Denison Street Cycle Hub - Bondi Junction: Urban Design Justification Report

denison st cycle hub 10 denison street, bondi junction U R B A N D E S I G N J U S T I F I C AT I O N R E P O R T F O R E V O LV E P R O J E C T C O N S U LT I N G NOVEMBER 2019

DISCLAIMER & COPYRIGHT This document was prepared for the exclusive use of Evolve Project Consulting. This information is considered 'preliminary' and should not be used for detailed design discussions. RobertsDay acts in all professional matters as a faithful advisor to its clients and exercises all reasonable skill and care in the provision of its professional services. The information presented herein has been compiled from a number of sources using a variety of methods. RobertsDay does not attempt to verify the accuracy, validity or comprehensiveness of any information supplied to RobertsDay by third parties. RobertsDay makes no warranty, express or implied, or assumes any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or imply its endorsement, recommendation, or favouring by RobertsDay. This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of RobertsDay. RobertsDay Level Four, 17 Randle Street Surry Hills NSW 2010 T: +612 8202 8000 Roberts Day Pty Ltd, 2018 ABN 53 667 373 703, ACN 008 892 135 www.robertsday.com.au

table of contents EXECUTIVE SUMMARY 4 PROJECT HIGHLIGHTS 6 INTRODUCTION 8 URBAN DESIGN ANALYSIS

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DCP + ADG ANALYSIS

48

SUMMARY 58

executive summary RobertsDay was engaged by Evolve Project Consulting (The Client) to undertake an independent urban design review of 10 Denison Street and evolve the concept with the Design Team, to support the revised Development Application to Waverley Council. The evolved concept responds directly to Waverley Council's Pre DA correspondence dated 19 February 2018.

The Report provides justification to support the revised scheme, meeting the design objectives of the Waverley Council Development Control Plan (DCP) 2012 Part E Site Specific Developments, where a variation to the DCP is sought.

RobertsDay collaborated with Mcgregor Westlake Architects to ensure that the project responds to Council’s Pre DA feedback, including emphasis on strategic objectives, improving the public realm interface as well as the treatment and appearance of the built form, in order to provide a more suitable design, aligned with the changing face of Bondi Junction and this transitional location.

During the review process, clarification and recommendations were provided to the Design Team to improve the urban design and built form response to Council's feedback, including: • Mitigating site isolation matters without the need for site amalgamation, allowing for adjacent sites to achieve full development potential;

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• General Design and Urban Form provisions, including: • A performance based architectural response to varied setbacks above 6 Storeys • Rethinking Podium and street wall design to achieve more 'Human Scale'; • Aligning with the podium with the 6 Storey datum line; • Achieving a more identifiable articulation of building; • Reduce Greenhouse emission to be 30% less than those of the reference building; and • Appropriate waste storage and collection measures that respond to the sites challenges of the future cycle path, reflected by a Waste Management Strategy.

The collaboration of RobertsDay and the Design Team has resulted in a fine tuned and refined urban design strategy and built form, higher building efficiency and more focused on active travel/transport.

Based on these improvements, RobertsDay is in a position to support the proposed scheme and recommends Council approve the Development Application in light of the responses highlighted in this report.

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why approve it?

1. To conserve the fine grain character of Denison Street through a contemporary podium/tower model.

2. Create a more vibrant and attractive commercial area, particularly within the west end of Bondi Junction.

3. A site and place responsive design and built form that achieves the objectives of the Development Control Plan.

4. An active travel oriented design that focuses on created Waverley Junction's first Cycle Hub.

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project highlights A holistic design that allows the adjoining site to develop incrementally.

An innovative human scale podium, activating the site.

A new corner plaza for Denison St and pedestrian colonnade for Spring St. 100% of the site frontage dedicated for people.

A housing solution to suit community needs (1,2 & 3 bed units)

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IN T R O D U C TI O N THE OPPORTUNITY

THE PROPOSAL

Bondi Junction continues to evolve. New developments are emerging that demonstrate that this strategic centre is under pressure to accommodate proposals for substantial uplift in residential floor space. There is a growing need for development proposals to provide a more balanced approach to working and living activities while addressing the community's interests.

This Urban Design Justification Report, takes a place-based approach to establishing a strategic context for 10 Denison Street.

THE SITE TODAY Lying in the heart of Bondi Junction's West End, the site currently accommodates a two-storey workshop which occupies a dual street frontage bound by Denison Street (west) and Spring Street (south). The low intensity use gives it a strong potential for redevelopment, particularly being positioned near or adjacent to large apartment complexes (east and south of the site) as well as new apartment development on Oxford & Denison Street (north).

The slender tower design is highly compatible with its urban context and terrace facade typology, featured on Denison Street. It maximises activity along its western and southern facades, addressing both street frontages. The proposal positions itself well along the future key network of the Waverley Bike Plan and successfully manages the interfaces between its high and low neighbours, to all sides.

The site is designed appropriately to its urban context, the resulting built form does not hinder the development potential to the undeveloped sites.

The site totals 315sqm and is 30.25m deep and approximately 10.45m wide, presenting an opportunity to design a site and context responsive built form, unique to Bondi Junction.

OXF O

ST

N ST DENISO

MILL HIL

L RD

RD

10 DENISON STREET 315m2

SPRING

ST

LOCATION PLAN, 10 DENISON ST, BONDI JUNCTION

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Denison St Cycle Hub, from adjacent terraces 1 0 de n i s on street | bondi j unc ti on

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urban design analysis supporting the design

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“SUSTAINABLE DEVELOPMENT IS A DYNAMIC PROCESS WHICH ENABLES ALL PEOPLE TO REALISE THEIR POTENTIAL, AND TO IMPROVE THEIR QUALITY OF LIFE, IN WAYS WHICH SIMULTANEOUSLY PROTECT AND ENHANCE THE EARTH’S LIFE SUPPORT SYSTEMS” FORUM FOR THE FUTURE ANNUAL REPORT, 2000

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P R E AM BL E RESPONDING TO COUNCIL FEEDBACK This Urban Design Justification Report reviewed the concept for the subject site and the feedback received by Waverley Council in the assessment of the Pre DA application. Whilst there were some technical variations found in the review of proposal, it is considered that the revised concept comprehensively addresses the commentary and architectural and urban design feedback received

by Council. Council's feedback has been addressed throughout this report.

The majority of Council's DCP controls have been met. The revised the design addresses Council's concerns through an appropriate built form and urban design response, drawing particular attention to precedents of case studies where similar approaches have been achieved elsewhere in Bondi Junction, Sydney, Melbourne, as well as internationally.

It is recognised that the DCP provides guiding design controls to supplement the design intent or objectives for site specific developments within Bondi Junction. These controls are recognised as being focused on larger sites and lend themselves to promote site amalgamation. However the DCP does not to consider the potential development and contribution of small or narrow sites on place, streetscape character, human scale, diversity and variety of skyline and built form.

Arguably, Bondi Junction has experienced development in the past of varying setbacks above 6 storeys, as such controls within the DCP have not been consistently applied, nor have they created human scale or provided a clear delineation between podium and tower elements (Spring Street, Oxford Street, Grafton Street, Waverley Street and Bronte Road). Thus it is considered that there are parts of the DCP that are unreasonable, given that the DCP is silent and does not distinguish development potential of smaller sites.

THE REVISED CONCEPT Based on RobertsDay's independent design review and recommendations, the revised concept satisfies Council’s feedback through technical compliance, design performance, architectural/landscape design and public benefit.

Whilst variations are sought, the concept provides a higher quality urban design outcome compared with the Pre DA submission. It is acknowledged that whilst the proposed scenario features minor variations, it produces a superior urban design outcome for residents, the community and the future transformation of the Precinct.

The holistic design approach and quality urban design outcome increases the sites contribution to future growth of the Precinct, and shift towards active travel (cycling), whilst maximising the potential future development of adjacent lots without the need for amalgamation and the creation of larger format, bulkier tower forms that dominate streetscape and diminish the human scale.

THE APPROACH For this chapter we analyse the specific items addressed in Council's Pre DA correspondence, highlighting our response to these comments and the recommendations moving forward.

In the following chapter, the remaining parts of the DCP will be explored and touched on where relevant.

place inspiration

We have provided the justification to support the objectives of Council's DCP, where the controls have been varied and detail how and where these variations have been achieved successfully and produced good urban design outcomes, elsewhere.

BARCYCLE WORKSHOP + CAFE , WALSH BAY SYDNEY

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SIT E IS O L ATI O N M AT T ER S S c a l ed S tre e t Wall COUNCIL FEEDBACK

OUR RESPONSE

•

The urban design controls in the DCP requires an appropriately scaled street wall to Denison and Spring Streets with a taller tower set behind this element.

•

The built form is split into two (2) identifiable parts; the podium form (inclusive of a mid rise street wall) and tower form.

•

Providing a clear delineation between the podium and tower, provides an appropriate scaled building at pedestrian level, with the tower form not visually obvious and overbearing to the pedestrian on the street.

•

To Spring Street a 6 level podium relates to the DCP requirement for built form along Spring Street. Within this 6 level podium, level 2 is recessed to distinguish the 2 levels of retail and commercial space from the residential fenestration above.

•

This 2 level expression turns the corner to Denison Street, creating a lower podium and setting up the required 2 metres setback for the tower form above. The 2 level podium scale responds to the predominant 2 level built form of the terrace housing to the West and is consistent with the newly approved and under construction project at 59 Oxford Street.

•

In this way the corner form responds to and stitches together, the differing scales and building types of each street.

et Wall

um

Spring Street 2 Storeys Podium 6 Storeys Street Wall Tower

2/3 Storeys Podium

Denison Street 2 Storeys Podium 6 Storeys Street Wall Tower

6 Storeys Street Wall 2 Storeys Podium

Spring Street 2 Storeys Podium 6 Storeys Street Wall Tower

STREET WALL AND PODIUM HEIGHTS

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DENISON ST STREET WALL

Future 6 Storeys Streewall

SPRING ST STREET WALL

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SIT E IS O L ATI O N M AT T ER S S t re e t Align me n t COUNCIL FEEDBACK

OUR RESPONSE

•

•

The proposed podium is aligned with both streets.

•

Ground level setbacks to both streets create a more generous public domain, which will complement the new cycle path planned for both streets, creating a safer and more comfortable movement area and crossing.

•

The applicable setback of 6m is unachievable for small or narrow sites. When applied to smaller sites, the setback control extinguishes development potential of narrow and slender towers, contradicting Objective 1.2 (J) of achieving a diverse skyline for Bondi Junction as well as Control 1.2 (c) regarding the creation of slender towers.

•

As such the setback control favours larger sites and does not take in consideration corner building.

•

Rather than adopting Council's prescribed setback to delineate between podium and tower forms, the built form is redesigned to incorporate horizontal and vertical articulation and facade treatments to celebrate a corner building.

•

As seen in the attached visuals, the revised scheme is clearly broken up into two distinct zones, podium/street wall and tower.

