Kings Bay Urban Design Masterplan

KINGS BAY PRECINCT MASTER PLAN REPORT

Kings Precinct Bay Master Plan | GroupGSA | 15 April 2021 Prepared for CityBay of Canada Council Pg 1 For: City of Canada Bay Council

We acknowledge the traditional custodians of the land, and pay our respects to their elders past present and emerging, recognising their continuing connection to land, waters and culture.

Issue

Title

Date

Prepared

Checked

1

Draft Issue

10/11/2020

SL/JK/NO

JK

2

Draft Issue

16/12/2020

JC/NO

JK

3

Revised master plan

15/01/2021

JC/NO

JC

4

Final Draft Issue

18/01/2021

JC

JC

5

Spencer Street render added

27/01/2021

JC

-

6

Variation - Issue for Review

15/04/2021

JC/NO

JC

7

Revised Master Plan

20/04/2021

JC/NO

-

8

Revised street wall

10/05/2021

JC

-

9

Revised Queens Road section

18/05/2021

JC

-

Pg 2

Kings Bay Precinct Master Plan For: City of Canada Bay Council

01/ INTRODUCTION 5

03/ URBAN DESIGN PRINCIPLES 29

INTRODUCTION 6 PRCUTS POLICY

8

FRAMEWORK 8 PRCUTS IMPLEMENTATION TOOL KIT 9 PRCUTS DEVELOPMENT CONTROLS 10 CITY OF CANADA BAY PRCUTS STRATEGIES 11 CITY OF CANADA BAY POLICIES AND GUIDELINES 12

02/ POLICY CONTEXT & SITE ANALYSIS 15 THE SITE

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SITE CHARACTER 18 Streetscape 18 Infrastructure 19 SITE ANALYSIS Existing land use

20 20

Existing circulation

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Topography and flora

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STRATEGY CONTEXT: PRCUTS Access and connectivity

23 23

Land use and activation

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Public domain and streetscape

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OPPORTUNITIES & CONSTRAINTS 26 Opportunities 26 Challenges 27

Pg 3

URBAN DESIGN PRINCIPLES

04/ MASTER PLAN KINGS BAY PRECINCT VISION

WALKER STREET

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PARRAMATTA ROAD - SPENCER STREET PLAZA

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SPENCER STREET PLAZA - QUEENS ROAD 63

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PARRAMATTA ROAD - SPENCER STREET EAST

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PARRAMATTA ROAD - SPENCER STREET WEST

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KINGS BAY PRECINCT: SPENCER STREET 36 MASTER PLAN

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LOT AMALGAMATION

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PROPOSED DEDICATIONS

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BUILDING HEIGHT STRATEGY

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FLOOD STRATEGY

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GROUND LEVEL SETBACK

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UPPER LEVEL SETBACKS

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STREET WALL

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ACTIVE FRONTAGES

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OPEN SPACE AND LINKS

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PROPOSED ZONING

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SHADOW ANALYSIS

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05/ STREET INTERFACE

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KINGS ROAD

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QUEENS ROAD

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SPENCER STREET

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PARRAMATTA ROAD

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HARRIS ROAD

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WILLIAM STREET

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REGATTA ROAD

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SPENCER STREET WEST - QUEENS ROAD 66 QUEENS ROAD - KINGS ROAD

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PARRAMATTA ROAD - KINGS BAY PARK EAST 68

06/ YIELD ESTIMATE

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YIELD ESTIMATE

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Pg 4

Kings Bay Precinct Master Plan For: City of Canada Bay Council

INTRODUCTION

Pg 5

01

INTRODUCTION In November 2016, Urban Growth NSW released the Parramatta Road Corridor Urban Transformation Strategy (PRCUTS) together with a package of implementation and reference documents. A Section 117 Ministerial Direction gives the Strategy and Implementation Tool Kit statutory weight.

PRCUTS aims to renew Parramatta Road and adjacent communities through investments in homes, jobs, transport, open spaces and public amenity. It presents significant urban renewal opportunities for land within defined development precincts.

In response to PRCUTS, the City of Canada Bay has commenced additional urban design, traffic and transportation investigations for 3 precincts: Burwood, Homebush and Kings Bay. This work seeks to ensure that all future decisions to rezone land will be made with a thorough understanding of potential cumulative impacts and will achieve orderly, transparent and high-quality design outcomes.

The Urban Design testing of the PRCUTS planning and design controls has been undertaken and informs this project. The master plan proposed in this report for Kings Bay consolidates the PRCUTS with other studies and plans that Council has produced that support the implementation of the PRCUTS. The Masterplan is intended to guide the future built form and urban environment and to inform amendments to the Canada Bay LEP 2013, DCP and contributions plan.

The Parramatta Road Corridor The Parramatta Road Corridor traverses 20 kilometres from Granville in the west to Camperdown in the east. The corridor includes land adjoining Parramatta Road, and wider focus precincts where future development is considered appropriate based on function and character. Within PRCUTS, the Corridor is separated into two distinct sections – Corridor West and Corridor East. Corridor East includes the land within the Canada Bay, Strathfield and Burwood LGAs. There are three renewal precincts which include land within the City of Canada Bay: Homebush, BurwoodConcord (Burwood), and Kings Bay.

This Report synthesises all of the above and re-imagines the future character of Kings Bay as a thriving village precinct with new and active uses around Spencer Street.

T The Homebush North Precinct will be an active and varied hub, blending high density residential with mixed use. It will be supported by green links and open space, with connections to rail.

T T

City of Canada Bay LGA Homebush Precinct PA R

Kings Bay Precinct will be a new residential and mixed use urban village with an active main street and strong links to the open space network along Sydney Harbour.

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RA

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MA TTA

RO AD

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Burwood Kings Bay Precinct

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Precinct T The Burwood Precinct will be a gateway to Burwood Town Centre based around the enlivened spine of Burwood Road strengthening existing amenity for new T residents.

AD RO

T

T

Pg 6

Kings Bay Precinct Master Plan For: City of Canada Bay Council

PRCUTS Transformation Strategy

As part of the baseline analysis, we have critically reviewed and distilled key information related to PRCUTS. As demonstrated on the flowchart adjacent, there is a substantial amount of policy and strategic thinking that has been evolved and directly impacts the three precincts that are the subjects of this study.

We see the literature review in the following chapters as the next step in this process, and have tried to summarise and graphically represent the key information that will assist in moving the project forward to design development.

State Implementation Plan

Metropolitan

GANSW Policies and Guidelines

UAIP

Design Guidelines

Greater Sydney Region Plan - A Metropolis of Three Cities

Eastern City District

Intended as a starting point to evolve throughout the design process, the following chapters will inform our thinking and ground our recommendations through to the master plan phase of the project.

Local

City of Canada Bay Local Strategic Planning documents including LSPS; housing, employment, development contributions plans

PRCUTS Specific Policies and Strategies

Planning Proposals

Canada Bay Local Environment Plan NSW State Government Government Architect New South Wales

Canada Bay Development Control Plan

Greater Sydney Commission City of Canada Bay Council *coloured boxes indicate literature review input by SGS

Pg 7

Infrastructure Schedule

Canada Bay Local Character Statements

PRCUTS POLICY FRAMEWORK NEW PARRAMATTA RD Quick Reference Guide

As at September 2014

Please Remember:

1. Linear Colour *

The Parramatta Road Corridor Urban Transformation Strategy is the long-term vision for developing population and employment growth in the Parramatta Road Corridor. ✔ Full Colour Linear logo is the preferred logo.

(✔ Preferred)

3. Stacked Colour

For use on white and black

Combining big picture considerations, a sub-regional response, and the depth of local knowledge required to plan for existing and future communities, it will lead to the enlivening of this important Sydney artery.

Positive

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

2. Linear Mono

4. Stacked Mono

Positive

Positive

Logo Versions:

There are two logo orientations available for use: - Stacked - Linear

Negative

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

Negative

Parramatta Road Corridor Urban Transformation Strategy

The Strategy is supported by the Implementation Tool Kit – four documents that will guide and inform how the Strategy is to be implemented, and are summarised on the following pages.

NOVEMBER 2016

5. Isolation Area Stacked x

Linear

x

x

x

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X X x x

6. Minimum Size Linear 45mm wide

Stacked 30mm wide

urbangrowth.nsw.gov.au

While the Strategy does not directly rezone land, it establishes the framework for land use and transport planning to guide, coordinate and facilitate changes to local planning controls that will lead to the Corridor’s transformation. The Strategy will be implemented through planning proposals prepared by landowners or developers, comprehensive local environmental plan reviews undertaken by councils, and State environmental planning policies for future Priority Precincts.

The strategy sets out a vision for the corridor of tomorrow: − housing choice and affordability − diverse and resilient economy − accessible and connected − vibrant communities and places − green spaces and links − sustainability and resilience − delivery

Relevance to project: The Strategy sets an overarching vision and high level employment and dwelling projections that are summarised in the adjacent pages. It also identifies a number of challenges to achieving these, which have been synthesised graphically onto maps in the next chapter.

Pg 8

Kings Bay Precinct Master Plan For: City of Canada Bay Council

Kings Bay Precinct Kings Bay Precinct will be a new residential and mixed use urban village on Parramatta Road, with an active main street and strong links to the open space network along Sydney Harbour.

Spencer Street will form the basis of a new and compact local centre − an east-west axis for local shops and services, and a new address for medium and high-density residential development. Taller residential buildings will mark the centre of the Precinct at the corner of Parramatta Road, William Street and Spencer Street. The scale of development will gradually decrease towards adjacent residential areas and Rosebank College.

A new green corridor will be created along William Street to reinforce connectivity to Barnwell Park Golf Course and the foreshore, while providing a green

marker along Parramatta Road at the centre of the Precinct. Other new features include a series of active transport connections across blocks, and the extension of Spencer Street to the east and west. − Population: 5,200 by 2050 − Homes: 2,500 by 2050 − Jobs: 2,900 by 2050

PRCUTS IMPLEMENTATION TOOL KIT NEW PARRAMATTA RD Quick Reference Guide

NEW PARRAMATTA RD Quick Reference Guide

NEW PARRAMATTA RD Quick Reference Guide As at September 2014

As at September 2014

The Strategy is supported by the Implementation Tool Kit – four documents that will guide and inform how the Strategy is to be implemented, and are summarised on the PRCUTS Planning and following pages.

Design Guidelines

Please Remember: ✔ Full Colour Linear logo is the preferred logo.

1. Linear Colour *

(✔ Preferred)

For use on white and black

3. Stacked Colour

Please Remember:

Positive

✔ Full Colour Linear logo is the preferred logo.

Parramatta Road Corridor Urban Transformation Planning and Design Guidelines IMPLEMENTATION TOOL KIT NOVEMBER 2016

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

2. Linear Mono

Thank you for your assistance in ensuring our logo is always produced in the best format and at the highest quality.

Negative

4. Stacked Mono

Positive

There are two logo orientations available for use: - Stacked - Linear

4. Stacked Mono Positive

Thank you for your assistance in ensuring our logo is always produced in the best format and atNegative the highest quality.

(✔ Preferred)

3. Stacked Colour

For use on white and black

Positive

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

2. Linear Mono

4. Stacked Mono

Positive

Positive

Logo Versions:

Parramatta Road Corridor Urban Transformation Implementation Plan 2016 – 2023

There are two logo orientations available for use: - Stacked - Linear

Negative

IMPLEMENTATION TOOL KIT NOVEMBER 2016

5. Isolation Area Stacked

Stacked

Stacked x

Linear

x

Negative

Parramatta Road Corridor Urban Transformation Urban Amenity Improvement Plan

Negative

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

IMPLEMENTATION TOOL KIT

5. Isolation Area

Linear

x

x

Linear

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x x

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− describe the priorities and principles that will ensure future development achieves high design quality and design excellence − guide the rapidly changing character of the Corridor whilst ensuring future development responds to the distinct character and identity along different parts of the Corridor

Pg 9

1. Linear Colour *

NOVEMBER 2016

5. Isolation Area

The purpose of the Parramatta Road Corridor Planning and Design Guidelines is to:

The guidelines also identify a number of public domain requirements, strategic links, opportunities and constraints for each precinct, which have been identified and graphically represented for each precinct in later chapters.

✔ Full Colour Linear logo is the preferred logo.

✔ Always use original artwork files as supplied with the Logo Reference Guide.

Positive

NOVEMBER 2016

6. Minimum Size Stacked 30mm wide

Stacked 30mm wide

urbangrowth.nsw.gov.au

The controls identified in the PRCUTS guidelines will be tested throughout the master plan process and recommendations made at the conclusion of the study.

Please Remember:

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

2. Linear Mono

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

IMPLEMENTATION TOOL KIT

urbangrowth.nsw.gov.au

Relevance to project:

Positive

* Please note that the full colour version of this logo can be used on white, coloured and black backgrounds.

This file can be embroidered as it is.

Logo Versions:

Parramatta Road Corridor Urban Transformation Infrastructure Schedule

Negative

Each orientation has four colour formats: - Full colour (CMYK) - Full colour (PMS) - Single Colour (black and white)

The Guidelines have been prepared as planning and development controls significantly differ across the local government areas that make up the Corridor, and have been developed to assist designers and planners apply ‘better practice’ design principles to promote high quality public, private amenity and good design.

3. Stacked Colour

Positive

Logo Versions:

There are two logo orientations available for use: - Stacked - Linear

(✔ Preferred)

For use on white and black

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production.

✔ Please use the logo layout and format that best suits the design application and which will reproduce at the highest quality for your type of production. ✔ Always use original artwork files as supplied with the Logo Reference Guide.

1. Linear Colour *

As at September 2014

urbangrowth.nsw.gov.au

Infrastructure Schedule

Implementation Plan

Identifies infrastructure in the Corridor must respond to population growth and change.

Intended to inform and guide the land use planning and development decisions in the Corridor in the short term.

