High Street Penrith Urban Design Report

H igh S t r eet P enrith 614-632 High Street, Penrith 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 FOR URBAN PROPERTY GROUP APRIL 2020

DISCLAIMER & COPYRIGHT This document was prepared for the exclusive use of Urban Property Group. 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

Contents

EXECUTIVE SUMMARY

4

INTRODUCTION

6

GATEWAY PRECINCT FRAMEWORK

10

URBAN DESIGN ANALYSIS

16

RECOMMENDATIONS

46

Ex e c u t iv e S u mm a r y RobertsDay has been engaged by Urban Property Group (the Client) to undertake an independent urban design review of the proposed development of 614-632 High Street, Penrith.

The Penrith City Council (Council) requested that the Urban Property Group (UPG) obtain independent urban design advice to assist the Council in their assessment of the project, within the context of the City West (mixed-use) Precinct and the broader Penrith City Centre. The Council's Design Review Panel assessed the proposal, and as a result of successful negotiations via an iterative design review process, provided its support for the project.

This report provides an independent assessment of the proposed development, including an analysis of the key urban design outcomes, and determination of alignment with the objectives of the Penrith City Council Development Control Plan (DCP) 2014 E11 Penrith, Part A Penrith City Centre, Penrith Local Environmental Plan 2010 (PLEP) and Community Infrastructure Policy.

The proposed development of 614-632 High Street comprises of a 5 storey mixed use podium.

The podium consists of retail, food & beverage and sleeved car parking on the ground floor and mezzanine and 3 levels of above ground car parking. Above the podium are 2x towers. The western tower (residential only) of 42 storeys and the eastern tower of 3 storeys (commercial only).

The total height across the site is 46 storeys. Three levels of podium communal open space are also provided. A break down of GFA is shown on page 7.

The evolution of the proposal and supporting urban design strategy is a result of an iterative design and review process between the Client and Council.

During the review process, the Council/Design Review Panel sought to improve the urban design and built form response and provided the following feedback to the project team: •

4

•

Improve the integration between the public realm and the ground plane to create a place that is safe, comfortable and lively, and that responds to the distinct characters desirable in an emerging city centre;

•

Reconsider the podium and height-to-width ratios of the street to create a range of 'outdoor rooms' and ‘human scale’ built form; whilst creating an attractive and coherent streetscape;

•

Ensure alignment of the proposed development with world's best practice for tall city centres; and

•

Provide justification of the tower height and massing, particularly from key views and their ability to comply with solar access, whilst maintaining an urban skyline and acceptable blue sky index.

RobertsDay collaborated with the project team, DKO Architects and Urban Property Group, to ensure the project responds to Council’s recommendations.

This included providing greater emphasis on incorporating the design objectives for the Precinct to improve the public realm and ground floor interface, improve key pedestrian connections and deliver a ‘slender tower’ form in order to provide a design that aligns with the 'sky-city-mountain' skyline identity of Penrith City Centre.

The collaboration of RobertsDay and the project team has resulted in a refined urban design strategy that supports the proposed development and achieves improved connectivity and a peopleprioritised place.

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 assessment and analysis highlighted in this report.

Reconsider the deliverability of the new public street to allow pedestrian crossing for northsouth pedestrian flows linking Union Road to High Street;

h i g h s t r e et | urban desi gn revi ew

Project Snapshot...

Bicycle Lane Upgraded Intersection Pedestrian Crossings

New N-S Public Street

Activated frontage

Activated frontage

Active Green Podium New Pedestrian Thru Site Link

Activated frontage

Ve r t i c a l G a r d e n s + Greenery Rear lane access + embellishment

Increased Permeability

6 1 4 - 6 3 2 Hi gh Street | Penri th

5

Intr od u c t i o n THE OPPORTUNITY

The site is bound by High Street to the north, the adjacent Performing Arts Centre on High Street, Union Lane to the south with existing 5-8 Storey apartment buildings, and an abandoned petrol station to the west, and a used car sales yard and mechanical workshop to the east. The site orientates east-west along High Street, and has full exposure to morning and midday sunlight.

The Penrith City Centre is expected to undergo a significant transformation in terms of urban form and density. New developments are emerging that demonstrate that the City is under pressure to accommodate proposals that create substantial uplift in residential floor space. Whilst the demand for density is evident, there is a need to provide more place-based and considered design responses to delivering mixed use developments that facilitate essential pedestrian connections and lively, vibrant uses on the ground plane.

THE PROPOSAL The proposed development facilitates the introduction of key infrastructure requirements for the Precinct, identified in the Penrith Developer Contribution Plan (DCP) and Community Infrastructure Policy, including:

Incorporating these elements in new developments is essential to support the emerging identity of The Penrith City Centre. There is also significant opportunity to create a place based outcome for the Western Gateway to the City Centre to link the Character Areas of Penrith, including Recreational Tourism; Civic and Cultural; the Commercial Core and High Street Mixed Use.

THE SITE TODAY The subject site (4,715sqm) sits within the City West (mixed use) Precinct, directly adjacent to the Civic and Cultural Character Area, and is a prominent western gateway to Penrith City's west end. The site is currently vacant and underutilised and surrounded by dilapidated buildings and streetscapes in need of essential upgrades to facilitate regeneration of the Precinct.

•

A public north-south road linking Union Rd to High St and associated network upgrades adjacent to the Civic Precinct;

•

Significant improvements to pedestrian safety via intersection treatments and upgrades to the High Street intersection;

•

Improved north-south pedestrian connections through the site linking Union Lane and High Street, creating more mid block permeability, consistent with Councils ‘Existing / Desired Links’; and

•

Public realm improvements including creative lighting installations, public art, and other elements to create a people- focused public domain on High Street.

RE

MULGO A RD

CR E TO ATIO UR N IST /

614-632 High St P e n r i t h ( 4 , 7 1 5 m 2)

CIV CUL IC & TUR AL HIG

COM

MER C COR IAL E

JO

HN

TIP P

ING

GR

HS T

CIT MIX Y WE ED ST US E

UN

ION

UN

ION

LN

ST

LOCATION PLAN, 614-632 HIGH STREET, PENRITH

6

h i g h s t r e et | urban desi gn revi ew

HIGH MIXE ST D US E

The Breakdown...

