ORANGE ...
A TASTE OF THE FUTURE ... ... GREEN
AN OPPORTUNITY FOR ORANGE TO RE-ENERGISE ITSELF FROM WITHIN
“ECO DESIGN PRINCIPLES”
“Public Domain” “URBAN RENEWAL” “A medium density/mixed use development ‘quarter’” INTRODUCTION Allen Jack+Cottier Architects and Urban Design (AJ+C) have been engaged to provide a site assessment report for development potential of the site taking into consideration the opportunities and constraints, relevant codes and regulations, and Council’s aspirations for the precinct.
Cover 2 photo by Zoe Moxon
3
64
1st 1st 1st 1st
400m
Street
1st
6st
m
<
2st
1st
2st )
1st 1st
1st 1st
2st
4st
The 2.163 ha site is bounded by Dalton, Sale, Prince and Anson Streets, Orange. It is within 800m to Summer Street and traditional “High Street” Shopping. The site is located within a picturesque inner area of Orange, characterised by mature trees, wide streets and federation style houses. Within 10 minutes walk residents will have access to a variety of general stores, boutiques, banks and professional services as well as cafes, restaurants, wine bars and hotels.
20
50
1 st
treet
Orange TAFE
10
1 st
eet 1st
2st 1st
Prince S
STREET
0
Anson S tr
2st
1 st
1st 1st 1st
4st
St (CBD
800
1 st
1st
1st
Summer
2st
1st
LOCATION
1st
2st
ORANGE TAFE
SUMMER
1-2st
700m to
STREET
Dalton
3st
Sale Str eet
‘OLD’ ORANGE HOSPITAL SITE PRINCE
1st
STREET ANSON ST
SALE ST
DALTON
1st 1st 1st
100m
The interactivity is further enhanced by the broad range of community infrastructure located in the streets immediately surrounding the site including Orange Key TAFE, medical services, active health and well-being facilities. The redevelopmentSite captures a variety of residents in diverse housing Retail/commercial forms, from retirees who are downsizing and want to be walking distance to Trafficwithin lights facilities, to young professional couples, to business Heritage item (Victoria and barracks) organisations such as small consulting firms, ancillary health, retirement and aged living.
SITE / CONTEXT Key Site boundary Building setbacks Pedestrian entries Vehicular entries Traffic lights 700m to Summer Street Non residential uses
“Central to everything in Orange”
3st
Building heights in storeys Extensive north facing orientation Retain mature street trees
4
5
OPPORTUNITES
6
The development “masterplan” presents an opportunity to realise Council’s intention to increase the residential density on the site.
“Organic Living Lifestyle”
The following opportunities are identified • Maximum orientation to the north for all dwellings for solar access and cross ventilation. • Optimum street address to existing streets. • Retain existing large trees and landscaping facing Sale St. • New intermediate street trees along median of Dalton St. • Improve the public domain and streetscape interface. • Enhance the site-specific character and it’s social/ cultural heritage. • New mid-block “mews style” streets to increase street frontage/address, provide a finer, richer pedestrian network.
• Rear lane access provides a better street frontage (pedestrian address, reduce vehicle/pedestrian conflict and provide more on-street parking). • Minimise new street/lane widths to reduce cost and hard paved surfaces (environmental). • Introduce a high quality medium-density contemporary housing type to Orange. • Provide a diversity of lot sizes and housing types with equal solar access, privacy and amenity. • Leverage public domain from existing established landscape and exotic trees facing Sale Street. 7
PEISL EY
* 2011 Australian Census.