Corner sites are to be built to both street alignments (E1 1.9.e)

Figure 15a CornerSITES sites build to boundary FIGURE 15A - CORNER BUILD TO BOUNDARY (DCP)

•

Towers are to be setback a minimum of 6m from the street wall and parallel to the street boundary (Figures below. E1 1.9.h)

Figure 15b Corner sites build to boundary - Plan

WAVERLEY DEVELOPMENT CONTROL PLAN 2012

272

SETBACKS FOR TOWER FORMS (DCP)

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SPRING ST - DCP ENVELOPE

SPRING ST - PROPOSED ENVELOPE

SPRING ST - DCP ENVELOPE

SPRING ST - PROPOSED ENVELOPE

DENISON ST - DCP ENVELOPE

DENISON ST - PROPOSED ENVELOPE

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SIT E IS O L ATI O N M AT T ER S B u i l d i n g Ty po logy - P od ium COUNCIL FEEDBACK

OUR RESPONSE

•

•

Human scale can be achieved without the need for large setbacks between tower and podium forms.

•

Whilst it is considered one of many ways to delineate between tower and podium forms, we have ensured the built form is designed for human scale through the following alternative measures:

The design should incorporate human scale at street level with a distinct separation between the tower and podium form so as to reduce the visual impacts of the tower. From an urban design point of view, a thinner tower atop an appropriately scaled podium is the desired outcome for all sites within the Bondi Junction Centre.

1.

Vertical rhythm of the podium and exposed columns

2. Podium design and materiality (glazing for south orientation for non-residential uses)

3. Layered awnings

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4. Podium Greenery and planters to soften up built form

5. Public Art

6. Alfresco Dining

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SIT E IS O L ATI O N M AT T ER S B u i l d i n g Ty po logy - P od ium 7. Active frontages and larger floor to ceiling

Figure 10 Location of active frontages heights of podium levels

PRIMARY SHOPPING STREET ACTIVE FRONTAGE (DCP)

Figure 11 Primary shopping street active frontage GLASS LINE FINISH TO TRANSITION BETWEEN DIFFERENT USES

WAVERLEY DEVELOPMENT CONTROL PLAN 2012

DOMINANT VERTICAL STRUCTURE

4.3 m

WINDOW FRAME IN HUMAN SCALE REFLECTING FINE GRAIN ELEMENT

A VARIETY OF VERTICAL ELEMENT

3.6 m

AWNING TO REDUCE BUILDING BULKINESS

4.85 m

4.85 m

4.85 m

4.85 m

4.85 m

4.85 m

ABOVE AND BEYOND PRIMARY SHOPPING STREET ACTIVE FRONTAGE - OUR RESPONSE

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ADG COMPLIANT FTC HEIGHT

B u i l d i n g Ty po logy - P od ium + Tower 8. Facade framing & volumetric definition

TOWER FORM

VERTICAL BLADE TO DEFINE CORNER BUILDING

TOWER FORM VERTICAL PLANTING

HORIZONTAL BLADE TO DEFINE 6 STOREYS PODIUM

VERTICAL PLANTING

6 STOREY STREET WALL

BUILDING ARTICULATION BETWEEN RETAIL AND RESIDENTIAL

BUILDING ARTICULATION BETWEEN RETAIL AND RESIDENTIAL

PERMANENT ART WALL

RETAIL PODIUM

PERMANENT ART WALL

RETAIL PODIUM

place inspiration

GOODSPEED CYCLE WORKSHOP, NEW ACTON CANBERRA 1 0 de n i s on street | bondi j unc ti on

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SIT E IS O L ATI O N M AT T ER S B u i l d i n g Ty po logy : P od ium + Tower

9. Art walls on blank facades

PERMANENT ART WALL

10. Vertical gardens

VERTICAL PLANTING VERTICAL PLANTING

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Site responsive & performance based design solution 1 0 de n i s on street | bondi j unc ti on

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place inspiration MAD BIKE BUILDING BY MAD ARKITECKTER, OSLO • 200 illuminated bike racks that act as public art • 10m wide built form • minimal setbacks used • ground floor cafe

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Facade treatments are used to further delineate podium & tower form

1 0 de n i s on street | bondi j unc ti on

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AD J AC E N T S I TE I S O L AT I O N E n v el o pe fo r 6-8 De nison St reet COUNCIL FEEDBACK

OUR RESPONSE

•

•

The development potential of adjoining site at 6-8 Denison Street has been protected by ensuring the proposed design complies with the applicable building separation setbacks prescribed by the ADG's. As 10 Denison Street will provide a blank party wall on the northern facade, the adjacent envelope will join the party wall, and pursue a single loaded building.

•

The proposed building envelope at 10 Denison Street will protect the amalgamation and development potential for the adjacent sites, and maximises visual privacy through ADG compliant building setbacks.

•

The potential future built form at 6-8 Denison Street would be north and west facing, thus would not have issues with receiving adequate solar access.

•

The following diagrams represent the adjacent built form envelope (red) which can be achieved.

It would also need to be demonstrated that both sites, without amalgamation can achieve a development that is consistent with the planning controls.

38 meter Height Plane

BEFORE

38 meter Height Plane

AFTER 1300 5

1500 7 AFTER

ISSUE

[-]

26

DATE

09/07/19

REVISION

DRAFT DA FOR CO-ORDINATION

de n i s o n street | urban desi gn j usti fi c ati on report © Copyright

PRELIMINARY DESIGN ONLY

Comply with relevan requirements, the B Australia and all rel Standards when ex described in this dra

Dimensions in millim Confirm all dimensi prior to commencin Use figured dimens Do not scale.

If discrepancy exist

76.74 76.74 STEP STEP

1 1 599645 DP 599645 DP

82.82 82.82 TG TG

87.52 87.52 Chimney Chimney

83.38 83.38 PARAPET PARAPET

80.33 80.33 BALC BALC

COVERED COVERED VERANDAH VERANDAH

TWO STOREYED TWO STOREYED RESIDENCE BRICK BRICK RESIDENCE ROOF METAL METAL ROOF No. 9 No. 9

1 1 799127 DP 799127 DP

76.95 76.95 VER VER

82.81 82.81 TG TG

83.39 83.39 PARAPET PARAPET

83.38 83.38 PARAPET PARAPET

75.99 75.99

84.28 84.28 PARAPET PARAPET

STREET STREET

86.25 86.25 RIDGE RIDGE

REAR OF REAR OF 59 59 OXFORD OXFORD STREET STREET MIXED-USE RESIDENTIAL MIXED-USE RESIDENTIAL 14 STOREYS 14 STOREYS

85.01 85.01 PARAPET PARAPET 76.45 76.45

86.33 86.33 Chimney Chimney

2-4 2-4 DENISON DENISON STREET STREET (REAR OF (REAR OF 88 SPRING SPRING STREET) STREET) COMMERCIAL/RETAIL COMMERCIAL/RETAIL 22 STOREYS STOREYS

79.76 79.76 AWNING AWNING 85.18 85.18 PARAPET PARAPET

ADJACENT SITE SCENARIO - GROUND FLOOR PLAN

88 SPR SPR RESIDENTIA RESIDENTIA 10 S 10 S

84.28 84.28 PARAPET PARAPET

COVERED COVERED VERANDAH VERANDAH

61 61 B SECT B SECT 976168 DP 976168 DP

84.16 84.16 RIDGE RIDGE

80.23 80.23 TG TG

80.79 80.79 TG TG 77.26 77.26 VER VER

87.30 87.30 Chimney Chimney

85.04 85.04 TG TG

1 1 913643 DP 913643 DP

86.73 86.73 RIDGE RIDGE

84.00 84.00 TG TG

83.33 83.33 BALCONY BALCONY

existing kerb existing kerb shown dashed shown dashed 3000 4885 4885

44 33 21 21 22 22 23 23 24 24

25 25 26 26

22 11

LIFT LIFT

ctr ctr

rpr rpr

2 3

1800 1800

1

FS 2 FS 2 FS 2

bulky waste 4

5

6

7

8

9

10

bulky bulky

11

waste waste

Services Services AH

AH

52m2 52m2

1540 x 1540 x 2070 2070

27.4sqm 27.4sqm 26sqm

18

hydrant booster 16

15

Art Wall Art Wall

+ FFL 76.08 + +FFL FFL76.08 76.08

1/40fall 1/40 fall to fall to footpath footpath 1/20 footpath

17

1200 1200

+ FFL FFL 76.10 76.10 + + FFL 76.10

fhr fhr

55sqm

OSD OSD and and rainwater rainwater tanks tanks above above

75.71 75.71

BICYCLES 4.0m2 4.0m2

1500 1500

RETAIL

WALLS WALLS

85.43 85.43 PAR PAR

ge ge

FH

REAR OF 59 OXFORD 6.5m2 STREET 18 Bike Bike Lockers 18 Lockers MIXED-USE RESIDENTIAL AH AH LOBBY LOBBY 14 STOREYS LOBBY

RETAIL RETAIL 36.5sqm 36.5sqm

H H 84.9 84.9 S S 83.9 83.9

resiwaste resi waste waste 15m2 15m2 resi 15m2

E E

600 600

S S 83.9 83.9

H 84.9 H 84.9 S 83.9 S 83.9

FS 1 FS 1 FS 1

E E

FIP/ewis FIP/ewis F 600 ewis 600 x 2400P x 2400

fhr

18 18 19 19 20 20

.4 xx .4 .4 .4

com com com waste waste waste 3m2 3m2 3m2

FS 22 FS 2 FS (B) (B) (B)

FS 11 FS 1 FS (B) (B) (B)