It also recognises that some existing infrastructure is ageing or is insufficient to meet the needs of communities as they grow and change. The Infrastructure Schedule therefore identifies the transport, open space, community, education and health facilities required to support the proposed growth across the Corridor. It will also assist the coordination of infrastructure and services provided by state agencies, government-owned corporations, local government and the private sector.

Relevance to Kings Bay: GroupGSA are working on this study with SGS Planning and Economics who have provided a separate literature review of this document as an Appendix.

Linear 45mm wide

Relevance to Kings Bay: − Development in the Precinct to be designed to deliver prioritised pedestrian links and through-site links as indicated in the Planning and Design Guidelines, including:

Stacked 30mm wide

urbangrowth.nsw.gov.au

Urban Amenity Improvement Plan Identifies ways to deliver tangible public benefits, contributing to the delivery of liveable communities and neighbourhoods and stimulate the development.

The works fall into three categories: − Streetscape upgrade

+ new north−south through-site link from Parramatta Road to Spencer Street and Queens Road

− Creation of new or improved open spaces, urban plazas and town squares

+ new north−south through-site link from Parramatta Road along the boundary of Rosebank College to Queens Road and then on to Kings Road

Relevance to Kings Bay:

− new north−south through-site link from Parramatta Road to Queens Road between Harris Road and Courland Street

− New walking and cycling links to key transport nodes

Kings Bay Precinct − New playing fields at Charles Heath Road are located along the north boundary and may require coordination with future master plan options − There is a proposed regional cycleway along the northern boundary of the site. This is one of two east west regional cycling routes in TFNSW’s Cycling future.

PRCUTS DEVELOPMENT CONTROLS

Figure 9.12: Kings Bay Recommended Land Uses

Figure 9.14: Kings Bay Recommended Densities

Figure 9.13: Kings Bay Recommended Building Heights

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187 Parramatta Road Corridor | Planning and Design Guidelines

Kings Bay Precinct Master Plan For: City of Canada Bay Council

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Parramatta Road Corridor | Planning and Design Guidelines

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Kings Bay Recommended Building HeightsIELD ST Figure 9.13: Kings Bay Recommended Building Heights

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CITY OF CANADA BAY PRCUTS STRATEGIES There are a number of Strategic documents that have been engaged

by Council specifically for the PRCUTS. We have summarised these, and also graphically represented the key information in later chapters of this report.

SUSTAINABLE PRECINCT STRATEGY

PARRAMATTA ROAD CORRIDOR FLOOD RISK ASSESSMENT FOR CITY OF CANADA BAY COUNCIL

2nd Draft

Homebush North, Burwood-Concord and Kings Bay Precincts

25 June 2020 Prepared by Kinesis for Canada Bay Council

PA R R A M AT TA R OA D S E L E C T P R E C I N C T S PUBLIC DOMAIN PLAN JULY 2020

Sustainable Precinct Strategy

City of Canada Bay Preliminary Site Investigation Parramatta Road Urban Transformation Precincts: Kings Bay, Burwood Road and Homebush/Concord West

The Strategy provides strategies and mechanisms to deliver cost-effective and high environmental performance outcomes across all precincts.

17 October 2018 55106_117353 (Rev 0) JBS&G Australia Pty Ltd

JULY 2020

Relevance to project: The strategy proposes a number of parking principles for all three precincts, to be taken into consideration during later phases of the project: − Minimise underground parking, with no minimum parking within 800m of metro and other rail stations, and no parking within 400m (consistent with East Rhodes DCP). − Any above ground parking delivered through the project should be designed to be reconfigured to other uses, including commercial and residential floorspace. − Unbundle all parking from the sale of apartments to enable affordable housing and housing choice outcomes. − To support these strategies at a building level, Council should identify key on-street parking spaces for car share adjacent or within the new precincts. It is recommended that new car share spaces are provided on-street (rather than in building) to ensure maximum use by the surrounding community. − The 25% canopy cover target will be required to be achieved at a precinct scale, with some sites delivering higher canopy cover and others that are more constrained.

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Parramatta Road Corridor Site Investigation Contamination Flood Risk Assessment The assessment maps the flood risk across a number of potential scenarios for the Burwood and Kings Bay precincts.

Relevance to project: Key mapping of flood risk for each precinct has been graphically represented in later chapters.

The investigation identifies a number of contaminated sites across the precincts and their risk level.

Relevance to project: Key sites for at risk of contamination in each precinct has been graphically represented in later chapters.

Parramatta Road Select Precincts Public Domain Plan The purpose of the plan is to ensure that all public domain needs are identified at an early stage and can inform detailed planning in the Corridor. The three overarching design principles are adjacent.

Relevance to project: A graphic summary of street setbacks is included in later chapters of this report where we have provided a detailed analysis of each precinct.

CITY OF CANADA BAY POLICIES AND GUIDELINES There are a number of Local Government Policies and guidelines that will be taken into consideration.

Relevance to project:

Local Strategic Planning Statement CITY OF CANADA BAY

The PRCUTS precincts can respond to and strengthen the land use vision set by the LSPS. There are also a number of Priorities identified in the LSPS that PRCUTS can respond to: − Priority 5 to provide housing supply, choice and affordability in key locations. The PRCUTS study is specifically highlighted as being able to directly respond to how the additional dwellings needed in the LGA can be provided. − Action 5.5: 5% affordable housing is to be provided in new developments − Action 7.8: Include a minimum lot size of 800sqm for boarding houses in the R2 density zones to improve the amenity of boarding houses and reduce their impact on these areas

City of Canada Bay Local Strategic Planning Statement The City of Canada Bay Local Strategic Planning Statement (LSPS) is the core strategic planning document for the City of Canada Bay. It will guide the character of the centres and neighbourhoods into the future.

The LSPS brings together and builds on planning work found in Council’s other plans, studies and strategies such as the Local Environmental Plan (LEP), Development Control Plans (DCP) and Contributions Plans. The LSPS will be used to update key components of these plans.

− Action 9.2 New local centre in Spencer Street in the Kings Bay Precinct to deliver an active main street. − Action 10.1: Investigate and encourage new mixed use forms, larger format uses and urban support services on the ground floor of development with a frontage to Parramatta Road in the Kings Bay Precinct. − Action 10.2: ensure that the future built form controls and the structure of street blocks in the Kings Bay precinct facilitate

+ alternate access from a road, other than Parramatta Road + Double height ceilings for ground floor uses that front Parramatta Road + rear lane low bay access for small truck and customer parking + shared loading facilities for non residential uses

EMPLOYMENT AND PRODUCTIVITY STUDY FINAL

AUGUST 2019

Prepared for City of Canada Bay

Kings Bay Precinct Master Plan For: City of Canada Bay Council

VERSION 3 SEPTEMBER 2019

Prepared for City of Canada Bay

Employment and Productivity Study

City of Canada Bay Housing Strategy

The study acknowledges that the Parramatta Road Corridor is undergoing significant change as part of the PRCUTS.

The Local Housing Strategy analyses the population, demographic and supply issues associated with the delivery and take up of housing in the LGA.

It makes recommendations that aim to ensure that sufficient and appropriately located retail floorspace is provided in the emerging centre of Kings Bay as well as identifying opportunities to retain as much floorspace in these new developments as possible to retain some of the uses in the corridor that will otherwise be displaced.

The need to create a true centre in Kings Bay; − Fine grain retail frontages support a mix of small businesses to in areas of high pedestrian activity. Any future centre should prioritise small retail frontages (often between 5 and 10 metres in width) along Spencer Street to ensure that it develops an active, human scale. − There will be demand for supermarket floorspace in the Kings Bay Precinct by 2036.

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CANADA BAY LOCAL HOUSING STRATEGY

This assessment is required by City of Canada Bay Council to develop an understanding of what it could do to plan for and deliver optimal residential outcomes for its community.

Relevance to project: The Strategy identifies a number of actions relevant to the PRCUTS: − Large-scale urban renewal to deliver high density housing in the form of apartments as outlined under State Government plans − Develop the Parramatta Road Urban Transformation Precincts as higher density apartment development areas in the short to medium-term. − Housing diversity and choice to be further addressed by infill development around centres, based on planning controls that are feasible, to provide a wider range of housing forms whilst being respectful of local neighbourhood character

Local Movement Strategy Canada Bay Biodiversity Framework and Action Plan

   CITY OF CANADA BAY COUNCIL CITY OF CANADA BAY COUNCIL

Social Infrastructure (Community) Strategy and Action Plan August 2019

Social Infrastructure (Open Space and Recreation) Strategy and Action Plan 26 September, 2019

Social Infrastructure Community Strategy and Action Plan

Open Space and Recreation Strategy and Action Plan

Provides an audit of all community facilities located within our area and owned by Council, NGOs, private sector, and Government agencies.

This report provides a Strategy and Action Plan for social infrastructure (open space and recreation) to 2019, 2026 and 2036. This work identifies our community’s needs, to inform development of a deliverable action plan to inform Council’s budgeting process as well as the operational and resourcing plans for open space and recreation facilities, programs and services.

These trends and principles should inform the future kinds of social infrastructure that is funded and developed within Canada Bay, as well as how they are delivered. The following principles should drive the design and delivery of future community facilities, services and programs to 2036: 1. Diverse and activated 2. Inclusive and equitable 3. Connected and co-located 4. Collaborative and shared 5. Multipurpose and future-proofed

Relevance to project: Draft Parramatta Road Urban Transformation Strategy designates new social infrastructure for Kings Bay as part of the project which would be located in close proximity to catchment residents. These will be explored in later phases of the study.

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The Strategy and Action Plan has been developed alongside a suite of other focus area strategies community facilities, housing, economic productivity, biodiversity, traffic and transport - as part of a review of the City’s planning framework. This review includes the development of the Local Strategic Planning Statement (LSPS), the land use strategy for the next 20 years and implementation through a revised Local Environmental Plan (LEP) and Development Control Plan (DCP).

City of Canada Bay Final Report

City of Canada Bay Council

     

    

Prepared by: GTA Consultants (NSW) Pty Ltd for City of Canada Bay Council on 20/08/19 Reference: N161710 Issue #: Final

© ECO LOGICAL AUSTRALIA PTY LTD

Urban Tree Canopy Strategy The purpose of this Urban Tree Canopy Strategy is to inform the development of the revised City of Canada Bay Local Environment Plan and to present Council’s vision, priorities and actions to managing the urban forest.

Achieving the proposed increased canopy cover target will require extensive tree plantings on public and private spaces. If planned appropriately, such plantings can achieve multiple outcomes and maximise the benefits from trees. To identify broad priority planting locations, the following factors were integrated: canopy cover, potential plantable space (Sections 5.2 and 5.3), thermal heat mapping (Section 6.4), and location of proposed Green Grid opportunities, parks and streets.

Relevance to project: − Kings Bay is identified as a medium priority. − The strategy also looks at opportunities to interface with the Greater Sydney Green Grid

1

City of Canada Bay Biodiversity Framework

Local Movement Strategy

An overview of the existing transport, opportunities and constraints, future City of Canada Bay has developed transport and land use trends and this Biodiversity Framework and Action Plan to help to ensure that local changes.

It also presents a series of actions per travel mode ecosystem health including species that support overarching strategic objectives and their genetic diversity survive in across the Canada Bay Local Government Area their natural habitat.

The Biodiversity Framework and Action Plan supports the Local Strategic Planning Statement which sets out the 20-year vision for land-use in the local area.

The plan is based upon six interconnected themes: native vegetation, urban waterways and foreshores, corridors and connectivity, public spaces, urban habitat and green infrastructure. This plan is supported by international, national, state and local policy that drive the development of a biodiversity plan at the local level. This Biodiversity Plan provides capacity to reinforce regional connections and enhance local corridors. It will allow for regional partnerships and is flexible enough to embrace any future infrastructure and development.

(LGA). It provides a list of key future projects within and surrounding the PRCUTS precinct study areas including; WestConnex, Sydney Metro West.

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Kings Bay Precinct Master Plan For: City of Canada Bay Council

POLICY CONTEXT & SITE ANALYSIS

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02

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Kings Bay Precinct Master Plan For: City of Canada Bay Council

THE SITE Parramatta River

TREET

WALKE R STREE T REGAT TA ROAD

OAD

Barnwell Park Golf Club

REGATT A ROAD

GARFIELD

Charles Health Five Dock Reserve Leisure Centre

60m

149m

84m

S ROAD

200m

Rosebank College

148m

982m

PARRAMAT

ROAD

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ET RE ST

GREAT

STREET

O TT

DALMA R

SC

STREET

SC OT T

DALMAR

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TA ROAD

ND STRE ET

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STUDY AREA

LANG S TREET

LANG ST

REET

ROAD

Rosebank College

COURLAN

M STRE ET

STREET

ACTON STREET

ACTON S TREET

NHAM CHELTE

KINGS R OAD

QUEEN

WILLIA

SPENCER

PARRAMAT TA

236m

107m

STREET

982m

WILLIAM

ROAD

Lucas SPENCER Gardens STREET School REGATT A ROAD

WALKE R HAM RO AD CHELTEN

LD STRE ET

Charles QHealth Five Dock UEENS R OAD Reserve Leisure Centre STREET 170m

WALKER S

Another significant feature of the precinct is the Five Dock Leisure Centre, Charles Health Reserve and Barnwell Park Gold Club, a network of green infrastructure that connects the study area to north to the Parramatta River foreshore.

GARFIE

KINGS RO AD

Lucas Gardens School

REGAT TA

TREET

Rosebank Cottage is a significant land holding within the precinct and is heritage listed, sitting between both Parramatta and Queens Road.

STREET

COURLA

The study area is predominantly comprised of motor vehicle related industrial lots. Other light industrial lots are distributed through the area with isolated pockets of residential buildings along Kings and Queens Road.

ROAD

Cintra Park Netball Courts

Barnwell Park Golf Club

HARRIS

St Lukes Oval

WALKER S

The Kings Bay Precinct is located on Parramatta Road between the Cintra Park established centres Netball of Courts Burwood and Five Dock.

