Preview1

338 Pitt Street

338 PITT STREET

338 Pitt Street

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ta b l e o f c o n t e n t s

01

introduction

02

public realm

03 04 05

tower

s u s ta i n a b i l i t y s t r at e g i e s

appendix

338 PITT STREET

Dear Jury, On behalf of Kohn Pedersen Fox Associates (KPF), Crone Architects, and Andrew Burns Architecture, thank you for the opportunity to submit our proposal for the City of Sydney Design Excellence Competition for 338 Pitt Street. Our team has been working in close collaboration over the past few months on a design which will add significantly to the quality of the urban fabric in the following ways: 1. Using activated retail fronts and textured façades to make vibrant streetscapes and laneways.

2. Giving scale to the tower by establishing planted gathering zones at mid level and building top.

3. Using environmental design and engineering techniques to contribute to a sustainable city.

KPF’s global perspective and skills paired with Crone and ABA’s local expertise has resulted in a synergistic synthesis of talents. Together, our goal has been to respond mindfully to Sydney’s particular lifestyle, and to its architectural landmarks. The design seeks to add an appropriate marker to the city’s skyline. During the design process, an ongoing dialogue was maintained with our team of sustainable design experts, landscape designers, and structural and building systems engineers. The goal was to achieve the highest standards of urban architecture.

Our proposal seeks to connect the active character of Sydney’s CBD with the picturesque, visual engagement

with Sydney Harbour, celebrating both the sinuous coastline and the adjacent urban grid. Designed from the ground up, our proposal softens the urban site through flowing, weaving street walls that echo the forms of Sydney’s meandering shoreline. By establishing laneways of distinct character and guiding pedestrians to a grand urban room, a new destination is added to the Business District. The result is an urban village whose mix of uses creates 24-hour activity. The generosity of public space maximizes opportunities for landscape and public art.

These features contribute to a sense of place, locating a special address for residents, hotel guests, shoppers, and passers by.

The high-performance design of the tower form derives from the optimization of daylight to interior apartments.

Also, direct northeastern views to Sydney Harbour are made possible by the elliptical plan. The individual units, the building blocks of the tower, generate panoramic views. The organic rippled plan, along with the residential amenity terraces and the green balconies help to break down the scale of the tower. When seen from the park, the building appears as a supple object made of multiple elements, rather than a single imposing volume.

We are very excited by the possibility of working with Han’s Group Sydney to transform this valuable, strategic site into a vibrant, iconic landmark for the city. We look forward to meeting you on the 23rd of August for the final presentation of our proposal.

Sincerely,

James von Klemperer, FAIA, RIBA

Forth Bagley, AIA

Greg Crone, AIA, RIBA

Andrew Burns

President & Design Principal, KPF

Managing Principal, KPF

CEO & Chairman, Crone Architects

Principal, Andrew Burns Architecture

Team Structure Kohn Pedersen Fox Associates (KPF)

Crone Architects

Andrew Burns Architecture (ABA)

Javier Galindo, FAAR, Senior Associate Principal

Ashley Dennis, Senior Associate

Alex Wilson, Senior Architect

Arianna M. Galan Montas, Designer

Ariana Rodriguez, Associate

Jordan Soriot, Architect

Danielle Aspitz, Designer

Carter Hu, Designer

Noel Roche, Architect

Elias Anka, Environmental Performance Analyst

Rik van Ginkel, Designer

Alex Galego, Designer

Jessica Jiang, Designer

Patty Pettifer, Designer

Jesus Garcia Alvarez, Designer

Jackie Wilkins, Business Development Manager

Cundall, Sustainability Consultant

URBIS, Landscape Architect

Julian Bott

Mark Kuhne

MEL, Wind Consultant

WSP, Structure/VT/ MEP Consultants

Michael Eaddy

Ahmed Elsayed James McCutcheon Jesse Perkins 338 PITT STREET

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338 PITT STREET

Scalloped Coastlines sydney harbour

City Grid – 4 –

sydney cbd

Connecting the City Grid to the Coastline This proposal connects the two lifestyles of Sydney. It unites our site, the active Business District, with the sinuous and iconic coastline of Sydney Harbour, seeking to merge business and leisure in the city of Sydney.

338 PITT STREET

How cities have historically overlooked the value of their waterfronts

New York City in the 19th Century

London in the 19th Century

Tokyo in the 19th Century

Embracing the Coastline sydney as the

“city

of the harbour”

The city of Sydney presents a unique urban condition in which the city embraces the water. The coastline of Sydney Harbour is an integral part of the way in which the city develops. Other cities such as New York, London, and Tokyo have seen a historical inward growth of the city, where the grid has overpowered the city and its coasts. Once primary industrial posts, these coastlines have not been integrated into the urban experience. Our proposal capitalizes on Sydney’s celebration of the Harbour and coastal experience.

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338 PITT STREET

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338 Pitt St

A Sinuous Language the sculptural quality in sydney’s lineage of iconic landmarks

Sydney Harbour Bridge Dorman Long & Co, 1923

Sydney Opera House Jørn Utzon, 1957

Horizon Apartments Harry Seidler, 1998

1 Bligh Street Ingenhoven Architects, 2011

338 PITT STREET

An elliptical tower in a rectilinear context

Ellipse minimizes direct exposure to adjacent buildings

An Elliptical Tower p r o g r a m m at i c e f f i c i e n c y a n d pa n o r a m i c p o e t i c s o f t h e e l l i p s e

338 Pitt Street is located in the rectilinear, grided context of the Central Business District of Sydney. At ground level, the site presents tight constraints with other mid to high-rise adjacent buildings. The elliptical floor plan allows the tower to overcome these constraints while maximizing views.

The ellipse minimizes North and South frontages to neighboring buildings and maximizes East and West frontages, opening up 80% of units to Eastern daylight and North East views to Hyde Park and Sydney Harbour. As a result each unit generates optimal panoramic views of Sydney.

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North East Harbour Views

Beginning with the view in mind The unit as a view generator

Panoramic Views

338 PITT STREET

URBAN BEACHES Bondi Beach

PUBLIC PARKS Hyde Park

OUTDOOR WALKS AND HIKES Eastern Beaches Coastal Walk

An emphasis on the outdoors and nature ta i lo r i n g to sy d n e y ’ s u n i q u e q u a l i t y o f l i f e

An intrinsic element of the Australian lifestyle is its close connection to nature and the outdoors (the urban beaches, active coastline and vibrant parks) as well as the desire for health, wellness and livability within the city.

This proposal seeks to enhance livability in the city of Sydney by maximizing residential amenities that relate to the city’s natural landscapes, Hyde Park and Sydney Harbour. By bringing nature up into the vertical building typology we propose a new way of living in Sydney’s CBD which promotes a sense of community and wellbeing.

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338 PITT STREET

Martin Place, Sydney

A ground plane that weaves into the city rhythm a n ac t i v e s t r e e t s c a p e t h at f lo w s i n to t h e c b d

The proposal begins with the ground plane condition of the site, respecting the existing, urban grid and contributing to the cohesion of the city through its continuous yet porous streetwall expression, and rich network of pedestrian thoroughfares. It brings in a natural, curvilinear language to soften the rigidity of the grid, allowing for the creation of distinct, finegrain spatial conditions which extend the city’s public connectivity. These moments enable the introduction of vegetation and unique, public amenities within the city.

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338 PITT STREET

View of Coogee Coastal Walk, Sydney Coastline

A Tower that echoes the scalloped coastline uniting the site with sydney’s iconic harbour

The building has a weathered quality that settles into the natural and built context. The sinusoidal slab edge of the tower weaves around the perimeter of the façade, subtly bringing elements from the soft, natural coastal landscape of Sydney into the CBD urban grid. This freeform articulation allows for the creation of exposed vegetated balconies and wintergardens, connecting residents both physically and visually to Hyde Park and the natural surroundings of the CBD and Sydney Harbour.

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338 PITT STREET

IVY LANEWAYS

ALLEY Spice Alley

LANEWAY Ash Street

INNER BLOCK COURTYARD Australia Square

A place that recalls Sydney’s unique urban spaces alleys

|

l a n e way s

|

i n n e r b lo c k c o u r t ya r d s

The revitalization of the CBD midtown precinct encourages the creation and articulation of a flourishing urban lifestyle of Sydney. This proposal contributes to this lifestyle by framing a new public space nestled within the block. The project creates a lively urban village of public amenities at the ground level by softening the groundscape with natural, curvilinear forms that define laneways with distinct character and create a larger urban realm.

These intimate spaces combine the commercial vibrancy of Ash Street and Spice Alley with the verdant quality of Cat Alley and meandering lanes of The Rocks.

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B

Capability Statement

338 PITT STREET

Andrew Burns Architecture

AA

Local Local Context Context Identity Identity

al Context Identity

site contain a palette of brick, s precinct tend to be composed

BB

Andrew Burns Architecture Andrew Burns Architecture

B

1 31

2

4 64

5

3 2

3

6 5

6

Historic buildings in the vicinity of the site contain a palette of brick, Historic buildings in the vicinityinofthis theprecinct site contain palette of brick, tiles and glazing.

Civic buildings tendaHouse to be composed Civic Hotel Simpson 2 1 3 Primus Hotel and Civic buildings in this precinct tend to be composed oftiles brick in glazing. lieu of sandstone. of brick in lieu of sandstone.

5 Sydney Town Hall 6 MLC Center 4 Downing Center

1. Century Hotel CenturyHouse Hotel 2.1.Simpson 2.

Simpson 3. Civic HotelHouse Civic Hotel 4.3.Downing Centre 4.

DowningStation Centre 5. Museum Museum Station 6.5.Hotel Indigo 6. Hotel Indigo

BB

A place in Sydney’s history A

h e r i tag e & m o d e r n i s m

The proposal situates itself in Sydney’s history by advancing the architectural lineage of modernist works so prevalent in the city of Sydney while respecting the materiality and architectural heritage of the Business District.

It seeks to capitalize and advance the organic forms present in the natural landscape of Australia and translated in the expressive forms of art and architecture from its early history to today.

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AA

The organic forms of curves and ripples prevail in both the expressions of indigenous art and the structures of noted 20th Century Sydney buildings.

Australian Indigenous Art Dorothy Napangardi, Warlpiri Artist, Karntakurlangu Jukurrpa, 2000

Australian Modernism Harry Seidler, Horizon Apartments, 1992 Sketch

338 PITT STREET

t.o. tower +258.0 M

338 PITT ST Development Summary Total Site Area: Total Project GFA:

5,914 m2 82,075 m2

RESIDENTIAL TOWER 60,319 m2 640 units

BOUTIQUE HOTEL 15,214 m2 191 rooms

HOTEL AMENITIES

COMMERCIAL 2,178 m2

Pitt Street

Liverpool Street

RETAIL PAVILION 4,364 m2 Inclusive of all GF Retail

An integrated composition a fa m i ly o f b u i l d i n g e l e m e n t s n e s t l e d i n t o t h e c i t y c o n t e x t

The proposal pursues an integrated scheme with a unified vision informed by the multiple perspectives of our team. All components work in unison to mediate the density and sculptural character of the tower with the vibrancy and fine grain of the groundscape. Program distribution, massing elements, and façade textures cascade up from the street in ascending scale to the sky, providing a critical mass at ground through mixed-use program and bringing up an elegant, slender addition to the Sydney skyline.

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338 PITT STREET

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02 Public Realm

338 PITT STREET

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338 PITT STREET

BOUTIQUE HOTEL 15,214 m2 191 rooms

RESIDENTIAL AMENITIES 5,593 m2

HOTEL AMENITIES

RETAIL PAVILION 4,364 m2

COMMERCIAL 2,178 m2

Pitt Street

Liverpool Street

An active urban village elements of the public realm

The public realm of the proposal is composed by a series of programmatic and urban elements that work together to create a lively urban village. The articulation of the streetwall bounded by the site opens up to define lush, green laneways and an Urban Room, a new destination within the CBD.

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Inclusive of all GF Retail

Sketch of Urban Room view from North

338 PITT STREET

Site Plan

CASTLEREAGH STREET

LOADING

EAT STREET

HOTEL

RAMP

EAST ENTRY

ENTRY

HOTEL LOBBY

TRUCK RAMP (EASEMENT)

RESIDENTIAL LOBBY

PARKING – 30 –

EAT STREET WEST ENTRY

PITT STREET

DUNGATE LANE EAST ENTRY

LIVERPOOL STREET

0

5M

10 M

N

DUNGATE LANE WEST ENTRY

338 PITT STREET

BLOCKED

POROUS

CORNERS

FLUID

Streetwalls weaving into the CBD f lu i d st r e e t wa l l s

The vibrant podium retail and commercial program creates a continuity of the streetwall and lively street experience to enhance the neighborhood ambiance. The scale of the podium is broken down into smaller massing volumes and textures that relate to the fine-grain, solidity of the context in the CBD. This is also reflected in the sandstone materiality and intricate wall types at the base. The program at the ground floor is broken into smaller tenancies to support the vibrant laneway culture expressed through the streetwall porosity, which allows pedestrians into the heart of the urban block.

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338 PITT STREET

EAT STREET East (Covered Laneway)

DUNGATE LANE East (Open to Sky Laneway)

CASTLEREAGH STREET

HOTEL LOBBY

RETAIL

URBAN ROOM

RETAIL RESIDENTIAL LOBBY RETAIL

& RETAIL COMMERCIAL LOBBY & RETAIL

EAT STREET West (Covered Laneway)

RETAIL

PITT STREET LIVERPOOL STREET

DUNGATE LANE West (Open to Sky Laneway)

Laneways as connectors d u n gat e l a n e a n d e at s t r e e t

We recognize the laneways of Sydney as central to its identity, places of unique character and very much the beating heart of the city. Each laneway creates a distinctive public space by stitching together the streetscape, and drawing pedestrians in to the project’s grand urban room at the center of the block. Framing this new public platform with lush and vibrant new corridors.

The renewed Dungate Laneway is an open-to-sky laneway that brings soft, curvilinear language to create spaces for vegetation while opening up for the public on the east side as a green area with terraced seating and tree planters. The covered laneway “Eat Street” provides an urban, commercial quality combining art installation opportunities and eatery space.

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338 PITT STREET

View of Dungate Lane from eastern entrance on Castlereagh Street

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338 PITT STREET

10m

Pitt Street

Spice Alley

Ash Street

12m

KENSINGTON

STREET

& SPICE ALLEY , CHIPPENDALE

KENSINGTON

STREET

& SPICE ALLEY , CHIPPENDALE

DIXON STREET , CHINATOWN

ASH STREET , C

15m

DIXON STREET , CHINATOWN

ASH STREET , C

10m 15m

12m 6m

10m

12m

10m

KENSINGTON

STREET

ASH STREET 338 ,PITT CBD STREET , URBAN RO

DIXON STREET , CHINATOWN & SPICE ALLEY , CHIPPENDALE DIXON STREET , CHINATOWN

Laneway Diagram This proposal contributes to rich laneway networks 15m

in its immediate context

36m

338 ,PITT ASH STREET CBD STREET , URBAN RO

10m 10m

12m

15m

ASH STREET , CBD DIXON STREET , CHINATOWN

36m

338 PITT STREET , URBAN ROOM

AUSTRALIA

SQUA

AUSTRALIA

SQUA

ASH STREET , CBD

15m Dixon Street

15m Ash Street

338 Pitt Street - ‘Urban Room’

Australia Square Plaza

338 PITT STREET , URBAN ROOM

The proposed ‘grand urban room’ will contribute to the suite of cherished public spaces within Sydney such as the narrow laneway of Ash Street, the tree-lined Dixon Street, and the large open plaza of Australia Square. The new urban room sits between these examples in terms of 10m size and will provide a new inviting and generous public space that is sheltered from the surrounding streets that connect to it.