S i t e A r e a 4 , 7 1 5 s q m F S R : 6 : 1 R e t a i l / F & B

1,191 sqm

C o m m e r c i a l :

1,529 sqm

R e s i d e n t i a l :

25,555 sqm

T O TA L G F A :

28, 275 sqm

C o m m u n a l O p e n s p a c e :

3,827 sqm

D e e p S o i l : 7 2 0 s q m N e w R o a d :

270 sqm

P e d e s t r i a n L a n e w a y :

790 sqm

N e w F o o t p a t h s :

200 sqm

A c t i v e F r o n t a g e :

202 m

6 1 4 - 6 3 2 Hi gh Street | Penri th

7

City West Precinct Key Site Highlights * * * * 8

Delivery of an engaging new north-south street connection between High Street & Union Lane.

A safe, comfortable and lively place that seamlessly integrates the public realm & ground plane activity.

An integrated ground plane and activated humanscale podium, reflecting the desired character of the High Street corridor.

Elegant Slender tower design to optimise views, solar access + blue sky index.

9

Gateway Precinct Framework Building upon existing foundations for a more connected precinct 10

h i g h s t r e et | urban desi gn revi ew

6 1 4 - 6 3 2 Hi gh Street | Penri th

11

Str ee t F r a me w o r k URBAN STRATEGY WHAT MAKES A GOOD CITY - STREET HIERARCHY URBAN STRATEGY WHAT MAKES A GOOD CITY - STREET HIERARCHY

THE FOUNDATION The nature and design of movement networks can impact the health and wellbeing of a community and can determine the viability and success of our centres. Elements of street design, including regular connections, street widths, carparking, street trees, pedestrian paths and connections, and cycling infrastructure, are essential ingredients URBAN STRATEGY WHAT MAKES A to GOOD CITY - STREET HIERARCHY creating a great place, and determine how the public realm is used. The key to creating a great centre is designing places that prioritise people over cars.

Subject site Subject site

Penrith Penrith

Movement networks need to consider each street in the wider urban context, as a part of the road network, and as a place in its own right. The design Subject site of streets affects our behaviour, perception of place, and significantly influences the public realm experience. Movement network hierarchies, and the layout of streets, also support different types and intensity of development.

ROOM FOR IMPROVEMENT Penrith Considered and well-designed streets can increase social engagement and connection, and support economic growth and activity. The Penrith City Centre is dominated by a vehicle network that does not prioritise people. The lack of pedestrian links within the City make Penrith a car dominated environment, lacking in the essential pedestrian and cycling links and infrastructure that enable the creation of walkable, resilient and sustainable communities.

Toronto Melbourne Melbourne

DKO ARCHITECTURE

HIGH ST

PENRITH

DKO ARCHITECTURE

HIGH ST

PENRITH

However, given the current layout and opportunities identified, there is significant room for improvement.

The current network and large block layout is expansive, providing opportunity to utilise land for Melbourne future connections. The need for more connectivity and permeability via shared streets and pedestrian links is strongly represented by the adjacent precedents. Moving towards these examples will make the streets of the City Centre more walkable Subject site and enjoyable for pedestrians.

They will pave the way for future developments to respond to the streetscape and activate the public realm, new or existing. What we want to see for future Penrith is a more people-centred approach to street planning and design, with less emphasis on the red (main roads) and the increase of more grey (pedestrian links) and orange (shared streets). This will allow Penrithpublic life.

Penrith to embrace and enhance

Key

Main R

URBAN STRATEGY WHAT MAKES A GOOD CITY - STREET HIERARCHY

Pedest

URBAN

PENRITH

PROPERTY GROUP

PROJECT 00012012

PEDESTRIAN LINK

HIGH STREET

SHARED STREETS

MAIN ROADS

Copenhagen

KEY

DKO ARCHITECTURE

Shared

Toronto COMPARISON OF STREET TYPES IN CITIES

12

h i g h s t r e et | urban desi gn revi ew

MAY.2019 PAGE 14

BEST PRACTICE EXAMPLES

STREETS FOR WALKING

Melbourne, Copenhagen and Toronto are examples of cities that possess the elements for a connected and vibrant public life. In these cases, main roads are focused on the periphery, with interconnecting shared streets and pedestrian links connecting larger blocks. The presence of these pedestrian friendly streets creates highly walkable and enjoyable places, and creates opportunities for the creation of new public spaces, public realm improvements and active uses.

A City's vitality is deeply intertwined with the mobility choices of its residents. Public life cannot thrive unless people feel safe and comfortable walking and biking, and have the opportunity for shared transit experiences. Urban mobility is essential for social mobility and provides the opportunity for increased connection and activity.

Prioritising the city’s streets for pedestrians and cyclists, over private vehicle use, and providing choice in mobility is key to creating a walkable and vibrant centre.

CHOP HOUSE ROW, SEATTLE

ORCHARD ROAD, SINGAPORE

NEW ROAD BRIGHTON, UK

WALKABLE GRIDS VS LARGE BLOCKS & DEFINING PUBLIC LIFE (GEHL ARCHITECTS)

EXAMPLES OF WALKABLE GRIDS + PLACES

6 1 4 - 6 3 2 Hi gh Street | Penri th

13

Wa lk a b l e Ci t y BUILDING ON THE FOUNDATION Penrith has a similar foundation to the best practice examples, particularly the City West Precinct. The main roads encompass the precinct, whilst there is a good presence of existing laneways (Shared streets) there are missing links in between the blocks created. The introduction of these new connections will provide vital links between large expansive blocks, enabling a more diverse and unique urban form with less focus on bulky and poorly scaled built form.

The City West Precinct has advantage of being a relatively underdeveloped precinct. The opportunity presents to transform this precinct and some of the existing parcels into new connections.

BEFORE

MAX 10

0m

Minimal thru-site links & long blocks

DCP ENVISIONED NETWORK CONNECTIONS

THE VISION RESPONSE Taking into account the principles of the best practice examples, the network connection for the City West Precinct focuses on maintaining the DCP objectives (as seen adjacent) with a significant improvement to walkability. The block structure is broken up via shared streets and pedestrian lanes, providing opportunities for eat streets, green laneways, shared streets that prioritise walking and cycling, creating more public spaces and places that residents can enjoy.

AFTER

MAX 10

0m

KEY MAIN ROADS SHARED STREETS

Thru-site links & diverse narrow lots

PEDESTRIAN LINK FUTURE ENVISIONED NETWORK CONNECTIONS

14

h i g h s t r e et | urban desi gn revi ew

6 1 4 - 6 3 2 Hi gh Street | Penri th

15

Urban Design Analysis Analysis of DCP Part E11 Penrith City Centre 16

h i g h s t r e et | urban desi gn revi ew

“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

6 1 4 - 6 3 2 Hi gh Street | Penri th

17

New P ub l i c S t r e e t Building to Street Alignment and Street Setbacks

The addition a the new north-south connecting street will contribute to the lively character of the precinct, lined by greenery and alfresco dining and on-street retail activity.