AD W LYONS RO

Parramatta River

HARRIS R

St Lukes Oval

W LYONS ROAD

LEGEND Precinct Boundary Frame Boundary Open Space Water Body Educational Pg 17

Heritage Industrial Recent Development Strata Lot Easement

Council Owned Contaminated sites

Scale 1:5,000 @ A3 0m 20

50

100

200m

SITE CHARACTER Streetscape

1

2

3

There are three main roads running through the Kings Bay precinct: Parramatta Road, Queens Road and Harris Road. All three comprise of heavy traffic and limited signalised crossings for pedestrians.

Most local streets are fully parked with cars on both sides and limited street plantings and landscape.

The existing industry is mostly based on car sales, and constant vehicle movement in and out of these businesses contributes to a bad walking environment.

Parramatta Road

The transition from industrial to residential is unsympathetic. Some houses are directly facing factories.

4

Queens Road

5

Harris Road

6

4

5

2 9

6

William Street

8

7

7

William Street

8

Kings Road

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3

1

Spencer Street

Pg 18

Kings Bay Precinct Master Plan For: City of Canada Bay Council

Regatta Road

Walker Street

Infrastructure

1

The study area lies between Parramatta Road and Parramatta River, which permits easy access to both transport and leisure.

2

3

Leisure Centre, and several educational facilities such as Lucas Gardens School, Rosebank College and several childcare centres.

The area in and around Kings Bay Precinct has multiple community facilities including Barnwell Park Golf Course, Charles Heath Reserve and Five Dock

1 2

4

Mature Trees on Queens Road

3

7

Parramatta River

Canada Bay Golf Club

5

Rosebank College

Five Dock Leisure Centre

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Rosebank College

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Pg 19

Recently built early learning centre

Service station

Parramatta River

LYONS ROAD

Parramatta River

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LEGEND Precinct Boundary Frame Boundary Open Space Water Body Educational

OAD

HARRIS R

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HARRIS R

OAD

D STREET

STREET

Rosebank College

Council Owned Contaminated sites Heritage Industrial Recent Development LEGEND Strata Lot Precinct Boundary Easement Frame Boundary Open Space Water Body

ROAD

ST

ST

STREET

SC OT T

DALMAR

RE

ET

SC OT T

STREET

RE E

T

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ROAD

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T

COURLAN D

ROAD

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STREET

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D STREET

Rosebank College COURLAN

REGAT TA PARRAMAT TA

SPENCER

STREET

KINGS RO AD

LANG ST

WILLIAM STREET ROAD

TREET

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LANG ST REET ACTON S TREET

HAM RO AD

ROAD

Heritage LEGEND Industrial Precinct Boundary Recent Development Frame Boundary Strata Lot Open Space Easement Water Body Educational

Charles Health Five Dock ROAD Reserve Leisure Centre

Rosebank College

DALMAR

STREET

GARFIELD

STREET

T

QUEENS

CHELTEN

ACTON S TREET

HAM RO AD

PARRAMAT TA

CHELTEN

HAM RO AD

− Heritage properties on Kings Road are consolidated and are located across the road from the Five Dock Leisure Centre.

CHELTEN

ROAD

Lucas SPENCER STREETGardens School

W

KINGS RO AD

LANG ST

STREET

REGAT TA WILLIARMOAD STREE

ROAD WALKER STREET

REGAT TA

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STREET

WILLIAM

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− Recent development in the Kings Bay precinct is varied and located toward the eastern end of the precinct on Regatta Road and Spencer Street.

GARFIELD

Charles KINGS RO AD Health Five Dock Reserve Leisure Centre QUEENS

Lucas Gardens School

LYONS ROAD

GARFIELD

Charles Health Five Dock Reserve Leisure Centre

Lucasis − While not located within the study area, there Gardens significant green infrastructure surrounding precinct.

School These assist in creating links and destinations to the Riverfront and adjacent residential neighbourhoods.

Kings Bay Precinct Master Plan For: City of Canada Bay Council

HARRIS R

Cintra Park Netball Courts

− Rosebank Cottage adds a heritage character to the precinct and is a significant land holding that has three street frontages towards the eastern edge of the precinct.

Barnwell Park Golf Club

ROAD

− Towards the western edge of the precinct is Lucas Gardens School and a significant Council owned lot that also has a frontage on Regatta Road.

Barnwell Park Golf Club

REGAT TA

REGAT TA

ROAD

REGAT TA

Cintra Park

TheNetball Kings Bay Precinct is comprised Courts predominantly of industrial lots Cintra located Park between Parramatta and KingsNetball Roads.

Courts

TREET

Barnwell Park Golf Club

St Lukes Oval

WALKER S

ROAD

Existing land use

Parramatta River

WALKER S

St Lukes Oval

WALKER S

TREET

St Lukes Oval

Pg 20

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GREAT N

SITE ANALYSIS

Scale 1:5,000 @ A3

Council Owned Contaminated sites

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Scale 1:5,000 @ A3 0m 20

Heritage Industrial Recent Development Strata Lot

Council Owned Contaminated sites

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Scale 1:5,0 0m 20

GARFIELD

HARRIS ROAD

STREET

ROAD HARRIS

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B B

B

GARFIELD

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T

RE ST

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TT

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B

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DALMA

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COURLA

B

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R STREE

ET

TA ROAD

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RE ST O TT DALMA

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SC

B

PARRAMAT

B

B

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ET

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B

R STREE

B

SC

O TT

T

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N ROA D

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B

Rosebank College

GREAT

B

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ET

B

STREET

T

QUEEN

COURLA ND STRE E

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TREET

CHELTE

R STREE

OAD

SC

REGATT A ROAD

R STREE

LANG S

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KINGS R

Rosebank College

TA ROAD

B

B

TREET

PARRAMAT

SPENCE

B

LANG S

STREET

COURLA ND STRE ET WILLIAM STREET

TREET

B

Rosebank College

STREET

TREET

STREET

B

Charles Health Five Dock S ROAReserve D Leisure Centre

B

TA ROAD

GARFIELD

B

WALKER S

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LANG S

B

B

QUEEN

WILLIAM

B

PARRAMAT

TREET ACTON S

ROAD NHAM CHELTE

B

HARRIS ROAD

REGATT A RE WGILALITT AAMRSO TRAEDET

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OAD

Lucas SPENCE R STREGardens ET School

ACTON

TREET WALKER S

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ROAD NHAM

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R STREE

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KINGS R

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ROAD

B

SPENCE

B

AD W LYONS RO

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S ROAD

NHAM

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REGATT A ROAD

TREET

WALKER S

B runs under part of the study − Sydney Metro West tunnel B area, predominantly under Spencer and Regatta Streets.

Barnwell Park Golf Club

Charles KIN GS ROA D Health Five Dock Reserve Leisure Centre QUEEN

Lucas Gardens School

B

B

B

B

B

B

B

B

Charles Health Five Dock Reserve Leisure Centre

B

B

Barnwell Park Golf Club

Cintra Park Netball Courts

− Parramatta Road and Queens Road are the two main west to east vehicular links that run along the study area. The long section of Queens Road between Walker Street and William Street has no pedestrian crossing and B is dangerous to cross.

CHELTE

ROAD

REGATT A

Cintra Park

− Public transport stops are mainly locatedLucas along Harris Gardens Road and Parramatta Road.

School − Harris Road is a collector road and runs north to Lyons Road, which runs along the Parramatta River Foreshore.

Barnwell Park Golf Club

B

AD W LYONS RO

Parramatta River

St Lukes Oval

The precinct Netball Courts is bound by several main roads with a high volume of traffic, Cintra Park signalised intersections and aNetball collector Courts road that connects directly to the foreshore.

B

B B

REGATT A ROAD

Existing circulation

B

AD W LYONS RO

B

WALKER STREET

ROAD

WALKER STREET

St Lukes Oval

B

B Parramatta River

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St Lukes Oval

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B

Parramatta River

LEGEND Precinct Boundary Frame Boundary Open Space Water Body B Bus Stop

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B

Primary Road LEGEND Secondary Road Precinct Boundary Collector Frame Boundary Sydney Metro West Tunnel OpenSignalised Space Intersection Water Body B Bus Stop

Scale 1:5,000 @ A3

Primary Road Secondary Road Collector LEGEND Sydney Metro West Tunnel Precinct Boundary Signalised Intersection Frame Boundary Open Space Water Body

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Primary Road Secondary Road Collector Sydney Metro West Tunnel

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Parramatta River

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ET ND STRE

ET ND STRE ROAD

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T RE E ST DALMA

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WILLIAM STREET REGATT A ROAD

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LANG S TREET ACTON S TREET

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CHELTE

NHAM

ROAD

STREET ACTON

Charles Health Five Dock ROAD Reserve Leisure Centre

Rosebank College

TA ROAD

CHELTEN

GARFIELD

OAD

Lucas SPENCER STREEGardens T School

PARRAMAT

HAM RO AD

NHAM

QUEENS TREET

T

STREET

KINGS RO AD

S ROAD

REGAT TA OAD WILLIARM STR

TREET WALKER S

R STREE

ROAD

REGATT A ROAD

SPENCE

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Charles KINGS R OAD Health Five Dock Reserve Leisure Centre QUEEN

Lucas Gardens School

STREET GARFIELD

TREET

WALKER S

Gardens − The ridgeline that runs in a north-south direction School steps down incrementally as it approaches Sydney Harbour.

GARFIELD

GREAT N

Charles Health Five Dock Reserve Leisure Centre

− There is a significant row of mature trees that exist along the southern boundary of Five Dock Leisure Centre and create a large area of tree canopy.

Lucas

AD W LYONS RO

HARRIS

Cintra Park Netball Courts

Barnwell Park Golf Club

ACTON

− The natural low lying land is located along William Street, the adjacent diagram overlays this topography with mapping from the Council’s flood report to demonstrate the potential constraint to development in the centre of the precinct.

Barnwell Park Golf Club

REGATT A ROAD

REGAT TA

ROAD

REGATT A

Cintra Park

The Kings Bay Precinct is located Netball Courts between two local ridgelines that are Cintra Park oriented in a north-south direction.

Netball Courts

HARRIS ROAD

Barnwell Park Golf Club

St Lukes Oval

WALKER STREET

Topography and flora

CHELTE

W LYONS ROAD

Parramatta River

WALKER S

ROAD

St Lukes Oval

Parramatta River

WALKER STREET

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R STREE

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O

TT

T

LEGEND Precinct Boundary Tree Protection Zone Contour (2m Interval) Ridge Line Low-lying Land

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Kings Bay Precinct Master Plan For: City of Canada Bay Council

FLOOD HAZARD 1% AEP

H1 - Generally safe for people, vehicles and buildings H2 - Unsafe for small vehicles LEGEND H3Boundary - Unsafe for Vehicles, children and the elderly Heritage Precinct - Unsafe for people and vehicles Industrial Frame H4 Boundary H5 - All buildings vulnerable toRecent structural damage Development Open Space LEGEND Strata Lot Water Body Precinct Boundary Easement Educational Tree Protection Zone Contour (2m Interval) Ridge Line

Scale 1:5,000 @ A3

Council Owned Contaminated sites

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FLOOD HAZARD 1% AEP

H1 - Generally safe for people, vehicles and buildings H2 - Unsafe for small vehicles H3 - Unsafe for Vehicles, children and the elderly H4 - Unsafe for people and vehicles

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STRATEGY CONTEXT: PRCUTS Parramatta River

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Parramatta River

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HARRIS R

HARRIS R

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REGAT TA ROAD

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LEGEND Precinct Boundary Frame Boundary Open Space

Heritage LEGEND Proposed Park Precinct Boundary People Place Frame Boundary High Pedestrian Activity Zone Open Space

Existing Cycle Link Proposed Cycle Link Heritage Through Site Link Proposed Park Prioritised Walking Link People Place LEGEND High Pedestrian Activity Zone Precinct Boundary Frame Boundary

Potential Intersection Upgrade Potential Vehicular Link Existing Cycle Link Proposed Cycle Link Through Site Link Prioritised Walking Link Heritage Proposed Park

ST

STREET

SC OT T

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ET

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REET

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STREET

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REET

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ROAD

COURLAN

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COURLAN

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Five Dock Leisure Centre

Rosebank College

LANG ST

REET LANG ST

GARFIELD

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CHELTEN

HAM RO AD

STREET

Charles

ROAD Health

Reserve

ROAD

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HAM RO AD

STREET

KINGS RO AD

QUEENS

PARRAMAT TA

− Provide a cycle link along Acton Street to Queen Street to promote travel to Croydon Station.

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 39,40 and 41 of this document.

QUEENS

Leisure Centre

EET

STREET

GARFIELD

KINGS RO AD Five Dock

ACTON ST

SPENCER

CHELTEN

− Provide a new strategic cycle link along William Street/ Short Street/Grogan Streets/Acton Street and Monash Parade to Wangal Park. Connect the new strategic cycle to existing cycle routes in Lucas Road and Princes Street.

Charles Health Reserve

REGAT TA WILLIAM ROAD STREET

ROAD

WALKER S

REGAT TA

TREET

TREET

WALKER S

HAM RO AD

CHELTEN

− Provide a new strategic cycle link along Walker Street to Queens Road and Barnwell Park.

Five Dock Leisure Centre

Lucas Gardens School

− Wherever possible, break up long blocks with new high quality pedestrian prioritised links, and particularly where new connections facilitate access to the new local village or open space. − Construct the regional cycleway along Gipps Street, Patterson Street, and Queens Road.

Barnwell Park Golf Club

GARFIELD

WALKER STR

Charles Health Reserve

− Provide a new green linear park at least 15 metres wide between Queens Road and Parramatta Road along the western side of William Street.

Lucas − Provide a new north-south village plazaGardens or square School connecting Spencer Street to Queens Road. − Provide new public open space areas on larger sites to increase the overall quantum of local open space in the Precinct.