CASE Y STRE ET
RE1 RE1 RE1 RE1 RE1
LEED S PA RADE
THOM AS ST
ANSO N
SALE
ET RE ST
HILL
RE1 RE1 RE1 RE1 RE1 RE1
T
CLINT ON
RE GA AR
REET
M
RE1 RE1 RE1 RE1 RE1 RE1
JAEGE R RESE RVE
HILL
RE1 RE1 RE1 RE1 RE1 RE1
PARK
R1 R1 R1 R1 R1
RE1 RE1 RE1 RE1 RE1 RE1
IN1 IN1 IN1 IN1 IN1 IN1 RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1 RE1 R2
IN1 IN1 IN1 IN1 IN1 IN1
RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1 R2 R2 R2 R2 R2
IN1
ORANGE BASE HOSPITAL
R3 R3 R3 R3 R3 SP2 SP2 SP2 SP2 SP2 B1 B1 B1 B1 B1
BLETCH ING TO
PRINC E STRE ET
DA LTO
ORANGE TAFE
N STRE ET
N
IN1 IN1 IN1 IN1 IN1 IN1 STRE ET
STRE ET
R1 R1 R1 R1 R1
OLVE R
HAMP DEN AV EN
UE
ST RE ET
HALE ST
RE1 RE1 RE1 RE1 RE1 RE1
BOWEN PUBLIC SCHOOL
ST RE ET
RE1 RE1 RE1 RE1 RE1
P
RE1 RE1 RE1 RE1 RE1
REET
NEWMAN PARK
Rail Rail Rail Rail Rail Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Facility Facility Facility Facility Facility SP2 SP2 SP2 SP2 SP2 SP2
B4 B4 B4 B4 B4 B4
STREET
NILE ST
JOHN ST ON E ST RE ET
B4 B4 B4 B4 B4 B4
BOWE N PLAC
E
B6 B6 B6 B6 B6 B6
ST SPRIN G
CALANG STREET
ELLAR D ST
REET
CH ST
PYALA PLACE
HALE
STRE ET
STREET
ICEL Y RD
EEKE
STREET
MATH OURA PLACE
STREET
IR OPH
RO AD
R5 R5 R5 R5 R5 R5
Y
STRE ET
WOLSLEY
WINTER ST
CH ST
IR OPH
RE1 RE1 RE1 RE1 RE1 SEYM
OUR
RE1 RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
RD
ANZAC PARK
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
MAR
WEILY PARK
CRES
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
AL LE NB
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
TAT E
ANZAC PARK
RICH
RE2 RE2 RE2
ARD
LAFF
IN PL
JAMES SHEA HAN DR
BOWEN PUBLIC SCHOOL
TREW
RE1 RE1 RE1 RE1 RE1 RE1
MIXED USE + PARK R5 R5 R5 R5 R5 R5
NATHAN
MAR
WOLSLEY
BOW EN
PLACE
STRE ET
CARR
STRE ET
AMA R
BOWEN PUBLIC SCHOOL
WEILY PARK
RE1 RE1 RE1 RE1 RE1
STREET
AVENUE
EEKE
CRES
RE1
MATH OURA PLACE
HALE
STRE ET
STREET
ST
SPRING
TREW
STRE ET
ST
SPRING
NILE ST
ST
B6 B6 B6
corner retail “hubs” to Anson St • Public space along Sale Street using trees RE1 RE1 RE1 RE1 RE1 RE1 • Improve streetscapes RE1 RE1 RE1 RE1 RE1 RE1 with landscaping of the public domain and RE2 RE2 RE2 RE2 RE2 enviro initiatives like rainwater kerb gardens
TAT E
PARK
AVENUE AMA R CARR
CALANG STREET
BOW EN
PLACE
RE1 RE1 RE1 RE1 RE1 RE1
STREET
STRE ET
PARK
NILE ST
ST
B6 B6 B6 B6 B6
NEW STRE ET
DORA
BYNG ST
STREET
STRE ET
Railway Railway Railway Railway Railway Railway
B6 B6 B6 B6 B6 B6
NATHAN
MATTEWS PARK
DS
ANSO N
SALE
AUTUMN
B6 B6 B6 B6 B6 B6 ENDSLEIGH PARK
RE1 RE1 RE1 RE1 B6 B6 B6 B6 B6 B6 RE1
EAST ORANGE PUBLIC SCHOOL
GTO N
CE PLA
STRE ET
RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1
RE2 RE2 RE2 RE2 RE2
STREET
AUTUMN
SUMMER STREET
WILLIAM
PLACE
STRE ET
ORANGE PUBLIC SCHOOL
STREET
BLETCHIN
L HIL
R1 R1 R1 R1 R1
STRE ET
ST RE ET
STRE ET
STRE ET
MOUL DER
B3 B3 B3 B3 B3 B3
WY
Infrastructure Medium Density Residential
TO RP Y ST RE ET
B4 B4 B4 B4 B4 B4
WILLIAM