View on Eat Street, Eatery and Creative Laneway (right) Showcasing rotating art installations – 38 –

338 PITT STREET

EAT STREET East (Covered Laneway)

DUNGATE LANE East (Open to Sky Laneway)

CASTLEREAGH STREET

HOTEL LOBBY

RETAIL

RETAIL

RETAIL

RESIDENTIAL LOBBY & RETAIL COMMERCIAL LOBBY &

RETAIL

RETAIL

EAT STREET West (Covered Laneway)

PITT STREET LIVERPOOL STREET

DUNGATE LANE West (Open to Sky Laneway)

The Urban Room a d e s t i n at i o n w i t h i n t h e b u s i n e s s d i s t r i c t

The laneway system guides the public into the heart of the block, the Urban Room. The introduction of this generous, wider central space brings an immense sense of place for the public. The concentration of retail use, outdoor seating, public artwork and vegetation encourages users to stay for a longer period of time and utilize the amenities provided on the ground floor. The space becomes a stage for public events supporting the community such as farmers markets, art exhibits, and music events.

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338 PITT STREET

View of urban room looking north

Aerial View of Public Realm and Vegetated Roofscape

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338 PITT STREET

Extending Hyde Park cascading vertical gardens

The landscape strategy in the proposal is seen as an extension of Hyde Park.

The tower and podium roofscape seek to bring the park to the buildings and relate the buildings to the park, utilizing endemic species of Sydney. At the ground level, the bluestone pavers of the city are continued into the block to guide people in, providing opportunities for terraced seating and planters with low, lush vegetation on the southwest as well as tree groves in the central space.

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INTEGRATED ESD STRATEGIES

PUBLIC SPACES- Provision of public spaces for social interaction

ENDEMIC SPECIES- Native species create diverse, lush landscape, minimizing water use

WATER REUSE- Green roofscape allows for rainwater collection pterris vitata

rhapis

malaleuca

Utilization of endemic species at ground, podium roofs, and green

SHADING- Canopies protect from solar

walls to create diverse, lush landscape, that reduces heat island

exposure and minimize downdraft

effects and minimizes water use for irrigation

338 PITT STREET

4

5

1 3 6

2

Outdoor Gallery p u b l i c a r t s t r at e gy

Art provides an exceptional opportunity to add layers of experience, enabling site histories to be reinterpreted, the present to be animated and future possibilities to be expanded.

As an alternative to providing one major public artwork, it is proposed to incorporate a series of mid-scale commissions by emerging and mid-career artists, contributing richness and variety across the outdoor spaces and creating the experience of an outdoor gallery. The public art component would be commissioned in collaboration with a recognized curator with specialized experience in public realm projects. The following examples are existing works to illustrate the concept.

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1

4

A sculptural commission by

A large scale wall painting

Reference - innerouter, 2013

Sydney-based artist Jamie

by emerging painter Esther

North is suggested for

Stewart is proposed for the

consideration, introducing

northern wall, reinterpreting

another form of landscape into

built environment themes.

Reference - Editing Process, 2016

the central space.

2

5

A stair-based work is proposed Reference - Dim Mirror, 2015

A ceiling-mounted work is

for consideration by Mike

proposed for consideration by

Hewett, animating movement

Nike Savvas, linking East and

through the space.

West arcades of the Northern

Reference - Dim Rally, 2014

laneway.

6

3

A temporary commission by Yasmin Smith is proposed,

Reference - Drowned River Valley, 2018

Indigenous and European artifacts discovered

reinterpreting the site’s

during excavation can be

history of brick production

reinterpreted and displayed

and animating retail spaces

on site in public domain and

prior to lease commencement.

other spaces.

Reference - Big Dig Archaeology Centre

338 PITT STREET

Public Hotel in New York City Amenity “Lobby Bar” and Living Room Space for Guests

Boutique Hotel h ot e l as pa rt o f p u b l i c r e a l m

The hotel has been conceptualized as a city hotel, an extension of the public realm of the City of Sydney, allowing its guests to feel like true residents of the city. The hotel volumes activate the two created laneways connecting Pitt Street and Castlereagh and provide rooms facing the vegetated, Urban Room on the west, and the city gateway view corridor on the east.

The lifestyle focus of the hotel will attract domestic, corporate and leisure guests and will provide private terraces, an outdoor pool and other amenities.

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Typical Hotel Plan Gross Bulding Area (GBA) : 1,370 m2 Gross Floor Area (GFA) : 1,121 m2 Net Saleable Area (NSA): 885 m2 Number of Rooms per Floor: 26

Ground Level Hotel Plan

338 PITT STREET

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338 PITT STREET

Vibrant, small cafe operators

New generation health and wellness

Occupy the threshold to animate laneways

High quality deli

Small bars

Subsidised bike share

A place for Sydney’s unique lifestyle c r e at i n g a 24 h o u r l i v i n g q u a r t e r

The urban village of mixed use is supported by the presence of retail and commercial program as well as the design of public spaces on the ground, creating a true 24 hour living quarter that enhances the lifestyle of Sydney’s residents and its growing population. As the city becomes denser, it is important to create public amenities that both service residents on a 24/7 cycle and create pockets of relief from the urban life that bring an intimate scale and relation to nature.

The ground plane incorporates a fine-grain tenancy configuration to accommodate small operators. It is proposed that the tenant mix will be carefully curated in collaboration with a local retail consultant.

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MIX OF USES Fine-grain Retail Food and Beverage Residential Lobby Hotel / Health + Wellness Lobby Art and Community Space

338 PITT STREET

2

3

1

4

5

Contextual material sensibility n at u r a l m at e r i a l i t y

The proposal places emphasis on natural, warm materials present in the Sydney Business District and the coastline. These are carefully crafted into a family of wall types based on textures inspired by brick patterns, paying homage to the historical presence of brick production on the site. The varying façade depths also create room for introducing vegetation, further softening the space with the presence of natural elements.

Sandstone: Mount White Pink

1 3

– 54 –

Bronze Metal

4

2

Sandstone: Piles Creek Cream

Accoya Batten

5

Off-white Concrete

A FAMILY OF TEXTURES The different wall types of the project have been inspired by variations of a running bond brick pattern. These generate a variety of textures that become more solid at the project base with the use of masonry and bronze elements, bringing a modern relation to the heritage context of the site.

Residential High Zone

Residential Low Zone

Residential Amenity

Hotel

Retail Pavilion

Commercial Podium

338 PITT STREET

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338 PITT STREET

– 58 –

03 Tower

338 PITT STREET

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338 PITT STREET

80%

of units with

northeastern harbour and pa r k v i e ws

views to sydney harbour

views to darling harbour

views to h y d e pa r k

RESIDENTIAL LOW ZONE

RESIDENTIAL HIGH ZONE

12 units per floor 84% Efficiency

8 units per floor 88% Efficiency

The efficiency of the ellipse o p t i m i z i n g day l i g h t a n d v i e w s

The tower massing derives from the geometry of the elliptical plan as an optimizer of site relationships, daylight, and views. The majority of the units face eastern daylight and views to Hyde Park and Sydney Harbour. The tower presents two typical residential floor plans with unique unit mixes, reaching 88% floor efficiency.

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338 PITT STREET

1

2

3

Ellipse plan provides

Tower mass is lifted from the

Articulation of façade and

panoramic views and

ground. Program division

slab edge resulting from

maximizes daylight.

creates elevated green terraces

expressing the unit.

for resident amenity space.

The Tower a sculptural addition to sydney skyline

The tower elliptical plan provides panoramic views and relief from wind loads on site. The scale of the volume is broken down to relate to the programmatic relationships within it (residential amenity relating to podium volumes, and low and high residential zones) by introducing horizontal cuts that become grand, green terraces for residential amenity use. The massing is further articulated to express the unit as a generator of optimal, panoramic views, articulating the façade and slab edge to create pockets for private balconies and wintergardens that further enhance this relationship between indoor and outdoor.

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t.o. tower +258.0 M

RESIDENTIAL HIGH ZONE 256 units 32 floors 8 units per floor

L45 Sky Park +166.70 M

RESIDENTIAL HIGH ZONE 384 units 32 floors 12 units per floor

L109City Terrace +55.20 M RESIDENTIAL AMENITIES 4 floors GL +20.50 M

338 PITT STREET

Living in the Park tow e r i n t h e pa r k , pa r k i n t h e tow e r

The aspiration to bring the park into the tower, and the tower into the park, is intrinsic in the tower’s form and composition. To maximize views to Hyde Park the design approach calls for an elongated elliptical floor plan with a west-facing core that allows 80% of units to face the eastern sunlight and views to the Park. A variety of exclusive outdoor spaces-- podium terracing, nestled balconies and wintergardens, and amenity wrap-around terraces-- create a visceral and emotional connection to nature.

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View corridor from Elizabeth St

338 PITT STREET

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338 PITT STREET

L06 Residential Amenity Plan

L09 City Terrace Plan

L45 Sky Park Plan

High-amenity living p o d i u m a m e n i t i e s , c i t y t e r r ac e & s k y pa r k

The majority of the residential tower amenities are concentrated in its lower volume, the podium, within 4 levels of amenity that house music rooms, pools and gym facilities. An important element of the tower is the articulation of two outdoor communal spaces, the City Terrace and the Sky Park. The terraces bring in nature into the tower as well as private communal spaces for the residents. Each one is designed with a distinctive landscape design and will offer an array of unique views. Located at a higher level, the Sky Park will offer full 360 views of the city of Sydney (Hyde Park, Sydney Harbour, Darling Harbour and the CBD skyline).

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338 PITT STREET

Maximizing views towards the Harbour

338 Pitt St

Sydney Site Plan showing prominent views in relation to site

NE VIEWS

1 Existing Condition Tight Urban Site

2

3

Ellipse provides least amount of surface area

Ellipse allows for 360o panoramic views

in relation to context Tower Height = +258 M

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L45 View from Sky Park

L79 360 panoramic views of Sydney Harbour, Darling Harbor, Sydney CBD

8 5. 27 %

9 9. 5 7 %

+ 1 6 6 .7 0 M

+ 2 5 8 .0 0 M

L9 View from City Terrace

L14 Opening of Views to Hyde Park

9.7 5 %

2 2 .0 8 %

+ 55. 2 0 M

+ 7 0.6 0 M

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338 PITT STREET

LL LL

HL

HL

HL

HL

2 BD

LL

2 BD

LL

STUDIO

STUDIO

2 BD

2 BD MPR

MPR

HWM

SP

SP

GBG

HWM

GL

SPR

1 BD

ELEC

HWM

COMM

HYD

1 BD

1 BD

1 BD 1 BD

1 BD

Low Zone t y p i ca l a pa rt m e n t f lo o r Gross Building Area (GBA) : 1,154 m2 Gross Floor Area (GFA) : 870 m2 Net Sales Area (NSA): 768 m2 Efficiency : 88.27% Number of Units per Floor: 12

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2 BD

2 BD

HL

HL

2 BD

2 BD HL

HL

MPR

MPR

HWM

SP

SP

GBG

HWM

GL

SPR

3 BD

ELEC

HWM

COMM

HYD

3 BD

3 BD

3 BD

High Zone t y p i ca l a pa rt m e n t f lo o r Gross Building Area (GBA) : 1,154 m2 Gross Floor Area (GFA) : 908 m2 Net Sales Area (NSA): 810 m2 Efficiency : 89.20% Number of Units per Floor: 8

338 PITT STREET

1 1 5

5

4

3

4

3

2

1

Entry Foyer

1

Entry Foyer

2

Living Room / Dining Room

2

Living Room / Dining Room

3

Balcony

3

Balcony

4

Bedroom

4

Bedroom

5

Kitchen

5

Kitchen

Studio 48

– 78 –

2

m2

1 Bedroom 57

m2

1 1

6 5

6 4 2 3

4

2

4 3

5

3

1

Entry Foyer

1

Entry Foyer

2

Living Room / Dining Room

2

Living Room / Dining Room

3

Balcony / Wintergarden

3

Wintergarden

4

Bedroom

4

Bedroom

5

Master Bedroom

5

Master Bedroom

6

Kitchen

6

Kitchen

2 Bedroom 82-94

m2

3 Bedroom 109-116

m2

338 PITT STREET

Living room looking out to Sydney Harbour

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338 PITT STREET

t.o.tower +258.00 M

Zone for Wintergardens

L45 +166.70 M

Zone for Balconies

L12 +64.40M

Balcony & Wintergarden Strategy

Panoramic balconies & wintergardens e xt e n d i n g t h e l i v i n g s pac e o u t d o o rs

As an integral expression of the sinusoidal slab edge of the tower, outdoor balconies extend the living room and bedrooms towards an exceptional panoramic view to Hyde Park in the lower part of the tower, allowing residents to relate to nature through a seamless interior/exterior connection.

In the upper section of the tower, these balconies become wintergardens that additionally enable panoramic views to Sydney Harbour.

– 82 –

balconies

Typical Balcony condition with 1m railing and 2m balcony depth for Studios, 1Bd, 2Bd Apartments, and 2.4m for 3Bd Apartments

ALTERNATE BALCONY DESIGN Typical Balcony condition with raised 2.1m railing

INTEGRATED ESD STRATEGIES

wintergardens

SHADING- Provision of solaroptimized overhang for living room areas

LOW-E Coating: Coating with good SHGC to be specified for living room glazing.

ENCLOSURE- Fully-enclosed wintergardens to mitigate wind impacts on upper portion of building.

CROSS VENTILATIONIntegration of operable windows for indoor air quality

VEGETATION- Positive impacts Typical Wintergarden condition

of biophilia on humans.