TREET

Cintra Park Netball Courts

The below and adjacent have been synthesised from PRCUTS Planning and Design Guidelines Chapter 9.

W LYONS ROAD

Barnwell Park Golf Club

ROAD

REGAT TA

Park TheCintra proposed open space, linkages Netball Courts and high pedestrian activity zones have Cintra Park informed our master plan approach Netball Courts and understanding of the site and context.

ROAD

REGAT TA

St Lukes Oval

Parramatta River

WALKER S

WALKER S

ROAD

Access and connectivity

Barnwell Park Golf Club

HARRIS R

TREET

WALKER S

St Lukes Oval

W LYONS ROAD

TREET

St Lukes Oval

Pg 23

LYONS ROAD

Scale 1:5,000 @ A3 0m 20

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Potential Intersection Upgrade Potential Vehicular Link

Existing Cycle Link Proposed Cycle Link

Scale 1:5,000 @ A3 0m 20

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Potential Intersection Upgrade Potential Vehicular Link

Scale 1:5,0 0m 20

Parramatta River

LYONS ROAD

W

Parramatta River

W LYONS ROAD

TREET

OAD

OAD

HARRIS R

HARRIS R

OAD

ROAD

Leisure Centre

ROAD

D STREET

T

Educational LEGEND Residential Precinct Boundary Mixed Use Frame Boundary Heritage Open Space Water Body

Active Frontage Commercial Frontage Educational Green Edge Setback Residential Prioritised Walking Link Mixed Use LEGEND Heritage Precinct Boundary Frame Boundary

Through site link Proposed vehicular Active Frontage connection Commercial Frontage Green Edge Setback Prioritised Walking Link Educational Residential

RE

ET

GREAT N

ROAD

GREAT N

STREET

ROAD

ROAD

T RE E ST SC OT T

DALMAR

PARRAMAT TA

ST

STREET

SC OT T

DALMAR

LEGEND Precinct Boundary Frame Boundary Open Space Water Body Kings Bay Precinct Master Plan For: City of Canada Bay Council

STREET

Rosebank College

COURLAN D

ROAD

COURLAN

STREET

ROAD

RE E

ROAD

REGAT TA

SPENCER

ACTON ST

STREET

QUEENS

Rosebank College

LANG ST REET

DALMAR

COURLAN D STREET WILLIAM STREET

Rosebank College

KINGS RO AD

ST

EET

REET LANG ST CHELTEN HAM RO AD

Five Dock Leisure Centre

LANG ST REET

WILLIAM STREET

Reserve

PARRAMAT TA

STREET

Charles

ROAD Health

SC OT T

QUEENS

Lucas SPENCER STREET Gardens School

GARFIELD

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 39 and 40 of this document.

Pg 24

STREET

KINGS RO AD

ROAD

ACTON ST

HAM RO AD CHELTEN

HAM RO AD

QUEENS

PARRAMAT TA

− Active frontages shown on the adjacent diagram shown are only a recommendation under PRCUTS and one of the primary objectives of this study is to finesse the level of activation for different streets and street conditions.

STREET

KINGS RO AD Five Dock

ACTON ST

STREET

− New Through Site Links, Prioritised Pedestrian Links and open space areas (including public plazas) should be lined with Active Frontages, wherever possible.

CHELTEN

Charles Health Reserve

WALKER STR

ROAD WALKER S

REGAT TA

− At least the ground and first floor levels of development along the full length of Parramatta Road must be a nonresidential use.

Five Dock Leisure Centre

Lucas Gardens School SPENCER

GARFIELD

GARFIELD

REW GIL ATLTA IAMROSAT DREET

TREET

WALKER S

TREET

Charles Health Reserve

− Active and Commercial Frontages are to be provided in the locations illustrated.

− Provide consistent paving, street furniture, signage, planting and lighting along Active and Commercial Frontages.

TREET

Cintra Park Netball Courts

− The recommended land uses acknowledge the emergence of a new local village in the heart of the Precinct along Spencer Street. The recommended land uses have been arranged to focus activity around Lucas Spencer Street, the new north-south linear park and the Gardens proposed location of new public transport.

School

− The ground floor level of Active and Commercial Frontages is to match the street level.

Barnwell Park Golf Club

REGAT TA

The proposed land use, active frontages are summarised from PRCUTS Planning and Design Guidelines Chapter 9.

W LYONS ROAD

Barnwell Park Golf Club

WALKER S

REGAT TA

Park The Cintra proposed land use and activation Netball Courts has been distilled from the design Cintra Park intent in the PRCUTS and will inform Netball Courts our master plan approach.

ROAD

REGAT TA

St Lukes Oval

Parramatta River

HARRIS R

TREET ROAD

Land use and activation

Barnwell Park Golf Club

WALKER S

St Lukes Oval

WALKER S

St Lukes Oval

Scale 1:5,000 @ A3 0m 20

50

100

Through site link Proposed vehicular connection Active Frontage Commercial Frontage

200m

Scale 1:5,000 @ A3 0m 20

50

100

Through site link Proposed vehicular connection

200m

Scale 1:5,0 0m 20

Parramatta River

W LYONS ROAD

Parramatta River

HARRIS R

OAD

ROAD

QUEENS

D STREET COURLAN

STREET COURLAN D

ROAD GREAT N

T RE E ST

LEGEND Precinct Boundary Frame Boundary Open Space Water Body

Pg 25

Kings Heart LEGEND Residential Nexus Precinct Boundary Warehouse Frame Boundary Open Space Water Body

Active Frontage (0m Local Roads) (3m Spencer Street) Kings Heart General (3m Setback) Residential Nexus Green Edge (6m Setback) Warehouse LEGEND Precinct Boundary Frame Boundary

ST

STREET

SC OT T

DALMAR

RE

ET

STREET

ROAD

SC OT T

DALMAR

PARRAMAT TA

LANG ST REET

RE

ET

Rosebank College

ROAD

ROAD

ROAD

GREAT N

COURLAN D STREET WILLIAM STREET

ROAD

STREET

ST

STREET

SPENCER

ACTON ST

DALMAR

REGAT TA

PARRAMAT TA

STREET

KINGS RO AD

Rosebank College

SC OT T

REET LANG ST HAM RO AD

Five Dock Leisure Centre

Rosebank College

ROAD

ACTON ST

HAM RO AD

Lucas SPENCER Gardens STREET School

GARFIELD

Charles

ROAD Health

Reserve

CHELTEN

The general street setback is 3m, including Spencer Street, with exceptions of 0m for active and lane frontages and 6m for Green Edges.

PARRAMAT TA

CHELTEN

CHELTEN

HAM RO AD

+ Built Form: Large format retail tenancies, residential flat buildings

Street Setbacks:

QUEENS

WILLIAM STREET

STREET

STREET

KINGS RO AD

ROAD

EET

SPENCER

3. Warehouse:

+ Height: 17 - 80m

QUEENS

Lucas Gardens School

Leisure Centre

ACTON ST

+ Height: 32 - 80m

STREET

KINGS RO AD Five Dock

WALKER STR

REGAT TA

+ FSR: 3.0:1

Charles Health Reserve

ET

ROAD WALKER S

+ Built Form: fine grain small frontage retail with residential above

Five Dock Leisure Centre

RW EG ILALTIATA M RO STARDE

TREET

TREET WALKER S

Lucas Gardens School

GARFIELD

GARFIELD

LANG ST REET

Charles Health Reserve

+ FSR: 1.4:1 - 2.2:1

+ FSR: 3.0:1

Barnwell Park Golf Club

REGAT TA

Cintra Park Netball Courts

+ Built Form: Residential flat buildings with active frontages at ground floor that are directly accessed from the street

2. Kings Heart:

OAD

HARRIS R

OAD

TREET

Future character areas: 1. Residential Nexus:

W LYONS ROAD

Barnwell Park Golf Club

WALKER S

REGAT TA

Netball Courts

Cintra Park PRCUTS Public Domain Plan explores Netball Courts the future character of the precinct.

ROAD

REGAT TA

St Lukes Oval

Parramatta River

HARRIS R

TREET

Barnwell Park Golf Club

WALKER S

ROAD

Public domain and streetscape Cintra Park

+ Height: 17 - 28m

W LYONS ROAD

TREET

St Lukes Oval

WALKER S

St Lukes Oval

Scale 1:5,000 @ A3

Active Frontage (0m Local Roads) (3m Spencer Street) General (3m Setback) Green Edge (6m Setback) Kings Heart Residential Nexus

0m 20

50

100

200m

Scale 1:5,000 @ A3 0m 20

Active Frontage (0m Local Roads) (3m Spencer Street)

50

100

200m

Scale 1:5,0 0m 20

OPPORTUNITIES & CONSTRAINTS

HARRIS R

OAD

HARRIS R

GARFIELD

STREET

D STREET COURLAN

STREET B

ET

B

GREAT N

DALMAR

RE

B

B

B

ROAD

B

ST

STREET

B

B

B

ROAD

B

B

GREAT N

B

ROAD

DALMAR

B B

SC OT T

PARRAMAT TA

B

B

ST RE ROADET

B

B Rosebank College

SC OT T

REET

ROAD

Rosebank College

REET

STREET

STREET

SPENCER

LANG ST

STREET

B

B

B

ACTON ST REET SC OT TS TR EE TLA NG ST

REET ACTON ST

DALMAR

ROAD

WILLIAM

ROAD PARR BAMATTA

B

STREET

KINGS RO AD

QUEENS

COURLAN D STREET

B

B

B

STREET

STREET

REGAT TA

B

ROAD

S ROAD

WILLIAM

ROAD

Rosebank College

REET

HAM RO AD

CHELTEN

ACTON ST

PARRAMAT TA

B

SPENCER

GARFIELD

KINGS RO AD

B

Lucas Gardens School

B

B

STREET

Charles Health Five Dock Reserve QUEEN Leisure Centre

ROAD

B

B

REET

HAM RO AD

CHELTEN

REET

B

B

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 36-41 of this document.

STREET

LANG ST

B

SPENCER

WALKER ST

B

REGAT TA

B

STREET

ROAD

− Identify landscape setbacks and reinforce green streets

GARFIELD

B

B QUEENS

REGAT TA

REET WALKER ST

REET

WALKER ST

B

KINGS RO AD

Lucas Gardens School B

WILLIAM

B

School

− Create visual markers and gateway towers

B

B

Charles Health Five Dock Reserve Leisure Centre

HAM RO AD

B

− Activate and strengthen the mixed-useLucas role of Gardens Parramatta Rd and William Street

Charles Health B Dock Five Reserve Leisure Centre

CHELTEN

− Facilitate unique and high-quality open spaces

B

B Barnwell Park Golf Club

B

B

− Define efficient and legible development lots

B

B

− Increased connections improving precinct permeability

B

W LYONS ROAD

COURLAN D STREET

ROAD

Cintra Park Netball Courts

− Enhance active transport through proposed pedestrian and cycle links

B

B

GREAT N

− Enliven and transform Spencer Street as a destination along Parramatta Road

B

B

Golf Club

REGAT TA HARRIS R ROAD OAD

Cintra Park Netball Courts

B

W LYONS ROAD

B Barnwell Park

REGAT TA

ROAD

Barnwell Park Golf Club

B

Parramatta River

B

WALKER STREET

St Lukes Oval

Based on the site analysis, literature review and an understanding of the local context, the precinct presents a number of opportunities for the design Cintra Park response toCourts the site.

Netball

W LYONS ROAD

B

B

OAD

WALKER STREET

WALKER STREET

St Lukes Oval

B

Parramatta River

B

REGAT TA

Opportunities St Lukes Oval

B

B

Parramatta River

B

LEGEND Precinct Boundary B Bus Stop Proposed Park B

Pg 26

Kings Bay Precinct Master Plan For: City of Canada Bay Council

LEGEND Existing Cycle Link Existing Cycle Link Active Frontage People Place People Place Precinct Boundary Active Frontage Proposed Cycle LinkB Council owned land Scale 1:5,000 @ A3 Commercial Frontage Bus Stop Council owned land Proposed Cycle Link Commercial Frontage LEGEND Through Site Link 100Green Edge 200m Through Site Link Existing Vehicular Link Existing Vehicular Link 0m 20 50 Proposed Park Green Edge Setback Setback Existing Cycle Link Vehicular Link People Place Precinct Boundary Prioritised Walking Link Prioritised Walking Link Proposed Vehicular Link Proposed B Proposed Cycle Link Council owned land Bus Stop B Through Site Link Existing Vehicular Link Proposed Park Prioritised Walking Link Proposed Vehicular Link B

B

B

Scale 1:5,000 @ A3 0m 20

50

Active Frontage Commercial Frontage Green Edge Setback

100

200m

Scale 1:5,000 @ A3 0m 20

50

100

Parramatta River

Pg 27

OAD HARRIS R

GARFIELD

D STREET

Rosebank College

REET

LEGEND Heritage Line PrecinctRidge Boundary Heritage Recent Development Open Space Low-lying Land Recent Development Strata Lot Flood Hazard 1% AEP (H2-H5) Sydney Metro West Tunnel Strata Lot LEGEND Easement School Signalised IntersectionPrecinct Boundary Easement Contaminated sites Open Space Contaminated sites Sydney Metro West Tunnel Signalised Intersection

ROAD

ET

ROAD

STREET

Ridge Line Scale 1:5,000 @ A3 Low-lying Land 0m 20 50 100 200m Flood Hazard 1% AEP (H2-H5) School Heritage Ridge Line Recent Development Low-lying Land Strata Lot Flood Hazard 1% AEP (H2-H5) Easement School Contaminated sites

GREAT N

DALMAR

ST RE

STREET

SC OT T

T

DALMAR

SC GREATONTT RSOAD TR EE T

ROAD

LANG ST REE

LANG ST

PARRAMAT TA

ACTON ST REET SC OT TS TR EE

STREET

T

REET DALMAR

ACTON ST

HAM RO AD

T

ROAD

COURLAN

PARRAMAT TA

D STREET

STREET

ROAD

Rosebank College

COURLAN D STREET WILLIAM STREET

SPENCER

QUEENS

WILLIAM

ROAD REGAT TA

Rosebank College

STREET

KINGS RO AD

STREET

Lucas Gardens SPENCER STREET School

STREET

KINGS RO AD

COURLAN

ROAD

ROAD

ROAD

CHELTEN

LEGEND Precinct Boundary Open Space Sydney Metro West Tunnel Signalised Intersection

Charles Health Five Dock Reserve Leisure Centre

GARFIELD

STREET

Charles Health Five Dock QUEE NS ROAD Reserve Leisure Centre

REGAT TA

WALKER ST

STREET PARRAMAT TA

QUEENS REET

Lucas Gardens School

WILLIAM REET ACTON ST

HAM RO AD

The interpretation of PRCUTS will be implemented by the proposed master plan on pages 36-41 of this document.