13

12

hydrant hydrant booster booster

FH FH

M M M M

Art Wall

AH AH

COVERED COVERED VERANDAH VERANDAH

76.09 76.09

30.255 BDY 30.255 BDY

76.12 76.12

76.08 76.08

76.11 76.11

BELOW

83.79 83.79 TOP TOP WALL WALL

DRIVEWAY DRIVEWAY

75.92 75.92

VEHICULAR CROSSING VEHICULAR CROSSING

CONCRETE CONCRETE DRIVEWAY DRIVEWAY

79.47 79.47 ROOF ROOF

balcony

83.80 83.80 TW TW

76.00 76.00 75.87 75.87

76.09 76.09

A A 04.01 04.01

denotes denotes existing existing right right of of way way

1500 14

RL 75.84 RL 75.84 AHD AHD 80.81 80.81 BALCONY BALCONY

75.41 75.41

WASTE AND RECYCLING H H 84.9 84.9 S 83.9 S 83.9

H 84.9 84.9 FHH

FH

1540 x 1540 x 2070 2070

.4 .4 .4 xx .4 .4 x .4 .4 .4 xx .4 .4 .4 x .4

Plaza Plaza

87.47 87.47 Chimney Chimney

METAL METAL ROOF ROOF

88

77

10.445 BDY 10.445 BDY

COVERED COVERED VERANDAH VERANDAH

13 13 595550 DP 595550 DP

99

66

83.19 83.19 TG TG

86.34 86.34 RIDGE RIDGE

10 10

+ FFL 76.08 + FFL FFL 76.08 76.08 +

83.88 83.88 TG TG

30.255 BDY 30.255 BDY

.4 x .4 14 14 13 13 12 12 11 11

55

awning awning above above awning above

87.58 87.58 Chimney Chimney

86.41 86.41 RIDGE RIDGE H 85.95 H 85.95 S S 84.65 84.65

85.43 85.43 PARAPET PARAPET

SEPERATE SEPERATE

17 17 16 16 15 15

Visitor Visitor bicycles bicycles

COVERED COVERED VERANDAH VERANDAH

11 11 595550 DP 595550 DP

FS 3

86.33 86.33 PARAPET PARAPET

Art Wall Art Wall

80.84 80.84 BALCONY BALCONY 86.40 86.40 RIDGE RIDGE

LIFT

86.33 86.33 PARAPET PARAPET

600 1150 ELEL 600 600xx x1150 1150EL

85.0 85.0 TG TG 75.97 75.97

85.33 85.33 TW TW

76.34 76.34

FS 2

WALL WALL

FS 1

10.38 BDY 10.38 BDY

80.83 80.83 BALCONY BALCONY

BRICK BRICK

3 3 913643 DP 913643 DP

LOBBY

2260 2260 2180

COVERED COVERED VERANDAH VERANDAH

86.32 86.32 RIDGE RIDGE

(A) (A)

86.93 86.93 PARAPET PARAPET

83.61 83.61 TG TG

DENISON DENISON

87.23 87.23 Chimney Chimney

RETAIL

1540 x 1540 x 2070 2070

COVERED COVERED VERANDAH VERANDAH

80.80 80.80 BALCONY BALCONY

76.35 76.35

6-8 DENISON STREET 6-8 DENISON STREET BONDI BONDI WAVERLEY WAVERLEY SQUASH SQUASH CLUB CLUB 33 STOREYS STOREYS

(20.115 (20.115 WIDE) WIDE)

83.61 83.61 TG TG

2 2 913643 DP 913643 DP

86.30 86.30 PARAPET PARAPET

76.18 76.18

1500

86.34 86.34 RIDGE RIDGE

profile of awning above

profile of profile of awning awning above above

2-4 DENISON STREET BELOW existing existing vehicular vehicular crossing crossing crossing removed removed existing vehicular removed (REAR OF 8 SPRING STREET) COMMERCIAL/RETAIL 2 STOREYS

75.91 75.91 75.81 75.81

ADJACENT SITE SCENARIO - TYPICAL PODIUM PLAN

80.18 80.18 AWNING AWNING

80.21 80.21 AWNING AWNING

79.58 79.58 AWNING AWNING

75.98 75.98 75.80 75.80

8 SPR RESIDENTIA 10 S

76.05 76.05 75.89 75.89

COVERED COVERED VERANDAH VERANDAH

1 1 999895 DP 999895 DP

STREET

84.64 84.64 PARAPET PARAPET

87.96 87.96 Chimney Chimney

DRIVEWAY DRIVEWAY

77.29 77.29 VER VER

80.51 80.51 BALC BALC

77.69 77.69 VER VER

76.01 76.01 MH MH

83.62 83.62 TG TG

SPRING SPRING

COVERED COVERED VERANDAH VERANDAH

ISSUE ISSUE

D

DATE DATE

1/11/19

76.10 76.10

REVISION REVISION

FOR DA

HW

© Copyright © Copyright

HW

DENISON

PRELIMINARY DESIGN PRELIMINARY DESIGN ONLY ONLY

C C

B B

04.03 04.03

04.02 04.02

WIDE) (20.115 (20.115 WIDE)

Comply Comply with with relevant relevant Authorities Authorities requirements, of requirements, the the Building Building Code Code of Australia Australia and and all all relevant relevant Australian Australian Standards Standards when when executing executing works works described described in in this this drawing drawing

PROJECT PROJECT

Dimensions Dimensions in in millimetres. millimetres.

Confirm Confirm all all dimensions dimensions on on site site prior to commencing commencing work. work. prior to Use Use figured figured dimensions dimensions only. only.

Do Do not not LOBBY scale. scale. discrepancy exists exists notify notify architect. architect.

If If discrepancy in doubt doubt ask. ask.

If in If

DWG DWG

LIFT 3050

FS 1

FH

CLIENT CLIENT

76.17 76.17

10 Denison Street, Bondi Bondi Junction 10 Denison Street, Junction 4210 Stephen Carmen Davidson Davidson & Carmen Stephen & balcony

Ground floor Adjacent Siteplan Scenario - Ground Floor Plan

SCALE @ @A3 A3 SCALE

DRAWN DRAWN

1:200 1:200

DM JH

CHKD CHKD

PM PM

PLOT DATE DATE PLOT

13/11/19 28/10/19

G

FS 2

30.255 BDY

W

bal 6560

E

FH

A 04.01

10.38 BDY

10.445 BDY

4600

2150

STREET STREET

76.12 76.12

REAR OF REAR OF 59 59 OXFORD OXFORD STREET STREET MIXED-USE RESIDENTIAL MIXED-USE RESIDENTIAL 14 STOREYS 14 STOREYS

balcony balcony

BELOW BELOW

30.255 BDY

2-4 2-4 DENISON DENISON STREET STREET BELOW BELOW (REAR (REAR OF OF 88 SPRING SPRING STREET) STREET) COMMERCIAL/RETAIL COMMERCIAL/RETAIL 22 STOREYS STOREYS

STREET STREET

ADJACENT SITE SCENARIO - TYPICAL FLOOR PLAN

C

B

04.03

04.02

SPRING

STREET

indicative future development envelope

REVISION

PRELIMINARY DESIGN ONLY

LIFT 2645

FS 1

FH

30.255 BDY 30.255 BDY

LIFT LIFT

FHFS FHFS

FH

FHFS FHFS

FS FS 1 1

15

ge ge

PLOT DATE

28/10/19

bal bal

sss rp rp

FS FS 2 2 FH FH

Service Service balcony balcony

5m3

Privacy hood

LR LR -2m2 -2m2 2m3

A A 04.01 04.01

5780 5780

10.445 BDY 10.445 BDY

0

60

+ FFL + FFL 103.10/106.20/109.30 103.10/106.20/109.30

25sqm 21sqm

PM ADG Building Separation nine storeys and above 18m between habitable and non-habitable rooms

6450 6450

level 10 roof

level 10 roof over

CHKD

JH

W

HSR HSR D SVA SVA D

FH

FTC FTC

DRAWN

1:200

E

FH

ER ER

DB DB

ER ER

HW HW

balcony balcony

Adjacent Site Scenario - Typical Podium Floor SCALE @ A3

G

FS 2 3050 3050

Stephen & Carmen Davidson DWG

4600 4600

HW

2050 2150

10 Denison Street, Bondi Junction 4210 4210 CLIENT

Dimensions in millimetres.

Confirm all dimensions on site prior to commencing work.

Use figured dimensions only.

Do not scale.

LOBBY If discrepancy exists notify architect.

If in doubt ask.

HW

© Copyright

PROJECT

10.38 BDY 10.38 BDY

DATE

BELOW

6-8 DENISON STREET BELOW BONDI WAVERLEY Comply withSQUASH relevantCLUB Authorities requirements, the Building Code of 3 STOREYS Australia and all relevant Australian Standards when executing works described in this drawing

1540 x 2070

ISSUE

DENISON DENISON

88 SPR SPR RESIDENTIA RESIDENTIA 10 10 S S

33 BED BED

130sqm 130sqm A6.01 A6.01

30.255 BDY 30.255 BDY 5420 5420

1 0 de n i s on street | bondi j unc ti on SPRING SPRING

C C

B B

04.03 04.03

04.02 04.02

STREET STREET

27 BELOW BELOW

CHANGE OVER TIME - BEFORE DEVELOPMENT

CHANGE OVER TIME- AFTER DEVELOPMENT

28

de n i s o n street | urban desi gn j usti fi c ati on report

SIT E IS O L ATI O N RECOMMENDATIONS Based on our response to Council feedback, below is a list of recommendations that should be considered in light of the proposal and its approval: •

We respect Council's vision and objectives for built form to look and feel a certain way, however for smaller sites, the DCP is not transparent.

•

Urban Form vision from Council suggests that a thinner tower atop an appropriately scaled podium is the desired outcome for all sites within the Bondi Junction Centre, however this has not been replicated. Rather, it is not translated in the DCP controls for smaller sites (recommends amalgamation).

•

The evidence provided has revealed that both sites can be adequately be developed separately and achieve satisfactory urban and built form outcomes.

•

A schematic design of the adjacent site indicates an appropriate height; setbacks; and resultant site coverage. Given that both sites will share a party wall it is considered that minimal solar access and privacy impacts will arise between the two residential developments.

Based on the above considerations and findings, it is recommended that Council approve the Development Application based on the evidence provided, given the compliance with Council's controls and objectives where variations are sought.

1 0 de n i s on street | bondi j unc ti on

29

GE N E R A L D E S I G N & UR BAN FO R M G e n er a l De s ign COUNCIL FEEDBACK

OUR RESPONSE

•

The height and FSR proposed is not supported;

•

The proposed height for 10 Denison street is 11 storeys (38m height plane) with an FSR of 5:1, compliant with LEP.

•

A 2/3 storey street wall is anticipated for Denison Street. To Spring Street, the street wall is to match the façade of the adjoining property (6 storey street wall).

•

A 2 Storey street wall is proposed for Denison Street, compatible with adjacent development on Denison Street. An identifiable 6 storey street wall has been provided to Spring Street.

reet Wall

dium

Spring Street 2 Storeys Podium 6 Storeys Street Wall

2/3 Storeys Podium

Denison Street 2 Storeys Podium

6 Storeys Street Wall 2 Storeys Podium

Spring Street 2 Storeys Podium 6 Storeys Street Wall

STREET WALL AND PODIUM HEIGHTS

30

de n i s o n street | urban desi gn j usti fi c ati on report

E n v el o pe & S e tbacks COUNCIL FEEDBACK

OUR RESPONSE

•

•

The applicable setback of 6m is unachievable for small or narrow sites. When applied to smaller sites the setback control extinguishes development potential of narrow and slender towers, contradicting Objective 1.2 (J) of achieving a diverse skyline for Bondi Junction as well as Control 1.2 (c) regarding the creation of slender towers.

•

As such it is considered that the setback control favours larger sites.

•

Rather than adopting Council's prescribed setback to delineate between podium and tower forms, the built form is redesigned to incorporate horizontal and vertical articulation and facade treatments.

•

As seen the attached elevations and visuals, the revised scheme is clearly broken up into two distinct zones, podium/street wall and tower.

A 6m setback between the street wall and tower must be provided to Spring Street.