A well connected street network is an essential component of the urban structure of a successful centre.

The connecting north-south street will provide additional opportunities for activity and is an extension to the cultural and civic precinct and future development along Union Rd. The new street and interface with a mix of ground floor retail uses support pedestrian activity and around the clock uses, inviting a diversity of activity at the street level. The engaging daily life along the new street supports the emerging city centre's mixed use precinct character.

2

PROPOSED RESPONSE JOHN TIPPING GROVE •

2

Highly walkable pedestrian north-south 3 4 100250 enhances the permeability to connection that 19770 3790 17810 and from neighbouring areas within the City Centre.

GREY AREA INDICATES EXISTING FOOTPATH MADE GOOD

L 27.160

•

RL 27.153 RL 27.145

F

RL 27.230

1:14

2000

COM

COM

COM

AS EXISTING

COM

Provision of widened footpaths provide 6 7 additional space for improved pedestrian 6810 19280 amenity, on-street retail activity, and the planting of street trees and low-level RL 26.820RL 27.200 RL 26.980 groundcover and planters.

EXISTING LAMP POST

RL 27.190

RL 27.200

RL 27.140

Revised building to street alignment and RL 27.206 RL 27.350 generous setbacks to allow for widened RL 28.150 footpaths to support comfortable and safe through-zones for unobstructed pedestrian movement between High St and Union Rd.

ES

m²

5 •

EXISTING LAMP POST

RL 27.180

•

Activation measures include alfresco dining, RL 27.200 street trading, trees, greenery, seating, and integrated public art promote social corners at street intersections.

COM VISITOR/ SERVICE

A

10

BUILDING OVER

FIP

CAR WASH BAY

RL 27.600

650 1:4

1:8

RL 28.150 7000

1000 SECURITY ACCESS

39.0 m²

1350

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED)

3800

24200 RL 28.150

1550

RL 28.150

3400

RL 27.981

RL 27.957

K ER B L I N E RL 28.130

RL 28.050

RL 28.010

RL 28.054

RL 27.857

BUILDING 2 ENTRY

RL 27.938

RL 27.964

LREFER I NE I NTO DILANDSCAPE CATES 380ARCHITECT'S 0mm WI DEDOCUMENTS F O O T P AT H ZON E ALANDSCAPE S PER PCDESIGN C PUBAND LI C CIVIL DOMENGINEER'S A I N MA NUAL FOR DOCUMENTS FOR NEW ROAD LEVELS AND DESIGN.

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED)

BIO RETENTION RAIN GARDEN

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED)

A R E A O F N E W R O A D O N UR B A N A P A R T M EN T S S I D E: 9 0 m 2

3800

BIO RETENTION RAIN GARDEN

18.5 m²

RL 28.130

2877

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED)

RL 27.768

RL 27.899

884.2 m²

RL 27.350

EXISTING LAMP POST

ZONE OF FUTURE PROVISION FOR RMS TRAFFIC L I G HT S

D

P T C B UI L DI NG 2 FO O T P R I NT

Building Key

C

SUBJECT SITE N E W R O A D I N C L U DI N G F O O T P A T H Z O N E O N U R B A N A P A R T M E N T S S I T E: 2 7 0 m 2

D

Client

Project

634-652 HIGH ST & 87-91 UNION RD, PENRITH

K ER B L I N E

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED)

L I N E I N D I C A T ES 3 8 0 0 m m W I D E F O O T P A T H Z O N E A S P E R P CC P U B L I C D O M A I N M A N U A L

URBAN APARTMENTS UP TO 4 STOREYS

DELIVERING A NEW STREET: PARTNERSHIP OF TOGA & UPG TO DELIVER THE NEW PUBLIC STREET EXISTING 8 STOREY BUILDING

18

C

S UR V E Y B O UN D A R Y L I N E F R O M P T C CA D S U R V EY X R EF M A T C H ES S J B B O U N D A R Y

B

1077 3800

RL 27.795

1640

RL 27.650

1:20

RL 28.041

7451

GAS METER ROOM

RL 27.290

SUB -FIP

RL 28.054

PODIUM PARKING ENTRY

WATER METER ROOM

RL 27.476

3400

BUILDING OVER LOADING RL 28.070 DOCK GREASE ARRESTOR IN GR OUND ENTRYRL 27.813

COMMERCIAL

9247

RL 27.491

6000

RL 28.150

COMMERCIAL AMMENITIES Z O NE

NEW R OAD I NCLUSD UPIPN LY G F O O T P A T H Z O N E O N N ROOM 1:20 UR BAN APAR TMEFAN TS SI TE: 271:20 0m2

THRESHOLD RAMP

LOADING DOCK ENTRY DOOR

3800

18.6 m²

RL 28.150

RL 28.150

2600 LOBBY

A R E A O F N E W R O A D O N UR B A N 2 DESIGNATED A P A R T M EN T S S I D E: 9 0 m

3800

COMMS

COM WASTE 21.4 m²

CARPARK ENTRY DOOR

RL 27.229

52.5 m²

12000

READ IN CONJUNCTION WITH TRAFFIC REPORT.

SECURITY ACCESS

FIRE WATER STORAGE TANK ROOM

VISITOR/ SERVICE 13

BOOM GATE

RAMP UP

CARPARK ENTRY DOOR

FIRE HYDRANT & SPRINKLER PUMP R OOM

VISITOR/ SERVICE

3800

BIN WASH RAMP DOWN

LINK

45.3 m²

UNION LA NE

2600

E

CAR WASH BAY

RESIDENTIAL BIN STORE

SERVICE

1077 3800

5200

1230

2160

5800

41.5 m²

URBAN APARTMENTS ASSUMED BUILDING HEIGHT ABOVE 8 STOREYS URBAN APARTMENTS OVER 25m HIGHT ASSUMED BUILDING URBAN APARTMENTS UP TO 4 STOREYS

h i g h s t r e et | urban desi gn revi ew HEIGHT ABOVE 8 STOREYS OVER 25m HIGHT

B

P T C C A D K ER B L I N E

A

BIO RETENTION RAIN GARDEN

NEW 'SMART POLE' STREET LIGHT (LOCATION TO BE CONFIRMED) COMMERCIAL SUB-DIVISION INDICATIVE ONLY

5850

CAR WASH BAY

BIN CART

EXISTING LAMP POST

ZONE OF FUTURE PROVISION FOR RMS TRAFFIC L I G HT S

RL 27.180 RL 27.200

10

New Road Link-Three Lane Overlay TOGA request Amendments to Ground Level Requested by TOGA Comments from TOGA

