.

O33. To avoid development that may create isolated sites.

O34. To support more efficient car parking and servicing and reduced number of driveways.

O35. To support the provision of new and/or improved public spaces as identified in "Fig G3.45 Public Domain".

O36. To avoid the creation of isolated sites that may be incapable of being developed in a manner that responds to the site’s context and characteristics and that maintains a satisfactory level of amenity.

Page G-62

20m* 17m Setback 8m

20m*

Maximum Level 7 Ground Level 4 Floor building envelope Level 6

17m

Level 3 Level 2

Level 5

West

Boundary

Boundary

Boundary

15m

Setback East 4-6m (varies)

West

GREAT NORTH ROAD

Ground Floor Existing

Boundary

Boundary

*Level 6 and 7 only where permitted

11.5m Setback 2-6m (varies) Boundary

Setback 0-2m (varies)

Level 4

15m 4m

11.5m

Setback Setback 6m 2-6m 0-2m West East (varies) (varies) Road17m Reserve 10-14m 11.5m Maximum 15m building height Existing Level 5 8.5m Setback Setback Level 4 0-2m 2-6m (varies) (varies) West Level 3 East

15m

East Street

Maximum building envelope

Existing

GREAT NORTH ROAD

Level 3 Maximum building Level 2 envelope

LevelFloor 4 Ground

Boundary

Boundary

Maximum Existing building height 8.5m

Max. building depth

Maximum building envelope

15m 4m

Boundary

Maximum building height 8.5m

Maximum building envelope

Level 3 4m

15m Level 2

Level 4 Ground Floor Level 3 Level 2

Road Reserve 10-14m

Ground Floor

Level 2

East Street

Ground Floor

East Road Reserve 10-14m

Lot Depth ~30m Road Reserve 24.5m

East

Section C

East Street

Sping/autumn sun (approx) 12pm

Winter sun (approx) 12pm

lar So

Boundary

Sping/autumn sun 32 (approx) 12pm 51

Setback 4m

lar

So

Setback South

Road Reserve 14.5-16m

Existing

So lar

Boundary

An gle

lar

Level 3

32

So

15m

Winter sun (approx) 12pm

gle

An

Maximum building envelope

Level 2 Ground Floor

North Road Reserve 14.5-16m

lar

So 51

Setback 4.5m

Kings Road South

Maximum building envelope

Level 4 Ground Floor Level 3

Kings Road North

32

Level 2

Setback 4.5m

Road Reserve 14.5-16m

(approx) 12pm

LevelFloor 4 Ground

11.5m

Setback 2-6m (varies)

gle

An

Sping/autumn larsun Level 4 So

Level 3

Setback 4m

North

2-6m (varies)

Maximum building height Existing 8.5m

South

51

11.5m

Winter sun Maximum (approx) 12pm building envelope

Level 2 15m

Boundary

Maximum Existing building height 8.5m

Setback 4m Setback 4.5m

Boundary

Setback 2-6m (varies)

Boundary

11.5m

Boundary

Maximum building height 8.5m

gle

An

15m

An

gle

Boundary

An

gle

Interface Kings Road Kings Road has a landscaped setback of 4.5m. The street wall height is three (3) storeys with a maximum building height of 15.0m.

East

East Road Reserve 24.5m

Road Reserve 16.0m

Waterview Street

East Street has a landscape setback of 0-2.0m. The street 18m 6m wall is three (3) storeys with 17m an additional setback of Level 5 4.0m to the fourth (4) storey.

Level Residential uses at 4street Indicative Level 3 along level are encouraged built form extent this street.

Level 2

C C C

Setback 4-6m (varies)

East

West 6m

Max. building height Ground Floor8.5m Existing

Waterview Street

Lot Depth ~60m

Ground Floor

West

Ground Floor height Existing Max. building 8.5m

15m

Road Reserve 16.0m Ground Floor

Ground Floor

Boundary

Boundary

17m

C

Setback 4-6m (varies)

Level 2

Interface East Street

Boundary

Level 6

F

A Max. building height 8.5m

Level 3 Waterview Street

Level 3

Section B

THOMPSON LANE

20m*

Level 4

Road Reserve 10-14m

15m

Level 7

Road Reserve 16.0m

Indicative Level 4 built form Ground Floor extent

Ground Floor

E D

6m

24m*

Level 5

West

Level 2

B B B

4m

15m

24m*

Boundary

West

Setback 8m

4m17m

B

East

Boundary

Boundary

xisting

max 18m

20m*

Level Level 2 5

15m

15m

24m*

Level 4 Maximum Level 7 building envelope Level Level 3 6

Ground Floor Existing

6m

Boundary

4m

Level 5

Level 2 EAST STREET

REAR LANE

24m*

Interface Waterview Street

2m

Level 2

Setback Lot Depth ~40m 8m

4m

Level 7 Maximum building Level 6 envelope

Along Waterview Street the street wall height is four (4) storeys. Active street frontages, providing both residential and non-residential usesLevel at 4street 11.5m 36 level are encouraged.