CHELTEN

KINGS RO AD

LANG ST REE

REET WALKER ST STREET

HAM RO AD

− The ridgeline that runs in a north-south direction steps down incrementally as it approaches Sydney Harbour.

SPENCER

CHELTEN

− Land ownership applications

ROAD

− Re-development potential of Strata Lots

REGAT TA

WALKER ST

REET

− Topography - will require careful design Lucas consideration to ensure fine grain active edges Gardens can be achieved particularly along Spencer School Street

HARRIS R

REGAT TA

GARFIELD

Charles Health Five Dock Reserve Leisure Centre

W

OAD

ROAD

ROAHDARRIS

REGAT TA

Barnwell Park Golf Club

− Challenging Heritage interfaces − Flood prone lands in the middle of the precinct, particularly around William and Spencer Streets

LYONS ROAD

Barnwell Park Golf Club

ROAD

WALKER STREET

Barnwell Park Golf Club

Cintra Park Netball Courts

− Limitations around the Metro Corridor for future basement car parking

W

Parramatta River

Cintra Park Netball Courts

− Noise and traffic impacts from Parramatta Road

LYONS ROAD

GREAT N

WALKER STREET

St Lukes Oval ROAD

WALKER STREET

Based on the site analysis, literature review and an understanding of the local context, the precinct presents a numberCintra of challenges for the design Park Netball Courts response to the site.

St Lukes Oval

LYONS

REGAT TA

St Lukes

Oval Challenges

Parramatta River ROAD W

Scale 1:5,000 @ A3 0m 20

50

100

200m

Scale 1:5,000 @ A3 0m 20

50

100

Pg 28

Kings Bay Precinct Master Plan For: City of Canada Bay Council

URBAN DESIGN PRINCIPLES

Pg 29

03

URBAN DESIGN PRINCIPLES

01/

02/

03/

04/

Create an active and permeable public realm

Define a building height strategy

Maximise solar access and amenity

Promote fine grain and active frontages

Expand open space network and provide easy access and connection throughout the public realm.

Create a dynamic skyline by spreading higher built form.

Ensure all public open spaces have adequate solar access.

Reinvent Spencer Street and its eastern extension as a Place for People that responds to the vision set out in PRCUTS;

Promote active transport such as walking and cycling.

Pg 30

Kings Bay Precinct Master Plan For: City of Canada Bay Council

Putting heights towards the southern boundaries to ensure solar access penetrates the site and minimise oveshadowing.

‘streets with high demand for activities and lower levels of vehicle movement. They create places people enjoy, attract visisots, and are places communities value’

05/

06/

07/

08/

Interactive Frontage

Create character precincts celebrate the industrial character of Kings Bay

Integrate servicing and access

Minimise the impacts of parking Parking

Promote ground floor access from the street in residential areas to enhance passive surveillance.

Utilise the current industrial context and history of each block as a driver for place making, facade expression and block character.

Pg 31

Avoid putting service access on traffic-heavy and pedestrianoriented streets.

Minimise the impact on public domain by integrating service within the building.

Parking should be put underground as a priority. Where underground option is not possible, parking should be sleeved with active uses or considerable facade treatment to avoid exposing the structure directly to the street.

Pg 32

Kings Bay Precinct Master Plan For: City of Canada Bay Council

MASTER PLAN

Pg 33

04

KINGS BAY PRECINCT VISION Kings Bay is envisaged as a new residential urban village with a Parramatta Road address. It will have a dense network of streets and an identity built on its proximity to Sydney Harbour.

Kings Bay Precinct Master Plan For: City of Canada Bay Council

AD RO

Pg 34

IS

- Parramatta Road Corridor Urban Transformation Strategy, UrbanGrowth, 2016

RR

A new green corridor will be created along William Street to reinforce connectivity to Barnwell Park Golf Course and the foreshore, while providing a green marker along Parramatta Road at the centre of the Precinct. Other new features include a series of active transport connections across blocks, and the extension of Spencer Street to the east and west.

R PAR

HA

Spencer Street will form the basis of a new and compact local centre − an east-west axis for local shops and services, and a new address for medium and high-density residential development. Taller residential buildings will mark the centre of the Precinct at the corner of Parramatta Road, William Street and Spencer Street. The scale of development will gradually decrease towards adjacent residential areas and Rosebank College.

TTA AMA

ROA

W AL

KE

R

ST R

EE

T

NS UEE

Q

AD

M

IA

ILL

W T

EE

R ST

OAD SR

G KIN

Pg 35

D ROA

KINGS BAY PRECINCT: SPENCER STREET

Pg 36

Kings Bay Precinct Master Plan For: City of Canada Bay Council

Pg 37

MASTER PLAN

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

1

5

2

2 5

2 5

5

5

5

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

20

5

STREET

9 4

9

5

9

5

LOT A4

16

12

16

5

S ROAD

5

5

18

5

2

2 8

18

5 2

5

2

5

4

5 2

1.4 : 1

2

LOT D4

2 4 4

LOT D5

1.4 : 1 Rosebank College

12

LOT D2

5 3

2

LOT D3

12

5

5 20

4

3 5

1.4 : 1

2

5

5

20

1.3 : 1

5

1.4 : 1

2

LOT D6

1.4 : 1

5 2

LOT D7

1.4 : 1

2

2 7

2 6

2

4 8 4

4 8

PARRAMATTA

4 4 8

8

LOT B4

3.0 : 1

Note: Numbers on plan indicate number of storeys

1.8 : 1

8

8

4

4

3.0 : 1

EET

*

2

LOT C

3.0 : 1

LOT F2

6

ROAD

LOT F1

1.8 : 1

5

LOT B3

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

2

2

5

+ Minimise underground parking, with no minimum parking within 800m of metro and other rail stations, and no parking within 400m (consistent with East Rhodes DCP).

Kings Bay Precinct Master Plan For: City of Canada Bay Council

9

5

5

9

ACTON STR

+ All parking is unbundled from the sale of apartments.

Pg 38

5

20

5

CHELTE

NHAM R OAD

1.6 : 1

5

SPENCER

LOT F3 LANG ST REET

METRO WEST TUNNEL

5

3

2

2

QUEEN

2

2

3

5

5 5

7

9

5

2

2

2

9

5

LOT A3

9

2

2

5

1.8 : 1 T

5

9

3.0 : 1

KINGS R OAD

3

3

5

EE

2

2

− To optimise parking for the Kings Bay Precinct, the following parking design principles are proposed in accordance with Canada Bay Council’s Sustainable Precinct Strategy:

+ Any above ground parking delivered through the project should be designed to be reconfigured to other uses, including commercial and residential floorspace.

2 9

3

2

LOT B5

3.0 : 1

2 5 9

5

ROAD

2

+ This strategy retains the current function of the site as a depot;

2

REGATTA

+ B4 zoning is an extension of the PRCUTS B4 zone;

2 5

LOT B2

3.0 : 1

3

5

DALMA R

STREET

ST R

Lucas Gardens School

WALKER STREET

− The depot site Lot A1 is to be rezoned as a B4 Mixed Use zone, with Additional Permitted Uses as a depot. This strategy is not consistent with the PRCUTS, but can be justified on the following grounds:

LOT B1

2.2 : 1

3

5

1.4 : 1

SC OT T

1.3 : 1

3

1.4 : 1

LOT E3

1.4 : 1

ROAD

LOT A2

LOT D1

Charles Five Dock Health Reserve Leisure Centre

STREET

LOT A1

LOT E2

1.4 : 1

REGATTA

− New parks and linkages are provided to compliment the existing open space network, and help to create an active and permeable neighbourhood.

+ This strategy offers flexibility, ensuring the provision of a key civil function, for which there is no alternative site.

LOT E1

HARRIS

ROAD

− Gradual transition of building heights and density are formed between Parramatta Road and the existing low density residential area. A dynamic skyline of towers is proposed.

WILLIAM

− The building blocks and street edges are tailored to response to the context. Fine grain solutions are applied in mixed use area with active frontages, and in residential area with interactive frontages.

St Lukes Oval

WALKER STREET

The master plan will provide a lively, diverse and permeable new neighbourhood along Parramatta Road.

Scale 1:4000 @ A3 0m

20

50

100

150m

LOT AMALGAMATION

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

REGATTA

ROAD

− Several public parks and through-site links are required from the Planning and Design Guidelines of PRCUTS. These need to be dedicated by landowners where there is enough room and flexibility to arrange built form on the remaining of their land. Some larger amalgamation boundaries are informed by this.

Charles Five Dock Health Reserve Leisure Centre

LOT E2

LOT A4

SPENCER

STREET

LOT B4

LOT B3

S ROAD

LOT D4 LOT D5

LOT B5

PARRAMATTA

LOT D6 LOT D7

LOT C Rosebank College

LOT F1 LOT F2

LOT F3

ROAD

Proposed Council Owned Building Land Proposed IndicativeRoad Through-site Reserve Link Location Proposed IndicativePublic Road Open Location Space Proposed ProposedCommunal Open Space Open Space Proposed Through-Site Link

T EE STREET

ST R

DALMA R

SC OT T

LANG ST REET

ACTON STR

EET

CHELTE

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

LOT B2

LOT D2 LOT D3

LOT E3

ROAD

LOT B1

QUEEN

STREET

LOT A1

LOT A2

NHAM R OAD

METRO WEST TUNNEL

LOT D1

ROAD

Lucas Gardens School

REGATTA

WALKER STREET

KINGS R OAD

LOT A3

Pg 39

LOT E1

HARRIS

− The length and depth of the amalgamation are considered to provide space for efficient and functional built form.

WILLIAM

− The current Land ownership pattern indicates single ownership for amalgamated lots A1, A3, B4, C and F2.

This forms the base of the amalgamation pattern.

St Lukes Oval

WALKER STREET

The amalgamation pattern is proposed with consideration of current land ownership status, public domain dedication requirement, built form efficiency and urban design outcomes.

Scale 1:4000 @ A3 0m

20

50

100

150m

PROPOSED DEDICATIONS

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

ROAD REGATTA

Proposed improvements include − Spencer Street is to be extended in both the eastern and western directions, connecting to Walker Street and turning left at Rosebank College to meet Queens Road

Charles Five Dock Health Reserve Leisure Centre

− New pedestrian links are proposed to increase site permeability between Parramatta Road, Spencer Street, and Queens Road.

QUEEN

S ROAD

Rosebank College

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 40

Kings Bay Precinct Master Plan For: City of Canada Bay Council

ROAD

Land to be dedicated for public domain enhancement with Proposed Building floor space reallocation Proposed Road Reserve 3m Proposed Public Open Space 6m Proposed Communal Open Space 8m Proposed Through-Site Link Open space to be dedicated

T EE ST R

DALMA R

STREET

Pedestrian Links with Floor Space Reallocation 6m laneway 12m laneway Communal open space (not dedicated)

SC OT T

LANG ST

REET

EET

PARRAMATTA

ACTON STR

CHELTE

NHAM R OAD

METRO WEST TUNNEL

ROAD

STREET

HARRIS

− 8m public domain widening along Williams Street

SPENCER

STREET

REGATTA

− Three new public open spaces are proposed along Spencer Street, with an additional public park proposed along Queens Road to the east of Harris Road.

Lucas Gardens School ROAD

WALKER STREET

KINGS R OAD

WILLIAM

Among proposed improvements, public domain enhancements and new roads and accessways will be required to be dedicated to Council. Pedestrian through-site links will be required in exchange for reallocated floor space, however will not be dedicated to Council.

St Lukes Oval

WALKER STREET

The proposed arrangement of land to be dedicated to Canada Bay Council will ensure the provision of significant public domain enhancements.

Roads and accessways with Floor Space Reallocation 18m road reserve Scale 1:4000 @ A3 0m

20

50

100

150m

BUILDING HEIGHT STRATEGY

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

7.0 17.0

17m

19.0

19.0 19.0

metres

Commercial

3.7

metres

Residential

3.1

metres

Rooftop plant

1.8/2.5 metres

* Buildings located in flood-prone areas have ground floor levels 400mm above the ground level.

Pg 41

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

10.0 7.0

26.0

67.0

32.0

18.0

15.0

55.0

42.0 32.0

17.5

14.5

67.0

STREET

32.0

32.0

7.0

10.0 7.0 7.0 17.0 13

17.0 13 7.0

7.0

17.0

17.0 13 7.0

21.0

17.0

SPENCER

17.5 32.0

7.0 7.0 17.0 13

S ROAD

20.0

10.0

17.0

17.0

QUEEN

8.0

32.0

10.0

17.0

18.0

80m

61.0

21.0

21.0 8.5

33.0 21.0

61.0

10.0 7.0 7.0 17.0 17.0 7.0

7.0 7.0

20.0

20.0

8.5 20.0

67.0

Rosebank College

8.5 20.0

7.0

7.0

42.0

20.0

20.0

ROAD

7.0

42.0

7.0

25.0

13

7.0 13

28.0

20.0

28m

13 28.0

13

13 28.0

28.0

20.0

80m

7.0

28.0 28.0

13

13

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

17m PRCUTS height control 28m PRCUTS height control 32m PRCUTS height control 80m PRCUTS height control Building exceeds height control

T EE DALMA R

5-10m 10-25m 25-35m 35-45m 45-55m

STREET

ST R

LANG ST REET

ACTON STR

EET

PARRAMATTA

21.0

10.0 17.0

20.0

8.5 52.0

67.0

10.0 17.0

SC OT T

4.4

32.0

NHAM R OAD CHELTE

Floor-to-floor rules of thumb Ground Floor retail

32.0

17.5

32m

− A maximum building height of one storey will be applied for all areas of open space to allow for structures within parks and plazas.