RL 27.350

S JB C UR R E N T B U I L D I N G 2 F O O T - P R I NT

COM VISITOR/ SERVICE

Tower Footprint (DA Submission)

WASTE 2000 COMPACTOR R OOM

LOBBY

RL 28.150

PARKING COMMERCIAL: 6 VISITOR/ SERVICE: 4 CAR WASH BAY: 3 TOTAL: 13 RL 28.150

4

COM ACCESSIBLE

CPE

COM

6100

3220

RL 28.150

TRY IL R W 'SMART POLE' STRLR28.170 EET LMIAG HOOTM CATION TO BE CONFIRMED)

2000

1:14

RL 27.899

RL 27.180

COM

COM

RL 26.820RL 27.200

RL 28.150

REFER TO LANDSCAPE ARCHITECT'S DOCUMENTS BUILDING OVER FOR LANDSCAPE DESIGN AND CIVIL ENGINEER'S DOCUMENTS FOR NEW ROAD LEVELS AND DESIGN. COMMERCIAL BIKE PARKING

RL 27.610 RL 27.795

SEMENT RKING TRY

COM

EXISTING LAMP POST

RL 26.980

RL 27.938

14.08.2018

P T C CA D FO O T PA T H Z O NE

19280

RL 27.857

EXISTING LAMP POST

RL 27.140

RL 27.206

RL 27.350

RL 27.964

2877

LDING 1 68

29.7 m²

RL 28.010

RL1:14 28.050

COMMERCIAL 161.1 m²

RL 28.170

HYDYRANT BOOSTER UNDER P L A NT E R

29.1 m²

RL 27.153 RL 27.145

13.08.2018

44

7

6810 AS EXISTING

BUILDING 2 ENTRY RL 27.190

RL 27.200

7451

PODIUM PARKING ENTRY

END OF TRIP FACILITIES

17810 GREY AREA INDICATES EXISTING FOOTPATH MADE GOOD

RL 27.230

1000

RL 28.150

B U LK Y GOODS STORE

3790

RL 28.054

Revision

10.08.2018

43

RL 27.981

RL 27.957 6

5

Rev Date 42

9247

RL 28.054

RL 27.160

BUILDING OVER

SECURITY RL 27.051 ACCESS

BUILDING OVER LOADING RL 28.070 DOCK GREASE ARRESTOR IN GR OUND ENTRYRL 27.813

3800

AWNING OVER

4

100250

19770

RL 28.130

RL 27.060

RL 26.950

RL 27.050

RL 28.130

6000

1550

RL 28.041 JOHN TIPPING GROVE

3

MAIL

32800

7000

2

RL 28.150

3400

3800

RL 28.150

1000

RL 28.1501

THRESHOLD RAMP

LOADING DOCK ENTRY DOOR

1:20

1:20

18.5 m²

4470

21.4 m²

CARPARK ENTRY DOOR

SUPPLY FAN ROOM

1:20

Nominated Architects: Adam Haddow-7188 | John Pradel-7004

RL 28.150

4640

RL 28.150

COM WASTE

SUB -FIP

24200

TOGA SITE 2 12000

READ IN CONJUNCTION WITH TRAFFIC REPORT.

In accepting and utilising this document the recipient agrees that SJB Architecture (NSW) Pty. Ltd. ACN 081 094 724 T/A SJB Architects, retain all common law, statutory law and other rights including copyright and intellectual property rights. The recipient agrees not to use this document for any purpose other than its intended use; to waive all claims against SJB Architects resulting from unauthorised changes; or to reuse the document on other projects without the prior written consent of SJB Architects. Under no circumstances shall transfer of this document be deemed a sale. SJB Architects makes no warranties of fitness for any purpose.

The Builder/Contractor shall verify job dimensions prior to any work commencing.

Use figured dimensions only. Do not scale drawings.

884.2 m² DESIGNATED COMMERCIAL AMMENITIES Z O NE

4470

13

COMMERCIAL

TOGA SITE

RL 28.150

UNION LA NE

BUILDING OVER

VISITOR/ SERVICE

BOOM GATE

0

LINK

45.3 m²

VISITOR/ SERVICE

2600 LOBBY

4640

RESIDENTIAL BIN STORE

SERVICE

5850

1230

2160 5800

COMMERCIAL SUB-DIVISION INDICATIVE ONLY

MAIL

6100

3400

BIN CART

Tower Footprint (DA Submission)

PARKING COMMERCIAL: 6 VISITOR/ SERVICE: 4 CAR WASH BAY: 3 TOTAL: 13 RL 28.150

Drawing Name

Ground Level - Three Lane Road Overlay

Date

14.08.2018

Scale

1 : 200

Drawn

Chk.

Author

Checker

Job No.

Drawing No.

5754

SK-3086

Sheet Size

@ A1

Revision

/44

Analysing the Streetscape & Pedestrian Zones

In accepting and utilising this document the recipient agrees that SJB Architecture (NSW) Pty. Ltd. ACN 081 094 724 T/A SJB Architects, retain all common law, statutory law and other rights including copyright and intellectual property rights. The recipient agrees not to use this document for any purpose other than its intended use; to waive all claims against SJB Architects resulting from unauthorised changes; or to reuse the document on other projects without the prior written consent of SJB Architects. Under no circumstances shall transfer of this document be deemed a sale. SJB Architects makes no warranties of fitness for any purpose.

The Builder/Contractor shall verify job dimensions prior to any work commencing.

Use figured dimensions only. Do not scale drawings.

1. FRONTAGE ZONE

2. CLEAR PATH ZONE

The Frontage Zone defines the section of footpath that is an extension of the building as well as an area for active frontages to spill out into the public realm.

Between 1m - 1.5m.

The Pedestrian clear path defines a dedicated and accessible pathway that runs parallel to the street, ensuring pedestrians have safe and adequate space to walk.

The proposed clear path zone is 3.8m to allow for heavy volumes.