PEISL EY
STRE ET
B3 B3 B3 B3 B3 B3
PLACE
RY D AI
RE1 RE1 RE1 RE1 RE1
STREET
LH EL
SP2 R3
Village Low Density Residential
DINE ST REET
BYNG ST
DORA
OLVE R
NEWMAN PARK
CH MIT
RU5 R2 WA RREN
RE1 RE1 RE1 RE1 RE1
ROBERTSON PARK
RU1 Primary RE2 RE2 R1 RE2 General Production Residential RE2 RE2
EAST ORANGE PUBLIC SCHOOL
Rail Rail Rail Rail Rail Infrastructure Infrastructure Infrastructure B6 B6 B6 Facility Facility B6 B6 B6 Facility Facility Facility SP2 SP2 SP2
WADE PARK
HILL
Private Recreation Light Industrial
B3 B3 B3 B3 B3 B3
RE1 RE1 RE1
RE1 RE1 RE1 SP2 SP2 SP2 SP2 SP2 SP2
B6 B6 B6 B6 B6
EUNG ELLA
RE1 RE1 RE1 RE1 RE1 • Opportunity to provide
withRE1 RE1 RE1 RE1 RE1new streets, lanes and RE1 RE1 RE1 RE1 RE1 RE1 walkways, providing a richer pedestrian B6 B6 B6 B6 B6 network, promoting healthy walking RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 communities • Mixed Use zone along R1 R1 R1 R1 R1 R1 Anson Street to minimise retail sprawl away from RE1 RE1 RE1 Summer B6 B6 B6 B6 B6 Street NEW ST REET
RE1 RE1 RE1 RE1
PYALA PLACE
RE1 RE1 RE1 RE1 RE1
RO AD
CE PLA
RE2 IN2
“Environmentally Sensitive Public Domain” UE
B6 B6 B6 domain B6 B6
RK
Public Recreation General Industrial
MOULDER PARK
B4 B4 B4 B4 B4 B4
RE1 RE1 RE1 RE1 RE1
STREET
BA
L HIL
Medium DensityManagement Residential Environmental
RE1 RE1 Large Lot Residential RE1 RE1 RE1 Environmental Living
RE1 IN1
LORD S
EET JOHN STONE STR
UE
NEWMAN PARK
DALTON
AM
R1 R1 R1 R1 R1 R1
RY D AI
L AVEN
Low Density Residential Environmental Conservation
ST RE ET
JOHN STONE STR
EET
B1 B1 B1 B1 B1
B4 B4 B4 B4 B4 B4
ROBERTSON PARK
HAMPDE N AVEN
REET
• Expand the public
RE1 RE1 RE1 RE1 RE1
MAR
RE1 RE1 RE1 RE1 RE1
STREET
PA
R3 E3 R5 E4
General BusinessResidential Park
NATIO NA
B4 B4 B4 B4 B4 B4
R2
R2 R2 R2 R2 Approx: 15% xR2 site area
ER ST
RY MO ME
R2 E2
ANSO N
SALE
R1 B7
Railway Railway Railway Railway Railway Railway Station Station Station Station
AUTUMN
ADE ADE LEE DS PAR
OLVE R
IN1 IN1 IN1 IN1 IN1 IN1
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
STRE ET
AY NW
Light Industrial Enterprise Corridor
B3 B3 B3 B3 B3 B3
MATTEWS PARK
IN1 IN1 IN1
SUMM
B6 B6 B6 B6 B6
ENDSLEIGH PARK
RE1 RE1 RE1 RE1 RE1
ISO MAD
General BusinessIndustrial Development
UE
EET
Classified Classified Road Road RE1 RE1 RE1 RE1 RE1
RE1
PLACE
AY NW
IN1 B5 IN2 B6
HAMPDE N AVEN
PRINCE STR
GTO N
UE
R1 R1 RE1 RE1 RE1 RE1 RE1 RE1 11 properties (retail/ commercial/ residential) including the Ambulance building IN1 IN1 IN1
MIXED USE UNITS
SP2 SP2 SP2 SP2 SP2
AVEN
MOUNT LINDSA Y DR
Environmental Living Mixed Use
ORANGE TAFE
BLETCHIN
PARK
DALTON
STREETS/LANES
EUNG ELLA
68 dwellings (28 RE1 RE1 RE1 RE1 RE1 RE1 apartments+40 houses) and R1 R1 R1 R1 R1
STREET
IN1
ORANGE BASE HOSPITAL
RE1 RE1 RE1 RE1 RE1 RE1
RE1 RE1 RE1 RE1 RE1
RO AD
RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1
JINDALEE
B1 B1 B1 B1 B1 POTENTIAL DWELLING NOS.