338 PITT STREET

– 84 –

338 PITT STREET

Operable glassLouvre louvre Operable Glass

Recessed Glazing Recessed glazing Recessed Glazing Allowing Air flow Allowing Air allowing airflow flow

Operable Glass Louvre

Bi-fold shading Bi-fold screen Screen shading Bi-foldGlazing Screen shading Behind behind glazing Behind Glazing

Bi-fold Screen shading Bi-foldGlazing Screen Bi-fold screenshading Behind Behind Glazing shading behind

Hinged glazing Glazing Panel Hinged panel Hinged Glazing Panel

glazing

Full-height recessed Full Height Recessed Full Glazing Height Recessed Fixed fixed glazing

Glass Balustrade Glass Balustrade Balustrade Glass

Fixed Glazing

Natural ventilation ventilation to Natural cool building to cool building envelope envelope

Natural ventilation ventilation to Natural cool building to cool building envelope envelope

Semi-open Wintergarden Semi-open Wintergarden Semi-open Wintergarden

Enclosable Wintergarden Encloseable EnclosableWintergarden Wintergarden

Façade close-up

1

2

3

4

Wall Type

– 86 –

1

Sandstone: Mount White Pink

2

Sandstone- Piles Creek Cream

3

Bronze Metal

4

Accoya Batten

5

Off-white concrete

5

1 2

3 4 5 6 7 8 9 10

1

Glazed sliding doors

6

Fixed glazing

2

Precast concrete hob at balcony

7

Operable window for selected bedrooms & living rooms

3

Glass balustrade

8

Blind/curtain pelmet

4

Metal trim to slab edge

9

Ceiling with thermal insulation below balconies

5

Extended slab edge shades living rooms below,

10 Raised floor with thermal/acoustic insulation above slab

alternative solution as integrated curtain wall system

338 PITT STREET

East Elevation- Castlereagh Street

– 88 –

t.o.tower +258.0 M

t.o.tower +258.0 M

L45 +166.7 M

L45 +166.7 M

L12 +64.4 M

L12 +64.4 M

L09 +55.2 M

L09 +55.2 M

South Elevation- Liverpool Street

t.o.tower +258.0 M

L45 +166.7 M

L12 +64.4 M

t.o. pavilion +44.0 M

West Elevation- Pitt Street

338 PITT STREET

Overshadowing

study-

Jun21st [09:00am-02:00pm |

Context timestep:

0. 5 ]

Reduced shadow: 9 055 sqm

09:00am

Reduced shadow: 12 541 sqm

09:30am

Reduced shadow: 16 317 sqm

10:00am

Reduced shadow: 15 251 sqm

10:30am

Reduced shadow: 13 326 sqm

11:00am

Reduced shadow: 10 916 sqm

11:30am

Reduced cast shadow as compared to approved envelope Harmony Park

– 90 –

Reduced shadow: 10 563 sqm

12:00pm

Reduced shadow: 11 738 sqm

12:30pm

Reduced shadow: 12 653 sqm

1:00pm

Reduced shadow: 14 206 sqm

1:30pm

Reduced shadow: 16 023 sqm

2:00pm

Reduced shadow: 18 343 sqm

2:30pm

Reduced cast shadow as compared to approved envelope Harmony Park

338 PITT STREET

Sunlight Hours

exposure

| Jun21st

Approved Envelope

Northwest Exposure

Northeast Exposure

Northwest Exposure

Northeast Exposure

Proposed Design

– 92 –

C o m pa r at i v e

views from the sun

| Jun21st [09:00am-02:00pm]

09:00am

10:00am

11:00am

12:00pm

01:00pm

02:00pm

338 PITT STREET

Overshadowing Study- Harmony Park | Jun21st [09:00am-02:00pm]

Approved Envelope

Proposed Design

– 94 –

Approved Envelope

Proposed Design

56.96% >= 4hours

57.15 % >= 4hours

The proposed design achieves a 1 hour improvement in overshadowing of Harmony Park based on study conducted for June 21st between 9:00am and 2:00pm, in comparison to approved envelope performance.

1 hour 0 (no improvement)

338 PITT STREET

Improvement over approved envelope

– 96 –

04 Sustainability Strategies

338 PITT STREET

An Integrated Approach e c o l o g i c a l ly s u s ta i n a b l e d e v e l o p m e n t

The proposed design is an energy efficient building that also addresses health and wellbeing, optimizes access to daylight and views, minimizes water use, and integrates smart building systems to improve performance and increase comfort.

The floor plates have been designed to maximise natural daylight and views to increase connectivity and comfort. These efforts are supplemented with energy efficient lighting solutions, circadian rhythm lighting, and motion and occupant sensors to reduce energy consumption and improve occupant wellbeing.

Solar impacts are managed through a combination of slab overhangs to shade living room glazing and inset balconies in front of bedrooms. External batten shading is incorporated into the high rise wintergardens to assist with solar control and high performance glazing will be used on the tower facade glazing. The majority of apartments are located on the eastern side of the tower and the west facing core reduces solar heat gains.

SAMPLE TEXT

A number of innovative wind mitigation strategies have been incorporated into the building design to enhance comfort for building occupants and minimise impacts on the ground plane. These include an elliptical form and undulating slab edges to reduce wind speeds and down draft, as well as raising the tower above podium level to minimise impacts on the streetscape and public plaza.

A wide range of community and social elements contribute to the health and wellbeing of the building residents, including sky terraces and rooftop community gardens, a generous public plaza at street level, bicycle storage, and the provision of community rooms/studios.

The proposal will meet stringent energy and water targets, including 5.5 star Nabers for the commercial buildings, 5 star Nabers for the hotel and Basix Energy 30 and Water 45 for the apartments.

– 98 –

PV panels on roof area

Building-Integrated Photovoltaics (BIPV) incorporated into facade for on-site renewable energy generation

West facing core reduces solar gain and glare

Screen shading to high rise wintergardens

Slab overhang provides shading to living room glazing Sky terrace to provide community garden, protected from wind

Floorplate maximizes daylight

Inset bedrooms reduce net solar gain

Tower elliptical form reduces wind speed Undulating slab edge reduces downdraft into public plaza Rainwater harvesting for low-rise toilets and landscape irrigation

Roof gardens enhance liveability for residents

Tower raised above podium to allow flow of air and wind

All building corners are rounded to encourage horizontal flow of air

Pervious roofscapes capture stormwater for use in cooling towers, toilets and landscape irrigation

338 PITT STREET

Summary of ESD Project Strategies

DAYLIGHT AND VIEWS WIND MITIGATION 02

WIND MITIGATION 01

• Elliptical plan oriented to Northeast.

• Side core for optimized view and eastern daylight

ONE PROJECT IMAGE/ SKETCH OR DIAGRAM?

WIND MITIGATION 04

• Maximized daylight with sensor reduces electrical lighting loads • Circadian rhythm lighting improves occupant comfort • Increased connection to outdoors

SOLAR/DAYLIGHT ACCESS

c l i m at e r e s p o n s i v e d e s i g n

• Slab overhang provides shade to living room glazing in summer, reducing heat loads.

• Inset bedrooms reduce net solar gain.

• BIPV located on north facade of high rise envelope.

• Solar panels located on roof.

• Heat exchange system captures waste heat from A/C systems and utilizes it for hot water system • Zoned HVAC SOLAR ACCESS DIAGRAMS

WIND MITIGATION 02

WIND MITIGATION 01

OTHER ESD STRATEGIES • Rainwater catchment for reuse in all green roofs

• Creation of vertical community with amenity green terraces distributed throughout tower

• Blackwater filtration plant and greywater reuse from cooling towers and sinks

• Incorporation of balconies and wintergardens.

• Low flow and flow flush fixtures • Native vegetation WIND MITIGATION 03

• Seawater cooling recycled for toilet flushing • Reduction of heat island effect through the provision of pervious, vegetated surfaces.

• Herb and vegetable gardens in podium rooftops.

– 100 –

• Spaces for active recreation • Daylit and ventilated lift lobbies

• Incorporation of end of trip facility with WIND MITIGATION 04 SOLAR/DAYLIGHT ACCESS showers and bicycle parking area. % of EOTF dedicated to bike share company.

•

WIND MITIGATION • Elliptical form reduces wind speed.

• Undulating slab edges reduce down draft and maximise comfort at ground plane.

• Tower raised above podium level to allow flow of air and minimise impacts on public plaza.

• Podium buildings incorporate rounded corners to reduce wind speeds at street level.

• Mullion extensions on either side of living rooms mitigates wind impacts WIND MITIGATION 02

WIND MITIGATION 01

• Wintergardens required for top 2/3 of the building • Provision of awnings to prevent downdraft.

• Enhanced indoor air quality with low-emitting material selections and finishes

SOLAR ACCESS DIAGRAMS SOLAR ACCESS DIAGRAMS

WIND MITIGATION 04

WIND MITIGATION 02 WIND MITIGATION 02

SOLAR/DAYLIGHT ACCESS

SOLAR ACCESS DIAGRAMS

WIND MITIGATION 03 WIND MITIGATION 03

WIND MITIGATION 01 WIND MITIGATION 01

WIND MITIGATION 04 WIND MITIGATION 04

WIND MITIGATION 03

WIND MITIGATION 02

WIND MITIG

SOLAR/DAYLIGHT ACCESS SOLAR/DAYLIGHT ACCESS

WIND MITIGATION 04

SOLAR/DAYLIGHT

338 PITT STREET

– 102 –

05 Appendix

338 PITT STREET

Required Photomontage View Corridor from Hyde Park

– 104 –

338 PITT STREET

Required Photomontage View Corridor from Liverpool Street

– 106 –

338 PITT STREET

Structural System

Analysis Model 300-600 mm Thick. Reinforced Concrete Core Wall

Reinforcement Concrete Column Blades.

200mm Two-Way PT slab 600mm Deep Header Beams

High Rise Floor Layout 300-600 mm Thick. Reinforced Concrete Core Wall

Reinforcement Concrete Column Blades.

200mm Two-Way PT slab

Low Rise Floor layout

600mm Deep Header Beams

400-800 mm Thick. Reinforced Concrete Core Wall

Reinforcement Concrete Column Blades.

200mm Two-Way PT slab 600mm Deep Header Beams

3D Structural Analysis Model 338 Pitt Street

– 108 –

Podium Level Floor layout

Modal Analysis Results Modal Analysis Results

ick. Reinforced Wall

Reinforcement Concrete Column Blades.

200mm Two-Way PT slab

der Beams

k. Reinforced all

Reinforcement Concrete Column Blades.

200mm Two-Way PT slab

Header Beams

ced Mode 1: 8.32 Seconds East-West Translation

Mode 3: 5.38 Seconds Torsion/ Twisting

Mode 2: 8.09 Seconds North-South Translation

Mode 1: 8.32 Seconds East-West Translation

Mode 3: 5.38 Seconds Torsion/ Twisting

Mode 2: 8.09 Seconds North-South Translation

Wind Displacement Analysis The building has been evaluated for

Local Practice Limit

the wind consultant's preliminary The building has been evaluated foradvice. Displacement measured 80% of the code wind speed as per against 1/500 drift limit, according to the wind consultant's preliminary local and international practice limits, advice. Displacement measured is satisfactory. Wind loading will be ement Concrete againstColumn 1/500 drift limit, according toconfirmed with the wind tunnel testing. local and international practice limits, is satisfactory. Wind loading will be Building drift and perception to wind confirmed with the wind tunnel testing. motion control the tower's lateral system. The proposed scheme Building drift and perception to windsatisfies the movement criteria by local 00mm Two-Way slabthe tower's lateral practice and is expected to satisfy motion PT control system. The proposed scheme occupancy comfort criteria upon wind satisfies the movement criteria by local tunnel testing. Additional supplemental Deep Header Beams practice and is expected to satisfy damping systems are not anticipated occupancy comfort criteria upon wind to be required. tunnel testing. Additional supplemental damping systems are not anticipated to be required.

Local Practice Limit

Wind Displacement Analysis 80% of the code wind speed as per

Story Displacement Under Wind in X- Direction (mm)

Story Displacement Under Wind in X- Direction (mm)

Story Displacement Under Wind in Y- Direction (mm)

Story Displacement Under Wind in Y- Direction (mm)

338 PITT STREET

Planning Flexibility There is a clear rhythm in the planning and structural layout of the residential floor where the space between structural columns is shared by a living space (living room or balcony) and a bedroom. Subject to market change, this enables small units to be combined into larger apartments without disrupting façade sequence.

1B 1B

Typical High-rise 3 Bed Unit

Low-rise Typical Plan

– 110 –

Visual Privacy

371-375 Pitt St Current RL 161.6

Optimised View Angle Following the ellipse, views from living rooms are directed away from northern office tower.

371-375 Pitt St Approved RL 141.1

Internal Visual Privacy The curved corridor further recesses apartment entries and minimises direct visual link between different units.

External Separation

Low-rise Typical Plan

The elliptical form pulls tower away from existing and future high-rise in the neighbourhood.