Nominated Architects: Adam Haddow-7188 | John Pradel-7004

Rev Date

Revision

42

10.08.2018

43

13.08.2018

44

14.08.2018

New Road Link-Three Lane Overlay TOGA request Amendments to Ground Level Requested by TOGA Comments from TOGA

3. STREET FURNITURE ZONE The street furniture zone provides a space for amenities such as lighting, seating, utilities, kiosks, bicycle parking / racks and tree pits. The proposed Street Furniture Zone is 1m.

P T C CA D FO O T PA T H Z O NE

P T C C A D K ER B L I N E

S UR V E Y B O UN D A R Y L I N E F R O M P T C CA D S U R V EY X R EF M A T C H ES S J B B O U N D A R Y S JB C UR R E N T B U I L D I N G 2 F O O T - P R I NT

P T C B UI L DI NG 2 FO O T P R I NT

1

2 3

FOOTPATH ZONES: STREET ALIGNMENT & GENEROUS SETBACKS ALLOW FOR WIDENED FOOTPATHS, ACTIVATION Building Key OPPORTUNITIES & GREATER PEDESTRIAN FLOW

SUBJECT SITE

TOGA SITE

Client

Project

634-652 HIGH ST & 87-91 UNION RD, PENRITH

Drawing Name

Ground Level - Three Lane Road Overlay

3,80 m Date

14.08.2018

Scale

1 : 200

9,24 m

3,80 m

3,00 m

Sheet Size

@ A1

TYPICAL STREET SECTION OF THE NEW N-S PUBLIC ROAD (AERIAL VIEW) Drawn Chk. Author

Checker

Job No.

Drawing No.

5754

SK-3086

Revision

/44

6 1 4 - 6 3 2 Hi gh Street | Penri th

19

Pub lic L i f e

Street frontage Heights & The Ground Plane

The proposed development delivers a public realm & ground plane response that is safe, clean, relaxed and legible. The proposal considers the building façade, street, and public spaces to be experienced as a cohesive and continuous place.

The experience and attractiveness of the continuous public realm encourages play, exchange and engagement with the ground level activity, landscape and surrounding uses. The proposed diversity of retail offerings and amenities reflect the emerging culture of the mixed use precinct in the area, marked by active frontages offering an interesting and dynamic liveliness to the ground plane.

PROPOSED RESPONSE •

Slow new street and laneway through-site link which maximises connectivity and continuous pedestrian movements.

•

Awning elements will support pedestrian activity, alfresco dining and street trading, particularly along High St and New Rd.

•

Highly activated ground floor interfaces featuring Active and Friendly frontages oriented in all directions, with adjacent built form addressing public spaces, based on building function.

•

Integrated public art activate and differentiate the public realm from adjoining public spaces and differing character frontages.

•

Fine grain built form addressing High St, New Rd and the proposed through-site link provide a sense of transition and human scale.

KEY MIXED FACADE ACTIVE FACADE

DA306 S-03

DA305 S-02

GROUND FLOOR PLAN: ACTIVATION OF ALL EDGES AND PUBLIC REALM INTERFACES

HIGH

STREET OUTLINE OF TOWER ABOVE

FLUSH LEVEL ENTRY OR 35MM THRESHOLD RAMP FLUSH LEVEL ENTRY OR 35MM THRESHOLD RAMP

900

+ 27.52

900

SITE BOUNDARY

FRIENDLY FACADE SERVICE ACCESS

FLUSH LEVEL ENTRY OR 35MM THRESHOLD RAMP

Outline of the Awning Above

900

900

900

900

+ 27.15

900

+ 27.02

LEVEL ENTRY

BOOSTER 2 m2

RETAIL 1

RETAIL 2 + 27.60

+ 27.60

1:20

128 m2

113 m2

+ 27.60

1:20

RETAIL 3 225 m2

FLUSH LEVEL ENTRY OR 35MM THRESHOLD RAMP

+ 27.53 1,600

1,000

905

2,400

1,550 1,550 1,550

1,550

+ 27.60

905

8:1

PEDESTRIAN LANEWAY

2,700

HR STORE 5 m2

OFFICE / STORE

3 2 1

3,000

28 m2

8,800

LIFT LOBBY

1,200

HATCHE SEPARA MANOE D ARE TE UVRINGA INDICA DOO RS FORROLLER ZONE TE TRU CK - 4.5M ENTRY ENTRY/ SHUTTER EXIT HEIGH CLEARA EXIT NCE 2,70