RE1 RE1 RE1 RE1 RE1
BA
RE1 RE1 RE1 RE1 RE1 RE1
R2 R2 R2 R2 R2 R2
HILL
OUR
ST RE ET
RE1 RE1 RE1 RE1 RE1
AM
ISO MAD
PLACE
IN1 IN1 IN1 IN1 IN1 IN1
IN1 IN1 IN1 IN1 IN1 IN1
19,630m2
SEYM
EET
R2 R2 R2 R2 R2
RE1 RE1 RE1 RE1 RE1 RE1
REET
RE1 RE1 RE1 RE1 RE1
STRE ET
ORANGE TAFE
HILL
LEE DS PAR
WILLIAM
RE1 RE1 RE1 RE1 RE1
Y STRE ET
DORA ST
MAR
2,000m2+700m2 verge widening (ie decreased width of carriageway)
DEVELOPABLE AREA
SP2 SP2 SP2 SP2 SP2
ST
MOUNT LINDSA Y DR
E4 B4
PARK AREA
STRE ET
PEISLEY
HILL
SALE
THO MAS
ANSO N
CLINTON
ST RE ET
CASE
PRINCE STR
ORANGE PUBLIC SCHOOL
IN1
R1 R1
RE1 RE1 RE1 RE1 RE1 BY NG
T EE STR
Orange Local B3 B3 B3 B3 B3 B3 Environmental Land Zoning • Zoning Controls R3 - Medium R1R1Density Residential B1 Neighbourhood Centre Plan 2011 R1 R1 R1 B2 Local Centre B3 B3 B3 • FSR 1.8:1 B3 B3 B3 R3 R3 R3 B3 Zoning R3 Commercial Core R3 Land Map • Maximum height 25m (central core) with perimeter B6 B6 B6 B6 B6 B6 B4 Mixed Use B4 B4 B4 Sheet LZN_008C B4 B4 B4 height of 18m Business Development B5 Rail Rail Rail Rail Rail B4 B4 B4 B4 B4 B4 B6 Zoning Infrastructure Infrastructure Enterprise Corridor Infrastructure Land Infrastructure Infrastructure • No heritage listed items, nor is it within a Heritage Facility Facility Facility Facility Facility B7 Business Park RE1 RE1 RE1 B1 Neighbourhood Centre RE1 RE1 RE1 Area SP2 SP2 SP2 R1 R1 SP2 SP2 SP2 R1 Conservation R1 R1 RE1 RE1 R1 R1 R1 RE1 RE1 RE1 RE1 RE1 R1 R1 R1 RE1 RE1 RE1 E2 Environmental B2 Local Centre Conservation 2 • Potential GFA 38,936m E3 Environmental Management B3 Commercial Core
LEP PLANNING CONTROLS
SITE AREA
WEILY PARK
UE
RE1 RE1 RE1 RE1 RE1 RE1
R2 2 2.163 ha (21,630m RE1 RE1 RE1 RE1 RE1 )
IN1 IN1 IN1 IN1 IN1 IN1
RE1 RE1 RE1 RE1 RE1
AVEN
RE1 RE1 RE1 RE1 RE1
T
RE1 RE1 RE1 RE1 RE1 RE1
JAEGER RESERVE
PARK
RE GA AR
R3 R3 R3 R3 R3
RE1 RE1 RE1 RE1 RE1 RE1
JINDALEE
HILL
R1 R1 R1 R1 R1
M
ORANGE BASE HOSPITAL
B4 B4 B4 Land Zoning Map B4 B4 B4 Sheet LZN_008C
8
ST
PEISLEY
IN1 IN1 IN1 IN1 IN1 IN1 B6 B6 B6 B6 B6 B6
RE1 RE1 RE1 RE1 RE1
ST
SEYM OU
STRE ET
ANSO N
HILL
SALE
THO MAS
CLINTON
ST RE ET
RE1 RE1 RE1 RE1 RE1
Y STRE ET
RE1 RE1 RE1 RE1 RE1
T EE STR
CASE
ROBERTSON PARK
MARC H
Classified Classified Road Road
R2 R2 R2 R2 R2 R2
T
Orange Local Environmental Plan 2011
RE1 RE1 RE1
RE GA AR
JAEGER RESERVE
EAST ORANGE PUBLIC SCHOOL
M
RE1 RE1 RE1 RE1 RE1 RE1
DEMOGRAPHICS
age groups (increasing demand for smaller dwellings). RE1 RE1 RE1
R
Forecast population growth to continue, particularly in “empty nest” and elderly
B3 B3 B3 B3 B3 B3
RD
SP2 SP2 SP2 SP2 SP2 Water Water Water Water Water Water Treatment Treatment Treatment Treatment Treatment Treatment Facility SP2 SP2 SP2 SP2 SP2 SP2 WaterTreatment Treatment Water Treatment Water Treatment Water Treatment Water Water Treatment Plant Plant Plant Plant Plant
9
SALE STREET
SALE STREET
PRINCE STREET NEW PARK
LANE LANE
DALTON STREET
STREET
LANE
• Extend verges to increase
• Retain existing street trees
area of public space • Decrease carriageway • Retain existing trees on western side within the informal public park • New street trees with large canopy along new verges/rainwater gardens between bays of parking • Terrace housing with setback to address park • Pedestrian access from path along park • Vehicular access to dwellings from rear lane