KINGS R OAD

7.0

8.0

8.0 17.0

17.0

METRO WEST TUNNEL

8.0

32.0 5.0

32.0

32.0

10.0

7.0

STREET

7.0

7.0 17.0

ROAD

7.0 17.0

10.0

17.0

7.0 16.0 31.0

17.0 7.0

19.0

7.0

7.0

REGATTA

− Height incentives are given where public domain dedication occurs or for a better urban design outcome, with floor space transferred to the top of buildings.

7.0 17.0

10.0 17.0

10.0 7.0

Lucas Gardens School

WALKER STREET

− Heights are utilised within the guideline to minimise site coverage, in order to free up more space on the ground and provide generous separation between buildings.

− Note: Buildings along Parramatta Road between Walker Street and Regatta Road exceed the PRCUTS height limit by 1.6m. This is to accommodate commercial and retail tenancies at the lower levels. The impact of this additional height is considered to be low due to being located along Parramatta Road. (These buildings have been identified on the plan with a blue outline.)

17m

Charles Five Dock Health Reserve Leisure Centre

ROAD

− The higher tower forms are positioned towards the southern side of the lots to achieve better solar performance on the open space and building facade.

HARRIS

REGATTA

ROAD

− The building heights are arranged in a way to minimise impact on public parks, low scale residential areas, schools and heritage buildings.

WILLIAM

− The PRCUTS Planning and Design Guidelines set up the base building height control of 17m, 28m, 32m and 80m for different zones, which equal to 5 storeys, 8 storeys, 9 storeys and 24 storeys respectively.

St Lukes Oval

WALKER STREET

The building height strategy is informed by the PRCUTS design guidelines, context interface, solar impact to open space and utilisation of land.

55-65m 65-80m *

Note: Numbers on buildings indicate height of building in metres

Scale 1:4000 @ A3 0m

20

50

100

150m

FLOOD STRATEGY

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

ROAD REGATTA

+ new open space is to be lifted 400mm above existing ground level + flood impacted footpaths and building setbacks to be lifted 400mm above existing ground level

Charles Five Dock Health Reserve Leisure Centre KINGS R OAD

Lucas Gardens School

QUEEN ROAD

S ROAD

Rosebank College

NHAM R OAD

METRO WEST TUNNEL

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 42

Kings Bay Precinct Master Plan For: City of Canada Bay Council

ROAD

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

H2 - Unsafe for small vehicles H3 - Unsafe for Vehicles, children and the elderly H4 - Unsafe for people and vehicles H5 - All buildings vulnerable to structural damage

T EE STREET

ST R

DALMA R

SC OT T

LANG ST REET

ACTON STR

EET

CHELTE

PARRAMATTA

ROAD

STREET

WILLIAM

SPENCER

HARRIS

REGATTA

WALKER STREET

− A more detailed approach to flood mitigation is demonstrated in Chapter 5 of this Masterplan, however note that detailed testing will be required and coordinated to Council’s satisfaction prior to lodgment of a Development Application.

STREET

− The Flood Risk Assessment concluded that the ground level of the parks, setbacks and floors (ie. everything that is currently a building and which PRCUTS proposes as open space) should be elevated by in excess of 300mm above existing level in order to avoid down-site flood impacts. The Master Plan makes the following recommendations;

St Lukes Oval

WALKER STREET

The master plan has taken into account flooding impacts identified in the flood study by WMA Water in July 2020.

Scale 1:4000 @ A3 0m

20

50

100

150m

GROUND LEVEL SETBACK St Lukes Oval

WALKER STREET

The street setback are generally following the PRCUTS design guidelines and Public Domain Plan.

Barnwell Park Golf Club

− Building setback to local streets, through-site links and public parks are 3m in general. − For residential buildings, the 3m is a landscaped buffer zone between the streets and the entries.

Cintra Park Netball Courts

METRO WEST TUNNEL

REGATTA

ROAD

− For Mixed use building with retail on the ground level, particularly the retail on Spencer Street, the 3m is an awning-covered zone with potential of outdoor seating for cafes and restaurants. − 6m green edge setback are provided along Parramatta Road to accommodate wider footpaths and street tree planting.

Charles Five Dock Health Reserve Leisure Centre

Lucas Gardens School

QUEEN

NHAM R OAD

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 43

ROAD

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

DCP Ground Floor Setbacks 0m Setback 3m Setback to Open Space 3m Setback to Street/Laneway 4.5m Setback to Street/Laneway

T EE STREET

ST R

DALMA R

SC OT T

LANG ST REET

ACTON STR

EET

CHELTE

PARRAMATTA

ROAD

Rosebank College

METRO WEST TUNNEL

HARRIS

STREET

WILLIAM

SPENCER

STREET

ROAD

S ROAD

REGATTA

WALKER STREET

KINGS R OAD

Side setbacks 8m Setback 9m Setback 12m Setback Scale 1:4000 @ A3 0m

20

50

100

150m

UPPER LEVEL SETBACKS St Lukes Oval

WALKER STREET

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

REGATTA

ROAD

The design will minimise overshadowing of main streets and public open spaces, and will facilitate good separation between higher-rising buildings in the precinct, enhancing the access to sunlight, privacy and air flow for more residents. The lower ground podiums will align with the street, and will include a mix of retail, residential and commercial use. The connectivity of these spaces to the public domain will foster a lively street wall and active street edges.

Charles Five Dock Health Reserve Leisure Centre KINGS R OAD

Lucas Gardens School

QUEEN

Rosebank College

NHAM R OAD

METRO WEST TUNNEL

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 44

Kings Bay Precinct Master Plan For: City of Canada Bay Council

ROAD

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

0m Upper Level Setback 3m Upper Level Setback 6m Upper Level Setback 12-25m Upper Level Setback * All setbacks are from podium edge

T EE STREET

ST R

DALMA R

SC OT T

LANG ST REET

ACTON STR

EET

CHELTE

PARRAMATTA

ROAD

STREET

HARRIS

SPENCER

STREET

ROAD

S ROAD

REGATTA

WALKER STREET

Low and mid-rise developments in the precinct will be generally setback by 3m from ground floor podiums, while the busier streets of Parramatta Road and Spencer Street will incorporate deeper setbacks, up to 25m, to offset the impact of taller developments.

WILLIAM

The upper level setbacks of the Kings Bay Precinct have been designed to moderate the perceived height of buildings from the street. This approach will minimise the visual impact of taller buildings and enhance the comfort of visitors on the street.

Scale 1:4000 @ A3 0m

20

50

100

150m

STREET WALL St Lukes Oval

WALKER STREET

The street wall heights are informed by the street character, total building height and adjacent built form.

Barnwell Park Golf Club

− Two-storey street walls are applied to buildings when: + 1: They are facing directly to existing low density residential area; + 2: They are right next to heritage buildings; or

Cintra Park Netball Courts

METRO WEST TUNNEL

+ 3: The total building height is 5 storeys;

REGATTA

ROAD

− Three-storey street walls are for townhouses where the street frontages are more articulated in the residential area. − Four and five-storey street walls are applied to buildings when:

Charles Five Dock Health Reserve Leisure Centre

+ 1: They are facing Parramatta Road; + 2: The total building height is more than eight storeys.

KINGS R OAD

Lucas Gardens School

QUEEN

Rosebank College

METRO WEST TUNNEL NHAM R OAD

− Continuous awnings;

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 45

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

2-storey Street Wall 3-storey Street Wall 4-storey Street Wall 5-storey Street Wall

T EE DALMA R

STREET

ST R

Refer to active frontages diagram for further information on frontage design.

SC OT T

ACTON STR

− Facade articulation.

ROAD

EET

CHELTE

− Frequent door and window openings;

PARRAMATTA

LANG ST REET

− Fine-grained frontages;

ROAD

STREET

HARRIS

SPENCER

STREET

REGATTA

ROAD

S ROAD

WILLIAM

Street walls in these area will be further articulated by the following devices and design outcomes:

WALKER STREET

The proposed mixed use areas, particularly surrounding Spencer Street and the Spencer Street Eastern Extension, will be designed to accentuate horizontality along the street.

Scale 1:4000 @ A3 0m

20

50

100

150m

ACTIVE FRONTAGES

ROAD

Charles Five Dock Health Reserve Leisure Centre

− A minimum of 6 front doors per 100m facade length

KINGS R OAD

PARRAMATTA

ROAD

Rosebank College

HARRIS

STREET

ROAD

LEGEND Vibrant Facades Proposed Building Study Area Proposed Building Friendly Facades Proposed Road Reserve Existing Lot Proposed Road Reserve Mixed Facades Proposed Public Open Amalgamation Space Boundary Proposed Public Open Space Proposed Communal Open OpenSpace Space Proposed Communal Open Space Proposed Through-SiteHeritage Link Item Proposed Through-Site Link

T EE DALMA R

ST R

− Double height ground floor ceilings for all properties with a B4 Mixed Use zone

SPENCER

STREET

SC OT T

Additional controls

S ROAD

STREET

− Buildings fronting Parramatta Road where possible to have vehicle access and servicing via shared underground areas accessed from side WEST TUNNEL METRO streets

QUEEN

WILLIAM

− Signage is integrated into the overall architectural design.

Lucas Gardens School ROAD

− Blank facades over 10% of facade or 10m2 are required to be of visual interest, i.e. by architectural treatment, detailing, art or greenery/ green walls

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item Kings Bay Precinct Master Plan For: City of Canada Bay Council

REGATTA

Mixed facades

− Signage is integrated into the overall architectural design.

Pg 46

WALKER STREET

− Signage is integrated into the overall architectural design.

LANG ST REET

− Vehicle access and servicing zones are not permitted

− Limited vehicle access and servicing via tight, recessed openings is permitted

EET

− A high degree of visual richness in facade details and architectural expression with a focus on vertical facade articulation, ’ins and outs’ (recesses and projections to create shadows)

METRO W

ACTON STR

− Ability to cater for a wide variety of uses such as shops, cafes, restaurants, bars, fruit/ vegetable markets, community uses and live-work units

Cintra Park

Netball Courts − Some degree of visual richness in facade details and architectural expression

REGATTA

− Small (narrow) units with a minimum of 15 front doors per 100m facade length

Barnwell Park Golf Club

− Ability to cater for some variety of uses such as shops and live-work units, including residential lobbies

WALKER STREET

Vibrant facades

− Relatively small (narrow) units with a minimum of 10 front doors per 100m facade length

NHAM R OAD

Frontage types are indicated on the adjacent diagram, and also coordinated in the street sections in this chapter.

St Lukes Oval

CHELTE

The master plan proposes a number of active frontage types that are dependent on location and the intended character for streets in the precinct.

Friendly facades

Vibrant Facades Friendly Facades Mixed Facades Scale 1:4000 @ A3 0m

20

50

100

150m

OPEN SPACE AND LINKS

Cintra Park Netball Courts

METRO WEST TUNNEL

REGATTA

ROAD

+ A east-west through-site link to connect Harris Road to Kings Bay East Park, with future potential to connect further to Courland Street. + Shared cycleways will be constructed along Parramatta Road, William Street, Regatta Road, Harris Road and Kings Road.

Charles Five Dock Health Reserve Leisure Centre

+ This network will extend northwards along William Street and Harris Road.

KINGS R OAD

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

Pg 47

PARRAMATTA

ROAD

Rosebank College

Kings Bay East Park

HARRIS

WILLIAM

REET

William Street Park

METRO WEST TUNNEL

ROAD

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

Activated Street Through-site Link Shared Cycleway Dedicated Cycleway On-road Cycleway

T EE STREET

ST R

DALMA R

SC OT T

ACTON STR

EET

CHELTE

− Pedestrian through-site links will be a minimum 12 m wide, including a minimum 6 m pedestrian zone and 3 m building setbacks to either side.

Regatta Road Park

S ROAD

Spencer Street Plaza SPENCER STSP REE ENTCER ST

NHAM R OAD

+ For additional information regarding the intended character of the public domain and activation concepts for the open spaces, refer to the Parramatta Road Selected Precincts Public Domain Plan pages 55-58.

QUEEN ROAD

+ An on-road cycleway will extend north and south along Walker Street.

Lucas Gardens School

REGATTA

WALKER STREET

+ As a key thoroughfare, Queen Street will feature dedicated, two-way cycle lanes.

LANG ST REET

+ A diagonal linkage to connect the plaza to other open spaces.

Barnwell Park Golf Club

STREET

− Public Open Space and through-site links are provided to align with the PRCUTS design guidelines. In addition to that, several new ones are introduced:

St Lukes Oval

WALKER STREET

New public open space and linkages are proposed to improve the existing pedestrian and cyclist network.

Scale 1:4000 @ A3 0m

20

50

100

150m

PROPOSED ZONING

Barnwell Park Golf Club Cintra Park Netball Courts

METRO WEST TUNNEL

REGATTA

ROAD

− The Depot Site on Queen Street, between Regatta Road and Walker Street has been re-zoned B4 Mixed Use from the PRCUTS proposed R3 Medium Density Residential zoning.