133 Liverpool St Expected RL 254.57

338 PITT STREET

Architectural Drawings Existing Site Plan

– 112 –

S i t e A n a ly s i s

REGE

NT S

TREE

T

JUN 21ST SUMMER SUN PATH

ST. JAMES STATION

FUTURE PITT ST. METRO

DEC 21ST WINTER SUN PATH

GEOR GE S

TREE

T

WILMOT STREET

WENTWORTH PARK + GLEBE

DA

ING

N EN

NT CE

RL

HU

RS

T

K AR LP IA

ELIZABETH STR EET

DE

HY

N AI M UR DO BO R RK A PA + H

CASTLEREAGH STREET

TO FIS WN H M HA AR LL + KE T

PRINCE SURRY ALFRED PARK HILLS +

PITT STREET

NO NAME LANE

CENTRAL STREET

MUSEUM STATION LIVERPO

OL STRE ET

168m TO

GEORG

E STREE

T LIVERPO

OL STRE ET

144m TO

HYDE

LIVERPOOL STREET

PARK

CALM

ELIZABETH STR EET

STREET

CLARKE STREET

KM/H 0-10

CASTLEREAGH

PITT

STRE

ET

30%

20%

10%

LIVERPOOL STREET

10-20

20-30

30-40

50+

338 PITT STREET

Section 01

BDY

BDY

ROOF

RL 280.10

LEVEL 79 PLANT

RL 272.10

LEVEL 78 / RESI

RL 269.00

LEVEL 77 / RESI

RL 265.90

LEVEL 76 / RESI

RL 262.80

LEVEL 75/ RESI

RL 259.70

LEVEL 74 / RESI

RL 256.60

LEVEL 73 / RESI

RL 253.50

LEVEL 72 / RESI

RL 250.40

LEVEL 71 / RESI

RL 247.30

LEVEL 70 / RESI

RL 244.20

LEVEL 69 / RESI

RL 241.10

LEVEL 68 / RESI

RL 238.00

LEVEL 67 / RESI

RL 234.90

LEVEL 66 / RESI

RL 231.80

LEVEL 65/ RESI

RL 228.70

LEVEL 64 / RESI

RL 225.60

LEVEL63 / RESI

RL 222.50

LEVEL 62 / RESI

RL 219.40

LEVEL 61 / RESI

RL 216.30

LEVEL 60 / RESI

RL 213.20

LEVEL 59 / RESI

RL 210.10

LEVEL 58 / RESI

RL 207.00

LEVEL 57 / RESI

RL 203.90

LEVEL 56 / RESI

RL 200.80

LEVEL 55/ RESI

RL 197.70

LEVEL 54 / RESI

RL 194.60

LEVEL 53 / RESI

RL 191.50

LEVEL 52 / RESI

RL 188.40

LEVEL 51 / RESI

RL 185.30

LEVEL 50 / RESI

RL 182.20

LEVEL 49 / RESI

RL 179.10

LEVEL 48 / RESI

RL 176.00

LEVEL 47 / AMENITY

RL 172.90

LEVEL 46 / AMENITY

RL 169.80

LEVEL 45/ AMENITY

RL 166.70

LEVEL 44 / RESI

RL 163.60

LEVEL 43 / RESI

RL 160.50

LEVEL 42 / RESI

RL 157.40

LEVEL 41 / RESI

RL 154.30

LEVEL 40 / RESI

RL 151.20

LEVEL 39/ RESI

RL 148.10

LEVEL 38 / RESI

RL 145.00

LEVEL 37/ RESI

RL 141.90

LEVEL 36 / RESI

RL 138.80

LEVEL 35 / RESI

RL 135.70

LEVEL 34 / RESI

RL 132.60

LEVEL 33 / RESI

RL 129.50

LEVEL 32 / RESI

RL 126.40

LEVEL 31 / RESI

RL 123.30

LEVEL 30 / RESI

RL 120.20

LEVEL 29 / RESI

RL 117.10

LEVEL 28 / RESI

RL 114.00

LEVEL 27 / RESI

RL 110.90

LEVEL 26 / RESI

RL 107.80

LEVEL 25 / RESI

RL 104.70

LEVEL 24 / RESI

RL 101.60

LEVEL 23 / RESI

RL 98.50

LEVEL 22 / RESI

RL 95.40

LEVEL 21 / RESI

RL 92.30

LEVEL 20 / RESI

RL 89.20

LEVEL 19 / RESI

RL 86.10

LEVEL 18 / RESI

RL 83.00

LEVEL 17 / RESI

RL 79.90

LEVEL 16 / RESI

RL 76.80

LEVEL 15 / RESI

RL 73.70

LEVEL 14 / RESI

RL 70.60

LEVEL 13 / RESI

RL 67.50

LEVEL 12 / RESI

RL 64.40

LEVEL 11

RL 61.40

LEVEL 10

RL 58.30

LEVEL 9 / TERRACE LEVEL 8 / AMENITY

RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

PLANT AMENITIES RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

PLANT COMMUNITY TERRACE

RL 51.48 RL 47.76

LEVEL 6 / AMENITY

RL 44.04

LEVEL 5 / AMENITY

RL 40.32

LEVEL 1 / RESI & COM RL 25.00

GROUND PITT ST

RL 20.50

B1 MEZZ

RL 18.00

HOTEL

POOL FITNESS CENTRE SPA / POOL BRIDAL SUITE / BEAUTY

RL 36.60

LEVEL 2 / HOTEL & COM RL 29.50

SECTION 1:750

LEVEL 10 / HOTEL ROOF

ROOFTOP BAR

RESTAURANT

AMENITY RECEPTION

HOTEL AMENITY LOBBY

LEVEL 7

RL 45.90 RL 42.80

HOTEL

LEVEL 5

RL 39.70

HOTEL

LEVEL 4

RL 36.60

HOTEL LOBBY PLAZA RL 21.50

HOTEL DROP OFF RESI BOH

B1 / LOADING

RL 13.00

B2 / PARKING

RL 10.00

B3 / PARKING

RL 7.00

PARKING

B4 / PARKING

RL 4.00

PARKING

PARKING

RL 49.00

LEVEL 6

BAR & ALL DAY DINING

PLANT/ LOADING / RESI & COMMERCIAL DROP OFF

RL 52.10

LEVEL 8

HOTEL

RETAIL RETAIL

RL 55.20

LEVEL 9

HOTEL

HOTEL

SPA

LEVEL 3 / HOTEL & COM RL 33.05

– 114 –

E-W

RESIDENTIAL RESIDENTIAL

RL 55.20

LEVEL 7 / AMENITY

LEVEL 4 / AMENITY

PLANT PENTHOUSE

HOTEL BOH

LEVEL 3

RL 33.05

LEVEL 2

RL 29.50

LEVEL 1 / HOTEL

RL 26.50

GROUND CASTLEREAGH

RL 23.50

Section 02 ROOF

RL 280.10

LEVEL 79 PLANT

RL 272.10

LEVEL 78 / RESI

RL 269.00

LEVEL 77 / RESI

RL 265.90

LEVEL 76 / RESI

RL 262.80

LEVEL 75/ RESI

RL 259.70

LEVEL 74 / RESI

RL 256.60

LEVEL 73 / RESI

RL 253.50

LEVEL 72 / RESI

RL 250.40

LEVEL 71 / RESI

RL 247.30

LEVEL 70 / RESI

RL 244.20

LEVEL 69 / RESI

RL 241.10

LEVEL 68 / RESI

RL 238.00

LEVEL 67 / RESI

RL 234.90

LEVEL 66 / RESI

RL 231.80

LEVEL 65/ RESI

RL 228.70

LEVEL 64 / RESI

RL 225.60

LEVEL63 / RESI

RL 222.50

LEVEL 62 / RESI

RL 219.40

LEVEL 61 / RESI

RL 216.30

LEVEL 60 / RESI

RL 213.20

LEVEL 59 / RESI

RL 210.10

LEVEL 58 / RESI

RL 207.00

LEVEL 57 / RESI

RL 203.90

LEVEL 56 / RESI

RL 200.80

LEVEL 55/ RESI

RL 197.70

LEVEL 54 / RESI

RL 194.60

LEVEL 53 / RESI

RL 191.50

LEVEL 52 / RESI

RL 188.40

LEVEL 51 / RESI

RL 185.30

LEVEL 50 / RESI

RL 182.20

LEVEL 49 / RESI

RL 179.10

LEVEL 48 / RESI

RL 176.00

LEVEL 47 / AMENITY

RL 172.90

LEVEL 46 / AMENITY

RL 169.80

LEVEL 45/ AMENITY

RL 166.70

LEVEL 44 / RESI

RL 163.60

LEVEL 43 / RESI

RL 160.50

LEVEL 42 / RESI

RL 157.40

LEVEL 41 / RESI

RL 154.30

LEVEL 40 / RESI

RL 151.20

LEVEL 39/ RESI

RL 148.10

LEVEL 38 / RESI

RL 145.00

LEVEL 37/ RESI

RL 141.90

LEVEL 36 / RESI

RL 138.80

LEVEL 35 / RESI

RL 135.70

LEVEL 34 / RESI

RL 132.60

LEVEL 33 / RESI

RL 129.50

LEVEL 32 / RESI

RL 126.40

LEVEL 31 / RESI

RL 123.30

LEVEL 30 / RESI

RL 120.20

LEVEL 29 / RESI

RL 117.10

LEVEL 28 / RESI

RL 114.00

LEVEL 27 / RESI

RL 110.90

LEVEL 26 / RESI

RL 107.80

LEVEL 25 / RESI

RL 104.70

LEVEL 24 / RESI

RL 101.60

LEVEL 23 / RESI

RL 98.50

LEVEL 22 / RESI

RL 95.40

LEVEL 21 / RESI

RL 92.30

LEVEL 20 / RESI

RL 89.20

LEVEL 19 / RESI

RL 86.10

LEVEL 18 / RESI

RL 83.00

LEVEL 17 / RESI

RL 79.90

LEVEL 16 / RESI

RL 76.80

LEVEL 15 / RESI

RL 73.70

LEVEL 14 / RESI

RL 70.60

LEVEL 13 / RESI

RL 67.50

LEVEL 12 / RESI

RL 64.40

LEVEL 11

RL 61.40

LEVEL 10

RL 58.30

LEVEL 9 / TERRACE

RL 55.20

LEVEL 8 / AMENITY

RL 51.48

LEVEL 7 / AMENITY

RL 47.76

LEVEL 6 / AMENITY

RL 44.04

LEVEL 5 / AMENITY

RL 40.32

LEVEL 4 / AMENITY

BDY

BDY

RL 36.60

LEVEL 3 / HOTEL & COM RL 33.05 LEVEL 2 / HOTEL & COM RL 29.50

LEVEL 1 / RESI & COM RL 25.00 GROUND PITT ST

RL 20.50

B1 MEZZ

RL 18.00

B1 / LOADING

RL 13.00

B2 / PARKING

RL 10.00

B3 / PARKING

RL 7.00

B4 / PARKING

RL 4.00

PLANT

N-S

PENTHOUSE RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL PLANT AMENITIES RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

PLANT COMMUNITY TERRACE GYM AMENITIES

POOLS

ROOFTOP BAR

FITNESS

POOL PLANT

DINING

POOL

DINING

POOL PLANT

POOL

AMENITIES AMENITIES

BRIDAL SUITE / BEAUTY

POOL PLANT

BAR

COMMERCIAL

SPA

RETAIL

COMMERCIAL

AMENITY RECEPTION

RETAIL RETAIL

STORAGE

CAFE

COM. LOBBY

RESI LOBBY

LOADING / RESI & COMMERCIAL DROP OFF

HOTEL AMENITY LOBBY

PLANT LOADING LANE

CAFE

STORAGE PARKING PARKING PARKING

338 PITT STREET

SECTION 1:750

Ground Plan

Access Lobbies R e ta i l Food & Beverage Urban Room

RETAIL

EASEMENT

LOADING DOCK

CARPARK ENTRY

RETAIL

RETAIL

RETAIL

RETAIL ART WORKSHOP

RETAIL

RETAIL

RETAIL

HOTEL LOBBY

WELLNESS LOBBY RETAIL

RETAIL

RESIDENTIAL LOBBY

SECONDARY RESIDENTIAL ENTRY

RETAIL

RETAIL

RETAIL

CO-WORKING LOBBY

RETAIL

PITT STREET

LUGGAGE STORAGE

HOTEL TOILETS

RETAIL RETAIL

PUBLIC TOILETS

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

LIVERPOOL STREET

N

1:400 5

Scale 1:400 10

0

15

– 116 –

5

20

10

15

20

N

Level 01

Hotel R e ta i l S pac e

Event R e s ta u r a n t

RETAIL

HOTEL COOLING TOWER

RETAIL

KITCHEN

SUITE 44 m2 KEY 33.6 m2

BAR KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

EVENT SPACE

RETAIL

KEY 31 m2

KEY 31 m2

RETAIL

Retail Food & Beverage Retail Room Urban Food & Beverage Urban Room

Retail Hotel Amenity Hotel Lobby Residential Amenity

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

N

Commercial

338 PITT STREET

Level 02

H o t e l & ADD S p e c i a lt y R e s ta u r a n t Business Centre - Meeting R e s ta u r a n t

KITCHEN

SPECIALITY RESTAURANT

HOTEL AMENITY RECEPTION BAR

ALL DAY DINNING

SUITE 44 m2 KEY 33.6 m2

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

CO-WORKING & BUSINESS CENTRE

KEY 31 m2

KEY 31 m2

RETAIL

Level 02

N

1:400 5

Scale 1:400 10

0

15

– 118 –

5

20

10

15

20

N

Level 03

Hotel W e l l n e ss C e n t r e - S pa B u s i n e s s C e n t r e - C o -W o r k i n g R e s ta u r a n t

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

KEY 35 m2

SPA KEY 32 m2

KEY 34 m2

KEY 32 m2

KEY 34 m2

RECEPTION & SHOP

KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

SUITE 44 m2 KEY 33.6 m2

CO-WORKING KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 31 m2

BAR

KEY 31 m2

BAR GARDEN

Retail Food & Beverage Urban Room Retail Food & Beverage Urban Room

Retail Hotel Amenity Hotel Commercial

ale 1:400 5

N

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Level 04

Hotel Salon

Wellness Centre - Beauty Residential Amenity R e s ta u r a n t

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

POOL BASIN

POOL PLANT

SPA BASIN

SUITE 39 m2 KEY 35 m2

KEY 32 m2 KEY 32 m2

KEY 34 m2 KEY 34 m2

BEAUTY SALON

BRIDAL SUITE

KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

SUITE 44 m2 KEY 33.6 m2

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KITCHEN

BBQ

KEY 31 m2

DINNING

KEY 31 m2

KITCHEN

N

1:400 5

Scale 1:400 10

0

15

– 120 –

5

20

10

15

20

N

Level 05

Hotel & Bar

Wellness Centre - Pool Residential Amenity R e s ta u r a n t

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

SPA

LAP POOL

SUITE 39 m2 KEY 35 m2

POOL VOID ABOVE

KEY 32 m2

KEY 34 m2

KEY 32 m2

KEY 34 m2

KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

SUITE 44 m2 KEY 33.6 m2

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

RESIDENTIAL PLANT

KEY 31 m2

DINNING

KEY 31 m2

KITCHEN

Retail Food & Beverage Urban Room

Retail Hotel Amenity Hotel Residential Amenity

ale 1:400 5

N

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Level 06

Wellness

Hotel Centre - Fitness Centre Residential Amenity Rooftop Bar

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

SUITE 39 m2

POOL VOID

KEY 35 m2

YOGA STUDIO

KEY 32 m2 KEY 32 m2

KEY 34 m2 KEY 34 m2

RESIDENTIAL LEISURE & KIDS POOL BASIN GYM KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

FITNESS CENTRE

RESIDENTIAL LAP POOL BASIN

POOL PLANT

SUITE 44 m2 KEY 33.6 m2

RESIDENTIAL PLANT VOID TO BELOW

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 31 m2

KEY 31 m2

ROOF TOP BAR

ROOF TOP BAR GARDEN

N

1:400 5

Scale 1:400 10

0

15

– 122 –

5

20

10

15

20

N

L e v e l 07

Hotel

Residential Amenity

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

SUITE 39 m2 KEY 35 m2

ROOF TOP GARDEN / POOL DECK

KEY 32 m2

KEY 34 m2

KEY 32 m2

KEY 34 m2

RESIDENTIAL LEISURE & KIDS POOL KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

RESIDENTIAL LAP POOL DOUBLE HEIGHT

SUITE 44 m2 KEY 33.6 m2

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

SAUNA

KEY 31 m2

Retail Food & Beverage Urban Room

KEY 31 m2

Retail Hotel Amenity Hotel Residential Amenity

ale 1:400 5

N

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Level 08

Hotel

Residential Amenity

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

SUITE 39 m2 KEY 35 m2

ROOF TOP GARDEN / POOL DECK

KEY 32 m2 KEY 32 m2

KEY 34 m2 KEY 34 m2

VOID RESIDENTIAL LEISURE & KIDS POOL BELOW KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

STORAGE

VOID RESIDENTIAL LAP POOL BELOW

SUITE 44 m2

STORAGE

KEY 33.6 m2

YOGA STUDIO

KEY 32 m2

KEY 33 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

KEY 32 m2

GYM

KEY 31 m2

KEY 31 m2

N

1:400 5

Scale 1:400 10

0

15

– 124 –

5

20

10

15

20

N

Level 09

Low Rise

Hotel & Rooftop Pool Residential Outdoor Amenity

KEY 32 m2

KEY 36 m2

KEY 32 m2

KEY 36 m2

KEY 35 m2 SUITE 39 m2

SUITE 39 m2 KEY 35 m2

KEY 32 m2

KEY 34 m2

KEY 32 m2

KEY 34 m2

OUTDOOR GYM RUNNING TRACK

KEY 32 m2

KEY 34 m2

KEY 33.6 m2

KEY 36 m2

YOGA STUDIO

BAR

KIDS PLAY AREA

POOL KIDS PLAY GARDEN

RUNNING TRACK

Retail Food & Beverage Urban Room

Hotel Residential Amenity N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Levels 10 - 11

Low Rise Plant

MECHANICAL PLANT STAIR PRESSURISATION

MECHANICAL PLANT STAIR PRESSURISATION

N

1:400 5

Scale 1:400 10

0

15

– 126 –

5

20

10

15

20

N

Levels 12- 44

Typical Low Rise Residential

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Level 45

Mid Rise Residential Outdoor Amenity

EVENT SPACE

KITCHEN

TEERACE

EVENT SPACE

N

1:400 5

Scale 1:400 10

0

15

– 128 –

5

20

10

15

20

N

Levels 46-47

Mid Rise Plant Level

CHW & HHW PRESSURE BREAK

MECHANICAL PLANT STAIR PRESSURISATION

FIRE PLANT PUMPS

TERRACE

MECHANICAL PLANT STAIR PRESSURISATION

FIRE PLANT TANKS

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Levels 48- 78

Typical High

rise

Residential

N

1:400 5

Scale 1:400 10

0

15

– 130 –

5

20

10

15

20

N

Level 79

Plant

CHW & HHW PRESSURE BREAK

FIRE PLANT TANKS

FIRE PLANT PUMPS MECHANICAL PLANT STAIR PRESSURISATION RELIEF PLANT MECHANICAL PLANT STAIR PRESSURISATION

ROOF TERRACE

MECHANICAL PLANT STAIR PRESSURISATION

MECHANICAL PLANT RESIDENTIAL COOLING TOWER

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Level 80

Roof

PHOTOVOLTAIC PANELS

ROOF TERRACE

COOLING TOWER

N

1:400 5

Scale 1:400 10

0

15

– 132 –

5

20

10

15

20

N

Basement 01 Mezzanine

Hotel Drop Off

HOTEL LOBBY

HOTEL OFFICES

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Basement 01

Loading Zone R e s i d e n t i a l , R e ta i l , C o m m e r c i a l D r o p O f f EOT & B i k e S t o r a g e Plant