PROPOSED ENVELOPE OF 10 DENISON STREET

1 0 de n i s on street | bondi j unc ti on

31

GE N E R A L D E S I G N & UR BAN FO R M G ro u n d Floor OUR RESPONSE The ground floor proposed building provide a setback:

•

Denison Street: Ground Floor + First Level: 0m (colonnade), 5m (wall), creating a public accessible plaza Integrated with the new cycleway.

•

Spring Street: Ground Floor: 0m (colonnade) - 2.3m (wall), wider the footpath for a better integration of the future cycleway.

MIXED-USE RESIDENTIAL 14 STOREYS

85.01 PARAPET 76.45

3 ney

•

82.82 TG 83.38 PARAPET

84.28 PARAPET

STREET

82.81 TG

83.39 PARAPET

83.38 PARAPET

75.99

2-4 DENISON STREET (REAR OF 8 SPRING STREET) COMMERCIAL/RETAIL 2 STOREYS

79.76 AWNING 85.18 PARAPET

RE

84.28 PARAPET

85.04 TG

86.30 PARAPET

6-8 DENISON STREET BONDI WAVERLEY SQUASH CLUB 3 STOREYS

(20 .115 WIDE)

1

ONY

76.35

76.18

86.73 RIDGE

(A)

86.93 PARAPET

83.33 BALCONY

existing kerb shown dashed 76.34

85.33 TW

4885

16

15

14

13

12

11

10

9

8

.4 x .4 .4 x .4

Visitor

7

bicycles

5 4

+ FFL 76 .08

3 18

19

20

21

22

23

24

25

26

2 1

LIFT

ctr

H 84 .9 S 83 .9

FIP/ewis 600 x 2400

85.43 PAR

OSD and rainwater tanks above

resi waste 15m2

E

rpr

FS 1 FS 2 2 3

4

5

6

7

8

9

10

bulky

11

4.0m2

com

1500

RETAIL LOBBY

75.71

waste

1800

1

18 Bike Lockers 36.5sqm

H 84 .9 S 83 .9

WALLS

ge

E

600

10.445 BDY

H 84 .9 S 83 .9

H 84 .9 S 83 .9

AH

Services

waste

52m2

3m2

1540 x 2070

FS 2 (B)

FS 1 (B)

denotes existing right of way

+ FFL 76 .10 1/40 fall to footpath

18

17

1200

fhr

27.4sqm

Plaza

16

Art Wall

+ FFL 76 .08

15

14

13

12

hydrant booster

FH

M

M

AH

83.80 TW

RL 75 .84 AHD

NY

76.09

30.255 BDY

76.00 75.87

76.12

76.11

83.79 TOP

DRIVEWAY

CROSSING

CONCRETE DRIVEWAY

76.08

75.92

profile of awning above

existing vehicular crossing removed

VEHICULAR

76.09

A 04.01

BRICK

awning above

.4 x .4

6

30.255 BDY

WALL

85.43 PARAPET

SEPERATE

17

1540 x 2070

ONY

86.33 PARAPET

1540 x 2070

86.33 PARAPET

Art Wall

600 x 1150 EL

85.0 TG 75.97

75.41

10.38 BDY

ONY

2260

DENISON

1

80.18 AWNING

75.91

80.21 AWNING

79.58 AWNING

75.98 75.81

75.80

76.05 75.89

DRIVEWAY

76.01 MH

SPRING TYPICAL GROUND FLOOR PLAN + ENHANCED PUBLIC REALM

62

76.10

ISSUE

DATE

B

25/10/19

B 04.02

(20 .115 WIDE)

Comply with relevant Authorities requirements , the Building Code of Australia and all relevant Australian Standards when executing works described in this drawing

REVISION

Revised bike parking

32

C 04.03

STREET

76.12

PROJECT

CLIENT

de n i s o n street | urban desi gn j usti fi c ati on report Dimensions in millimetres . © Copyright

PRELIMINARY

DESIGN ONLY

Confirm all dimensions on site prior to commencing work .

Use figured dimensions only.

Do not scale .

DWG

76.17

10 Denison Street , Bondi Junction Stephen & Carmen Davidson Ground floor plan

SCALE @ A3

DRAWN

CHKD

PLOT DA

G e n er a l COUNCIL FEEDBACK

OUR RESPONSE

•

The northern façade appears bland and is to provide further articulation. Consideration of the heat load is of concern.

•

The northern facade is a blank party wall and will be appropriately insulated to mitigate heat gain in the short term, until 6-8 Denison Street is developed. As described in more detail in the site isolation response, as per the recommendations of the ADG's, this wall will allow the adjoining site (6-8 Denison Street) to achieve development potential similar to 10 Denison Street, adjoining the northern wall.

•

The ground and first floor is required to be provided with commercial uses with the floor to floor heights at least 4m on the ground floor and 3.5m on the first floor.

•

The ground floor to ceiling height has been increased to 4.3m and first floor to ceiling height increased to 3.6m to accommodate change over time.

•

Storage areas and bicycle storage areas should be provided in a basement level, not occupying usable commercial floor space in the Bondi Junction Centre.

•

Storage areas have been moved to the basement level;

•

Bicycle storage remains on the ground floor. for ease of access to the cycle path on Spring Street. As bicycles are anticipated to be the primary mode of transport for residents, ease of access from parking areas to cycle path is critical to efficiency of use and transportation.

If located in the basement, residents would have to transport bicycles via the lift which would be highly inconvenient for residents.

Awnings are to be provided around the streets to provide weather protection, define the edge of the footpath and reduce the apparent bulk of the building when viewed from the street.

•

Two layered awnings are provide.

•

NORTHERN WALL - BLANK PARTY WALL

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33

GE N E R A L D E S I G N & UR BAN FO R M REAR OF 59 OXFORD STREET MIXED-USE RESIDENTIAL 14 STOREYS

U p p e r Le ve ls

balcony

OUR RESPONSE BELOW

The ground floor proposed building provide a setback: Denison Street:

2-4 DENISON STREET BELOW (REAR OF 8 SPRING STREET) COMMERCIAL/RETAIL 2 STOREYS

STREET

•

Level 2-5: 2m (terrace) - 4m (wall)

• Level 6-10: 2.1m (terrace) - 5.7m (wall) Spring Street:

indicative future development envelope

2050 HW

LIFT

1 BED 50sqm A2.01

Terrace 8m2

•

Second Level: 0m (terrace), vary from 1.3m 2.5m (wall)

•

All other levels: 0m

4210

balcony balcony

960

FHFS

ADG Building Separation up to four stories 12m between habitable rooms/balconies

6560

FH

FHFS

ge

rp FH

1540 x 2070

1540 x 2070

A 04.01

+ FFL 84.00 W

E

G

LR -2m2

HW

Studio 44sqm A2.03

indicative future

1 BED development envelope

REAR OF 59 OXFORD STREET 6-8MIXED-USE DENISON STREET BELOW RESIDENTIAL BONDI WAVERLEY SQUASH CLUB 14 STOREYS 3 STOREYS

50.5 sqm A2.02

Terrace 24m2

R

sss

HSR SVA

10.38 BDY

10.445 BDY

First Level: 0m

2-4 DENISON STREET BELOW (REAR OF 8 SPRING STREET) COMMERCIAL/RETAIL BDY 230.255 STOREYS

3050

STREET

•

1540 x 2070

BELOWDENISON

6-8 DENISON STREET STREET BELOW REAR OF 59 OXFORD BONDI WAVERLEY SQUASH CLUB MIXED-USE RESIDENTIAL 3 STOREYS 14 STOREYS

planter

R

Terrace 24m2

4210

balcony 30.255 BDY

balcony

2-4 DENISON STREET BELOW (REAR OF 8 SPRING STREET) COMMERCIAL/RETAIL 2 STOREYS

2

C

FH

FH

1/11/19

REVISION

W

E LR -2m2

HW

indicative future development envelope

FOR DA Terrace 8m2

© Copyright

STREET

G

Misc

Comply with relevant Authorities requirements, the Building Code of Australia and all relevant Australian when executing works 6-8Standards DENISON STREET BELOW described in SQUASH this drawing BONDI WAVERLEY CLUB 3 STOREYS Dimensions in millimetres.

Confirm all dimensions on site prior to commencing work.

Use figured dimensions only.

Do not scale.

30.255 BDY exists notify architect.

If discrepancy If in doubt ask.

1m3

Service balcony

HW

1.2m3

1.8m3

PROJECT

1.3m3

1 BED 50sqm A5.01

61sqm A5.02DWG adaptable and liveable

Terrace 9m2

A 04.01

10 Denison Street, Bondi Junction Stephen & Carmen Davidson Level 2 plan 4210

SCALE @ A3

DRAWN

1:200

DM

CHKD

balcony

PM

PLOT

13

DENISON

PRELIMINARY DESIGN ONLY

CLIENT

1 BED

BELOW

10.38 BDY

DATE

10.445 BDY

STREET

C

04.02

rp

1540 x 2070

+ FFL 93.80

3m3

B

ge sss

PLANT

1540 x 2070 SPRING

ISSUE

FHFS

04.03

HSR SVA D

4600

FHFS

R

5780

LIFT

13

30.255 BDY

2050

ADG Building Separation five to eight storeys 13.5m between habitable and non-habitable rooms

6560 63

3050

1540 x 2070

DENISON BELOW

TYPICAL FLOOR PLAN: LEVEL 2

ADG Building Separation five to eight storeys 18m between habitable rooms/balconies

TYPICAL FLOOR PLAN: LEVELS 3-5 2645

FHFS

FH

FHFS

FS 1

C

HSR D SVA

15

ge

B

sss

04.03

04.02

rp

FS 2

4600

LIFT

0

60

ER

DB

1540 x 2070

HW

FH

DATE

1/11/19

REVISION

FOR DA

21sqm

© Copyright

3 BED

TYPICAL FLOOR PLAN: LEVELS 6-10

34

2m3

PROJECT

CLIENT

Dimensions in millimetres.

Confirm all dimensions on site prior to commencing work.

Use figured dimensions only.

BDY Do not30.255 scale.

If discrepancy exists notify architect.

If in doubt ask.

PRELIMINARY DESIGN ONLY

BELOW

Privacy hood

LR -2m2

Comply with relevant Authorities requirements, the Building Code of Australia and all relevant Australian Standards when executing works described in this drawing

130sqm A6.01

Service balcony

DWG

10.38 BDY

FTC

level 10 roof over

STREET

5m3

+ FFL 103.10/106.20/109.30

10 Denison Street, Bondi Junction Stephen & Carmen Davidson Level 5 plan

SCALE @ A3

DRAWN

1:200

DM

5420

C

B

de n i s o n street | urban desi gn j usti fi c ati on report 04.03 04.02 SPRING

STREET

A 04.01

5780

C

10.445 BDY

SPRING

ISSUE

ADG Building Separation nine storeys and above 18m between habitable and non-habitable rooms

6450

30.255 BDY

ER

3050 2050

BELOW

CHKD

PM

PLOT

13

OUR RESPONSE We identify tower form heights of 6 storeys or more within the Bondi Junction Town Centre. This study allows us to understand past, current and future trends, to justify the appropriate tower form setbacks for 10 Denison Street.