Level 3

Level 3

Boundary

Maximum building envelope

Maximum building height 8.5m

11.5m

36

Boundary

Level 2

Ground Floor

Section A

Boundary

Local Centres

GREAT NORTH ROAD

West

Setback 2-6m (varies)

Indicative built form extent

Level 3

Part G

Roadform Reservesections 24.5m Fig G3.48 Built

um height .5m

Level 4

Level 4

Boundary

A A A

15m

Level 5

CITY OF CANADA BAY Development Control Plan

envelope

Level 6

17m 15m

Page G-63

An

Level 2 Level 4

le

rA ng

Level 3

Development Control Plan

Kings Road Lot Depth ~40m

West

Ground Floor 24.5m Road Reserve

2-6m (varies)

2m

Level 4m 7

Maximum building envelope

24m* Level 6 20m*

15m

Level 5 Level 4

Level 3

Level 3

Level 7

20m*

17m

Level 6

17m

Maximum 15m building envelope

Level 2

Level 2

GREAT NORTH ROAD

Ground Floor Level 2

Boundary

6m

Boundary

15m15m

Sping/autumn sun (approx) 12pm Winter sun (approx) 12pm

le

ng

rA

Level 4

32

la So

lar

An

Level 2

15m

10m

Level 4

Level 3

Level 3

Level 2

G R2E A T Level

Ground Floor

NORTH ROAD

Ground Floor

Lot Depth ~60m

Lot Depth ~30m

South Road Reserve 24.5m

Road Reserve 10-14m

Road East Reserve 15.0m

West

Indicative built form extent

Level 3

Level 4 Level 3

15m

6m 6m

6m

20m* 17m

10.5m

Level 5

15m

1m deep articulation zone

Setback Level 4 6.0m

Ground Floor

18m

Level 2

South

GREAT NORTH ROAD

Ground Floor

West

Lot Depth ~30m Road Reserve 24.5m

GREAT NORTH ROAD

Road Reserve 15.0m

Barnstaple Road

Maximum building envelope

Level 7 Level 6 Maximum building height 8.5mLevel 5

Leve

Level 4

Existing setback (varies)

Level 3

Level 2

4m 24m*

17m 15m

Level 2

Maximum building envelope

Boundary

Boundary

14m

Max. building depth

Ground Floor

6m

Boundary

Boundary

Boundary THOMPSON LANE

15m

Along Barnstaple Road to the 18m 6m east of the proposed laneway, the 17m maximum street wall height on Level 5 the southern side of the street is three (3) storeys.Level 4

*Level 6 and 7 only where permitted

Boundary

Maximum building envelope Boundary

F

Interface Barnstaple Road (East)

East

North Road Reserve 24.5m

Barnstaple Road

Section F

17m

Level 5

So Floor

Level 7 Level 6

Level 5 Level 4

gle

Level 3

24m*

20m*

15m

51

Boundary Boundary

Boundary

THOMPSON LANE

Boundary

West

Ground Floor

17m

R O A DGround

*Level 6 and 7 only where permitted

4m

6m 17m 17m

Level 6 Level 5

East

6m

20m*

East

Road Reserve 24.5m North

24m*

Level 4m7

2

Ground Floor Existing

6m New town square

4m

Ground Floor

Level 3

Ground Floor Ground Floor REAR LANE

max 18m

Ground Floor

Level 4

Ground Floor

Max. building depth

EAST STREET

11.5m

Maximum building height 8.5m

Town square width 29.0m

Maximum Along Barnstaple Road to 18m the 6m building Maximum envelope west of the proposed laneway, the building 17m envelope street15mwall height on both sides15m of 15m Level 5 Level 5 the street is four (4) storeys. The Maximum Level 4 11.5m Level 4 building 36 Indicative Level 4 upper level setbacks of built form envelope built form Indicative Level 3 extent Level 3 Section built form F Barnstaple Road (East) to the north facilitates solar access extent Level 3 Level 2 2m 4 March 2018 to Barnstaple Road. Level 2 Created: Level 2 GREAT Revised: 15 March 2018 NORTH

xisting

11.5m

Boundary

E

15m

12m (direct sun)2 Level

South

Interface Barnstaple Road (West)

Level 5

G R E ALevel T NORTH ROAD

Lot Depth ~60m

Ground Floor

17m

15m

Level 3

Road Reserve 24.5m

Section E

Setback 2-6m (varies)

Level 4 Level 236

Lot Depth ~40m

West

West

NEW TOWN Level S Q3 U A R E

Indicative built form extent

5m

Setback 5m

15m

Level 4

Level 4

Ground Floor

Level 5

Indicative built form extent

Level 5

Winter sun (approx) 12pm

24m*

Level 6

17m Level 4

6m

20m*

Level 7

Road Reserve 10-14m

um height .5m

4m

Boundary

Boundary

6m

Level 3

EAST STREET

max 18m

Setback 6m

4m 18m24m*

Boundary

Boundary

Boundary

In order to allow for direct sunlight in the new town square, buildings on the north side of the square are required to have a three (3) 11.5m and a 5m Maximum storey street wall 36 15m building height for each level above.