LRV

3,600

41 m2

2

8 7

MRV

Car Spaces: 14 retail + 5 commercial +1 accessible = 20

MDB 68 m2

900

9

6

141 m2 + 27.63

4,391

S.PRESS 1 m2

6

1:20

RETAIL/ COMMERCIAL WASTE

B85 Vehicle

B99 Vehicle 2,700

1,550

HR

900 900

BICYCLE STORAGE CAGE DOUBLE STACKED142 SPACE

2,700

900

G

900

905 905

+ 27.63

SITE BOU NDARY

WIDENIN

TOWER B

MECH ELEC 15 m2 RESIDENTIAL BULKYGOODS 44 m2 1

ROAD

9

ROAD

8

NEW

7

BIN

5

Ground Carpark

RETAIL 4 + 27.68

RESIDENTIAL LOBBY 156 m2

BIN

4

Bollard

5,183

18 + 18 recy'= 36 bins

5

RET/COM

RESIDENTIAL WASTE

BIN

4

b b b b b

BIN BIN BIN BIN

BIN

3

RETAIL

4:1

RETAIL

27 m2

COMMERCIAL

6

6

5

4

3

2

1

Min. 2.4m head height RETAIL

RETAIL

STORMWATER TANK

5

9

8

7

6

5

4

3

2

PUMP ROOM 18 m2

BIN

1

RETAIL

6,200

RETAIL

608-612 HIGH STREET 6 STOREYS S.PRESS 1 m2

2

RETAIL

FLUSH LEVEL ENTRY OR 35MM THRESHOL D RAMP

b b b b b b b b b b b b b b b b b b b b b b b b b b b b

BIN BIN BIN BIN 3

RETAIL

BIN BIN BIN BIN

BIN

4

RETAIL

BIN

HR

+ 27.63

4:1

TOWER A

BIN BIN BIN BIN

5

COMMERCIA L LOBBY 61 m2

RETAIL

BIN

6

RETAIL

MAIL ROOM

4

CARE TAKER 12 m2

8:1

AMENITIES 10 m2

+ 27.60

+ 27.60

b b b b b b

3

RETAIL

2

1:20

1

S-01 DA304

NBN 26 m2

b b b b b b b b b b b b b b b b b b b b b b b b b b b b b b b b

905

5,400

COMMERCIAL 1

FLUSH LEVEL ENTRY OR 35MM THRESHOL D RAMP

905

FCR 26 m2

+ 27.60

0

INTERCO

RETAIL

8,000

ROLLER SHU

TTER

SITE BOUN PRIVATE VEHICL DARY E ENT RY + 27.69

SERVICED APT LOBBY

DOO

R

1:20

CAFE

+ 27.65

120 m2 + 27.60

6,000

D

6,138

RETAIL

M

BOLLAR

FLUSH LEVEL ENTRY OR 35MM THRESHOLD RAMP

11,000

+ 27.60

3,000

SUB STATIO N

900

8,000

6,542

3,000

3,000

+ 27.66

SITE BOUNDARY

COMMERCIAL

5,400

COMMERCIAL

2,500

COMMERCIAL

SPRINKLER VALVE &PUMP 24 m2

ON

+ 27.60

+ 27.60

608-612 HIGH STREET 6 STOREYS

900

+ 27.58

UNI

220 m2

RECEPTION

SERVIC ES VEH ICLE ENTRY

900

900 905

905

+ 27.60

LAN

B B

1:20

1:20

TOWER FOOTPRINT 15 STOREYS

B

E DASHED

+ 27.11 LINE INDI

CATE

CENTRE

OF UNIO

+ 27.22

N LAN

E

83-85 UNION ROAD 8 STOREYS

TOWER FOOTPRINT 12 STOREYS

79-81 UNION ROAD 5 STOREYS

© DKO Architecture (NSW) Pty Ltd Except as allowed under copyright act, no part of this drawing may be reproduced or otherwise dealt with without written permission of DKO Architecture.

20

Rev. P6

Date

By

Ckd

OS

SZ

1/11/2019

Description Draft DA

P7

5/11/2019

A

28/11/201 9

Draft DA DA

B

27/03/202 0

DA

N

DKO Architecture (NSW) Pty Ltd 42 Davies Street Surry Hills, NSW 2010 T +61 2 8346 4500 info@DKO.com.au www.DKO.com.au ABN: 81956706590 NSW: Nominated Architects Koos de Keijzer 5767 David Randerson 8542

h i g h s t r e et | urban desi gn revi ew

Project Name Project Address

High Street Penrith 614-632 High Street, Penrith, NSW 2750

Client

Urban Apartments

Project Number Drawing Name Scale Date Scale Date Commenced

00012012 Ground Floor Plan 1:200@A1 March 2019

Drawing Number DA200 Revision B

Contributing to Public Life IMPROVE PAVING ACTIVE FACADE

SEATING

PEDESTRIAN LIGHTING WAYFINDING

PEDESTRIAN SIGNAL

SAFE CROSSING

THE KEY ELEMENTS OF A GOOD PUBLIC REALM THAT CONTRIBUTE TO PUBLIC LIFE

ACTIVE FACADES

FRIENDLY FACADES

MIXED FACADES

•

Small units, many doors.

•

Relatively small units.

•

•

Vertical greenery, including pots and planters (soft green).

•

•

•

Large variation in function and uses (non residential).

Potential greenery planting to create separation between private and public realm.

Large and small units with many doors.

Visual connection & variation in function.

•

•

Limited vertical greenery.

•

Visual richness in facade details to engage the pedestrian.

Some variation in function and uses (mainly residential with visual connection through transparent facades).

•

Some blank walls and passive units embellished with façade art or greenery.

•

Horizontal and vertical articulation of facades.

•

Vehicle access and servicing permitted.

•

Nil vehicle access permitted

•

Limited vehicle access and servicing.

FACADE TYPOLOGIES DETAILING VARYING LEVELS OF CONNECTION BETWEEN PRIVATE AND PUBLIC REALM.

6 1 4 - 6 3 2 Hi gh Street | Penri th

21

Gro u n d Pl a n e

Diversity at the ground level

Whilst the proposed development delivers a public realm & ground plane response, it also creates opporunities for diversity of built form, interface, facade and experience at the pedestrian level. This enables the ground plane to be experienced as a cohesive and continuous place.

The experience and attractiveness of the diverse pedestrian experience also encourages play, exchange and engagement with the ground plan, thus making it more active. Ground plane diversity can come in a few categories, those being Vertical, Horizontal and Inside-Outside Connections. This is something which the proposed scheme exhibits. Thus making it a highly diverse and engaging ground plane.

PROPOSED RESPONSE VERTICAL DIVERSITY •

Mix of functions and uses from floor to floor

•

Stacking and mixing functions allows vertical flexibility in buildings uses, allowing the building to adapt to the evolving economy, culture and market demands.

HORIZONTAL DIVERSITY •

Small units, many entrances

•

Integrating residential, work, retail and entertainment into blocks creates a dynamic place where people want to spend time.

•

A mixture of functions within a block is essential to achieve a more walkable street and centre

INSIDE OUTSIDE CONNECTIONS

22

•

Permeable frontages, integrating the public and private realms

•

Small scale frontages with high levels of permeability ensure eyes on the street at all times of the day.

•

Entrances and openings invite people to enter, and gather, generating activity and movement at the ground level.

h i g h s t r e et | urban desi gn revi ew

VERTICAL DIVERSITY

HORIZONTAL DIVERSITY

INSIDE OUTSIDE CONNECTIONS

6 1 4 - 6 3 2 Hi gh Street | Penri th

23

The P od i u m

Podium relationship to the Street & Pedestrian Experience

The proposed podium defines the streetscape through human scale datums achieved by a range of built form expressions, contributing to the character and attractiveness of the public domain.

The articulations and built form elements along the building plinth contribute to pedestrian comfort, protection from the weather and achieves strong physical & visual definition between the building facade and the street.

The podium response provides clear points of access, safe building entries and good internal building amenity through appropriate building depth and bulk that assist in the overall building quality presented to the street. Studies of great urban streets, from around the world, tend to exhibit a number of common characteristics (Mid-Rise Symposium, 2005; A Great City of Avenues): • Mixed-use buildings, with tall, transparent, ground-floor commercial spaces; • A common setback or build-to line with occasional interruptions; • An average height of a building that is as high as the street is wide; • Generous tree-lined footpaths; • Good public transportation; • Buildings that frame the street, without overpowering the space or depriving it of access to natural light.