Whilst there are many examples of this variation shown throughout the Bondi Junction Town Centre, it is considered that each of these examples has a significantly larger footprint compared with 10 Denison Street. With a site area of only 315m2 and a tower floorplate of 130.5m2 (above 6 storeys), it is considered that 10 Denison Street will not cause undue impact to the streetscape.

Whilst the proposal seeks to also vary the prescribed tower setback, we aim to create a more diverse, unique and place led tower typology that responds to the adjacent facade character. This will produce a far superior urban design outcome as opposed to an amalgamated site scenario.

LEGEND 10 Denison Street Tower Form Tower Form within 6m Setback 2-6 Storey Street Wall

79-81 Grafton Street

59-75 Grafton Street

55 Grafton Street

253 Oxford Street

257 Oxford Street

35 Grafton Street

570-588 Oxford Street

1 Adelaide Street

241 Oxford Street

251 Oxford Street

10 Densison Street

T

1 Hollywood Avenue

T

3 Waverley Street

520 Oxford Street

25-33 Bronte Road

95-97 Grafton Street

71-73 Spring Street + 83-85 Spring Street

Train Station

1 Newland Street 36-42 Spring Street

T

79-81 Grafton Street

n

59-75 Grafton Street

Street Wall

As a variation is sought and given the sites challenging dimensions, the proposed model would be considered an appropriate built form response in accordance with the precedents shown adjacent and meeting future growth within the Town Centre.

55 Grafton Street

m within k

35 Grafton Street

m

10 Densison Street

n Street

A larger tower mass on 10 Denison Street (amalgamated scenario) similar to examples shown below, would have additional adverse impact to neighbouring properties particularly from the perspective of the terrace houses on Denison Street. Highlighted below are examples of where the 6m setback has been varied, particularly above a 2-6 storey street wall.

NTS VARIED UPPER LEVEL SETBACKS IN BONDI JUNCTION

1 0 de n i s on street | bondi j unc ti on

35

GE N E R A L D E S I G N & UR BAN FO R M P rec e d e n t Cas e S tu dies PRECEDENTS Below is a list of local and national precedents which detail good urban design outcomes for tower forms on narrow sites. It is worth noting the lack of setbacks required but rather the delineation between podium and tower form is expressed through the use of facade treatments (framing and articulation).

36

PHEONIX82 - MELBOURNE

PHEONIX82 - MELBOURNE

BENNETTS LANE - MELBOURNE

PITT ST - SYDNEY

de n i s o n street | urban desi gn j usti fi c ati on report

320 GEORGE ST - BRISBANE

320 GEORGE ST - BRISBANE

744 HARRISON ST - SAN FRANCISCO

STUDIOS 54 - SURRY HILLS SYDNEY

1 0 de n i s on street | bondi j unc ti on

37

GE N E R A L D E S I G N & UR BAN FO R M B u i l d i n g S e paration COUNCIL FEEDBACK

OUR RESPONSE •

Given the orientation and size of the site, the built form is orientated towards the Denison and Spring Street frontages to avoid residential outlook to east (8 Spring Street) and north.

•

Apartments are primarily orientated west and south.

•

Majority of the northern wall will be used for a party wall.

•

Side setbacks (northern boundary) are: • 0m (blank wall) to create a party wall; • 4.6m for some apartments openings, separation are maintained as per the ADGs to 8 Spring Street of 12m.

•

Minor windows off secondary spaces (bathroom and bedrooms) proposed within setback but are designed on an angle to obtain daylight access and avoid direct overlooking.

•

Rear setbacks predominantly between 5.4 and 6.5m to maintain separation of habitable openings to 8 Spring Street.

Figure 16 Minimum distances between residential living areas

FIGURE 16: MINIMUM DISTANCES BETWEEN RESIDENTIAL LIVING ARES

EXISTING RESIDENTIAL BUILDING

SECONDARY HIGHLIGHT WINDOW

BLANK WALL Figure 17 Separation distances between residential living areas and commercial uses

WAVERLEY DEVELOPMENT CONTROL PLAN 2012

274 30M DISTANCE TO PRIMARY WINDOW

PRIMARY WINDOW

LEVEL 2 BUILDING SEPARATION

38

de n i s o n street | urban desi gn j usti fi c ati on report

EXISTING RESIDENTIAL BUILDING

BLANK WALL SECONDARY WINDOW

28.1M DISTANCE TO PRIMARY WINDOW

4.6M REAR PODIUM SETBACK FROM SECONDARY WINDOW COMPLIANT

PRIMARY WINDOW

LEVEL 3 TO 5 BUILDING SEPARATION

EXISTING RESIDENTIAL BUILDING

BLANK WALL

SECONDARY WINDOW

24M DISTANCE TO PRIMARY WINDOW

PRIMARY WINDOW

LEVEL 6 TO 10 BUILDING SEPARATION

1 0 de n i s on street | bondi j unc ti on

39

GE N E R A L D E S I G N & UR BAN FO R M P ed e s t rian & Ve hicle A c c ess COUNCIL FEEDBACK

OUR RESPONSE

•

•

Given the site's lot dimensions, this is not possible. Council's feedback does not consider smaller sites. Alternative waste collection measures are required for sites 10m (or less) wide.

•

Our Vehicle Access strategy is aligned with Figure 4 Vehicle & Service Access of the DCP which shows that no vehicle entries are permitted to the sites off Denison Street and Spring Street.

•

All existing vehicle access points to the site are removed, with the kerb reinstated and footpath widened (to incorporate the cycleway)

•

An embellished footpath and the integration of the cycleway will enable the shift to a cycle oriented development and will greatly improve amenity and safety for both pedestrians and cyclists.

The building must be designed to allow Council’s collection vehicles (Medium Rigid Vehicle) to enter and exit the property in a forward direction with adequate vehicle clearance.

SITE CONNECTIVITY Bus: 200 328 Bus: 333 340 352

355 388 389 440

Bondi Junction Interchange Bus: 333 380 381

10 Denison Street, Bondi Junction

5 min walk

Bus: 357

Bus: 313 314 316 317

40

348 353 360 379 400

de n i s o n street | urban desi gn j usti fi c ati on report

l a c o l f o % 2 5 rs travel to workrek via public wo ansport tr

did you know...

CURRENT SITE - CAR DOMINATED & UNPLEASANT

17.5M GARAGE ACCESS

FUTURE SCENARIO - PEDESTRIANISED STREETSCAPE & CYCLERS PARADISE

30.2M FRONTAGE FOR PEDESTRIANS AND CYCLISTS

1 0 de n i s on street | bondi j unc ti on

41

GE N E R A L D E S I G N & UR BAN FO R M T h e G re e n Trave l Plan OUR RESPONSE •

•

The Green Travel Plan submitted highlights the following key points to transition towards a cycle oriented hub and encourage modal/ transport shift to active travel.

•

In addition, the proposed retail/café uses are anticipated to attract walk-in customers only.

•

Council’s DCP specifies a minimum parking provision of zero spaces for residential and retail land uses on the site.

In this regard, the proposed nil on-site car parking spaces complies with the DCP.

•

All residents and visitors will be encouraged to travel to the site by bike through bicycle maps and routes posted on the building lobby. In addition, 27 bicycle parking spaces are proposed on the site which exceed DCP requirements;

•

Additional bicycle racks are accommodated along the site frontage for retail staff and visitor use;

The success and progress of the GTP is monitored and measured by setting modal share targets and identifying the measures and actions that have the greatest impact (refer to the plan for details);

BONDI JUNCTION CYCLEWAY MASTER PLAN - GREEN TRAVEL PLAN

our site

42

de n i s o n street | urban desi gn j usti fi c ati on report

RECOMMENDATIONS Based on our response to Council feedback, below is a list of recommendations that should be considered in light of the proposal and its approval: Council's objectives are robust however they ignore and do not consider smaller, narrower sites. As such site diversity, skyline and built form diversity and slender towers will not be achieved.

Setback controls have been inconsistently applied across Bondi Junction.

As shown in the precedents on the previous page, and based on our analysis of Sydney, Melbourne and other precedents for slender tower forms on narrow sites there are minimal setbacks. Rather, the precedents reveal a clearly defined building bases of 3-4 storeys and taller elements on top. This is achieved through architectural treatment of the facade (articulation and framing).

Based on an ADG compliant single loaded buildings, a 6m setback would not apply to sites less than 18-20m wide. For the 6m setback to be applied to single loaded buildings, a 20m lot width is required.

(j) Creates diversity within the Bondi Junction Skyline, with a unique and site responsive built form.

Further to the Urban Form Objectives, we also satisfy the following relevant 1.9 Street Alignment Objectives within the DCP: (a) Reinforces the character of the commercial centre through consistent setbacks. As these setbacks have not been consistently applied and there are many instances which prove this, it can be argued that the setbacks provided are appropriate for a corner site. (b) Enhances streets (Denison and Spring Streets) as the commercial and civic spaces, particularly through active frontages and the Cycle Hub. (c) Provides legible access ways and entrances into buildings for residents, visitors to the cafe, and cycle shop. (d) Creates consistent and unified building elevations along streets by matching the appropriate datum line on Spring and Denison Streets.

In light of variations sought, we satisfy the following Objectives from 1.2 Urban Form (where relevant) within the DCP:

(e) Improves the quality of the public domain by adding a new plaza space, complementing the cycle way through land use and the integration of public art and vertical greenery into the facade.

(a) Ensures Bondi Junction Centre is a vibrant and attractive commercial area, with the introduction of the Cycle Hub.

(f) Ensures building facades create a human scale to the street, through layered awnings and identifiable human scale podium

(d) Promotes built form that increases access to natural ventilation and lighting.

(g) Defines and complements public spaces.

(g) Mitigates the visual effect of tall buildings on the street through a slender tower proposal that incorporates horizontal and vertical articulation, layered awnings, facade treatment (framing), vertical green and art wall. (h) Mitigates environmental effects of tall buildings on existing surrounding low scale residential development, a slender tower form provides less overshadowing than an amalgamated site scenario. (i) Ensures the streetscape setting for character homes on Denison Street (Terrace typology) is retained and enhanced. A tower width of 10m is more suitable to the adjacent context than a amalgamated tower scenario.

(h) Maximise safety through passive surveillance opportunities and clear glazing to retail uses.

Based on the above response and recommendations, it is recommended that Council approve the Development Application based on the evidence provided, compliance with Council's controls and alignment with objectives in cases of variations. RobertsDay considers the proposal for 10 Denison Street as an acceptable solution to achieving the matters of general design and urban form raised by Council.