HOTEL FOOD BEVERAGE STORAGE

END OF TRIP SUBSTATION

HOTEL KITCHEN

BICYCLE STORAGE

SWITCH ROOM

HOTEL OFFICES

HOTEL LAUNDRY CLEAN

HOTEL STAFF KITCHENETTE & LOUNGE

RESIDENTIAL WASTE

HOTEL LAUNDRY

HOTEL GENERAL STORAGE

RETAIL WASTE

HOTEL LAUNDRY STORAGE DIRTY

HOTEL UNIORM LINEN

END OF TRIP

PLANT

RESIDENTIAL RECYCLE

BICYCLE STORAGE

WELLNESS LOBBY

GOODSLIFT LOBBY RETAIL RECYCLE

HOTEL RECYCLE

RESIDENTIAL LOBBY

HOTEL WASTE

LOADING DOCK CO-WORKING LOBBY

RETAIL LOBBY

STORAGE RETAIL

STORAGE RETAIL

STORAGE RETAIL

BICYCLE STORAGE

STORAGE RETAIL

N

1:400 5

Scale 1:400 10

0

15

– 134 –

5

20

10

15

20

N

Basement 02

Hotel Parking

PLANT

PLANT

WELLNESS LOBBY

BICYCLE STORAGE

HOTEL LOBBY BICYCLE STORAGE

BICYCLE STORAGE

CO-WORKING LOBBY

PLANT

PLANT

PLANT

PLANT

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Residential Parking

1ST RESERVE

PROPOSED TUNNEL BELOW

PROPOSED TUNNEL BELOW

1ST RESERVE

Basement 03

PLANT

PLANT

BICYCLE STORAGE

BICYCLE STORAGE

RESIDENTIAL LOBBY

BICYCLE STORAGE

PLANT

PLANT

N

1:400 5

Scale 1:400 10

0

15

– 136 –

5

20

10

15

20

N

Residential Parking

1ST RESERVE

PROPOSED TUNNEL BELOW

PROPOSED TUNNEL BELOW

1ST RESERVE

Basement 04

PLANT

PLANT

BICYCLE STORAGE

RESIDENTIAL LOBBY

PLANT

PLANT

N

ale 1:400 5

Scale 1:400 10

0

15

5

20

10

15

20

338 PITT STREET

Area Summary

and

Unit Mix 338 Pitt St SYDNEY Design Competition Development Summary and Area Schedule

T o t a l GFA = 8 2 ,0 7 5 SQ . M

SUMMARY TABLES Achieved GFA & FSR Residential GFA Hotel GFA Retail GFA Other Commercial TOTAL GFA Achieved TOTAL GFA Allowed

R e s i d e n t i a l = 6 0, 3 1 9 SQ . M H o t e l = 1 5 , 2 1 4 SQ . M C o m m e r c i a l = 2 ,1 7 8 SQ . M R e t a i l = 4 , 3 6 4 SQ . M

Studio = 64 / 10% 1 Bed = 192 / 30% 2 Bed = 256 / 40% 3 Bed = 128 / 20%

Hotel Keys = 191 S ta n da r d = 1 6 3 / 8 5% Suites = 28 / 15%

Site Area % of total 73% 19% 5% 3%

Roof 79 78 77 76 75 74 73 72 71 70 69 68 67 66 65 64 63 62 61 60 59 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 G B1/B1M

Description

Floor to Floor

RL

PV Array Plant Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Plant / Structural Bracing Plant / Structural Bracing Residential Amenity / Terrace Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential

metres 0.00 8.00 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10

metres 280.10 272.10 269.00 265.90 262.80 259.70 256.60 253.50 250.40 247.30 244.20 241.10 238.00 234.90 231.80 228.70 225.60 222.50 219.40 216.30 213.20 210.10 207.00 203.90 200.80 197.70 194.60 191.50 188.40 185.30 182.20 179.10 176.00 172.90 169.80 166.70 163.60 160.50 157.40 154.30 151.20 148.10 145.00 141.90 138.80 135.70 132.60 129.50 126.40 123.30 120.20 117.10 114.00 110.90 107.80 104.70 101.60 98.50 95.40 92.30 89.20 86.10 83.00 79.90 76.80 73.70 70.60 67.50 64.40

3.10 3.10 3.10 3.72 3.72 3.72 3.72 3.72 3.55 3.55 4.50 4.50

61.40 58.30 55.20 51.48 47.76 44.04 40.32 36.60 33.05 29.50 25.00 20.50

SUBTOTAL Plant / Structural Bracing Plant / Structural Bracing Hotel / Residential Amenity / Terrace Hotel / Residential Amenity Hotel / Residential Amenity Hotel / Plant / Residential Amenity / Retail Hotel / Plant / Residential Amenity / Retail Hotel / Residential Amenity / Retail Hotel / Commercial / Retail Hotel / Commercial / Retail Hotel / Commercial / Retail Retail / Residential / Hotel / Commercial Residential / Hotel SUBTOTAL

B1 B1 B2 B3 B4

BASEMENT Mezzanine/Hotel Drop-off Loading / Residential & Commercial Drop-off Parking Parking Parking SUBTOTAL

– 138 –

5,914 Permissible FSR FSR Base 8 : 1 10.29 Resi Base 8:1 plus 6:1 accommodation 14 : 1 14 : 1 2.60 Hotel Base 8:1 plus 6:1 accommodation 0.66 Retail 12.5 : 1 Base 8:1 plus 4.5:1 retail 0.33 Comm. 12.5 : 1 Base 8:1 plus 4.5:1 commercial 13.88

Parkin Reside Hotel Retail Comm

TOTAL

RESIDENTIAL Floor

Residential Units = 640

m2 60319 15214 4,364 2,178 82,075 82,089

GBA

GFA

NSA

Balcony

m²

m²

m²

m²

m²

1040 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154

57 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908 908

810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810 810

96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96 96

495 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154 1154

297 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870 870

768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768 768

105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105 105

76545

57212

50454

6441

392 1154 648 1270 448 913 793 153 153 153 300 82922

3.00 3.00 3.00

18.00 13.00 10.00 7.00 4.00

346 501 1029 377 640

141 73 60319

Car Spaces

GBA 7.50

RETAI Façade Area

1867 5913 5913 4389 4389

10 141 112 124

22471

387

50454

Core Provided

6441

944 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 527 248 248 604 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 558 36795 208 208 208 551 551 368 368 368 351 142 180 77 40374

Core Provided Refer 2nd tab N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N

GBA

m²

4 4 4 4 5 10 22

51

LANDS Ground Ground Podium Podium Tower Tower

ation ation

al

Parking Summary Residential Hotel Retail Commercial

236 117 10 24

Development Mix Studio 1 Bed 2 Bed 3 Bed

TOTAL

387

TOTAL APT

RETAIL

re ided 2nd b N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N

GBA

GFA

NLA

Façade Area

m²

m²

m²

m²

410 410 442 442 523 1062 2251

240 347 358 358 441 811 2049

210 317 328 328 414 773 1864

324 324 331 316 277 1071 1764

5130

4364

4024

4082.57

LANDSCAPED AREAS Ground Floor Hard Landscaping Ground Floor Soft Landscaping Podium Hard Landscaping Podium Soft Landscaping Tower Hard Landscaping Tower Soft Landscaping

sqm 1697 121 726 1194 1470 472

Core Analysis Provided Refer 2nd tab

N N N N N N N N

No

64 192 256 128

%

10% 30% 40% 20%

Total Parking Rate Parking 0.1 6 0.3 58 0.7 179 1 128

640

Solar Amenity Total Apartments Solar Access South Facing

Total No

640 576 64

Efficiency Typical highriselevel NSA to GBA Typical highriselevel NSA to GBA

% 90% 10%

%

70% 67%

371

OTHER COMMERCIAL GBA

GFA

NLA

Façade Area

m²

m²

m²

m²

1026 865 645 114

860 714 521 83 47

828 675 442

426 415 356 22

2650

2178

1945

1219

Core Analysis Provided Refer 2nd tab

HOTEL GBA

GFA

Room NLA

m²

m²

m²

Non-Room NLA

Façade Area

m²

m²

1370 1370 1370 2026 2274 2190 2329 2329 611 588

731 1121 1121 1608 1928 1616 2046 2133 515 490 1905

552 885 885 885 885 885 846 333 333

179 225 225 711 1032 725 1118 1631 117 467 265

518 518 518 841 849 841 969 994 434 223

16457

15214

6489

6695

6705

N N N N N

TOTAL AREA GBA

Core Analysis Provided Refer 2nd tab

DEVELOPMENT MIX Studio

1B

2B

3B

Total

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6

0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 0 0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4

0 0 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 0 0 0 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12

64

192

256

128

640

N N N N N N N N N N

Hotel Rooms

0

16 26 26 26 26 26 25 10 10

64

192

256

128

640

191

sqm 129629.5

GFA

82075

NSA+NLA

69607

338 PITT STREET

GFA PLANS

Basement 4

– 140 –

Basement 3

Basement 2

Basement 1

Basement 1 Mezzanine

Level Ground

338 PITT STREET

Level 01

Level 02

Level 03

Level 04

– 142 –

Level 05

Level 06

L e v e l 07

Level 08

338 PITT STREET

Level 09

Levels 10-11

Levels 12-44

Level 45

– 144 –

Levels 46-47

L e v e l s 4 8 -7 8

Level 79

Level 80

338 PITT STREET

Statement of Compliance

338 Pitt Street | Key Planning Controls | 9 August 2018

Key Planning Controls Clause Control Sydney Local Environmental Plan 2012 Clause 2.2 - Land The site is zoned B8 Metropolitan Centre.

Use Zone Residential accommodation, hotel and retail premises are permissible with consent in the zone.

Compliance (Y/N)

Clause 4.3 – Height The maximum height of buildings on the site is 235 of buildings metres.

YES

Comment

YES

The proposed development should not exceed the Hyde Park West and Belmore Park Sun Access Planes, which is described below at Section 6.17 below.

Notwithstanding the above, a proposed design may seek height uplift of 10% by demonstrating design excellence.

Clause 4.4 – Floor space ratio Clause 6.4 – Accommodation floor space

Base: 8:1 Accommodation Floor Space for residential accommodation, serviced apartments, hotel or motel accommodation, community facilities or centre-based child care facilities uses: 6:1 Accommodation Floor Space for office premises, business premises or retail premises: 4.5:1

YES

Refer to area schedule for further information.

The amount of accommodation floor space is reduced proportionally based on the amount of each land use provided.

Clause 4.5A Balconies on certain residential flat buildings

The consent authority may exclude the gross floor area YES of any existing or proposed wind-affected balcony from the calculation of the total floor space for the purposes of applying a floor space ratio if the consent authority is satisfied of the following: • the excluded balcony gross floor area does not exceed 15% of the gross floor area of the apartment to which the balcony is attached, • the wind-affected balcony is used, or designed to 2018 be used, as external open space, 338 Pitt Street | Key Planning Controls | 9 August • the wind-affected balcony has sufficient natural ventilation, Clause Control Compliance (Y/N) • the partial enclosure of the wind-affected balcony does not increase the apparent bulk of the building.

Ethos Urban | 17689

For the purposes of this clause, wind-affected balcony means a balcony that is: • part of a residential flat building that is over 30 metres high, and • above the level of any podium that is, or is required to be, part of the construction of the residential flat building, and • partially enclosed.

Clause 5.10 – Heritage conservation

The site is in the vicinity of a number of heritage items. YES The design should demonstrate that it is complementary to the surrounding heritage items.

Clause 6.17 – Sun access planes

No building may project above the Hyde Park West and YES Belmore Park Sun Access Planes, which is described below.

The design explores the integration of balconies and winter gardens as per the required conditions.

The final condition of balcony or winter garden will be defined by a further analysis of comfort based on wind effects.

The façade design is conceived having in mind the flexibility for these private open spaces to be able to become winter gardens without affecting the overall aesthetics and bulk of the building.

Refer to balcony and winter garden design, and ESD strategies for further information.

Comment 2

The scale and proportions of the tower podium, the hotel and the corner pavilion refer to the scale of the historic fabric of the site, creating a fine grain that responds to the human scale.

The fine grain is further articulated through the façade composition, which provides a diverse yet holistic approach to the different site frontages.

The material palette borrows its essence from the site historic surroundings, creating diversity through the use of different sandstones and metals that refer to its context.

Refer to envelope comparison for further information.

The front of each plane is a line between two specified points (X and Y) and the sides of the plane extend back from those points along a specified horizontal bearing (B) and vertical angle (V).

Hyde Park West For the Hyde Park West 3 sun access plane: (a) X is a point at 34384E, 50064N, 70RL, and Note. Approximately 45 metres above the junction of the western alignment of Elizabeth Street and the northern alignment of Liverpool Street. (b) Y is a point at 34458E, 50900N, 71RL, and Note. Approximately 45 metres above the junction of the western alignment of Elizabeth Street and the southern alignment of King Street. (c) B is 328.6 degrees, and

Ethos Urban | 17689

– 146 –

3

338 Pitt Street | Key Planning Controls | 9 August 2018

Clause

Control (d) V is 25.6 degrees.

Compliance (Y/N)

Comment

YES

The proposed design is very considerate with the site needs, constraints and its context, and we believe it achieves design excellence as:

For the Belmore Park 1A sun access plane: (a) X is a point at 34067E, 49731N, 30RL, and Note. Approximately 25 metres above the northern alignment of Hay Street 95 metres west from the junction of the northern alignment of Hay Street and the western alignment of Pitt Street. (b) Y is a point at 34297E, 49681N, 34RL, and Note. Approximately 25 metres above the junction of the northern alignment of Hay Street and the western alignment of Castlereagh Street. (c) B is 359.0 degrees, and (d) V is 32.7 degrees.

Clause 6.21 – Design Excellence

In considering whether development to which this clause applies exhibits design excellence, the consent authority will have regard to the following matters:

(a) A rich and diverse material palette has been used, further enhancing the architectural merit of a highly contextually sensitive proposal that creates a new destination within the city fabric, and a new landmark on the city skyline.

(a) whether a high standard of architectural design, materials and detailing appropriate to the building type and location will be achieved, (b) whether the form and external appearance of the proposed development will improve the quality and amenity of the public domain,

(b) The breakdown of the form of the tower and its façade articulation respond to the urban scale; while the breakdown of the podium elements and their façade design and materiality appropriately respond to the pedestrian scale, creating generous new contributions to the public realm, and certainly improving the quality of the public domain.