8.5m setback Setback

Maximum building envelope

Boundary

D

Interface New Town Square

Boundary

Section D Barnstaple Road

West

East

6m

North

Road Reserve 15.0m

Existing

Ground Floor Existing

Boundary

South

Level 2

REAR LANE

Boundary

Ground Floor

Local Centres

Boundary

51

So la

Level 2

Part G

North Road Reserve 14.5-16m

Ground Floor

Boundary

Level 3

Level 2

South

GREAT NORTH ROAD

8.5m Ground Floor

Level 3

Boundary

So

CITY OF CANADA BAY 32

Indicative built form extent

Level 3

Level 5

gle

36

Existing

Boundary

lar

Level 4

17m

Level 6

10m

15m

Boundary

15m

Level 5

North

Indicative built form extent

Level 3

Existing Ground Floor Ground Floor Level 2 Ground Floor

Lot Depth ~40m

Road Reserve 24.5m

East

Page G-64 max 18m

Leve

Leve

BETT

T AV BENNET

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

LYONS ROAD

LEGEND

LYONS ROAD

17m max. street wall height (5 levels) 15m max. street wall height (4 levels) 14m max. street wall height (4 levels)

GREAT NORTH RD

11.5m max. street wall height (3 levels) 10.5m max. street wall height (3 levels)

AVE

8.5m max. street wall height (2 levels) HAM

Lots with heritage building / item (street wall height subject to heritage assessment)

D

ING

ER

APL NST

BAR

Five Dock Town Centre boundary

SECON

GREAT NORTH RD

ST

TREET

HENRY

UE

E

T AV

D

FIRS

ER

PL STA ARN

B

IEW ST

EAST S

D AVEN

ST

RD

WATER V

HENRY

EAST S

GREAT

W ST RD

EET

GARFIE

LD ST

LD ST

NORT

TR HT S

LIG FAIR

GARFIE

WATER VIE

AY

UE

ST

MS

D AVEN

MAN

RA

KINGS RD

SECON

NOR

E

T AV

FIRS

D ST

KAR

RIC

TREET

NORTH

D ST

H RD

GARFIEL

S RD

ING

GREAT

QUEEN

KINGS R

HAM

D

AVE

E

T AV

FIRS

KINGS R

D

MS

AY

QUEEN

S RD

RD NEW

FIVE DOCK TOWN CENTRE DCP

S

Drawing Number Date

March 2017

File location

RD

IGHT

L FAIR

RD

WORTH

LANGS

E

OK AV

ABRO

HARR

ET TRE

OIS

STREET WALL HEIGHTS

ILLIN

PL

SEY JER

WANGAL

RA

QUEEN

S RD

AVE

Fig G3.49 Maximum Street Wall Heights

N

0

50

100

200m

WANGAL PL

Page G-65

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Build to alignment

C45.

Development is to be consistent with the minimum floor to ceiling heights for the specified uses within the centre shown in "Table G-A Minimum Floor Heights".

C46.

For development sites to the north of Fred Kelly Place and the new town square the maximum building height is to be in accordance with "Fig G3.47 Secondary (Upper Level) Setbacks" and "Fig G3.52 Maximum Building Height Zones"; and no incursions (including plant, balcony rails etc.) are to be permitted.

C47.

The finished floor level of the ground floor above the footpath level is to be no greater than 1.0 metre for residential uses and 0.4 metre for retail and commercial uses.

C48.

Where active uses are specified on the ground floor as identified in "Fig G3.46 Primary Setbacks", the minimum floor to ceiling height is to comply with the category of “Retail - restaurant/cafe” in "Table G-A Minimum Floor Heights".

C49.

Where active uses are not specified on the ground floor, the minimum floor to ceiling height is to comply with the category of “Retail - general" in "Table G-A Minimum Floor Heights".

C50.

Building heights are to conform with "Table G-B Building Heights", which shows the relationship between the height of building in storeys and the height of the building in metres.

C51.

New buildings are to have a scale that is visually compatible with adjacent buildings and heritage items. This may require the height of new development to be lower than the maximum height permitted.

C52.

The upper-most level is to be designed to reduce the visual bulk and scale of the building. Options to achieve this include increased setbacks and/or the use of dark colours and roof elements that create deep shadows.

Objectives O40. To encourage a consistent street alignment and street wall height along key streets in the centre.

O41. To ensure corner buildings, located where two streets meet, provide a continuous street edge and front both streets.

O42. To ensure new buildings provide a well-defined, active edge to areas of public open space.

Controls C42.

C43.

Building setbacks are to be in accordance with "Fig G3.46 Primary Setbacks", "Fig G3.47 Secondary (Upper Level) Setbacks", "Fig G3.49 Maximum Street Wall Heights" and "Fig G3.51 Example street frontage section showing maximum potential building height"; and any additional controls set out below.

The nil setback applies only to the first four (4) storeys of development, unless otherwise indicated in "Fig G3.47 Secondary (Upper Level) Setbacks".

Building heights Objective O43. To ensure adequate sunlight is available for all buildings, streets and public open spaces.

O44. To ensure the ground floor levels along key streets in the centre are appropriate for retail uses and that ground levels in the remaining streets are adaptable over time to a wide range of uses.

O45. To encourage redevelopment while at the same time respecting heritage buildings and the “village character” of the centre.

Controls C44.

Building heights are to be in accordance with "Fig G3.46 Primary Setbacks", "Fig G3.47 Secondary (Upper Level) Setbacks", "Fig G3.48 Built form sections", "Fig G3.49 Maximum Street Wall Heights", "Fig G3.51 Example street frontage section showing maximum potential building height" and "Fig G3.52 Maximum Building Height Zones"; and any additional controls set out below.