1 0 de n i s on street | bondi j unc ti on

43

WASTE S TO R A GE & C O L L EC T I O N P ro p o se d M anage me nt St ra t eg y COUNCIL FEEDBACK

OUR RESPONSE

In the Pre DA feedback, Council raised the following key points in relation to waste storage and collection:

In response to the feedback received by Council, below is a list of responses that have been prepared from an urban design and place perspective, which provide an appropriate solution waste storage and collection:

•

•

The building must have a system for the convenient transportation of waste and recyclables to waste and recycling storage area;

•

Bins or crates should be situated in waste compartment areas on each floor to accompany to store a volume of paper/cardboard likely to be generated on that floor;

•

The development must have rooms or caged areas with a minimum volume 4m³ available for the storage of discarded residential bulky waste; and

•

44

Waste collection to be accommodated on site and allow Council’s collection vehicles (Medium Rigid Vehicle) to enter and exit the property;

•

Supported by the attached Waste Management Strategy, collection can be achieved from the footpath without resulting in an interruption or loss of amenity or the interruption of vehicles entering and exiting 8 Spring Street;

•

It is highly unlikely that the proposed street side waste collection will disrupt the functioning of the Bondi Junction Centre, particularly the West End. Examples of other strategic centres of where this occurs and is considered acceptable (Surry Hills and Redfern), given diverse lot typologies, are shown on the following pages.

•

All waste facilities and equipment are designed to be in compliance with the Waverley Council’s Waverley Development Control Plan (2012), Australian Standards and statutory requirements;

•

The bin storage area is located within the building on the ground floor, with direct access to the waste collection point (located adjacent to the entrance to the site). It is considered that the proposed bin collection strategy will not detrimentally impact the streetscape, but rather enable access and convenience. A bulky waste room of 4sqm is also provided on the ground floor;

•

Waste will be transported via the lift shown on the flood plans.

All new developments are to provide adequate storage for waste to accommodate future change of uses.

de n i s o n street | urban desi gn j usti fi c ati on report

86.73 RIDGE

(A)

83.33 BALCONY

76.34

85.33 TW

LIFT

4 3 2 1

600 x 1150 EL

5

ctr

OSD and rainwater tanks above

resi waste 15m2

E

rpr

FS 1

1

FS 2

2 3

4

5

6

7

8

9

10

bulky

11

4.0m2

1500

18 Bike Lockers LOBBY

75.71

waste

1800

600

85.43 PAR

ge

E

FIP/ewis 600 x 2400

H 84.9 S 83.9

WALLS

AH

com Services

waste

52m2

3m2

1540 x 2070

FS 2 (B)

FS 1 (B)

denotes existing right of way

17

16

Art Wall

+ FFL 76.08

15

14

13

12

hydrant booster

FH

M

M

BRICK

fhr

18

1200

27.4sqm + FFL 76.10

A 04.01

AH

83.80 TW

30.255 BDY

2260

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6

H 84.9 S 83.9

10.38 BDY

.4 x .4 7

H 84.9 S 83.9

H 84.9 S 83.9

1540 x 2070

.4 x .4

30.255 BDY

1540 x 2070

85.43 PARAPET

WALL

GROUND FLOOR PLAN (NTS)

75.41

76.08

76.11

DRIVEWAY profile of awning above

existing vehicular crossing removed

80.18 AWNING

80.2 AWN

75.98

75.80

DRIVEWAY

SPRING

76.10

C

B

04.03

04.02

(20.115 WIDE)

STREET

76.12

7

LEGEND

place10inspiration Denison Street, Bon

Comply with relevant Bulky Waste Storage Authorities Area requirements, the Building Code of Australia andWaste all relevant Australian Residential Storage Standards when executing works described in this drawing Commercial Waste Storage Dimensions in millimetres.

Confirm all dimensions onStreet) site Waste Collection (Spring prior to commencing work.

Use Lift figured dimensions only.

Do not scale.

If discrepancy exists notify architect.

Stopping IfSRV in doubt ask. Area

PROJECT

CLIENT

DWG

Stephen & Carmen Dav Ground floor plan

SCALE @ A3

1:200

DRAWN

DM

RMIT BIKE HUB, MELBOURNE IMAGE: HINGE ARCHITECTS

1 0 de n i s on street | bondi j unc ti on

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WASTE S TO R A GE & C O L L EC T I O N C a se S tu die s GEORGE STREET REDFERN With a dual lane cycle way on the eastern side of the street, on collection days George Street functions well without any disruption to cyclists or pedestrians. Bin tucks stop on the road and access bins which are left on the footpath.

GEORGE STREET AERIAL

GEORGE STREET & FOOTPATH BIN COLLECTION

BOURKE STREET SURRY HILLS Similar to George Street, Bourke Street achieves the same outcome without any disruptions to cycle paths or pedestrians. Collection times being early morning during leisure rides, prior to work commuting commences. Recycling is usually collected during the day.

BOURKE STREET AERIAL

46

BOURKE STREET VIEW, STREET BIN COLLECTION

de n i s o n street | urban desi gn j usti fi c ati on report

P ro p o se d M anage me nt St ra t eg y RECOMMENDATIONS

(c) Ensuring the use and operation of waste storage and collection does not impact the amenity of adjoining residential properties as the only time bins will be visible to the street is on bin days.

Based on our response to Council feedback, below is a list of recommendations that should be considered in light of the proposal and its approval: •

Council's objectives are robust, however the controls do not consider small sites and the restrictions of having Waste Collection vehicles entering and exiting the site in forward gear;

•

Whilst the proposal does adopt all of the feedback from Council in Pre DA correspondence, we comply with the general objectives and intent of Building Services and Facilities by:

Based on the response, case studies and recommendations, it is recommended that Council approve the Development Application based on the evidence of precedents provided, technical consultant advice (WMP), compliance with controls as well as design responses where variations sought. The waste strategy for 10 Denison Street, is considered an acceptable solution as prescribed by the Waste Management Strategy.

(a) Ensuring adequate provision is made for waste storage on site and waste collection, supported by the Waste Management Plan.

These services have been integrated into the overall design of the building, particularly on the ground floor. (b) Ensuring waste services and facilities are unobtrusive and do not detrimentally impact on the appearance of the building (located internally), this is achieved through direct access to the bin collection area on Spring Street; and PA3L

NEW PO

LE

1/2P

ADJOIN S4

T8

LE

5-3(R)

TICKET

8 AM - 6PM

TICKET

6PM - 9 PM

R5-16/R

3P

5-3(L) R 5-40(R)

TICKET

) R5-16/R

SMALL WASTE COLLECTION VEHICLE PS-3

PS-3

PA1

PA1

S5 LINE

PS-3

E7 LINE

Drivewa

y

195m

5.5m

TB LINE

BB LINE

6.6m

B9 Vehicle (Realistic min radius) (20 4)

5.5m

D4-6

PA-1

ONLY

PS-3

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ONLY

PX MAR

S

90.3m PS-3

PA1

PA1

SL1

3 -3

5-3(R)

S

PS -

2m

PS

6PM - 9 PM

R5-40(L

E1

LIN

TB1 LINE 7.2m

PS-3

PS-3

Drivewa

y

SRV - Small Rigid Vehicle

S

PA1

PA1

PS-3

Drivewa

y

PX MAR

KING

S 115º

E1 LINE

SPRING

29.3m

STREET

S1 LINE

S

S1 L

R5-400( L)

y

Drivewa

y

LE

1/2P

PS-3

S SHEE

L S4

T8

3P

R5-400(

5-16/R51 0 de n i s on street | bondi j uncL)tiRon 3(R)

PROPOSED WASTE PICK-UP AREA

NEW PO

LE

TICKET

8 AM - 6PM

TICKET

6PM - 9 PM

1/2P

3P

TICKET

8 AM - 6PM

TICKET

6PM - 9 PM

R5-16/R

10

x Tyres

ADJOIN

1/2P

8 AM - 6PM

SHEET

ONLY

TICKET

3P

INE

5-3(L) R 5-40(R

12

in radius) (20 4)

PA3L

Drivewa

S

NEW PO

VEHICLE EXITING FROM ADJOINING PROPERTY PS Ja -3

135m

B9 Vehicle (Realistic min radius) (20 4)

SL1

)

TICKET

R5-40(L

6PM - 9 PM

) R5-16/R

5-3(R)

DJOINS

BB LINE

T 10

1/2P

3P

L) R5-16 /R

PROPOSED WASTE PICK-UP AREA

NEW PO

TICKET

8 AM - 6PM

TICKET

R5-400(

S SHEE

1/2P

3P

6PM - 9 PM

S SHEE

x Tyres

PS-3

-3

TICKET

8 AM - 6PM

ADJOIN

ONLY

VEHICLES ENTERING TO ADJOINING PROPERTY (NTS) - WASTE MANAGEMENT STRATEGY VEHICLE ENTERING TO ADJOINING PROPERTY PS Ja

47

dcp + adg analysis adg + dcp compliance 48

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DC P C O M P L I A N CE In recognising Council's Development Control Plan for Site Specific Developments, and satisfying the key feedback received in the Pre DA correspondence, we provide a comprehensive analysis of the DCP in which the proposal complies with or varies through built form, place and urban design response. It is considered that the development proposal for 10 Denison Street is generally compliant with the guiding controls of the DCP No. Part E, Site Specific Developments (The DCP).

WAVERLEY DCP 2012 Provision

Proposed

Part B: General Design Provisions

50

B1.

Waste

A Waste Management Plan has been prepared and is submitted as part of the DA. The waste management strategy details how waste is to stored, managed and collected so as to ensure there is no conflict between the cycle path and garbage trucks. Refer to the attached report(s) for more details.

B2.

Ecologically Sustainable Development

An ESD consultant has prepared an updated BASIX Certificate as well as an Energy Efficiency Report to accompany and support the ESD initiatives of the Development Application. The Report details compliance with DCP controls in achieving emissions which are 30% less than the reference building.

Refer to the attached report(s) for more details.

B7.

Adaptable Housing

Based on the provision of 15 units, 1 units are required to be adaptable. An Access Report is submitted with the DA and confirms that adaptable designed apartments are able to comply with the relevant requirements subject to further design detail at CC stage. The design is consistent with Australian Standards relating to adaptable units specifications, providing 3 adaptable/liveable units. Refer to the attached report(s) for more details.

B8.

Transport

A Green Travel Plan and Traffic Impact Assessment has been prepared for 10 Denison Street, which provides strong justification to support the provision of nil parking spaces proposed for reduced traffic and more emphasis on cycling. The attached Green Travel Plan is aligned with the goals of Council's Bike Plan and details reasons for the parking variation. The proposal provides 28 bike parking spaces (18 resident/retail spaces and 10 visitors spaces). Nil vehicular entry point is proposed off Denison Street nor Spring Street, maximising the width of the footpath and the integration of the cycleway. The shift to a cycle oriented development at 10 Denison street will greatly improve amenity and safety for both pedestrian and cyclist.