(c) whether the proposed development detrimentally impacts on view corridors, (d) how the proposed development addresses the following matters:

(c) The proposed tower form minimises the impact on its neighbours’ view corridors and presents as an elegant form on the skyline.

(i) the suitability of the land for development,

(d) The proposed design incorporates a high level of flexibility that

(ii) the existing and proposed uses and use mix, (iii) any heritage issues and streetscape constraints, (iv) the location of any tower proposed, having regard to the need to achieve an acceptable with other towers 338 Pitt Street | Key Planning Controls | 9 Augustrelationship 2018 (existing or proposed) on the same site or on neighbouring sites in terms of separation, Clause Control setbacks, amenity and urban form,

Compliance (Y/N)

(v) the bulk, massing and modulation of buildings,

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(vi) street frontage heights, (vii) environmental impacts, such as sustainable design, overshadowing and solar access, visual and acoustic privacy, noise, wind and reflectivity,

(i)

Allows for a considerate future design development that’s appropriate for the site

(ii)

Future proofs the site for any required changes in the needs of the program mix, trends or regulation

(iii)

Allows for the design principles to remain even if a certain level of adjustment is required to deal with specific street constraints or others.

(iv) Comment

The form and location of the tower is highly considerate with its neighbours in terms of privacy and amenity, trying to maximise their solar access and reduce any privacy concerns The bulk, massing and modulation of buildings has been carefully considered to sit well within its context

(vi)

The street frontage heights have been designed to address integration in its context, while maximising solar amenity at the pedestrian level.

(vii)

The building passive design carefully addresses different aspects of the environment, such as solar access, heat load, wind mitigation, overshadowing, etc. as explained in the ESD section of our submission.

(viii)

The strong passive design principles that shape the entire design are supported by a strong set of environmentally sustainable strategies in order to achieve a design that’s environmentally friendly as a whole

(ix)

The pedestrian and vehicular circulation has been carefully considered to maximise separation of both and safety, while enhancing pedestrian movement around the site

(x)

The public domain of the vicinities would greatly benefit from the additions to its network that the design is proposing.

(xi)

The uses and scale of the public domain would add to the character of the area

(xii)

The ground plane has been designed to maximise activation at ground and ease of pedestrian connectivity

(xiii)

The landscape and art integration as part of our design help define a public domain that’s engaging, inviting and comfortable; but also an overall design that elevates in the Sydney skyline as a landmark that supports a mix of high density with a green approach.

(viii) the achievement of the principles of ecologically sustainable development, (ix) pedestrian, cycle, vehicular and service access and circulation requirements, including the permeability of any pedestrian network, (x) the impact on, and any proposed improvements to, the public domain, (xi) the impact on any special character area, (xii) achieving appropriate interfaces at ground level between the building and the public domain, (xiii) excellence and integration of landscape design.

Clause 7.5 – Car parking ancillary to other development

Residential

YES

4

(v)

Please refer to area and unit mix schedule for further information

• Studio: 0.1 spaces • 1 BR: 0.3 spaces • 2 BR: 0.7 spaces • 3 BR: 1 space Hotel 1 car space per 4 bedrooms < 100 beds.

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Clause

Control 1 car space per 5 bedrooms > 100 beds.

Compliance (Y/N)

Comment

Retail / Commercial M = (G x A) divided by (50 x T) Where: • M is the maximum number of parking spaces.

• G is the gross floor area of all retail or commercial premises in the building in square metres.

• A is the site area in square metres.

• T is the total gross floor area of all buildings on the site in square metres.

Clause 7.15 Flood planning

Any development should be designed in accordance with the flood planning levels and ensure that is: a) is compatible with the flood hazard of the land, and

YES

(b) is not likely to significantly adversely affect flood behaviour resulting in detrimental increases in the potential flood affectation of other development or properties, and (c) incorporates appropriate measures to manage risk to life from flood, and (d) is not likely to significantly adversely affect the environment or cause avoidable erosion, siltation, destruction of riparian vegetation or a reduction in the stability of river banks or watercourses, and (e) is not likely to result in unsustainable social and economic costs to the community as a consequence of flooding.

Clause 7.16 If a proposal penetrates that Limitation or Operations Airspace Operations Surface, the consent authority may only grant development consent if it is demonstrated that:

YES

(a) the development will penetrate the Limitation or Operations Surface but it has no objection to its construction, or (b) the development will not penetrate the Limitation or Operations Surface.

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Clause Control Sydney Development Control Plan 2012 Ethos Urban | 17689 Part 3 – General Provisions 3.1.1.3 Lanes Developments adjacent to lanes in Central Sydney, business zones and the mixed use zones are to:

Compliance (Y/N)

Comment 6

YES

The design of the lanes has been carefully considered to enhance its activation: 1. Different retail and food and beverage uses have been accommodated 2. Lighting and landscape have been integrated on their design 3. Different art locations and strategies have been proposed to foster their pedestrian activation

3.1.2.2 Through-site YES links Through-site links are to be designed to: (a) generally have a minimum width of 4m, or 6m where bike access is provided, and have a clear height of at least 6m; (b) be direct and accessible to all, have a clear line of sight between public places and be open to the sky as much as is practicable; (c) align with breaks between buildings so that views are extended and there is less sense of enclosure; (e) be clearly distinguished from vehicle accessways, unless they are purposely designed as shareways; (f) include materials and finishes such as paving materials, tree planting and furniture consistent with adjoining streets and public spaces and be graffiti and vandalism resistant; (g) be clear of obstructions or structures, such as electricity substations, or car park exhaust vents; (h) include landscaping to assist in guiding people along the link while enabling long sightlines;

The through site links on the site vary between 5 and 15 m width, defining spaces of different scale and character, adding to the diversity of the ground plane.

(a) include active uses at ground level to encourage pedestrian activity; (b) include lighting appropriate to the scale of the lane; (c) enhance pedestrian access and activity; (d) ensure access rights of the public and other owners of property abutting the lane;

(5) In retail and commercial developments through-site links may be within a building provided they are: (a) between 3m and 6m in width; (b) at ground level and lined with active uses; (c) designed to have access to natural light; (d) open at each end or, where air conditioned, provide entry doors that are glazed and comprise a minimum 50% of the width of the entrance; (f) connecting streets or lanes and have a clear line of sight between entrances.

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Clause 3.1.5/3.3.7 Public Art

Control Compliance (Y/N) Public Art is to be provided in accordance with the City YES of Sydney Guidelines for Public Art in Private Development and the Public Art Policy (available at www.cityofsydney.nsw.gov.au).

3.1.6 Sites greater than 5,000sqm

(1) New streets, lanes and footpaths are to be designed YES in accordance with the provisions within Section 3.1 Public Domain Elements.

Comment

(2) Introduce through-site links, narrow building frontages and limiting the length and size of street blocks.

(3) N/A (4) New streets are to be located to align and connect with the surrounding street network, maximising connectivity and creating view corridors.

(5) Lanes, shared ways or through-site links are to be provided at breaks between buildings.

(6) The layout of the development is to provide legible and publicly accessible through-site links.

(7) Development on sites greater than 5,000sqm is to provide a range of complimentary uses and housing types, including single storey apartments, garden apartments, and maisonette apartments or terrace houses.

(8) At least 5% of the total dwellings on a 5,000sqm or larger site are to be terrace houses or maisonette apartments.

(9) N/A 3.1.4 Public open In relation to parks 50% of the total area is to receive YES space and 3.2.1 sunlight for 4 hours from 9am to 3pm on 21 June; Improving the public domain Sunlight to publicly accessible spaces (1) Overshadowing effects 338 Pitt Street | Key Planning Controls | 9 August 2018 of new buildings on publicly accessible open space are to be minimised between the hours of 9am to 3pm on 21 June.

Clause Control Compliance (Y/N) Public views Development is to improve public views to parks, Sydney Harbour, heritage buildings and monuments by using buildings to frame views. Low level views of the Ethos Urban | 17689 sky along streets and from locations in parks are to be maintained.

3.2.2 Addressing the (1) Buildings are to be designed to positively address YES street and public the street. domain (2) Buildings are to be designed to maximise the number of entries, visible internal uses at ground level, and include high quality finishes and public art to enhance the public domain.

(3) Development that exposes the blank side of an adjoining building or has a party wall to the public domain is to be designed with a visually interesting treatment of high quality design applied to that wall.

(4) Ground floor tenancies and building entry lobbies on sites not flood affected are to: (a) have entries at the same level as the adjacent footpath or public domain; (b) have finished floor levels between 0-1.0m above or below the adjacent footpath or public domain entry; (c) provide opportunities for direct surveillance of the adjacent street or public domain at maximum intervals of 6m; and (d) be elevated up to 1.0m above ground level for privacy for ground floor residential uses.

The sun access in the new proposed â&#x20AC;&#x2DC;Urban Roomâ&#x20AC;&#x2122; has been maximised by reducing the height of the Hotel building when compared to the Stage 1 DA envelope.

The rounded corners further increase solar access.

Views to neighbouring developments are maximised by the shape of the tower.

Comment

8

(1) The design of the ground plane activates Pitt and Castlereagh Street with high quality retail tenancies and the Hotel arrival.

The residential main lobby, while accessible from Pitt St, has a grand lobby to the Urban Room, creating a friendly transition from a home to a secluded plaza to a main CBD street.

(2) The porous ground plane design fosters transparency and activation through the integration of active frontages, diverse entry locations for the different uses, a diverse range of locations for public art and landscape integration (3) This has been considered, as we can see the side wall of our northern neighbour. Please refer to the art strategies section for further information.

(4) Ease of access to ground level tenancies has been maximised (5) (N/A) (6) All basement structures are below ground (7) The entries and ground plane have been designed to maximise passive surveillance of the public domain

(5) Car parking areas at ground level are to be screened by active uses to a minimum depth of 6m from the facade visible to the street or public domain.

(6) Basement parking areas and structures: (a) in Central Sydney, must not protrude above the level of the adjacent street or public domain; (7) Residential developments: (a) are to have a street address and provide a direct line of sight from a street to the principal common building entry or entries. Where a development comprises a number of buildings with a variety of

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Clause

Control Compliance (Y/N) orientations, a major part of the overall development is to face the street; (b) are to be designed and laid out so that every 6m a dwelling, communal space or other high use space provides opportunities for direct surveillance of the adjacent street or public domain; and

Comment

(9) Align breaks between buildings with nearby streets, lanes and pedestrian links to enable view connections.

3.2.3 Active frontages

(1) Active frontages are to be provided in the locations nominated on the Active frontages map.

YES

(2) Active frontages are to contribute to the liveliness and vitality of streets by: (a) maximising entries and display windows to shops and/or food and drink premises or other uses, customer service areas and activities which provide pedestrian interest and interaction. Generally, active frontages on the ground floor of a property boundary are to be provided in accordance with Table 3.1 Ground floor active frontages; (b) minimising blank walls (with no windows or 338 Pitt Street | Key Planningdoors), Controlsfire | 9escapes, August 2018 service doors, plant and equipment hatches; (c) providing elements of visual interest, such as Clause Control display cases, or creative use of materials where fire Compliance (Y/N) escapes, service doors and equipment hatches cannot be avoided. (e) providing a high standard of finish and Ethos Urban | 17689 appropriate level of architectural detail for shopfronts.

In addition to those defined in the Active Frontages map, the proposal activates all other ground plane frontages we are creating, both to main streets as well as to new lanes and the new Urban Room.

A diverse range of uses, such as residential and hotel entries, retail tenancies, food and beverage, etc, have been proposed in order to cater for a diverse range of needs.

Comment

10

(2) Generally, a minimum of 70% of the ground floor frontage is to be transparent glazing with a predominantly unobstructed view from the adjacent footpath to at least a depth of 6m within the building.

(3) Generally, foyer spaces are not to occupy more than 20% of a street frontage of a building in Central Sydney and no more than 8m of a street frontage elsewhere.

(4) Active frontages are to be designed with the ground floor level at the same level as the footpath.

(5) Driveways and service entries are not permitted on active frontages, unless there is no alternative.

(6) Enclosed glazed shopfronts are preferred to open shopfronts, except for food and drink premises which are encouraged to provide open shopfronts.

3.2.4 Footpath Awnings

(1) Provide an awning or footpath along the Liverpool YES and Pitt Street frontages.

(4) Awnings where provided are to be located between the ground and first floors to maximise weather protection. The height of an awning may vary between 3.2m and 4.2m above the footpath. The height of the awning must ensure continuity in appearance with adjacent awnings and to relate to any distinctive features of the building.

3.6 Ecologically sustainable development

Residential: BASIX Energy 30 Residential: BASIX Water 45 Hotel: NABERS 5 stars Whole precinct: best practice materials recovery and waste avoidance at demolition stage, with comprehensive waste tracking documentation and auditing.

Design a basement capable of accommodating the number of car parking spaces set out in the LEP and

3.11 Transport and Parking

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â&#x20AC;&#x201C; 150 â&#x20AC;&#x201C;

YES

The proposal aims to comply with the proposed targets and exceed them whenever possible.

A series of ESD strategies have been proposed in addition to the fundamental passive design principles that have helped shape the entire design.

YES

Refer to basement plans for further information.

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Clause

Control design competition brief.

Compliance (Y/N)

Comment

3.11.3 Bike parking and associated facilities

(1) All development is to provide on-site bike parking designed in accordance with the relevant Australian Standards for the design criteria of bike parking facilities.

YES

Sufficient area for bike parking and End of Trip facilities has been accommodated.

These areas have been allocated on the upper basement, reducing the length of travel for cyclists down ramps. Connection to a goods lift from any EOT zone has also been ensured to facilitate cyclist moving from basement to ground level easily.

Allow adequate bicycle parking space to accommodate approximately the following number of bicycle parking spaces: 

Residential accommodation: 1 per dwelling



Residential visitor: 1 per 10 dwellings



Tourist and visitor accommodation (staff): 1 per 4 staff



Tourist and visitor accommodation (customers/visitors): 1 per 20 rooms



Office premises or business premises (staff): 1 per 150sqm of GFA



Office premises or business premises (customers): 1 per 400sqm of GFA



Shop, restaurant or café (staff): 1 per 250sqm of GFA

• Shop restaurant or café (customers): 2 plus 1 per 100sqm over 100sqm of GFA 3.12 Accessible Design 3.13.1 Crime prevention through environmental design

(1) All development must comply with the following: all YES Australian Standards relevant to accessibility; the Building Code of Australia access requirements; and Disability Discrimination Act 1992.

(1) Active spaces and windows of habitable rooms YES within buildings are to be located to maximise casual surveillance of streets, laneways, parking areas, public spaces and communal courtyard space.

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Clause

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(2) In commercial, retail or public buildings, facilities such as toilets and parents rooms are to be conveniently located and designed to maximise casual Compliance (Y/N) Control surveillance to facility entries.

Comment

(3) Minimise blind-corners, recesses and other external areas that have the potential for concealment or entrapment.

12

(4) Building entries are to be clearly visible, unobstructed and easily identifiable from the street, other public areas and other development. Where practicable lift lobbies, stairwells, hallways and corridors should be visible from the public domain.

(5) Ground floors of non-residential buildings, the nonresidential component of mixed use developments, and the foyers of residential buildings, are to be designed to enable surveillance from the public domain to the inside of the building at night.

(6) Pedestrian routes from car parking spaces to lift lobbies are to be as direct as possible with clear lines of sight along the route.