Page G-66

Road Reserve 24.5m

CITY OF CANADA BAY Development Control Plan

ximum uilding velope

Part G

Local Centres

18m Setback

6m

Table

5 G-ALevel Minimum

Indicative Use built form extent

Floor Heights

Level 4 Level 3

Floor to ceiling height in metres (min) Built-to

Retail - general

3.3m

Level 2 Retail - restaurant /cafe

4.0m

Commercial

3.0m

Ground Floor Adaptable

3.3m

Residential

2.7m

Lot Depth ~30m Community

3.0m

alignment

Approx. floor to floor height in metres (min) 3.7m

3.1m

Resi - Level 5

4.4m

3.1m

Resi - Level 4

G R E3.6m AT NORTH 3.1m R O 3.7m AD

Resi - Level 3

3.1m 3.6m

3.1m

Resi - Level 2

4.4m

Retail - Ground Floor

Road Reserve 24.5m

Maximum building envelope

Table G-B Building Heights Building height (in metres)

Building height*

24.0m

7 storeys

20.0m

6 storeys

17.0m

5 storeys

15.0m

4 storeys

11.5m

3 storeys

8.5m

2 storeys

* The number of storeys possible within any maximum building height is dependent on the use (refer to Fig G3.50)

Maximum building envelope 3.1m

Resi - Level 5

3.1m

Resi - Level 4

3.1m

Resi - Level 3

3.1m

4.4m

Maximum building envelope

3.6m

Commercial - Level 4

3.6m

Commercial - Level 3

Resi - Level 2

3.6m

Commercial - Level 2

Retail - Ground Floor

4.4m

Retail - Ground Floor

Option: Ground floor retail, upper levels residential

Option: Ground floor retail, upper levels commercial

Fig G3.50 Alternate uses within the building envelope

Page G-67

6m

East

CITY OF CANADA BAY Part G

Local Centres

Boundary

Development Control Plan

Boundary

6m

20m*

17m 15m

Maximum building height

24m*

Primary built form setback line Setback

Secondary built form setback line

4m

GREAT NORTH R OTertiary AD

built form setback line

20m* Setback varies

4-10m

East

Road Reserve 24.5m

Level 7*

3.1m

Residential

Level 6* Residential

3.1m

17m *Level 6 and 7 only where permitted

Maximum street wall height

Level 5

15m

Residential

3.1m

0.3m

Level 4 Building articulation zone i.e. sun-control louvres, shutters, balconies, mullions and bay windows

Residential

Level 3 Residential

Level 2 Residential

Ground Floor Retail or Cafe/Restaurant

3.1m

3.1m

3.1m

4.4m

Basement * Note: See "Fig G3.52 Maximum Building Height Zones" for selected locations where up to 7 levels of

Basement

development may be allowed

Fig G3.51 Example street frontage section showing maximum potential building height

Page G-68

BETT

T AV BENNET

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

LYONS ROAD

LEGEND

LYONS ROAD

17m maximum building height.

Area where an increase to a maximum building height of 24m on sites greater than 1,000sq may be possible

GREAT NORTH RD

15m maximum building height 14m maximum building height

AVE

11.5m maximum building height HAM

10.5m maximum building height

D

ER

8.5m maximum building height ING

APL NST

BAR

1m articulation zone

ST

SECON

GREAT NORTH RD

Landscaped setback

TREET

HENRY

UE

Five Dock Town Centre boundary E

T AV

D

FIRS

ER

PL STA ARN

B

IEW ST

EAST S

D AVEN

Lots with heritage building/ item (development subject to heritage assessment)