St Lukes Oval

WALKER STREET

Amendments to the PRCUTS recommended land use strategy are proposed to accommodate strategic uses

Charles Five Dock Health Reserve Leisure Centre

B4 Depot

QUEEN

S ROAD

ROAD

NHAM R OAD

PARRAMATTA

Kings Bay Precinct Master Plan For: City of Canada Bay Council

B4 Rosebank College

R3

ROAD

Proposed Building Proposed Road Reserve Proposed Public Open Space Proposed Communal Open Space Proposed Through-Site Link

B4 Mixed Use R3 Medium Density Residential RE1 Public Recreation Depot site to be rezoned

T EE STREET

ST R

DALMA R

SC OT T

LANG ST REET

ACTON STR

EET

CHELTE

Pg 48

B4

RE1

METRO WEST TUNNEL

LEGEND Study Area Existing Lot Amalgamation Boundary Open Space Heritage Item

STREET

ROAD

SPENCER

STREET

RE1

WILLIAM

R3

R3

HARRIS

Lucas Gardens School

REGATTA

WALKER STREET

KINGS R OAD

Scale 1:4000 @ A3 0m

20

50

100

150m

Pg 49

SHADOW ANALYSIS The shadow diagrams are generated by SketchUp with the date set to mid winter (21st June) when the sun is lowest in the sky, and limited between 9 am and 3 pm. The diagram represents the ‘worst case‘ scenario for solar access.

LEGEND 2 hrs sunlight

1 hrs sunlight

0 hrs sunlight

Pg 50

Kings Bay Precinct Master Plan For: City of Canada Bay Council

North-west Isometric

Pg 51

North-east Isometric

Pg 52

Kings Bay Precinct Master Plan For: City of Canada Bay Council

STREET INTERFACE

Pg 53

05

KINGS ROAD

Elevation of apartment building beyond

Terraced townhouses, featuring a 3-storey street wall, will transition the character of the precinct’s built form to a more comfortable, domestic scale. An occupied ground floor and a 3m setback of private open space will enhance passive surveillance and connectivity from the townhouses to the street.

The introduction of an additional 3m of landscaping within the public domain will generate a comfortable thoroughfare for pedestrian travel, while a cycleway will improve paths of travel for both cyclists and motorists.

EXISTING PROPERTY BOUNDARY

EXISTING PROPERTY BOUNDARY

The urban design of Kings Road will transition the activity of the proposed Kings Bay commercial hub to the lower pace, density and heights of the surrounding residential streets.

Elevation of apartment building beyond

TOWNHOUSE

TOWNHOUSE

FOOTPATH PLANTING

PROPOSED BUILDING SETBACK

PARKING TRAVEL LANE LANE

TRAVEL LANE

EXISTING ROAD CORRIDOR

PARKING LANE

PLANTING SHARED PATH

PROPOSED BUILDING SETBACK

TOTAL PROPOSED CORRIDOR

TOWNHOUSES TOWNHOUSES

Pg 54

Kings Bay Precinct Master Plan For: City of Canada Bay Council

QUEENS ROAD RESIDENTIAL

The existing street verge is proposed to be widened, and an additional 3m setback along the southern boundary will provide generous space for dedicated cycleways and pedestrian pathways, bordered by wide planting.

The planned built form will transition 5-storey mixed use buildings down to a 2-storey street wall to interface with the green open spaces of Charles Heath Reserve. The landscape design along this street will retain the significant avenue of established fig trees planted adjacent to Five Dock Leisure Centre.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL RESIDENTIAL

RESIDENTIAL RETAIL

PLANTING ONE WAY CYCLE FOOTPATH

EXISTING VERGE SETBACK

Pg 55

RESIDENTIAL

RESIDENTIAL

Buildings in flood-impacted areas are to have ground floors at 400mm above existing ground level.

Note: Additional detail pertaining to the future design of Queens Road can be found in the Parramatta Road Selected Precincts Public Domain Plan (PDP) by Context Landscape Architecture (06/07/2020) on pages 46 and 47. This master plan takes precedence over the PDP except in the instance where the PDP provides information not present in this master plan.

EXISTING PROPERTY BOUNDARY

EXISTING PROPERTY BOUNDARY

The proposed character of Queens Road has been designed to enhance the existing commercial and recreational activity of the street, prioritising pedestrian movement and activity at street level.

PROPOSED ENHANCED PUBLIC DOMAIN

PARKING TRAVEL LANE

TRAVEL LANE

EXISTING KERB EXISTING ROAD CORRIDOR TOTAL PROPOSED CORRIDOR

ONE WAY PLANTING CYCLE

EXISTING VERGE PROPOSED ENHANCED PUBLIC DOMAIN

SPENCER STREET

Positioned at the heart of the renewed Kings Bay precinct, Spencer Street will incorporate some of the tallest mixed-use building typologies. A 5-storey street wall with commercial space will interface with a vibrant and active recreational and retail environment at street level.

Continuous awnings, fine-grained facades with frequent door and window openings, a vertical rhythm, facade articulation and views into activated internal spaces will create a lively and dynamic atmosphere along the street.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

The existing wide and low-lying commercial lots of Spencer Street are proposed as a future Place for People, providing the central basis of activity and commerce to the surrounding streets.

RESIDENTIAL

COMMERCIAL

COMMERCIAL

RESIDENTIAL

COMMERCIAL

RESIDENTIAL

RETAIL

RETAIL

RETAIL

Buildings in flood-impacted areas are to have ground floors at 400mm above existing ground level.

FOOTPATH

The interests of pedestrians will be prioritised along this road, where an additional 3m setback will deliver wide footpaths along both sides of the street, lined with planted beds. A landscaped recreational plaza will provide further interaction between the built forms and the bustle of the street.

EXISTING VERGE

PROPOSED ENHANCED PUBLIC DOMAIN

PARKING TRAVEL LANE LANE

TRAVEL LANE

EXISTING KERB

EXISTING ROAD CORRIDOR

PARKING LANE

FOOTPATH EXISTING VERGE

PROPOSED ENHANCED PUBLIC DOMAIN

TOTAL PROPOSED CORRIDOR

Note: Additional detail pertaining to the future design of the Spencer Street extensions can be found in the Parramatta Road Selected Precincts Public Domain Plan (PDP) by Context Landscape Architecture (06/07/2020) on pages 49 and 50. This master plan takes precedence over the PDP except in the instance where the PDP provides information not present in this master plan.

MIXED USE

Pg 56

Kings Bay Precinct Master Plan For: City of Canada Bay Council

MIXED USE

PARRAMATTA ROAD RESIDENTIAL

The transport amenity of the street will be enhanced, with dedicated cycling and pedestrian pathways and significant portions of street planting accommodated within a wide setback of 6m.

This setback will lead to a generous arrival plaza, creating public access and a transition from the pace of Parramatta Road.

A 5-storey street wall will be characteristic of the development along Parramatta Road. It will incorporate ground floor retail spaces and commercial office spaces that will support the business of the corridor and transport hub. These buildings will similarly interact with the street over a 6m setback of pedestrian pathways and planting.

RESIDENTIAL RESIDENTIAL

RESIDENTIAL

COMMERCIAL

COMMERCIAL COMMERCIAL

BOUNDARY PROPERTY BOUNDARY EXISTING PROPERTY EXISTING

The character of Parramatta Road has been designed to integrate the street’s existing role as a major city thoroughfare with the proposed retail and commercial hub of Kings Bay.

BOUNDARY PROPERTY BOUNDARY EXISTING PROPERTY EXISTING

RESIDENTIAL RESIDENTIAL

RESIDENTIAL

RESIDENTIAL RESIDENTIAL

RESIDENTIAL RESIDENTIAL

COMMERCIAL COMMERCIAL

RESIDENTIAL RESIDENTIAL

COMMERCIAL RETAIL

RESIDENTIAL RETAIL

RETAIL RETAIL RETAIL

RETAIL

RETAIL

RETAIL SHARED PATH PLANTING PROPOSED ENHANCED PUBLIC DOMAIN

Buildings in flood-impacted areas are to have ground floors at 400mm above existing ground level.

EXISTING VERGE SHARED PATH PLANTING

PROPOSED ENHANCED PUBLIC DOMAIN

EXISTING VERGE

17m EXISTING ROAD CORRIDOR

EXISTING VERGE

PLANTING

TOTAL PROPOSED CORRIDOR 17m EXISTING ROAD CORRIDOR

EXISTING VERGE

PLANTING

TOTAL PROPOSED CORRIDOR

Pg 57

MIXED USE

MIXED USE

MIXED USE

MIXED USE

HARRIS ROAD This revised precinct plan proposes to maintain the existing connectivity of Harris Street as a local link to the major thoroughfare of Parramatta Road.

The proposal will retain the existing multilane road design and will improve pedestrian amenity.

EXISTING PROPERTY BOUNDARY

A 3m setback has been proposed along the road’s eastern boundary, permitting the introduction of an abundant strip of landscaping to enhance the appearance and comfort of the footpath it borders.

This setback will further contribute to softening the relationship of the street environment with the adjacent built form. A 2-storey street wall of residential developments, lined with significant portions of landscaping, will sympathetically interface with the heritage considerations of Rosebank College’s historic buildings.

EXISTING PROPERTY BOUNDARY

RESIDENTIAL

ROSEBANK COLLEGE

RESIDENTIAL

RESIDENTIAL

SHARED PATH

FOOTPATH

Note: Additional detail pertaining to the future design of Harris Road can be found in the Parramatta Road Selected Precincts Public Domain Plan (PDP)

by Context Landscape Architecture (06/07/2020) on page 53. This master plan takes precedence over the PDP except in the instance where the PDP provides information not present in this master plan.

EXISTING VERGE

TRAVEL LANE

TRAVEL LANE

PARKING/ TRAVEL LANE

EXISTING KERB EXISTING ROAD CORRIDOR

EXISTING VERGE PROPOSED BUILDING SETBACK

TOTAL PROPOSED CORRIDOR

ROSEBANK COLLEGE

Kings Bay Precinct Master Plan For: City of Canada Bay Council

RESIDENTIAL

RESIDENTIAL

PARKING/ TRAVEL LANE

Pg 58

RESIDENTIAL

RESIDENTIAL

WILLIAM STREET

RESIDENTIAL

RESIDENTIAL

This proposal will involve the redevelopment of the existing low-lying commercial warehouses and industrial yards to house a new green corridor, in which proposed setbacks of 8-14m will produce comfortable pedestrian pathways and a dedicated two-way cycle path.

EXISTING PROPERTY BOUNDARY

RESIDENTIAL EXISTING PROPERTY BOUNDARY

The proposed redevelopment of William Street will introduce significantly wider street setbacks, a 5-storey street wall and copious public landscaping to deliver a generous green open space linking residents from the parkland north of the precinct, through its commercial centre and south to the transport hub of Parramatta Road.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RETAIL

Along both sides of the road, landscaped beds and a planted public square will offer space for rest and recreation.

PUBLIC DOMAIN TWO WAY PLANTING TRAVEL LANE CYCLEWAY EXISTING VERGE

Buildings in flood-impacted areas are to have ground floors at 400mm above existing ground level.

PROPOSED ENHANCED PUBLIC DOMAIN

TRAVEL LANE

EXISTING KERB EXISTING ROAD CORRIDOR

TOTAL PROPOSED CORRIDOR

MIXED USE

Pg 59

PUBLIC DOMAIN

EXISTING VERGE

REGATTA ROAD

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

A 5-storey street wall has been designed to sympathetically interface with the scale of the street and to begin the transition of the height of the precinct’s centre to the single storey, detached residential properties at its boundary. Buildings along Regatta Road will accommodate predominantly residential uses, with ground floor retail space proposed along the road’s eastern boundary.

EXISTING PROPERTY BOUNDARY

A proposed 3m setback beyond the existing property boundary on both sides of the road will permit the development of wider paths and abundant greenery.

RESIDENTIAL EXISTING PROPERTY BOUNDARY

The street design along Regatta Road will be characterised by plentiful planted beds lining comfortable paths of travel for motorist, cyclist and pedestrian movement.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RETAIL

SHARED PATH PLANTING

PLANTING FOOTPATH

PARKING LANE TRAVEL LANE EXISTING VERGE PROPOSED BUILDING SETBACK

TRAVEL LANE PARKING LANE

EXISTING KERB EXISTING ROAD CORRIDOR

EXISTING VERGE PROPOSED BUILDING SETBACK

TOTAL PROPOSED CORRIDOR

RESIDENTIAL

Pg 60

Kings Bay Precinct Master Plan For: City of Canada Bay Council

MIXED USE

EXISTING PROPERTY BOUNDARY

New development along Walker Street has been specifically designed to transition the density and building heights of Kings Bay’s commercial centre down to the pattern of singlestorey, detached dwellings located along the precinct’s western boundary.

A 2-storey street wall along the road’s eastern boundary is proposed to provide a softened, domestic scale of construction to the street, improving the relationship between the public domain and adjacent developments, and enhancing considerations of passive surveillance and resident connectivity.

Furthermore, a proposed 3m setback beyond the existing eastern boundary has been designed to accommodate an additional portion of street planting, widening the public domain and enhancing the overall appearance of the street.

EXISTING PROPERTY BOUNDARY

WALKER STREET

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

EXISTING RESIDENTIAL

RESIDENTIAL

FOOTPATH PLANTING

PLANTING FOOTPATH

PARKING LANE TRAVEL LANE EXISTING VERGE

TRAVEL LANE

EXISTING KERB EXISTING ROAD CORRIDOR

EXISTING VERGE PROPOSED BUILDING SETBACK

TOTAL PROPOSED CORRIDOR

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

Pg 61

PARRAMATTA ROAD - SPENCER STREET PLAZA RESIDENTIAL

RESIDENTIAL

A pedestrian through-site link will connect Parramatta Road directly to the new Spencer Street Plaza.

The link will be bounded by 4 and 5 storey podiums with 3m tower setbacks on either side. A zero (0) metre building setback will encourage ground floor activation, retail services and commercial uses.

EXISTING PROPERTY BOUNDARY

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

The link will be a 12m wide paved thoroughfare with ground floor retail activation, commercial spaces and residential levels above. The pedestrian zone will be delineated by a flush, paved ground cover, with no curb crossing at Parramatta Road.