The practice of creating outdoor room within the street can be done through an appropriate street width to podium height ratio. Best practice suggests that a 2:1 ratio creates a good urban design outcome for the streetscape and pedestrians.

PROPOSED RESPONSE

1.

•

A human scale form can be achieved without the need for large setbacks between tower and podium.

•

The proposal presents a number of ways to delineate between tower and podium forms, ensuring the built form is designed for human scale through the following alternative measures:

Benchmarking best practice DCP and projects for human scale podium datums and heightto-width ratios (2:1), creating enclosure and perception of outdoor rooms from eye level.

2. Provision of awnings, activated edges, public art and greenery.

3. Vertical rhythm and fine grain expression.

4. Built form composition and function.

Future 5 Storeys Streetwall

A 5 storey street wall based on 2:1 street width to podium height ratio

24

h i g h s t r e et | urban desi gn revi ew

gure 47: Nine storey apartment building, Melbourne Figure 49: Example of a taller building form, Bondi ource:www.one9apartments.com.au Junction Source: www.vuebondi.com.au CHURCH & WESLEY, TORONTO. UNDER CONSTRUCTION

ELIZA BUILDING SYDNEY

ONE CENTRAL PARK, CHIPPENDALE

EXAMPLES OF ENCLOSURE AS A FUNCTION OF PODIUM HEIGHT

gure 48: Nine storey apartment building, Berlin ource: www.sustainablecitiescollective.com PROPOSED RESPONSE

Kensington and Kingsford Town Centres

The principle of height to width ratio for podiums is shown below. It creates a sense of enclosure and an outdoor room that improves the overall feeling of the street, adding to improved passive surveillance opportunities and making streets feel more comfortable.

50 VI DEG SU AL UPP LIM ER IT

•

Figure 50: ‘Eliza’ 17 storey building, Elizabeth Street, Sydney Source: www.theurbandeveloper.com

35M STREET WIDTH

F

DO IEL F G DE SION 25 VI

17.5M PODIUM HEIGHT

HEIGHT TO WIDTH RATIO 2:1

LD FIE N G DE ISIO V 35

OF

3M

6 1 4 - 6 3 2 Hi gh Street | Penri th

25

PROPOSED RESPONSE Vertical rhythm of the podium and exposed columns

Horizontal rhythm of the podium via layered awnings (fixed and retractable)

Street activation and public life from activated building ground floor

Public Area to anchor entrance to the pedestrian through site link

26

h i g h s t r e et | urban desi gn revi ew

Facade interest in podium and tower through vertical greening and communal open space

1. Vertical rhythm of the podium and exposed columns

Podium and tower composition and variation of uses / functions

KEY ACTIVE RETAIL / F&B

ABOVE GROUND CAR PARK

ACTIVE RETAIL /Â F&B

COMMERCIAL

ACTIVE RETAIL / F&B

COMMUNAL OPEN SPACE 6 1 4 - 6 3 2 Hi gh Street | Penri th

RESIDENTIAL

27

Ver t ica l V i l l a g e Boundary Setbacks and Building Separation

The scale, dimension, form and separation of the proposed development responds to the emerging city centre identity of Penrith, that protects the pedestrian amenity at street level and lower building levels, enhances solar access and provides for privacy between the adjoining properties and future development.

The proposed setback of the built form contributes to the streetscape character of High St and New Rd by providing a continuous streetscape facade. The proposed setbacks ensure comfortable pedestrian amenity through appropriate building scale and facilitate good growing conditions for street trees.

THE RATIONALE Examining worlds best practice examples and the design principles of the Toronto Tall Buildings Guidelines and the Vancouver Podium / Slender Tower Model, allows us to understand how the proposal will contribute to future Penrith, and the assessment rationale needed to consider future development moving forward. The Toronto Tall Buildings principles include: •

Adequate tower separation distances from property lines and other towers is critical for tall building design;

•

The appropriate placement of towers minimises the negative impact on the public realm and neighbouring properties, such as overshadowing, pedestrian wind tunnels, and blockage of sky views;

•

Tower design should maximise the environmental quality of the building interiors including solar access, privacy and cross ventilation;

•

Separation distances greater than 25 metres are necessary to ensure a tall building fits harmoniously within an existing or planned context.

Minimum separation distances are established to ensure tall buildings achieve the following objectives for the protection of sky view, privacy and solar access; SKY VIEW •

Ability to retain sky view in between building masses is essential to maintain the character, usability, quality of streets, parks, open space and neighbouring properties. Lack of sky view will negatively affect micro climate and sense of pedestrian scale at the street level.

PRIVACY •

Appropriate tower orientation, facing distances and setbacks combine to mitigate overlooking between the openings and private spaces from one building to another.

SOLAR ACCESS •

Access to sunlight is an important component of residential liveability, workplace productivity, and sustainable building practice. Tall buildings with smaller floor plates and adequate separation provide enhanced opportunity for solar access.

TOWER SEPARATION DISTANCE PROPORTIONATE TO FLOOR PLATE SIZE (TORONTO TALL BUILDINGS GUIDELINES)

28

h i g h s t r e et | urban desi gn revi ew

VANCOUVER MODEL The Vancouver Model, below, depicts how buildings are treated. The success of the City's built form and streetscape within the CBD is accredited to its approach on tower development.

The term 'Vancouverism' refers to the slender tower to large podium relationship seen below, not only does it refer to the architecture but also green space, and the retention of key views and sightlines between towers to North Vancouver's mountainous landscape and the water body that encompasses the CBD. Vancouverism is also popular for the people that occupy the towers as each high rise building is treated in a way that it

becomes a vertical village, whereby it is considered a community in itself, given the raft of uses and infrastructure available.

How and why is this applicable is simple, the proposed scheme draws similar principles to a Vancouverism model tower in its physical form but also uses, and its relationship to the streetscape and activation of the public realm. If we apply this concept to the Penrith City Centre, the value of the proposed scheme is further heightened, as well as the vision for future development and transformation City wide.

VANCOUVER MASSING MODEL: PODIUM AND TOWER RELATIONSHIP

VANCOUVERISM 6 1 4 - 6 3 2 Hi gh Street | Penri th

29

Scenario Comparison for Future Penrith PROPOSED RESPONSE •

Distinctive slender tower design reinforces the role as a notable landmark to the precinct and city centre.

•

The articulation of the building facade complements the adjoining cultural and civic precinct and contributes to the legibility of the city.

•

The slender tower design maintains and enhances the significant views of the city centre to the surrounding natural landscape features of the Blue Mountains.