ST

RD

WATER V

HENRY

EAST S

GREAT

W ST RD

EET

GARFIE

LD ST

LD ST

NORT

TR HT S

LIG FAIR

GARFIE

WATER VIE

AY

UE

ST

MS

D AVEN

MAN

RA

KINGS RD

SECON

NOR

E

T AV

FIRS

D ST

KAR

RIC

TREET

NORTH

D ST

H RD

GARFIEL

S RD

ING

GREAT

QUEEN

KINGS R

HAM

D

AVE

E

T AV

FIRS

KINGS R

D

MS

AY

QUEEN

S RD

RD NEW

FIVE DOCK TOWN CENTRE ILLIN

PL

SEY JER

WANGAL

RA

S

Drawing Number Date

March 2017

File location

RD

IGHT

L FAIR

ET TRE

RD

WORTH

LANGS

E

OK AV

ABRO

HARR

OIS

Revised Figure 15 - Maximum Building Heights

QUEEN

S RD

AVE

Fig G3.52 Maximum Building Height Zones

N

0

50

100

200m

WANGAL PL

Page G-69

gl e

An

51

REAR LANE

15m

24m*

20m*

17m GREAT 15m

Level 3 Level 2

West

Ground Floor

4

Level 4 Level 3

Boundary T

18m NORTH

Boundary

THOMPSON LANE

Level 4

Indicative 18m built form extent

17m

Level 2

Boundary

Boundary Boundary

6m

Ground Floor 15m Maximum building envelope

East

15m

Level 5 Level 4

6m

17m 15m G R E A T N15m ORTH

Level 3

6m 17m

Level 2 Level 5 Level 5 Level 4

ROAD

Ground Floor

Level 4 Level 3

envelope

Road Reserve 24.5m

GREAT NORTH GREAT ROAD NORTH ROAD

Level 3 Level 2 East Level 2

Ground Floor Ground Floor

Lot Depth ~30m

6m

Lot Depth ~30m

Road Reserve 24.5m

East

Road Reserve 24.5m Boundary

Boundary

Rear boundary

East

18m

6m 17m 15m

Level 5

Maximum building envelope 15m

14m

Indicative built form 6m

Level 4

Level 4

Level 3

Level 3

Level 2 Ground Floor

Maximum building envelope

Level 2 FUTURE LANEWAY

6-9m

Ground Floor

Boundary

THOMPSON LANE

Level 2

15m

Ground Floor

Road Reserve 24m

*Level 6 and 7 only where permitted

Level 3

Ground Floor Maximum building Maximum envelope building

Level 3 Lot Depth ~30m Level 2

built form extent

*Level 6 and 7 only where permitted

17m

6m 3 Level

Level 4 Level 3

Indicative

East

Road Reserve 24.5m

Level 5

17m Level 2 15m

Level 5

East

Road Reserve 24.5m

17m

Road6m Reserve 24.5m

Ground Floor

West

*Level 6 and 7 only where permitted

Boundary

Boundary

Boundary

Boundary

THOMPSON LANE

Ground Floor

6m

ROAD

18m Max. building depth

built form 6m Indicative West extent

GREAT NORTH ROAD

GREAT NORTH GREAT ROAD NORTH ROAD

Ground Floor

Boundary

Boundary

Boundary

Max. building depth GR EA

East

Road Reserve 24.5m

Level 2

Level 4

Level 4

Maximum building height 15m

GREAT NORTH ROAD

Level 2

15m

Level 5

West

15m Ground Floor

17m Lot Depth ~60m

15m

Level 5

Section J 6m

15m

Level 4 Level 3 Lot Depth ~60mLevel 3

6m

Max. building depth

15m

15m

Level 17m 2

Level 5 Level 4

Indicative built form Indicative extentbuilt form

6 and 7 only where permitted

20m* Level 3 17m

Level 6

extent

15m

15m

20m**Level 17m

24m* Level 4 20m*

Level 6

Maximum building envelope

Ground Floor

4m

Level 5

Level 2

Boundary

THOMPSON LANE

East

Level 6 6m

Lot Depth ~60m

Level 3

West

max 18m

envelope

Level 2 15m

Ground Floor

Section HLevel 4

Lot Depth ~30m

max 18m

IndicativeLevel 7 built form Level 7 extent

Ground Floor

Road Reserve 10-14m West Road Reserve 10-14m

H

15m

17m

Level 5

HH

2m

36

EAST 6m STREET EAST STREET

West

Indicative built form extent

East

6m Reserve 24.5m

4m Level 6m 5 24m*

Level 4 Maximum Level 3building Maximum envelope building

Level 3 Level 2 Road Reserve 10-14m 2m Level 2

2m

Level 7

Maximum building envelope

Level 2

36

EAST S T R E E TLevel

Boundary

Boundary

36

11.5m West

2-6m (varies)

15m

4m Road

Boundary

Boundary

Boundary Boundary

Setback 2-6m (varies)

(varies)

Existing

East

6m

Level 3

11.5m

Existing 11.5m

Max. building depth Existing18m

GREAT NORTH ROAD

max 18m

15m

Boundary

Boundary

Maximum building height Maximum 8.5m heightSetback building 8.5m 2-6mSetback

East

6m

Ground Floor

Road Reserve 24.5m

6m

Lot Depth ~40m

GREAT NORTH ROAD

Lot Depth ~30m

J

East

24m*

Ground Floor Boundary

GG

6m

Level 4

Level 2

Maximum building height 8.5m

Ground Floor Existing

REAR Ground Floor Existing LANE REAR Ground Floor Existing LANE

Level 5

Lot Depth ~60m

K

8.5m

Boundary

G

Level 3

Maximum R E A R LANE building height Maximum 8.5m building height

11.5m

Ground Floor~40m Lot Depth

Road Reserve 15m24.5m

Maximum building envelope

4 10-14m RoadLevel Reserve

15m

11.5m 36

Boundary

Section G

Level 4 36 Level 4 Indicative Level 3 built form Indicative Level 3 extent built form Lot Depth ~40m Level 2 extent Level 2

Ground Floor

17m

Road Reserve 24.5m

West

15m

Level 5

Maximum building height 8.5m

11.5m

36

Level 2

Level 2

Ground Floor

6m

Ground Floor

Level 3

Level 3

15m15m

Ground Floor

Level 4

Level 4

H

Boundary

17m

Level 2

Level 5

Level 2

Boundary

EAST STREET

Maximum building Indicative Maximum envelope building 17mbuilt form envelope extent