B10.

Safety

The proposal complies with CPTED principles by enabling clear sightlines through the development and avoiding areas of concealment. The basement storage area and resident’s foyer/bicycle parking area will be secured with access controlled.

B11.

Public Art

The treatment of the blank walls addressing Spring Street and Denison Street are used for public art purposes, in conjunction with variations to the façade material and colour. Refer to Pages 20-21.

B12.

Design Excellence

A detailed context analysis is provided that satisfies the controls and justifies the design excellence of the proposal, exhibited by the attached drawing and visuals. The proposals makes use of the challenging site dimensions to provide a site responsive, slender built form that greatly improves the streetscape and celebrates the Denison and Spring Street corner. Refer to ADG for additional commentary.

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WAVERLEY DEVELOPMENT CONTROL PLAN 2012 – PART E1: BONDI JUNCTION CENTRE Provision

Proposed

1.2 Urban Form Controls

The proposal demonstrates partial compliance with the Urban Form Controls, whilst satisfying the Objectives.

The proposed two storey shopfront to Denison Street and 6 storey street wall to Spring Street, combined with an appropriately setback tower (given the sites lot dimensions), exhibits: • Cross ventilation; • High quality amenity to occupants; • View corridors; • Solar access to public spaces and other buildings; and • Differentiation between podium and tower forms through facade treatments and articulation.

1.3 Building Use

The proposal fully complies with the Building Use Controls outlined in the DCP by providing a new retail space and art wall to Denison Street/Spring Street (Primary Shopping Streets) at ground level, retail is also proposed on the first floor.

1.4 Access and Movement

A Traffic Impact Assessment report has been prepared for the proposed development. The proposed access and movement scenario is compliant with the relevant controls of 1.4, including Figure 4: Vehicle and Service Access, with no vehicle access proposed on either Denison or Spring Streets.

1.5 Subdivision

Whilst the subject site is not included in locations for Small Lot Subdivisions, it is considered that proposal is compliant with the objectives for Small Lot Subdivision as it: • Reinforces the expression of patterns of adjacent built form (i.e. terrace housing facades); • Contributes to character and diversity of tower built form; • Defines the public and private domains via a public corner plaza, gathering space and adjacent retail; • Encourages a human scale in building design with awnings, and sheltered plaza.

• Encourages a diversity of shop fronts (7m wide corner cafe) along Denison Street.

• Encourages the highest and best use of land (added retail) along shopping streets.

1.6 Heritage

As the proposal is neither heritage listed or adjacent to any heritage items, Denison Street is designated as a Street with Heritage. The proposal is partially compliant (where relevant) as open space is provided on Denison Street. This seeks to resemble terrace housing forecourts (the front porch), a key characteristic of terrace housing. Much like the typical front porch, the open space to Denison Street will provide a space that allows for community and neighbour cohesion and interaction. The proposal is compliant with the following general objectives: • Ensures that the existing height of 2-3 storey shop fronts is retained along Denison Street; • Enhances the streetscape setting adjacent to heritage sites through the cycle hub, covered plaza space, corner cafe/bike workshop, visitor bike parking and art wall; and • Reinforces a pedestrian scale through a covered plaza space, active facade and awning at ground floor heights.

1.7 Active street frontages

The proposal is compliant with 1.7 Active Street Frontages, given the new cafe and bike workshop space proposed on the corner of Denison Street and Spring Street. The upper level associated retail will also contribute to the active frontage to Denison and Spring Streets.

1.8 Building Orientation

The proposal complies with Building Orientation Controls, as the podium/street wall is oriented towards Spring and Denison Streets. The tower form also addresses both Denison Street and Spring Street due to the blank party walls proposed on the northern and eastern elevations, securing development potential for adjacent sites. Less openings are proposed on the northern and eastern elevation to preserve privacy to the existing eastern development and future northern development. Where blank walls front public streets, they will be utilised for public art/mural purposes.

1.9 Street Alignment

The proposal partially complies with the Controls of the DCP. Facades are built up to the street alignments for Denison Street and Spring Street. Variations are sought to upper level setbacks of the tower, due to the site's lot dimensions. It is considered that the proposed development satisfies the objectives of Street Alignment and thus presents an appropriate design and performance based response to the DCP recommendations such as the following: reinforces the commercial through consistent setbacks; enhances streetscapes of Denison and Spring Street; provides a legible access way; creates consistent building elevations, improves the quality of the public domain, creates human scale, defines the plaza area on Denison street, whilst maximising safety for pedestrians using the wide foot/cycle paths, supported by strong passive surveillance opportunities.

w

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51

DC P C O M P L I A N CE WAVERLEY DEVELOPMENT CONTROL PLAN 2012 – PART E1: BONDI JUNCTION CENTRE

52

Provision

Proposed

1.10 Separation Distances

The proposal is consistent with the objectives and controls of the DCP relating to Separation Distances.

As highlighted on pages 35-36, the proposal provides separation distances in accordance with the guidelines established by the ADG's, refer to pages 35-36 for the applied distances between living areas and openings. Given the orientation and size of the site, dwellings are orientated towards the Denison (west) and Spring Street (south) frontages to minimise residential outlook to east/north-east (8 Spring Street). Some secondary windows and openings orientated north-east to allow for cross ventilation but are compliant with the required distances.

1.11 Side & Rear Boundary Setbacks

Side and rear setbacks vary from Level 2 and above to ensure that adequate separation distances are achieved, maintaining visual privacy between openings (primary or secondary) to 8 Spring Street. Refer to pages 35-36 for proposed side and rear setbacks to existing (8 Spring Street) and future development scenarios (6-8 Denison St). Appropriate setbacks are provided to blank party walls, whilst nil setbacks are proposed where possible in the podium levels.

1.12 Building Footprint

Site coverage proposed for 10 Denison Street is compliant as per the DCP controls and objectives, the residential component is also compliant as per the Apartment Design Guide (ADGs).

1.13 Number of Storeys

The proposal has a 11 Storey built form complies with the the 38m height limit (12 storeys) under WLEP 2012, as detailed in the attached drawings.

1.14 Views, vistas and Tree Preservation

Proposal does not encroach into or over existing view corridors, but rather improves and anchors the intersection of key view corridors along Spring Street and Denison Street. The built form acts as a demarcation of the cycle hub and celebrates diversity of skyline within Bondi Junction. Thus it is considered that the proposal complies with the controls and objectives.

1.15 Open Spaces at the Street Frontage

The proposal seeks a new plaza space on the corner of Denison Street and Spring Street to to complement the Cycle Hub at 10 Denison Street. This space will allow space for outdoor dining, visitor bike parking for the cycle hub as well as providing traditional articulation and built form differentiation.

The space is activated by the future retail space which will be an associated cafe and bicycle workshop, allowing cyclists to stop, grab a coffee, get their bike serviced along the new cycleway. As a result the new plaza space will be well designed (inclusive of an art wall) and will enhance/activate the public domain. As a result this new space will provide increased safety and passive surveillance opportunities. An awning above and vertical columns retain the street alignment whilst providing shelter and adequate solar access.

The space will be fully accessible and useable for the public and users of the cafe. The proposal seeks variation to the controls of the DCP, however is aligned with the objectives of 1.15 Open Spaces at the Street Frontage.

1.16 Building Elevations

The proposed building elevations comply with the objectives and controls of the DCP. The appropriate measures have been undertaken to ensure each floor level is consistent with the intent of the controls or objectives, where variation is sought. The proposal provides a superior design outcome as seen in pages 18-21. This is particularly evident for the first floor, which ensures the south elevation is more suitable for retail purposes (exceeds the recommended 35% openness), compared with the example shown in Figure 25. It is recognised the proposal aligns with the following objectives, including: • Promoting high architectural quality; • Ensuring the built form is climate responsive; • Reducing reliance on mechanical heating and cooling (openness of the first floor, particularly facing south, will allow more light in winter, reducing reliance on heating); and • Improving the visual quality of communal and public spaces.

1.17 Awnings and Colonnades

Awnings are provided for the full extent of the Denison Street and Spring Street frontage, a minor variation is sought in the awning height to the Denison Street frontage, however this is to complement the built form and the two level void created at ground level within the new plaza. The proposed colonnade is an additional interpretation of creating a more human scaled built form. As this variation to the controls is sought, the colonnade proposed satisfies the key objective by providing shelter to public streets to minimise adverse effects of rain, strong wings, summer sunlight and reflectivity.

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WAVERLEY DEVELOPMENT CONTROL PLAN 2012 – PART E1: BONDI JUNCTION CENTRE Provision

Proposed

1.18 Public Art in the Private Domain

The proposal incorporates public art in the form of art murals on blank walls created. A public art proposal has been considered in light of the creation of a future Cycle Hub for 10 Denison Street.

1.19 Designing Buildings for Flexibility

Levels 3 and 5 are designed primarily for residential uses. Apartment layouts on levels 3-5 are generally open and can be adapted over time if need be.

1.20 Ceiling Heights

The proposal is compliant as per the recommended floor to ceiling (FTC) heights prescribed by the DCP. As seen in the drawings attached, the ground floor FTC height is 4.3m and Level 1 FTC is 3.6m.

1.21 External living areas

Refer to Apartment Design Guidelines (ADG) Compliance which prevails in this instance.

1.22 Wind Mitigation

A wind study has been prepared and accompanies the DA package. Refer to the attached wind report for more information. The findings of the report indicate that wind conditions for the majority of trafficable outdoor locations within and around the development will be suitable for their intended uses, subject to additional minor treatments.

1.23 Reflectivity

Glass facades are oriented south and therefore will not impact the reflection of light.

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AD G S TATE M E N T M c g regor We s tlake Arc hit ec t s CONTEXT The area is designated for high density mixed use developments that are 11-14 storeys in order to take advantage of the excellent amenity of Bondi Junction, including; Transport. Bondi Junction train station and bus interchange are within a 400m radii, which service multiple bus routes, with regular frequency.

Public open space. Centennial Park is within 400m of the site.

Council services, including Waverley Library, which is 100m from site.

Moving east along the Spring Street, the approved development is typically 2 storey podiums with tower over, with some 6 storey street walls further East.

1 Spring Street, directly south of the subject site, has an existing 2/3 storey podium with tower over.

To the West of Denison Street, 2 storey terrace/row housing is the typical built form.

Shopping and restaurants, including Westfield Bondi Junction.

There is a great range in the setbacks and podium heights along the street such that Spring Street’s urban form is relatively shambolic.

Bondi Junction town centre is currently undergoing substantial development, with high density mixed used developments recently approved and under construction in close proximity to the subject site.

These include:

Across Denison Street is a relatively consistent row of 2 storey terrace housing. The 2 level podium along the western side of the street and including our site is a response to this.

59 Oxford Street, North of the site, 14 storey mixed use development approved and currently under construction.

The proposal for a project within the FSR and height, will provide a more appropriate building to this site and undergoing urban transformation with the proposed bike path.