(7) Where dwelling units have individual main entries directly from a public space, the entry is to include a clearly defined transitional space between public and private areas.

(8) Building details such as fencing, drainpipes and landscaping are to be designed so that illegitimate access is not facilitated by the opportunity for foot or hand-holds, concealment and the like.

Section 4 – Development Types – Residential Flat, Commercial and Mixed Use Developments 4.2.1.2 Floor to (1) Buildings with a commercial or retail use are to have YES ceiling heights and a minimum floor to floor height of: floor to floor heights (a) 4.5m on the first basement floor to enable conversion to retail uses for all development in Central Sydney; (b) 4.5m on the ground floor; and (c) 3.6m on the first commercial floor and any commercial floor above.

Note: Requirements for floor to ceiling heights for residential buildings are contained in the Apartment Design Guide.

4.2.2.1 Setbacks

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Building setbacks must be consistent with adjoining buildings.

Refer to sections for further information

YES

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Clause

Control

Compliance (Y/N)

Comment

In areas where corner buildings are typically built to the street boundary on one or more frontages, new development on a corner may also build to the street boundary.

Where the site boundary includes a splay at the corner, the building is to be built to the boundary of the splay at ground level.

4.2.2.2 Setbacks above street frontage height

Refer to setback above street frontage height requirements in SSDCP 2012 section 5.1.2 below.

YES

4.2.3.5 Landscaping Where landscaping is proposed, provide the following YES information: (a) planting schedule with numbers and species of plants including botanical and common names; (b) number and name including botanical and common names of mature trees on site; (c) type, levels and detail of paving, fencing, retaining walls and other details of external areas of the site.

4.2.3.8 Common (1) Provide an area of common open space under YES open space common title that is at least 25% of the total site area and has a minimum dimension of 6m. The calculation of the required area of common open space is to exclude driveways, parking areas, essential access paths such as fire escape routes, indoor gymnasiums and outdoor clothes drying areas.

A qualified landscape designer has collaborated on the proposal, assisting the team to develop a landscape design that’s well integrated with the architecture, enhances the experience, and is contextually and environmentally appropriate for the site.

Common open spaces for the private use of the residents has been accommodated at different levels across the building, catering for different needs and uses, and ensuring that activities for families of different nature are integrated: kids ‘ playgrounds, fitness zones, barbecue areas, gardens, etc.

(2) The common open space is to be located and designed to achieve good amenity for the dwellings in terms of solar access, natural air flow and ventilation, and outlook. At least 30% of the required common open space area is to receive 2 hours of direct sunlight between 9am and 3pm on 21 June.

(3) Common open space may be located on elevated gardens or roof tops provided that the area and overall design can be used for the recreation and amenity needs of residents.

338 Pitt Street | Key Planning Controls 9 August 2018 (4) Roof top |areas designed

Clause

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for use as recreation facilities are to have a high standard of finish and design. The design of exterior private open spaces Control such as roof top gardens must address visual and acoustic privacy, safety, security and wind effects.

Compliance (Y/N)

(5) Common open space is to be located and designed to: (a) be seen from the street between buildings; (b) have a northerly aspect where possible; (c) be additional to public and common thoroughfares; (d) be clearly demarcated as a private area for use by residents only; (e) include passive surveillance from adjacent internal living areas or pathways; (f) provide for active and passive recreation needs of all residents; and (g) provide soft landscaping.

Comment

14

(6) Unpaved soft landscaped area must comprise a minimum of 50% of the total area of common open space.

(7) The minimum consolidated area of common open space will only be permitted above the ground level where: (a) a location at ground level is not possible due to conditions of the site; (b) the proposed common open space will provide a similar level of amenity as a common open space at ground level; and (c) there will be no significant impact on surrounding properties in respect to the loss of privacy.

4.2.3.10 Outlook

(1) Provide a pleasant outlook, as distinct from views, from all apartments.

YES

(2) Views and outlooks from existing residential development should be considered in the site planning and massing of new development.

4.2.3.11 Acoustic privacy

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Both outlook and views have been key drivers in the process of designing our proposal.

The tower form tries to maximise the number of units with Harbour and Park views, while the design of the podium tries to create a diverse and interesting street scape that defines an interesting outlook for neighbouring residential developments on the bottom levels.

Note: Outlook is a short range prospect, such as building to building, while views are more extensive or long range to particular objects or geographic features.

(1) N/A YES (2) Where necessary, a residential development is to include acoustic measures to reduce the impact of noise from existing or planned external sources (for example busy roads, adjoining industries, live music

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Clause

Control venues and public parks and plazas in which people may congregate or host live music or events).

Compliance (Y/N)

Comment

Control (11) The overall design and layout of dwellings, where Compliance (Y/N) appropriate, is to include: (a) a limit on window size and number where oriented towards an intrusive noise source; (b) seals at entry doors to reduce noise transmission from common corridors or outside the building; (c) minimisation of the number of shared walls with other dwelling units; (d) storage, circulation areas, and non habitable rooms to buffer noise from external sources; (e) double or acoustic glazing; and (f) operable acoustic screens to balconies.

Comment

(3) Development is to incorporate measures that reduce the entry of noise from external sources into dwellings.

(4) Where possible, the attenuation of noise at its source is preferred. Where this option is adopted, the applicant will need to demonstrate that the measures to be undertaken: (a) have the consent of relevant parties associated with that noise source; and (b) last for the life of the development proposal.

(5) The repeatable maximum LAeq (1 hour) for residential buildings and serviced apartments must not exceed the following levels: (a) for closed windows and doors: (i) 35dB for bedrooms (10pm-7am); and (ii) 45dB for main living areas (24 hours). (b) for open windows and doors: (i) 45dB for bedrooms (10pm-7am); and (ii) 55dB for main living areas (24 hours).

(8) Where natural ventilation of a room cannot be achieved, the repeatable maximum LAeq (1hour) level in a dwelling when doors and windows are shut and air conditioning is operating must not exceed: (a) 38dB for bedrooms (10pm-7am); and (b) 48dB for main living areas (24 hours).

(9) These levels are to include the combined measured level of noise from both external sources and the ventilation system operating normally.

(10) To limit the transmission of noise to and between dwellings, all floors are to have a weighted standardised impact sound level (Lâ&#x20AC;&#x2122;nT,w) less than or equal to 55 where the floor separates a habitable room and another habitable room, bathroom, toilet, laundry, kitchen, plant| 9room, public corridor, hallway 338 Pitt Street | Key Planning Controls Auguststairway, 2018 and the like.

Clause

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4.2.3.12 Flexible housing and dwelling mix

4.2.3.13 Wind affected balconies

(12) Mixed-use development which includes two or more dwellings is to provide separate lift access and a separate entrance for use exclusively for the dwellings.

The proposed development includes the following YES percentage unit mix: (a) Studio 8%. (b) 1 bedroom: 30% (c) 2 bedroom: 53% (d) 3+ bedroom 10%

16

Please refer to unit mix schedule for further information.

(1) A wind screen protected balcony proposed in YES accordance with clause 4.5A of the Sydney LEP 2012 is to be designed and constructed as a private external balcony with drainage, natural ventilation and finishes acceptable for an outdoor space.

Wind screen protected balconies have been designed in order to ensure the residentsâ&#x20AC;&#x2122; maximum comfort.

Further studies to understand the wind conditions and noise levels on the lower levels of the tower are required, in order to understand if these levels would benefit more from having a balcony or a wind protected balcony.

(2) Where a building elevation is required to have or provides a podium with a setback to the tower, wind screen protected balconies will only be permitted above the podium. For other towers or tall buildings, wind screen protected balconies are permitted only on the tower component of the building.

Studies on how these protected balconies could become a winter garden on the upper levels have also been incorporated, as the wind conditions on these upper levels may dictate the need to enclose these spaces.

(3) Wind screens are to be well designed and contribute to the high quality of the building facade.

The design of these is flexible enough to accommodate their change from one to the other without compromising the overall aesthetics and bulk of the building.

(4) To allow adequate natural ventilation of the balcony and the apartment, the wind screen design must have openings that are at least 25 per cent of the external face of the balcony (X by Y) or as required by Clause (5) whichever is greater, including an opening at the top of the enclosure which: (a) is permanently open;

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Clause

Control Compliance (Y/N) (b) is the width (X) of the balcony; and (c) has a minimum height that is the greater of 300mm or 10 per cent of the distance between the balcony floor and the finished balcony ceiling.

Comment

(5) The floor area of a wind protected balcony is to be included in the calculation of floor area when determining the area of unobstructed window openings for naturally ventilated apartments under the Apartment Design Guide (6) Wind screens are to adopt transparent materials that maximise daylight access and views. Any nontransparent materials must not exceed a height of 1.4m above the floor level of the balcony.

(7) The average depth of the balcony must be less than the width.

4.2.3.14 Apartments (1) The total number of apartments with setback with setback bedrooms cannot exceed 10 per cent of the units in a bedrooms building.

N/A

No recessed bedrooms are proposed.

Compliance (Y/N)

Comment

(2) The apartments with setback bedrooms are only permitted where the orientation of the window to the setback bedroom is a maximum of 90 degrees either side of true north.

(3) The window to the recessed bedroom is to be at least 1.5m wide (X), full height (spandrel to ceiling) and operable to provide amenity and usable space.

(4) The building indentation adjacent to the window to the setback bedroom is not to have any horizontal or vertical projections beyond the window and is to be clear to the sky.

(5) No internal structures are to be built in the space bedroom area.

338 Pitt Street | Key Planning | 9 August fromControls the window to the2018 setback

Clause

(6) An operable fan light is to be included above the Control bedroom door to increase air flow. recessed

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(7) The design excellence bonus will not be awarded where a building includes apartments with setback bedrooms.

4.2.6 Waste Minimisation

(1) Comply with the City of Sydney Policy for Waste Minimisation in New Developments 2005.

Residential flat buildings and serviced apartments (1) A space is to be provided inside each dwelling for separate storage of at least one day’s volume of general waste, recyclables and compostable materials.

18

YES

Space for recycling and waste storage has been accommodated on all levels, as well as on the basement.

Additional strategies to maximise the sustainability of the waste collection and processing on the development would ideally be incorporated, such as vacuumed waste, etc.

(2) For buildings more than 3 storeys, provide a waste and recycling chute on each floor such that the total travel distance from any dwelling to a waste chute does not exceed 40m.

(3) Where a waste and recycling chute system is used: (a) chute openings are to open only into a waste service compartment or room for safety purposes; and (b) the waste service compartment or room on each floor must also include space for containers for the intermediate storage of recyclables.

(4) Provide a centralised waste and recycling room near the collection point with capacity to store all waste and recycling likely to be generated in the building in the period between normal collection times.

(5) An additional room or caged area with a minimum volume of 8m³ is to be allocated and designated with signs for the storage of discarded bulky items and recyclable electronic goods.

(6) Space for composting and worm farming is to be available for all residents in a communal facility or in small private courtyards. Composting facilities are to be sited on an unpaved area with soil depth of at least 300mm.

(7) Minimise noise from the operation of the waste management system to residential units by: (a) locating chutes away from habitable rooms, and (b) provide acoustic insulation to the waste service

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338 Pitt Street | Key Planning Controls | 9 August 2018

Clause

Control Compliance (Y/N) facilities or residential units adjacent to or above chutes, waste storage facilities, chute discharge, waste compaction equipment and waste collection vehicle access points.

Comment

Additional provisions for mixed use developments (1) The waste handling, storage and collection systems for residential and commercial waste are to be completely separate and self-contained, this includes separate keys and locking systems.

(2) Provide easy access from each central waste and recycling storage area to the nominated collection point.

(3) The waste management plan is required to separately identify the collection points and management systems for both residential and commercial waste streams.

(4) Demonstrate that noise and odour from the commercial waste facility does not impact on residents.

(5) The design and management of the waste management system is to physically and actively discourage commercial tenants from using residential waste facilities.

4.2.4 Fine grain, (1) The maximum street frontage length of an individual architectural building is: diversity and (a) 65m on streets with a width greater than or equal to articulation 18m wide; and (b) 40m on streets with a width less than 18m wide (2) Where the street frontage of the building exceeds the maximum length identified in provision (1), it is to be broken into two or more buildings each with different architectural characters to the street or public domain.

(3) Each building facade is to be articulated into smaller elements at a scale or grain that reflects: (a) the use of the building and the various components of the building; (b) the location of the building, or that part of the building relative to pedestrian or outdoor recreation 338 Pitt Street | Key Planning Controls | 9 August 2018 activity; and (c) the details and building elements including building entries, ground floor, lower floors, top floor and roof.

Clause Control (5) Within long street blocks, buildings are to be limited in length, have a variety of facades, articulation, massing and architectural character so the street Ethos Urban | 17689 block presents as a group of buildings rather than a single building.

(6) Generally street block development is to provide at least two full height breaks between buildings to enable low level air flow and visual connections between the street and courtyards. Where possible, breaks between buildings are to be aligned with streets and lanes in the surrounding area.

(7) Where active frontages are nominated on the Active frontages map, two buildings may be separated by adjoining party walls to ensure continuity of active frontages at ground level.

(13) Where possible, breaks between buildings are to be aligned with streets and lanes in the surrounding area.

4.2.7 Heating and (1) For building maintenance and to future proof cooling residential buildings to enable infrastructure upgrades, infrastructure heating and cooling infrastructure is to be consolidated into a centralised basement location and near the street frontage where possible.

4.4.8.1 Visitor (1) New development must be self-contained with no accommodation â&#x20AC;&#x201C; common access ways with adjoining properties.

General 4.4.8.3 Additional provisions for hotels, private hotels and motels

YES

Compliance (Y/N)

Comment

20

YES

YES

(1) The maximum number of persons accommodated in YES a bedroom or dormitory is to be determined on the basis of a minimum of: (a) 3.25sqm per person per sleeping room; and (b) 5.5sqm per person for rooms occupied by guests staying longer than 28 days.

(4) Individual, secure, lockable storage facilities of a minimum capacity of 0.6 cubic metres per person is to be provided to allow guests to individually store baggage and travel items within the sleeping room.

(5) Where rooms include a small kitchenette, provide adequate cupboards and shelves.

Part 5 â&#x20AC;&#x201C; Specific Areas â&#x20AC;&#x201C; Central Sydney 5.1.1 Street frontage (1) The street frontage height of a new building must be YES heights between 20m and 45m above the site ground level with the specific height set with regard to:

Ethos Urban | 17689

Refer to sections and elevations for further information

21

338 PITT STREET

338 Pitt Street | Key Planning Controls | 9 August 2018

Clause

Control

Compliance (Y/N)

Comment

(a) the predominant street frontage height of adjacent buildings and buildings in the vicinity; (b) the location of the site in the street block, for example, corner sites can include special design emphasis, such as increased street frontage height of one or two storeys; and (c) the size of the site, for example small sites, less than 1,000sqm may attain a street frontage height of 45m regardless of the above criteria.

Note: the street frontage heights of the approved building envelope have been set with regard to these provisions.

5.1.2 Building setbacks and 5.1.2.3 Setbacks for buildings adjoining lanes

Above street wall height, provide the following setbacks YES to the tower in accordance with the approved building envelope plans: • 8 metres to Castlereagh Street (average weighted).

• 8 metres to Pitt Street (average weighted).

• 8 metres to Liverpool Street (average weighted).