along median
• Replace median parking with new street trees
• Retain parallel parking along kerbs
• Proposed dwellings to
be setback to match the existing setback across Dalton St • Detached dwellings on wider lots with front vehicular access off Dalton St
PUBLIC DOMAIN
COMMUNITY SPACES
LANE
PRINCE STREET • New rainwater gardens
STREET PRINCE STREET
and street trees between retained angled parking bays • Terrace housing, elevated above street level with small setback to define the street edge • Vehicular access from rear lane
10
DALTON STREET
LANE
LANE
• Retain angled parking
along both kerbsides • New street trees planted either side within rainwater gardens between angled parking • Adaptive reuse of Ambulance Station for café/ retail/ commercial use • Corner shop/café at northern corner • Mixed use development along Anson Street, setback from the street • Development based on
DALTON STREET
ANSON STREET
100m2 commercial bays (8m frontage x 12.5m). Can be combined to create 200m2, 300m2
ANSON STREET professional suite etc.
• Floor plan can
accommodate both commercial and/or residential above SECTION A-A
Orange Base Hospital Site
0
5
10
20m
11
22 88 xx 180m 180m22Terrace Terrace Houses Houses = = 1,440m 1,440m22 44 44 xx 150m 150m22Terrace Terrace Houses Houses = = 600m 600m22
BLOCK BLOCK A A
11 22 xx 300m 300m22Duplexes Duplexes (150m (150m22 ea) ea) = = 600m 600m22
RESIDENTIAL RESIDENTIAL
BLOCK BLOCK BB
77 33 xx 240m 240m22Detached Detached Dwellings Dwellings = = 720m 720m22
RESIDENTIAL RESIDENTIAL
2,374m22
TERRACES TERRACES // COMMERCIAL COMMERCIAL
2,280m
22
30m22Granny Granny Flats Flats = = 240m 240m22 33 88 xx 30m
66 77 xx 130m 130m22Terrace Terrace Houses Houses = = 910m 910m22 55 44 xx 36m 36m22Granny Granny Flats Flats = = 144m 144m22
180m22Terrace TerraceHouses Houses= =1,440m 1,440m22 22 88xx180m
BLOCK AA BLOCK
RESIDENTIAL RESIDENTIAL TERRACES COMMERCIAL TERRACES //COMMERCIAL
2,280m22 2,280m BLOCK BLOCK CC
22 Duplexes (150m22 ea) = 600m22 2xx300m 300mA 11 2BLOCK Duplexes (150m ea) = 600m
BLOCK B 2
30m2 Granny GrannyFlats Flats= =240m 240m22 33 88xx30m 88 88 xx 150m 150m22Terrace Terrace Houses Houses = = 1,200m 1,200m22 11 11 55 xx 200m 200m22Detached Detached Dwellings Dwellings = = 1,000m 1,000m22
2,374m22 2,374m BLOCK BLOCK D D MIXED MIXED USE USE
BLOCK C
HOUSES HOUSES
2,488m
BLOCK BB BLOCK RESIDENTIAL RESIDENTIAL
RESIDENTIAL RESIDENTIAL 22
150m22Terrace TerraceHouses Houses= =600m 600m22 44 44xx150m
3,525m
22
99 88 xx 36m 36m22Granny Granny Flats Flats = = 288m 288m22
240m22Detached DetachedDwellings Dwellings= =720m 720m22 77 33xx240m
TOTAL GFA 2910m 130m Use Terrace Houses = 910m 66 1 717xxxxMixed 130m Terrace Houses = 10,667m 14 14 Mixed Use Units Units @ @ 450m 450m = = 450m 450m 22
22
22
22
36m22Granny GrannyFlats Flats= =144m 144m22 55 44xx36m
Space 12 12 Ambulance Ambulance Building BuildingPublic +New +New = = 600m 600m22 Adaptive Reuse Residential
13 13 99 xx Mixed Mixed Use Use Units Units @ @ 275m 275m22 = = 2,475m 2,475m22
Mixed use
10 10 28 28 Apartment Apartment Building Building = = 2,700m 2,700m22