Level 3

Boundary

6m

Level 3 Level 2

Road Reserve 24.5m

GREAT NORTH GREAT ROAD NORTH ROAD

Level 6 Level 5

20m*

Level 4

G

15m

Boundary

2m

18m

Indicative built form extent

West

Level 6

Level 4 Level 3

Boundary

Boundary

36

back -6m aries) Max. building depth

est

Level 4

Level 7

Level 7

Level 5 Level 4

NORTH ROAD

11.5m

Level 7

Level 6

17m

24m*

Level 5

20m*

15m

Level 6

4m

*Level 6 andbuilding 7 only where permitted 6m envelope

4m

Boundary

Boundary

Boundary

Boundary

Boundary

Maximum building envelope

Maximum

Level 7

17m 18m 4m 15m

6m 24m*

Boundary

Boundary

Boundary

max 18m 20m* 18m

Boundary

Boundary

24m*

6m

East

Road Reserve 24.5m

4m

Boundary

Fig G3.53 Building envelope sections

FF

18m 6m

Boundary

Road Barnstaple Road

Boundary

LotBarnstaple Depth ~60m

Boundary

North

Boundary

F

South Road Reserve 15.0m Road Reserve 15.0m

GREAT NORTH ROAD

Ground Floor

North

Boundary

l ar

An

So

l ar

So

South

East

6m

51

51

Ground Floor

Ground Floor Existing

Local Centres

gl e

An

Level 3 West Level 2

2m

Part G

gl e

Development Control Plan

36

Level 2 15m

So

CITY OF CANADA BAY Level 4

8.5m

Level 3

l ar

Bo

Maximum Level 4 4m building 4m Level 3 envelope 17m

Bound

Bounda

24m* gl 4m 20m* An Level 7 Indicative 24m* lar Level 3 4m So Level 4 built form 2 Level 7 320m* extent 17m 20m* Level 6 Level 7 envelope Level 2 Level17m 3 Level 6 15m 17m 10m 17m 15m Level 6 15m G R E A T Level 2 Level 2 10m Level 5 Level 5 15m NORTH Level 5 15m gle Ground Floor Level 5 R O A D An Level 5 Ground Floor lar gle Ground Floor Level 4 So An LevelLevel 4 4 r la 32 Level 4 Indicative So Level 4 Level 3 built form32 Level 3 South North extent Level 3 Level 3 Lot Depth ~40m Road Reserve Level 15.0m3 Level 2 Level 2 Level 2Reserve 24.5m Road Level 2 Level 2 Barnstaple Road Ground Floor Ground Floor Ground Floor Ground Floor Maximum building Maximum envelope building

Setback 6m

Maximum building height 8.5m

10.5m 1m deep articulation zone WATERVIEW STREET

Road Reserve ~15.3m

Existing setback (4-8m)

East

Section K Page G-70

Existing Ground Floor Ground Floor

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Facades Objectives O46. Buildings are to provide facade articulation and variation to reduce visual bulk and create shadows and texture along the facade. This can include variations in window and/or balcony size and treatment, a design with a well-defined base, middle and top, the use of horizontal and/or vertical elements and variations in setback.

Controls C53.

Balconies are to support a balance of solid and void treatment in the composition of the facade. A facade which is dominated by a repetitive balcony design is to be avoided.

C54.

External walls are to include variations in colour and the types of materials used in order to articulate different parts of a building facade and reduce the overall bulk and scale.

C55.

External walls are to be constructed of high quality and durable materials and finishes with ‘self-cleaning’ attributes such as face brickwork, rendered brickwork, stone, concrete and glass. Materials and finishes with high maintenance costs, and those susceptible to degradation or corrosion are to be avoided.

C56.

Example of balconies with a balance of solid and void in the facade composition and treatment

A 1m deep facade 'articulation zone' for architectural expression and elements (e.g. balconies) is permitted within the primary setback zone along Waterview Street and Barnstaple Road as identified in "Fig G3.52 Maximum Building Height Zones". The maximum length of straight wall, without articulation such as a balcony or return, is 8m.

Page G-71

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Heritage Objective O47. To protect buildings and spaces of heritage significance.

O48. To ensure that new development on the same site as or adjacent to a heritage item responds sensitively to its heritage significance.

Controls C57.

New buildings on the same site as or adjoining a heritage item will need to consider the impact on heritage when determining: • the appropriate alignment and street frontage heights; • setbacks above street frontage heights; • appropriate materials and finishes selection; • the design and articulation of the facade; and • appropriate side and rear setbacks.

C58.

Prior to the demolition of the former heritage item at 39 Waterview Street, Five Dock (Lot 11 DP 869673), an archival record is to be prepared and submitted to Council.

The composition of the facade of the new building on the right considers the adjoining a heritage item on the left.

Once demolition has been completed, a Baseline Archaeological Assessment on the entire site is to be submitted.

Page G-72

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G3.3 Majors Bay Road Shopping Centre, Concord Majors Bay Road Shopping Centre is a linear shopping centre with a strong boulevard quality. The street is well orientated for vistas and was laid out with the subdivisions of the surrounding estates for residential purposes between 1900-1915. The buildings within the centre, whilst not being particularly historic or architecturally impressive in themselves, impart a unified streetscape by virtue of their two storey scale and architectural styles. These elements convey a sense of history and continuity, form part of Canada Bay’s cultural heritage, and provide a sense of identity to the shopping centre. The scale of the buildings also relates well to the surrounding low rise character of Concord.

The height of buildings is an important visual element in the streetscape and represents one of the more important facets of development control in the shopping centre. Most buildings in the Majors Bay Road shopping centre are two (2) storeys high and constructed with a flat, pitched or parapet-type roof. Roof forms on new buildings should be sympathetic to adjoining buildings and materials should be selected so as to blend with the surrounding environment. The design of the developments should attempt to ensure that where adjoining buildings, particularly residential dwellings, are located in close proximity to new commercial buildings, the design of such projects should attempt to minimise any potential loss of sunlight or daylight to residences.

C3.

Refer to Fig G3.55.

Siting C4.

C5.

C2.