Note: that the tower envelope setbacks from the northern boundary and from the centre-line of Dungate Lane have been set with regard to ADG separation requirements and are as follows: • 12 metres to northern boundary.

• 12 metres to south boundary from centre of Dungate Lane.

5.1.5 Building bulk

YES

Commercial Buildings

Refer to plans and area schedules for further information

• Above a height of 45m, the maximum horizontal dimension of any commercial building façade must not exceed 65m.

Residential Buildings For residential buildings with a height above 45m: • The size of the floor plate above the street frontage height must not exceed 1,000sqm GFA; and

338 Pitt Street | Key Planning Controls | 9 August 2018

• The maximum horizontal dimension of the building façade parallel to the street frontage is 40m.

5.1.6 Building Clause Exteriors Ethos Urban | 17689

(1) Adjoining buildings, particularly heritage buildings YES Control Compliance (Y/N) must be considered in the design of new buildings in terms of: (a) street alignment; (b) street frontage heights; (c) setbacks above street frontage heights; and (d) facade proportions including horizontal or vertical emphasis and enclosed corners at street intersections.

(2) Building exteriors are to be designed so that: (a) the predominant masonry character and articulation of Central Sydney is reinforced, particularly at the lower levels of buildings; and (b) the materials used, including glass, are predominantly light in colour to reflect better quality light into the streets and respond to characteristic light colours of Central Sydney.

(3) Extensive expanses of blank glass or solid wall on the building facade are to be avoided.

(4) Where development exposes the blank wall of an adjoining building, a visually interesting treatment is required for that wall.

(5) Minor projections from building walls up to a maximum of 450mm that extend into the public space are permitted, provided that there is a public benefit and the projections do not detract from significant views and vistas. Examples of such projections are expressed cornice lines that can assist in enhancing the streetscape and entry canopies and bay windows that provide distinctive visual articulation.

(1) Neighbouring buildings have been taken into account when Comment designing the podium and especially the residential tower: its plan form tries to minimise privacy issues and maximise amenity for the subject site as well as for our neighbours.

22 (2) The materiality and façade articulation of the different buildings in the proposal reference the historical and cultural value of Sydney, specifically the significant architecture of the CBD. The references Sydney’s rich heritage architecture, whilst the design of the tower clearly references both the characteristic natural landscape of Sydney and the iconic architecture that Harry Seidler contributed to the Sydney.

(3) N/A (4) Art and landscape integration have been proposed for the adjoining exposed blank walls.

(5) N/A (6) Balconies are proposed for the lower levels of the building, pending understanding of their comfort in terms of wind and noise.

(7) The design and sitting of the buildings has been very considerate of its neighbours, as explained above, but also of the public realm: reduced heights in buildings help maximise solar amenity in the plaza, for example.

(8) The plant levels are seamlessly integrated in the design of the top of the building, full of lush greenery; helping define a new landmark in the skyline.

(9) N/A

(6) Provide balconies and terraces on the low rise parts of a building, particularly where the building overlooks parks.

(7) The siting and configuration of buildings must consider the impact on surrounding development and public spaces in terms of amenity, shadowing, visual privacy and view sharing for residential buildings.

338 Pitt Street | Key Planning Controls | 9 August 2018

Clause

Ethos Urban | 17689

5.1.10 Sun access planes

(8) The top levels of a building are to be designed to integrate with the design of the building and conceal Control plant and equipment and promote a visually distinctive Compliance (Y/N) and interesting Central Sydney skyline.

(9) The top levels of a building, where stepped, must have a minimum height of 2 storeys.

23

No building may project above the Hyde Park sun YES access plane. The Hyde Park sun access plane coordinates are given in the preceding LEP compliance table.

– 1Apartment 56 – Design Guide - Design Criteria Part 3 Siting the Development 3B Orientation

Comment

Compliance (Y/N)

Please refer to envelope comparison for further information

Comment

and interesting Central Sydney skyline.

(9) The top levels of a building, where stepped, must have a minimum height of 2 storeys.

5.1.10 Sun access planes

No building may project above the Hyde Park sun YES access plane. The Hyde Park sun access plane coordinates are given in the preceding LEP compliance table.

Apartment Design Guide - Design Criteria

Please refer to envelope comparison for further information

Compliance (Y/N)

Comment

YES

The shape of the tower reduces overshadowing to neighbours, both current and future.

Part 3 Siting the Development 3B Orientation Objective 3B-2 Overshadowing of neighbouring properties is minimised during mid winter

Design guidance YES Living areas, private open space and communal open space should receive solar access in accordance with sections 3D Communal and public open space and 4A Solar and daylight access

Solar and daylight access has been maximised as an integral part of the design.

Solar access to living rooms, balconies and private open spaces of neighbours should be considered

YES

Where an adjoining property does not currently receive the required hours of solar access, the proposed building ensures solar access to neighbouring properties is not reduced by more than 20%

YES

If the proposal will significantly reduce the solar access of neighbours, building separation should be increased beyond minimums contained in section 3F Visual privacy

YES

Overshadowing should be minimised to the south or down hill by increased upper level setbacks

N/A

It is optimal to orientate buildings at 90 degrees to the boundary with neighbouring properties to minimise overshadowing and privacy impacts, particularly where minimum setbacks are used and where buildings are higher than the adjoining development

YES

A minimum of 4 hours of solar access should be retained to solar collectors on neighbouring buildings

YES

Apartment Design Guide - Design Criteria

Compliance (Y/N)

Comment

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Objective 3D-1 An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping

YES

A variety of communal open spaces are provided across the development, both private and public.

Design Criteria Communal open space has a minimum area equal to 25% of the site

YES

Developments achieve a minimum of 50% direct sunlight to the principal usable part of the communal open space for a minimum of 2 hours between 9 am and 3 pm on 21 June (mid winter)

YES

The communal open space is orientated towards NE, ensuring solar amenity is provided.

YES

Refer to privacy & separation diagrams for further information.

Design Criteria YES Separation between windows and balconies is provided to ensure visual privacy is achieved. Minimum required separation distances from buildings to the side and rear boundaries are as follows:

Refer to privacy & separation diagrams for further information.

338 Pitt Street | Key Planning Controls | 9 August 2018

The location, orientation and shape of the tower are designed to minimise privacy impacts on neighbours.

3D Communal and Public Open Space 24

3F Visual Privacy Objective 3F-1 Adequate building separation distances are shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy.

Building Height

Habitable rooms and balconies

Non-habitable rooms

Up to 12m (4 storeys)

6m

3m

Up to 25m (5-8 storeys)

9m

4.5m

Over 25m (9+ storeys)

12m

6m

Part 4 Designing the Buildings 4A Solar and Daylight access Objective 4A-1 To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space

YES

Design Criteria Living rooms and private open spaces of at least 70% of apartments in a building receive a Planning minimum of 2 hours direct2018 sunlight between 9 am and 3 338 Pitt Street | Key Controls | 9 August pm at mid winter in the Sydney Metropolitan Area and in the Newcastle and Wollongong local government areas.

YES

Apartment - Design A maximumDesign of 15% Guide of apartments in Criteria a building receive no direct sunlight

Compliance (Y/N) YES

The floor plan layout maximises the number of units with either an eastern, a northern or a north-western aspect, maximising solar and daylight amenity in the units.

Comment

between 9 am and 3 pm at mid winter.

4B Natural Ethos Urban Ventilation | 17689 Objective 4B-1 All habitable rooms are naturally ventilated

25

YES

Design Guidance YES The building's orientation maximises capture and use of prevailing breezes for natural ventilation in habitable rooms Depths of habitable rooms support natural ventilation

YES

The area of unobstructed window openings should be equal to at least 5% YES of the floor area served Light wells are not the primary air source for habitable rooms

N/A

Doors and openable windows maximise natural ventilation opportunities by YES using the following design solutions: • adjustable windows with large effective openable areas • a variety of window types that provide safety and flexibility such as awnings and louvres • windows which the occupants can reconfigure to funnel breezes into the apartment such as vertical louvres, casement windows and externally opening doors Objective 4B-3 The number of apartments with natural cross ventilation is maximised to

YES

338 PITT STREET

All habitable rooms are naturally ventilated Design Guidance YES The building's orientation maximises capture and use of prevailing breezes for natural ventilation in habitable rooms Depths of habitable rooms support natural ventilation

YES

The area of unobstructed window openings should be equal to at least 5% YES of the floor area served Light wells are not the primary air source for habitable rooms

N/A

Doors and openable windows maximise natural ventilation opportunities by YES using the following design solutions: • adjustable windows with large effective openable areas • a variety of window types that provide safety and flexibility such as awnings and louvres • windows which the occupants can reconfigure to funnel breezes into the apartment such as vertical louvres, casement windows and externally opening doors Objective 4B-3 The number of apartments with natural cross ventilation is maximised to create a comfortable indoor environment for residents

YES

Design Criteria YES At least 60% of apartments are naturally cross ventilated in the first nine storeys of the building. Apartments at ten storeys or greater are deemed to be cross ventilated only if any enclosure of the balconies at these levels allows adequate natural ventilation and cannot be fully enclosed.

All residential units within the development are located on level 10 and above, ensuring adequate levels of natural ventilation through a well-designed façade system that maximises articulation, reducing the speed of prevailing winds, yet capturing them to ensure ventilation.

Overall depth of a cross-over or cross-through apartment does not exceed N/A 18m, measured glass line to glass line.

4C Ceiling Height Objective 4C-1 338 Pitt Street Key Planning Controls natural | 9 August 2018 Ceiling height| achieves sufficient ventilation and daylight access

YES

Design Criteria YES Measured from finished floor level to finished ceiling level, minimum ceiling Apartment Design Guide - Design Criteria Compliance (Y/N) heights are:

Comment

Minimum ceiling height Habitable Ethos Urban rooms | 17689

2.7m

26

Non-habitable

2.4m

For 2 storey apartments

2.7m for main living area floor 2.4m for second floor, where its area does not exceed 50% of the apartment area

Attic spaces

1.8m at edge of room with a 30 degree minimum ceiling slope

These minimums do not preclude higher ceilings if desired.

Note: Provision 4.2.1.2 of the SDCP 2012 specifies that a floor to ceiling height of 2.7m requires a minimum floor to floor height of 3.1m and a floor to ceiling height of 3.3m require a minimum floor to floor height of 3.6m.

4D Apartment Size and Layout Objective 4D-1 The layout of rooms within an apartment is functional, well organised and provides a high standard of amenity

YES

Design Criteria Apartments are required to have the following minimum internal areas:

YES

Apartment Type

Minimum internal area

Studio

35m2

1 bedroom

50m2

2 bedroom

70m2

3 bedroom

90m2

The internal layouts of the apartments have been designed to minimise ‘back’ area and maximise the amount of unit area that sits close to the frontage.

The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5m2 each.

A fourth bedroom and further additional bedrooms increase the minimum internal area by 12m2 each.

Every habitable room must have a window in an external wall with a total minimum glass area of notControls less than the floor area of the room.

338 Pitt Street | Key Planning | 9 10% Augustof2018 Daylight and air may not be borrowed from other rooms.

YES

Objective 4D-2 Apartment Design Guide - of Design Criteria is maximised Environmental performance the apartment

YES Compliance (Y/N)

Design Criteria Habitable room depths are limited to a maximum of 2.5 x the ceiling Ethos Urban | 17689 height.

YES

In open plan layouts (where the living, dining and kitchen are combined) the maximum habitable room depth is 8m from a window.

YES

Objective 4D-3 Apartment layouts are designed to accommodate a variety of household activities and needs

YES

Design Criteria Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space).

YES

Bedrooms have a minimum dimension of 3m (excluding wardrobe space).

YES

Living rooms or combined living/dining rooms have a minimum width of: 3.6m for studio and 1 bedroom apartments 4m for 2 and 3 bedroom apartments

YES

The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts.

N/A

27

4E Private Open Space and Balconies Objective 4E-1 Apartments provide appropriately sized private open space and balconies to enhance residential amenity

YES

Design Criteria

YES

are required to have primary balconies as follows: – 1 5All 8 apartments – Dwelling Type

Minimum Area 2

Minimum internal area

Studio apartment

4m

-

1 bedroom apartment

8m2

2m

Refer to ESD diagrams for further information Comment

Master bedrooms have a minimum area of 10m2 and other bedrooms 9m2 (excluding wardrobe space).

Bedrooms have a minimum dimension of 3m (excluding wardrobe space).

YES

Living rooms or combined living/dining rooms have a minimum width of: 3.6m for studio and 1 bedroom apartments 4m for 2 and 3 bedroom apartments

YES

The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts.

N/A

4E Private Open Space and Balconies Objective 4E-1 Apartments provide appropriately sized private open space and balconies to enhance residential amenity

YES

Design Criteria All apartments are required to have primary balconies as follows:

YES

Dwelling Type

Minimum Area

Minimum internal area

Studio apartment

4m2

-

1 bedroom apartment

8m2

2 bedroom apartment 3+ bedroom apartment

2m 2

2m

2

2.4m

10m 12m

The minimum balcony depth to be counted as contributing to the balcony area is 1m.

338 Street | Key 9 August 2018or For Pitt apartments at Planning ground Controls level or |on a podium

similar structure, a private open space is provided instead of a balcony. It must have a minimum area of 15m2 and a minimum depth of 3m.

Apartment Design Guide - Design Criteria

N/A Compliance (Y/N)

Comment

YES

All common circulation areas have direct access to daylight and ventilation. 28

4F Common Circulation and Spaces Objective Ethos Urban4F-1 | 17689 Common circulation spaces achieve good amenity and properly service the number of apartments

Design Criteria Partially The maximum number of apartments off a circulation core on a single level is eight.

For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40.

YES

Design Guidance Greater than minimum requirements for corridor widths and/or ceiling heights allow comfortable movement and access particularly in entry lobbies, outside lifts and at apartment entry doors

YES

Daylight and natural ventilation should be provided to all common circulation spaces that are above ground

YES

Windows should be provided in common circulation spaces and should be adjacent to the stair or lift core or at the ends of corridors

YES

Longer corridors greater than 12m in length from the lift core should be articulated. Design solutions may include: • a series of foyer areas with windows and spaces for seating • wider areas at apartment entry doors and varied ceiling heights

YES

Design common circulation spaces to maximise opportunities for dual aspect apartments, including multiple core apartment buildings and cross over apartments

N/A

Achieving the design criteria for the number of apartments off a circulation core may not be possible. Where a development is unable to achieve the design criteria, a high level of amenity for common lobbies, corridors and apartments should be demonstrated, including: • sunlight and natural cross ventilation in apartments • access to ample daylight and natural ventilation in common circulation spaces • common areas for seating and gathering • generous corridors with greater than minimum ceiling heights • other innovative design solutions that provide high levels of amenity

YES

Where design criteria 1 is not achieved, no more than 12 apartments should be provided off a circulation core on a single level

YES

Primary living room or bedroom windows should not open directly onto

YES

Ethos Urban | 17689

On the lower levels of the tower, the total number of apartments per level is 12, while the upper levels host 8.

Access to daylight and a curved corridor provide a high quality corridor experience and avoid long unarticulated corridors.

Increased amenity is provided in these corridors to ensure appropriate levels of comfort and way-finding: Direct access to views and daylight as soon as the resident steps out of the corridor enhance the experience of living related to the outdoors.

A curved corridor creates an interesting journey to the apartments, while it also helps reducing the perceived length of the corridor.

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