BLOCK D 14 11xxMixed MixedUse UseUnits Units@ @450m 450m22= =450m 450m22 14
150m22Terrace TerraceHouses Houses= =1,200m 1,200m22 88 88xx150m
BLOCK CC BLOCK RESIDENTIAL RESIDENTIAL HOUSES HOUSES
2,488m 2,488m
22
11 55xx200m 200m22Detached DetachedDwellings Dwellings= =1,000m 1,000m22 11
36m22 Granny
288m22
Flats= =288m 99 88xx36m Granny Flats
BLOCK DD BLOCK MIXEDUSE USE MIXED
3,525m22 3,525m
12 Ambulance AmbulanceBuilding Building+New +New= =600m 600m22 12
13 99xxMixed MixedUse UseUnits Units@ @275m 275m22= =2,475m 2,475m22 13
10 28 28Apartment ApartmentBuilding Building= =2,700m 2,700m22 10
12
13
LANE
N
Rear access garage studio over
30m
Private courtyard garden
BUILT FORM
TERRACE HOUSING
14
Front garden (raised above street level for privacy)
Contemporary terraces showing variations in materials, colours, windows and sunshading, balconies, entry gardens and fences. The terrace lots have been designed to encourage the location of garages, carports and bin stores at the back of the lots, accessed off rear lanes.
STREET 8m
8m
15
ADAPTIVE REUSE
AMBULANCE STATION
The adaptive reuse of the ambulance building is an anchoring social interaction space.
16
• cafe / wine bar tasting • local produce retail • gallery / art studio
“Creative Industry Hub” 17
BUILT FORM
FREE STANDING +SEMI DETACHED HOUSES Increased block widths have been provided for detached and semi-detached houses in order that generous front gardens adjacent to driveways can be achieved. A variety of building forms and materials.
“Interplay of Building types and Public Space” BUILT FORM
BUILT FORM
REAR LANE ACCESS +STUDIO OVER GARAGES
SINGLE STOREY VILLA STYLE HOUSE Single storey villa style housing where good solar orientation, street address and access to open space can be achieved. The new streets and lanes will allow for rear access to many of the terraces, keeping the primary streets largely free from garages, driveways, cars and garbage bins.
18
The widths of the rear lanes have been designed to allow for street planting. The use of flexible paving units instead of bitumen.
19
“Sustainable contemporary Living Spaces”
ADAPTIVE REUSE
70s WARD BUILDING
The existing 70s hospital building could be transformed into modern apartments with excellent amenity including high ceilings, northern orientation and district views.
20
The existing structure of the 70’s Ward Building, with its simple, repetitive concrete frame is easily transformed with the addition of balconies, sunshades, new windows, colour and materials.
21
BUILT FORM
RESIDENTIAL CARE FACILITY Development options incorporate a residential care facility. The superlot layout allows flexibility with respect to the size and type of accommodation offered as part of the residential care facility from solely being a residential care facility or expanded to include independent living units within the facility. The existing landscape around the Howse Building could be integrated into the grounds of a residential care facility.
“LIVE/WORK” URBAN VILLAGE The report has been informed by the ‘Former Orange Base Hospital Market Appraisal’ report prepared by Hill PDA. Cover photo by Zoe Moxon