All new work (including extensions to buildings) should not exceed a maximum height of 11.0 metres.

Where buildings display a uniform height at the front street alignment, new development should maintain a complementary height relationship with adjoining development. In this regard, any upper floor additions should be confined to the rear, either out of sight or setback far enough from the front building alignment so as to reduce its visibility and prominence from the shopping street.

New development should be built to the predominant setback, generally the front alignment.

Roof forms C6.

The style and pitch of new roofs should relate sympathetically to neighbouring buildings where possible.

C7.

Materials used in the construction of roofs should be selected so as to blend in and harmonise with both the subject building, adjoining properties, and the streetscape generally.

C8.

Structures such as ventilation shafts, lift towers etc. should not project above the roof line or disturb the symmetry of the roofscape of buildings.

Height C1.

Where new buildings are erected within established frontages, such buildings should, at least along the main street frontage, be similarly orientated to existing adjoining buildings.

Front setbacks

Refer to Fig G3.54.

Controls

Buildings are to step down at the rear, to a maximum external wall height of 7.5 metres, to be compatible with the scale and character of adjacent residential areas and in keeping with the built form pattern of retail streets.

Vehicular access/crossings C9.

New vehicular access ways across public footpaths within the shopping centre will not generally be permitted.

C10.

Where rear lane access and/or parking facilities are provided to properties, Council will request owners (either by co-operation or via conditions attached to development applications) to close existing front vehicular access ways.

Page G-73

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Council area map

Third story to be within the central portion of the site (out of line of sight)

Maximum building envelope

Minimum rear boundary setback

7.5m

Level 2

11.0m

Level 3

Ground Floor

REAR BOUNDARY

6m

Parapet/roof form to relate to neighbouring buildings

Continuous cantilevered awning

Rear setback to be compatible with adjacent residential dwellings

N

Fig G3.54 Majors Bay Shopping Centre - Location Plan VICTORIA A V E N TU E

Third story to be within the central portion of the site (out of line of sight)

Minimum rear boundary setback

7.5m

Level 2 Ground Floor

11.0m

Level 3

REAR BOUNDARY

6m

Parapet/roof form to relate to neighbouring buildings

Continuous cantilevered awning

Maximum building envelope

Rear setback to be compatible with adjacent residential dwellings

MAJORS BAY ROAD Fig G3.55 Majors Bay Shopping Centre - Maximum Building Envelope Section

Maximum building envelope

Page G-74

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G3.4 Victoria Avenue Shopping Centre, Concord West Most buildings in the shopping centre are one (1) to two (2) storeys in height and are constructed with flat, pitched or parapet type roofs.

Building height C4.

Where buildings display a uniform height at the front street alignment, new development should maintain a complementary height relationship with adjoining development. In this regard, any upper floor additions should be confined to the rear, either out of sight or setback far enough from the front building alignment so as to reduce its visibility and prominence from the shopping street.

C5.

Buildings are to step down at the rear, to a maximum external wall height of 7.5 metres, to be compatible with the scale and character of adjacent residential areas and in keeping with the built form pattern of retail streets.

There is a shortage of car parking in the centre which was designed and constructed before the advent of mass car ownership. The rear building line is intended to reserve parts of lots for future parking and loading areas accessed from rear service roads and to prevent such areas being “built out”. This building line applies to both new and existing buildings.

Refer to Fig G3.56.

Controls Floor space ratio C1.

The residential component of buildings is not to exceed 50% of the total gross floor area.

Refer to Fig G3.57.

Front setbacks

Building design

C2.

C6.

New development or extensions to existing buildings should be built to the predominant setback, generally the front alignment.

Rear setbacks C3.

New development or extensions to existing buildings should be built a minimum of six (6) metres from the rear boundary.

The design of new buildings should respect the existing built form of the shopping centre. New buildings, particularly those which “infill” between existing properties, should respect the scale, roof forms and proportions of adjoining buildings. This means that new buildings should attempt to “fit in”.

Vehicular access/crossing C7.

New vehicular access ways across public footpaths within the shopping centre will not generally be permitted.

C8.

Where rear lane access and/or parking facilities are provided to properties, Council will request owners (either by co-operation or via conditions attached to development applications) to close existing vehicular access ways.

Page G-75

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

Council area map

Fig G3.56 Victoria Avenue Shopping Centre - Location Plan

Third story to be within the central portion of the site (out of line of sight)

N

Maximum building envelope

Minimum rear boundary setback

7.5m

Level 2

11.0m

Level 3

Ground Floor

REAR BOUNDARY

6m

Parapet/roof form to relate to neighbouring buildings

Continuous cantilevered awning

Rear setback to be compatible with adjacent residential dwellings

VICTORIA A V E N TU E Fig G3.57 Victoria Avenue Shopping Centre - Maximum Building Envelope Section

Parapet/roof form to relate to neighbouring

Maximum building envelope

Minimum rear boundary setback

6m

Page G-76 Y

Third story to be within the central portion of the site (out of line of sight)

Rear setback to be compatible with adjacent residential dwellings

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

G3.5 355-359 Lyons Road, Five Dock The land at 355 – 359 Lyons Road is part of a small cluster of shops that are surrounded by a predominantly residential area. The general planning controls outlined below apply in these areas to ensure the form and scale of development responds to the surrounding context and achieves an integrated urban design outcome for all properties between 355 and 359 Lyons Road.