RESIDENTIAL

Kings Bay Precinct Master Plan For: City of Canada Bay Council

COMMERCIAL

RESIDENTIAL

COMMERCIAL

COMMERCIAL

COMMERCIAL

RETAIL

RETAIL

TOTAL THROUGH-SITE LINK

Pg 62

COMMERCIAL

SPENCER STREET PLAZA - QUEENS ROAD RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

RESIDENTIAL

The link will feature a flush, paved ground surface to delineate the link as a pedestrian zone.

Retail purposes will occupy the ground floor of the buildings that border this link, offering amenity to residents and visitors and connecting businesses with the public.

This thoroughfare will link the public green open spaces of the proposed Spencer Street Plaza to the wider green grid of Charles Heath Reserve and Barnwell Park.

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

EXISTING PROPERTY BOUNDARY

A new pedestrianised link will connect the proposed Spencer Street Plaza to the connectivity of Queens Road.

RESIDENTIAL

RESIDENTIAL RESIDENTIAL

RESIDENTIAL RESIDENTIAL

RETAIL

RETAIL

TOTAL THROUGH-SITE LINK

Pg 63

RESIDENTIAL

PARRAMATTA ROAD - SPENCER STREET EAST RESIDENTIAL

RESIDENTIAL

Development along this link will accommodate predominantly residential uses, with ground floor retail space offering services and amenity to pedestrians.

RESIDENTIAL

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

A 2-storey street wall with 3m tower setbacks has been designed to sympathetically interface with the scale of the pedestrian street and to begin the transition of the height of the precinct’s centre to the single storey, built forms of the heritage listed Rosebank College.

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

The western boundary of Rosebank College will be bordered by a 12m wide through-site link, connecting Parramatta Road to the eastern portion of Spencer Street.

RESIDENTIAL

COMMERCIAL

RETAIL

ROSEBANK COLLEGE

TOTAL THROUGH-SITE LINK

Pg 64

Kings Bay Precinct Master Plan For: City of Canada Bay Council

The link will be a pedestrianised thoroughfare accommodating ground floor retail activation and residential living above.

The 6m pedestrian pathway will be delineated by a flush, paved ground cover, bordered by 3m landscaped beds with mature trees and generous planting.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RETAIL

RETAIL

LANDSCAPED SETBACK

Pg 65

EXISTING PROPERTY BOUNDARY

A pedestrian link will connect Parramatta Road directly to Spencer Street, the proposed retail centre of the Kings Bay precinct.

EXISTING PROPERTY BOUNDARY

PARRAMATTA ROAD - SPENCER STREET WEST

TOTAL THROUGH-SITE LINK

LANDSCAPED SETBACK

Landscaped verges will continue to provide appealing conditions for travellers at street level, and a 3m additional setback to both sides of the street will enable further green space within the public domain

EXISTING PROPERTY BOUNDARY

The eastern boundary of Lucas Gardens Primary School will be bordered by a 6m wide through-site link, connecting busy Spencer Street to Queens Road.

EXISTING PROPERTY BOUNDARY

SPENCER STREET WEST - QUEENS ROAD

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

A 5-storey street wall to the east of the link has been designed to sympathetically interface with the scale of the street and neighbouring development. This building will accommodate residential living spaces and ground floor retail activity.

RESIDENTIAL

RETAIL

TOTAL THROUGH-SITE LINK

Pg 66

Kings Bay Precinct Master Plan For: City of Canada Bay Council

LANDSCAPED SETBACK

The link will be a 6m pedestrianised thoroughfare bounded by 2-storey street wall of residential spaces.

The pedestrian zone will be delineated by a flush, paved ground cover, whilst adjoining 3m landscaped setbacks will offer comfortable green spaces to the link.

The street wall is proposed to transition up to 5 storeys, and have been staggered and offset to minimise impact at street level.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

LANDSCAPED SETBACK

Pg 67

EXISTING PROPERTY BOUNDARY

A new pedestrian thoroughfare will connect residents from Kings Road to Queens Road, and to the amenity of the wider precinct beyond.

EXISTING PROPERTY BOUNDARY

QUEENS ROAD - KINGS ROAD

TOTAL THROUGH-SITE LINK

LANDSCAPED SETBACK

PARRAMATTA ROAD - KINGS BAY PARK EAST

Development along the through-site link will be residential, rising up to 8-storeys tall.

The link will feature 3m landscaped setbacks to both the eastern and western building boundaries, enhancing the quality of green spaces in the public domain.

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

Kings Bay Precinct Master Plan For: City of Canada Bay Council

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

LANDSCAPED SETBACK

Pg 68

EXISTING PROPERTY BOUNDARY

The lane has been designed as a pedestrian zone, and will feature a paved ground cover, flush to the verge.

RESIDENTIAL

EXISTING PROPERTY BOUNDARY

A short passage extending north of Parramatta Road will connect residents to the heart of the proposed public space of Kings Bay Park East.

RESIDENTIAL

TOTAL THROUGH-SITE LINK

LANDSCAPED SETBACK

Pg 69

Pg 70

Kings Bay Precinct Master Plan For: City of Canada Bay Council

YIELD ESTIMATE

Pg 71

06

Overall Area:

233,841 sqm

Total Estimated GFA (for the Non-Developed Land):

329,001 sqm

Study Area FSR:

1.41 :1

Potential Additional Units:

2,779 units

Density

119 dw/ha

Development Assumptions

YIELD ESTIMATE

Building Efficiency (Non-Resi) GFA / GEA Ratio: Retail / Commercial Apartments

Parking

75%

GFA / GEA Ratio NSA / GFA Ratio Apartments: Typical Unit Size

75% 85% 1B 2B 3B

55 sqm (NSA) 77 sqm (NSA) 105 sqm (NSA)

Area per Parking Space (Structured Parking)

35 sqm

PARRAMATTA ROAD KINGS BAY PRECINCT Table 2: Yield Estimate Breakdown

GroupGSA for City of Canada Bay Council

DEVELOPABLE LAND (on the non-developed parts of the Study Area) Description Draft issue for information

Date 30/09/2020

Revision A

Issue with Master Plan Report

6/11/2020

B

Notes added

21/12/2020

C

Building heights added

15/01/2021

D

Draft issue for information

15/04/2021

E

Final Issue

19/04/2021

F

Lot

Table 1: Study Area Summary

Lot Area (m2)

Land Use

PRCUTS FSR REF

New FSR

Building heights (metres)

Building storeys

Unit Mix

TOTAL GFA (m2)

Units 1-Bed

2-Bed

3-Bed

% 1-Bed

% 2-Bed

% 3-Bed

Indicative Average Unit Size (GFA, m2)

LOT A1

Residential

8,688

2.2 :1

1.3 :1

2 to 5

7.0 to 17.0

11,639

46

9

28

9

20%

60%

20%

92

LOT A2

Residential

2,136

2.2 :1

2.2 :1

2 to 5

7.0 to 17.0

4,697

51

10

31

10

20%

60%

20%

92

Overall Area:

233,841 sqm

LOT A3

Residential

4,663

2.2 :1

1.6 :1

2 to 5

7.0 to 19.0*

7,352

73

15

44

15

20%

60%

20%

92

Total Estimated GFA (for the Non-Developed Land):

329,001 sqm

LOT A4

Residential

10,694

2.2 :1

1.3 :1

2 to 5

7.0 to 19.0*

14,290

155

31

93

31

20%

60%

20%

92

Study Area FSR:

1.41 :1

1.5 :1

2 to 5

7.0 to 19.0

37,978

65

195

65

LOT B1

Residential+Retail

6,266

3.0 :1

3.0 :1

1 to 9

5.0 to 32.0

18,494

173

34

104

35

20%

60%

20%

92

LOT B2

Residential+Retail

7,153

3.0 :1

3.0 :1

2 to 20

8.0 to 67.0

21,434

210

42

126

42

20%

60%

20%

92

LOT B5

Residential+Retail

4,184

3.0 :1

3.0 :1

2 to 20

8.0 to 67.0

12,744

123

25

74

25

20%

60%

20%

92

Development Assumptions

LOT B3

Residential+Retail

4,864

3.0 :1

3.0 :1

5 to 9

15.0 to 32.0

14,577

138

28

83

28

20%

60%

20%

92

Building Efficiency (Non-Resi) GFA / GEA Ratio: Retail / Commercial

LOT B4

Residential+Retail

13,935

3.0 :1

3.0 :1

4 to 20

15.0 to 55.0

41,898

139

28

83

28

20%

60%

20%

92

3.0 :1

1 to 20

5.0 to 67.0

109,147

156

470

158

Potential Additional Units: Density

Apartments

Parking

LOT A TOTAL

2,779 units 119 dw/ha

GFA / GEA Ratio NSA / GFA Ratio Apartments: Typical Unit Size

75%

LOT B TOTAL

75% 85% 1B 2B 3B

55 sqm (NSA) 77 sqm (NSA) 105 sqm (NSA)

Area per Parking Space (Structured Parking)

35 sqm

Table 2: Yield Estimate Breakdown

LOT A1 LOT A2

Residential Residential

Lot Area (m2)

PRCUTS FSR REF

8,688 2,136

2.2 :1 2.2 :1

Residential+Retail

3.0 :1

2 to 20

8.5 to 67.0

93,229

708

141

424

142

20%

60%

20%

Residential

9,205

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

12,978

141

28

85

28

20%

60%

20%

92

LOT D2

Residential

1,951

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,661

29

6

17

6

20%

60%

20%

92

LOT D3

Residential

1,804

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,540

28

5

17

6

20%

60%

20%

92

LOT D4

Residential

1,948

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,660

29

6

17

6

20%

60%

20%

92

LOT D5

Residential

1,783

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,519

27

5

16

6

20%

60%

20%

92

LOT D6

Residential

1,526

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,111

23

5

14

5

20%

60%

20%

92

LOT D7

Residential

1,786

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,445

27

5

16

5

20%

60%

20%

92

Residential Building heights Residential (metres)

TOTAL GFA (m2)

Units

Building storeys LOT E3

1.3 :1

LOT E TOTAL 2 to 5

7.0 to 17.0

LOT F1

2 to 5

Residential 7.0 to 17.0

2 to 5

Residential 7.0 to 19.0*

7,352

73

2 to 5

Residential 7.0 to 19.0*

14,290

155

Residential

4,663

2.2 :1

1.6 :1

LOT A4

Residential

10,694

2.2 :1

1.3 :1

26,181

20,003 Residential

New FSR

2.2 :1

LOT F2 LOT F3

11,639 4,697

1.5 :1

LOT F TOTAL 2 to 5

7.0 to 19.0

37,978

TOTAL

46 51

325

1.4 :1

2 to 5

7.0 to 17.0

27,914

4,795

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

6,527

4,317

1.4 :1

1.4 Unit:1 Mix

2 to 5

7.0 to 17.0

3,924 1-Bed

1.4 :1 2-Bed

13,036 3,077 18,624 2,685 24,386

1.4 :1

% 1-Bed

28

1.4 :1 9

20%

31

1.8 :1 10

20%

44

1.8 :1 15

20%

93

1.8 :1 31

20%

65

195

1.8 :1 65

9 10 15 31

1.8 :1 1.8 :1 1.8 :1

2 to 5 % 2-Bed 2 to 5 2 to 7 2 to 8 2 to 6

7.0 to 17.0 % 3-Bed

7.0 to 17.0 60% 20%

17,910 92

10

20%

60%

20%

92

94

554

1,666

559

60%

20%

329,00192

60%

20%

92

LOT B5

Residential+Retail

4,184

3.0 :1

3.0 :1

2 to 20

8.0 to 67.0

12,744

123

25

74

25

20%

60%

20%

92

LOT B3

Residential+Retail

4,864

3.0 :1

3.0 :1

5 to 9

15.0 to 32.0

14,577

138

28

83

28

20%

60%

20%

92

LOT B4

Residential+Retail

13,935

3.0 :1

20%

60%

20%

92

Residential

92

31

20%

LOT D3

20%

279

20%

LOT D2

60%

93

4,713 92 42,824

42

Pg 72

20%

39

10

7.0 to 28.0 20% 7.0 to 28.0

35

31,421

12

117

51

60%

2 to 8

126

Residential+Retail

35

39

92

104

KingsResidential Bay Precinct Master Plan For: City of Canada Bay Council Residential

12

92

42

LOT C

59 195

20%

34

LOT D1

92

20%

210

28

20%

60%

173

158

60%

60%

21,434

83

20%

20%

18,494

470

13

20%

8.0 to 67.0

28

39

71

5.0 to 32.0

156

13

12

1 to 9

139

65

35

2 to 20

783

92

213

3.0 :1

41,898

20%

71

3.0 :1

109,147

60%

12

3.0 :1

5.0 to 67.0

20%

59

3.0 :1

15.0 to 55.0

14

355

7,153

4 to 20

61

43

5,447 92

6,266

1 to 20

182

14

32,664 92

Residential+Retail

3.0 :1

60

71

7.0 to 20.0 60% 20%

Residential+Retail

3.0 :1

303

7.0 to 25.0 20%

60%

LOT B2

36,402

225,742

3-Bed

5,985 Indicative Average Unit 5,398 Size (GFA, m2)

LOT B1

LOT B TOTAL

783

LOT C

LOT E1

LOT A3

LOT A TOTAL

31,421

325

LOT D1

LOT E2 Land Use

36,402

LOT D TOTAL

DEVELOPABLE LAND (on the non-developed parts of the Study Area)

Lot

26,181

3.0 :1

2 to 20

8.5 to 67.0

93,229

708

141

424

142

20%

60%

20%

9,205

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

12,978

141

28

85

28

20%

60%

20%

92

1,951

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,661

29

6

17

6

20%

60%

20%

92

1,804

1.4 :1

1.4 :1

2 to 5

7.0 to 17.0

2,540

28

5

17

6

20%

60%

20%

92

465

2,779 units

Pg 73

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