87-99 Oxford Street, East of the site, 14 Storey mixed use development approved.

BUILT FORM AND SCALE

302 Oxford Street, on the North side of Oxford Street, 12 storey mixed use development approved.

304-308 Oxford Street, on the North side of Oxford Street, 14 storey mixed use development approved.

Further to the East, along Oxford Street, there are several 14 storey mixed use developments under construction.

The site for the proposed development is the South-West corner of a block that sits at the western edge of the Bondi Junction Town Centre. It is currently occupied by a two-storey shop/ garage.

The neighbouring context includes; 6-8 Denison Street, to the North, a 2-storey commercial building.

71-77 Oxford Street, to the North and East. A 2-storey podium with tower form over. This 2-storey scale is expressed on all street frontages, including Spring Street, Denison Street and Oxford Street.

54

59 Oxford Street, which is the North-West corner of the block, is an approved 14 storey mixed use development also made up of a 2-storey podium form and 12 level tower.

The building has a 3:1 ratio of width, giving the built form inherently sculptural qualities as it provides quite different proportions, depending on which street it is approached and seen from. This sculptural form is amplified by a consistent material palette on all sides.

Approaching south from Denison and Oxford, the form appears diminutive when compared to the higher, wider and squarer 59 Oxford Street. It’s wider northern wall is articulated by a vertical band of glass blocks (at the lift lobby), which creates 2 finer vertical forms.

Approaching westwards along Spring Street, the forms are fine and slender with the longer 6 level podium, stepping up to the tower form beyond.

Viewed from the south west the fine narrow frontage to Denison Street and the wider frontage to Spring Street can be clearly read.

The built form is in 2 parts; podium and a tower. To Spring Street a 6 level podium relates to the DCP

de n i s o n street | urban desi gn j usti fi c ati on report

requirement for built form along Spring Street.

Within this 6 level podium, level 2 is recessed to distinguish the 2 levels of retail and commercial space from the residential fenestration above. This 2 level expression turns the corner to Denison Street, creating a lower podium and setting up the required 2 metres setback for the tower form above. The 2 level podium scale responds to the predominant 2 level built form of the terrace housing to the West and is consistent with the newly approved and under construction project at 59 Oxford Street. In this way the corner form responds to and stitches together, the differing scales and building types of each street.

•

73% (11 apartments), have 2 hours of sunlight into outdoor space and living areas

•

The remaining 4 have indirect north light to their rear living areas.

•

86% or 13 of the 15 apartments are dual aspect/ orientation. 5 of the 13 have 3 orientations. The remaining 2 are 2 level apartments.

•

Thermal gain is reduced with screens and deep walls.

•

Common circulation areas are naturally ventilated with natural light.

The Spring Street podium and tower are subtly distinguished by changes to their fenestration and the concrete framing of this fenestration. Levels 3-5 have a greater solid to void ratio, (panel to glazing) and the panel will be a slightly rich tone, adding visual weight to the podium. Levels 6-10 above have a 350mm wall section, which enables a deeper vertical glazing bar to emphasise the vertical form.

The 6 level podium is framed by a simple concrete frame, the tower above has a more open ended frame with the balcony setback on it’s south east end. Both podium and tower are linked and unified by the angled concrete blade on the south west, which marks and punctuates this important strategic corner.

•

The basement is 1 level only, minimising excavation waste and landfill.

•

0 car parking spaces are proposed, ensuring that the abundant public transport (and adjacent bike path), is utilised.

•

Every apartment has a secure bike space and storage spaces as per the ADG guidelines.

•

Solar Panels are proposed for the roof

•

Rainwater capture and re-use for irrigation.

•

Landscape design, incorporating indigenous planting.

•

The energy efficiency is compliant with Council’s DCP with a 30% exceedance of the controls.

On the ground level setbacks to both streets create a more generous public domain, which will complement the new bicycle lane planned for these streets.

DENSITY The proposed GFA and FSR (5:1) is compliant with the LEP. The first 2 levels are Retail/Commercial and the 9 levels above house 15 apartments, including 1 studio, 2 x 1 bedroom maisonettes, 7 x 1 bedroom and 5 x 3 bed apartments. The density does not compromise the amenity and is appropriate for such a site.

LANDSCAPE The site is a high density urban site, with a street wall form meaning minimal soft landscaping is not possible. Planting has been facilitated in key areas, including the level 2 planter, which will have drop down plants visible from the plaza below and the western facade which has planting to facilitate vertical screening climbers.

SUSTAINABILITY A high-quality development, with excellent amenity will result in a long-life building. In addition, the following aspects can be highlighted; •

86% (13) of the apartments have cross ventilation, through dual aspect design, the remaining 2 apartments being 2 levels have convective ventilation.

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AD G S TATE M E N T M c g regor We s tlake Arc hit ec t s AMENITY The locality has a high level of public amenity, as outlined in section 1 ‘Context’.

On levels 2-4 there are 5 apartment types including;

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•

TYPE A, 2 of 51sqm 1 bedroom apartment, 2 level apartment located in the North-West corner of the site.

•

TYPE B, 3 of an efficiently planned 50sqm 1 bedroom apartment, located in the South-West, corner of the site.

•

TYPE C, 3 of a 50sqm 1 bedroom apartment, centered around a central loggia located on the South-East corner.

•

And on level 2 there is a studio and 1 bedroom apartment, which are variations on Apartment types B+C, designed so as to enable the setback and shadowed articulation between the commercial and residential building expression.

•

On levels 6-10 there are 5 x 3 bedroom apartments offering larger more generous plans that take advantage of the panoramic views over Queens Park Centennial parklands to Botany Bay.

•

Apartment amenity is of a high quality, the following aspects can be highlighted;

•

All Apartments have efficient plans whereby circulation is minimised and the kitchen, living and dining rooms all relate well to their outdoor living spaces.

•

86% (13) of the apartments have cross ventilation, through dual aspect design, the remaining 2 apartments being 2 levels have convective ventilation.

•

73% (11 apartments), have 2 hours of sunlight into outdoor space and living areas

•

The remaining 4 have indirect north light to their rear living areas.

•

86% or 13 of the 15 apartments are dual aspect/ orientation. 5 of the 13 have 3 orientations. The remaining 2 are 2 level apartments.

•

Windows and glazing are setback from the building face providing shade and protection from the rain.

•

Privacy is provided to internal spaces, from the public domain, with continuous horizontal spandrels.

•

Rooms are generous proportions, and easily furnished, yet still efficiently designed.

•

Generous and well-proportioned balconies are provided.

•

All apartments are provided with bicycle parking and generous private storage.

•

Common areas, are generous, naturally lit and naturally ventilated.

SAFETY Currently the site has a single use mechanical workshop, which will be inherently conflictual with the proposed bike path. This new development with no car parking will be better suited to the proposed bike path. The only conflict is garbage but this is weekly or bi-weekly and so much less interfering than the daily passage of cars to and from the garage. Further improvements to safety include; •

All 15 apartments overlook either Denison Street or Spring Street providing excellent passive surveillance.

•

The generous setbacks on the ground level to both streets will further improve the amenity and safety of this busy corner.

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The proposed retail will improve the activation and passive surveillance of the corner and will result in greater activation of site, especially after hours and on weekends, an improvement on the current condition.

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All common areas are generous proportions, with no long or furtive spaces. Common spaces are open and well-lit and providing a safe and inviting environment.

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HOUSING DIVERSITY AND SOCIAL IMPACT The proposed development includes a shop/retail space on the corner of ground floor and residential entry from Spring Street.

The range of apartments is very broad considering there are not many of them. The 3 bedroom family apartments are a less common type and will provide further diversity in the area. Having only 3 apartments per floor (for levels 2-5), is more personable and will improve the social relations between neighbours on each floor. The apartments are efficiently planned and will provide high quality accommodation. There are 3 Adaptable apartment types.

AESTHETICS The proposal has clarity and legibility in terms of site planning, massing, faรงade composition, articulation and material expression.

The aesthetics are integral to the design. The facade elements, concrete framing, fenestration, spandrels, screening, setbacks, and the like, are informed and driven as a response to the site, such as orientation, weathering, passive solar control, privacy and views.

Concrete is used strategically as an expression of the structure and primary forms such as the vertical corner element and the articulation of the 6level and 2 level podiums to each street. Within this framework fenestration creates secondary articulation, whilst maximising amenity in terms of light and views. A minimal material schedule, ensures a calm unified expression. Factory or off form (unpainted), finishes ensure a more durable construction. This material palette is an extension of the material expression and aesthetic of previous buildings MWA have completed in the LGA, including 28 New Street, Bondi and 34 Curlewis Street, Bondi Beach.

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SU MMA RY CONCLUSION The proposed development has a strong architectural character with an elegant vertical proportion that is appropriately scaled to its context.

It marks and punctuates a strategic corner at the south western end of Bondi Junction. It’s height, FSR and setbacks are comparable or more modest, with the recently approved developments in the area. It provides a more appropriate scheme for this challenging site, particularly in the context of urban transformation, as well as the proposed bike path.

Apartments have high quality amenity throughout, both internally and in common areas. The design provides a high-quality outcome, architecturally for the Bondi Junction Town Centre.

It has been identified that the proposed development for 10 Denison Street is consistent with strategic and local planning strategies for Bondi Junction, and will encourage both daytime and night time activity through the provision of a new a high quality public space and a range of social activities.

This design is also highly considerate of its urban context and provides a good urban design and built form response to the challenging site dimensions.

It maintains development potential of the adjoining site.

Based on RobertsDay’s urban design and placemaking review of 10 Denison Street, it is strongly considered that the evolved concept, prepared in collaboration with the design team, creates a more functional, dynamic and resilient proposal based upon a robust and liveable built form proposal that leverages off proximity to public transport and cycle path.

It is considered that the vision of the proposed development is in accordance with the Council’s objectives for site specific development within Bondi Junction. Therefore it is recommended that Council approve the amended Planning Proposal, based on the exhibition of design excellence as well as quality urban design outcomes that will set the precedent for the future transformation of the Precinct.

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A holistic design proposal for Bondi Junction's West End 1 0 de n i s on street | bondi j unc ti on

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planning.design.place SYDNEY

level four 17 randle street surry hills nsw australia 2010 t+61 2 8202 8000 h e l l o _ s y d n e y @ r o b e r t s d a y. c o m . a u

P e r th

level two 442 murray street perth wa australia 6000 t+61 8 9213 7300 h e l l o _ p e r t h @ r o b e r t s d a y. c o m . a u

MELBOURNE

level five 441 collins street melbourne vic australia 3000 t+61 3 9620 5421 h e l l o _ m e l b o u r n e @ r o b e r t s d a y. c o m . a u

B R I S B AN E

level four 99 creek street brisbane qld australia 4000 t+61 7 3221 1311 h e l l o _ b r i s b a n e @ r o b e r t s d a y. c o m . a u

r o b e r ts day . c o m . a u