Objectives O1. To achieve a coordinated urban design outcome.

O2. To enhance the existing streetscape and ensure appropriate development scale and interface near residential areas.

C6.

The building envelope is the three dimensional volume that defines the outermost part of the site that buildings may occupy. Proposed buildings will also need to demonstrate that solar access is maintained to the north facing window and private open spaces of surrounding properties.

C7.

The third storey element of the building is to have a roof design and material selection that assists in minimising the overall bulk and scale of the building.

O3. To minimise solar access and privacy impacts upon surrounding properties.

O4. To ensure future buildings provide a continuous street edge to Lyons Road.

Controls C1.

Buildings are to be constructed to the front boundary (street edge) on Lyons Road.

C2.

A continuous awning is to be provided on the Lyons Road frontage of the site and wrap around into Ingham Avenue.

C3.

Buildings are to adhere to the minimum separation requirements of the Apartment Design Guide.

C4.

The maximum building height is 3 storeys.

C5.

A two (2) storey street edge is to be provided to Lyons Road and Ingham Avenue and the third floor is to have an upper level setback of 3.0 metres from both of these streets and a solid 'parapet style' balustrade for the upper floor.

Example of an increased setback to the upper floor and a solid parapet balustrade that helps the building to 'read' as a two storey building from the street.

Page G-77

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

DRAFT

eight

eight

NS

eight

LYO

y

AD

Council area map

RO

undary

undary

Nil

6m

els

ev 2 L

3m

3m

355 357

Nil

15m

359

6m

2 Levels 1 Level

6m

6m

INGHAM

6m

AVENUE

Max. building height

ls eve 2 L

11m

3m

Residential non-habitable only unless minimum 6m setback from side boundary

3 Levels

N

N

Fig G3.58 Consolidated development controls plan LEGEND 1 level max. building height

355-359 LYONS ROAD DEVELOPMENT CONTROLS - PLAN

Drawing Number

151201_LyonsRd_DevControls_Plan.ai

Date

1 December 2015

AD

File location

2 level max. building height

NS

3 level max. building height

LYO

Nil setback to boundary

Studio GL Team Folder\1540_Lyons Road\04_CAD 3D Graphics

RO

3m min. setback to boundary 6m min. setback to boundary

Nil

Awning required

6m

els

ev 2 L

3m

355

3m

Cadastre

357

Site boundary

Nil

3 Levels Max. building height

eve 2 L

2 Levels

ls

11m

15m

359

3m

6m

1 Level

Page G-78 6m

UE

N

6m

D

CITY OF CANADA BAY Development Control Plan

Part G

Local Centres

LEGEND

01

1 level max. building height 2 level max. building height 3 level max. building height 3m min. setback to boundary 6m min. setback to boundary Awning required Cadastre Site boundary

02

Section 01 - 01

04

Interface Lyons Road

Boundary

Boundary

03

355-359 LYONS ROAD

N

Max. building height 8.5m

DEVELOPMENT CONTROLS - PLAN

(built-to alignment) Awning required

Ground Floor

Road reserve approx. 20m

Interface Ingham Avenue

DRAFT South

Boundary

Boundary

Fig G3.59 Interface section - Lyons Road

Section 03 - 03

Studio GL Team Folder\1540_Lyons Road\04_CAD 3D Graphics

2nd Storey

LYONS ROAD

North

1 December 2015

File location

3rd Storey

Nil setback

Section 02 - 02

151201_LyonsRd_DevControls_Plan.ai

Date

Max. building height 11.0m

3m

Existing

Drawing Number

Interface Southern Boundary

3m

Max. building height 8.5m

3rd Level

Side boundary

Nil setback

(built-to alignment)

2nd Level

Awning required

Winter sun (approx) 12pm

Ground Level

INGHAM AVE

Existing

Max. building height 11.0m

Min. setback

Road reserve approx. 18m 6m West Max. building height 8.5m Fig G3.60 Interface section - Ingham Avenue

East

Max. building height 11.0m

3rd Level

2nd Level

Existing

Min. setback

6m

Ground Level

Section 04 - 04

South Interface Eastern Boundary

North

Page G-79

DRAFT

Section 02 - 02

Interface Ingham Avenue CITY OF CANADA BAY

Local Centres

Boundary

Section 03 - 03

Part G

Boundary

Development Control Plan

Interface Southern Boundary

3m Side boundary

Max. building height 8.5m

West

Winter sun (approx) 12pm

3rd Level

Nil setback

(built-to alignment)

2nd Level

Awning required

INGHAM AVE

Existing

Max. building height 11.0m

Max. building Ground Level height 11.0m

Min. setback

Max. building Road reserve approx. 18m height 8.5m

6m

3rd East Level 2nd Level

Min. setback

Existing

Ground Level

6m

South

North

Section 04 - 04

Side boundary

Fig G3.61 Interface section - southern boundary Interface Eastern Boundary

Max. building height 11.0m

N

3m

Max. building height 8.5m Level 3

3rd Storey 2nd Storey Ground Floor

3m

Level 2 Existing Ground Floor

West

East

Fig G3.62 Interface section - eastern boundary

355-359 LYONS ROAD DEVELOPMENT CONTROLS - SECTIONS

Page G-80

File name

151201_LyonsRd_DevControls_Sections.ai

Date

2 December 2015