•

Tower elements are setback to maintain pedestrian scale at ground level, supporting effective way finding landmark to provide orientation cues.

•

Achieves a number of Great Place Performance metrics including;

•

Sky View Index - perception of 30% of visible sky from pedestrian eye level.

•

To understand a better outcome for the Penrith City Centre, two scenarios have been modeled to compare the outcomes of principles from Toronto and Vancouver:

•

SCENARIO 1: The business as usual approach to tower development is applied to Penrith.

This Scenario exhibits more bulkier and forms at a consistent datum. Towers are also large and bulky and impose on the streetscape.

•

SCENARIO 2: Applying the Vancouver Model to Penrith whereby human scale is achieved through appropriate podium heights and slender towers.

SCENARIO 1

BUSINESS AS USUAL FOR PENRITH CITY SKYLINE

30

h i g h s t r e et | urban desi gn revi ew

COMPARATIVE ANALYSIS The following diagrams in pages 32-33 model the two below scenarios from 4 key locations with in PEnrith City Centre in order to analyse the impact of the built form scenarios on views to the surrounding context and Sky View Index (SVI). Scenario 2 provides the best outcome in terms of maintaining views to the surrounding context of Penrith as well as a quality Blue Sky Index (analysis on page 3435). Tall slender towers provide visual breaks that maintain view sharing whilst still facilitating density.

Shorter, bulkier buildings result in blocked views that limited visual connections in additional solar access as described preciously.

SCENARIO 2

VANCOUVERISM APPLIED TO PENRITH CITY CENTRE SKYLINE VANCOUVER MODEL FOR PENRITH CITY SKYLINE

6 1 4 - 6 3 2 Hi gh Street | Penri th

31

Scenario Comparison within the Penrith City Centre LOCATION 1

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

LOCATION 2

32

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

h i g h s t r e et | urban desi gn revi ew

KEY KEY VIEWS FROM GROUND PLANE

LOCATION 3

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

LOCATION 4

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

6 1 4 - 6 3 2 Hi gh Street | Penri th

33

Scenario Comparison From High Street LOCATION 6 FROM HIGH STREET

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

LOCATION 7 FROM COMMUNITY CENTRE

34

BUSINESS AS USUAL PENRITH

VANCOUVERISM MODEL PENRITH

BUSINESS AS USUAL PEDESTRIAN PERSPECTIVE

VANCOUVERISM MODEL PEDESTRIAN PERSPECTIVE

h i g h s t r e et | urban desi gn revi ew

6 1 4 - 6 3 2 Hi gh Street | Penri th

35

Future Penrith Sky View Index PENRITH SKY VIEW INDEX (SVI)

LOCATIONS

The following analysis of SVI demonstrates that when the Vancouver Model (podium and slender tower) is applied to Penrith City Centre, it achieves an SVI between 59% to 79%. This is comparable to Vancouver's SVI of 61.4%.

LOC 1. The Roundabout at High Street (directly

adjacent to the subject site)

A comparison of 3 locations within Penrith City Centre was undertaken and benchmarked against international case studies to determine how Penrith City Centre performs in terms of SVI.

LOC 3. Triangle Park (High Street)

LOC 2. Signalised Pedestrian Crossing (High

Street & Worth Street)

KEY BUILDING VIEW FROM GROUND PLANE SKY VIEW FROM GROUND PLANE

LOCATION 1

.8 59 %

ION

ST

UN

T HS

N

NL

IO UN

HIG

M

U

LG O A

RD

LOCATION 2 ION

ST

ION

T HS

LN

HIG

UN

M

U

LG O A

RD

.9 65 %

UN

LOCATION 3 ST ION

LN

M

U

UN

GH

HI

36

ST

LG O A

RD

h i g h s t r e et | urban desi gn revi ew

.8 % 79

ION

UN

International Sky View Index Comparison INTERNATIONAL CASE STUDY VANCOUVER (CAN)

VANCOUVER SVI LOCATION

61 .4 % MELBOURNE SVI LOCATION

MELBOURNE (AUS)

35

.4 % SINGAPORE SVI LOCATION

DOWNTOWN SINGAPORE (SIN)

.5 50 % NEW YORK CITY (USA)

NYC SVI LOCATION

35

.2 % 6 1 4 - 6 3 2 Hi gh Street | Penri th

37

Visua l A n a l y s i s Analysing Future Penrith from the Ground Plane

KEY 5 STOREY PODIUM

VIEW 1

VIEW LOOKING WEST ALONG HIGH STREET WITH CONTINUOUS 5 STOREY PODIUM / STREET WALL

VIEW 1

38

h i g h s t r e et | urban desi gn revi ew

VIEW LOCATION PLAN 3

4 2 1

VIEW 2

VIEW LOOKING WEST ALONG HIGH STREET WITH CONTINUOUS 5 STOREY PODIUM / STREET WALL

VIEW 2

6 1 4 - 6 3 2 Hi gh Street | Penri th

39

Analysing Future Penrith from the Ground Plane

VIEW 3

VIEW SOUTH TO THE NEW PUBLIC STREET FROM THE PERFORMING ARTS CENTRE, VIEW 3 SHOWS THE INTERFACE BETWEEN THE TOGA DEVELOPMENT AND THE SUBJECT SITE

VIEW 3

40

h i g h s t r e et | urban desi gn revi ew

VIEW LOCATION PLAN 3

4 2 1

VIEW 4

VIEW LOOKING EAST ALONG HIGH STREET FROM MULGOA RD HIGHLIGHTING THE RELATIONSHIP OF STREET WALLS AND TOWER SEPARATION

VIEW 4

6 1 4 - 6 3 2 Hi gh Street | Penri th

41

Visua l A n a l y s i s Analysis of Views to the Escarpment

VIEWS TO THE ESCARPMENT We understand that the views to the escarpment are important from an amenity and navigational perspective. Whilst the proposed tower will sit in front of the escarpment from View 5 shown below, it is evident that the impact and reduction of views to the escarpment is minimal. This is due to the fact that the proposed tower is slender in form, creating a positive outcome. It also creates a cluster that identifies the Penrith CBD location from this view. The below analysis reveals that the proposed tower impacts the view to the escapement by only 1%, leaving 19% (from the original 20%) of visible escarpment from this location.

Approximately 80% of the current view is covered by large trees and other obstructions.

VIEW 5A Visible Escarpment

Covered Escarpment

Proposed Building

VIEW TO THE SITE FROM THE INTERSECTION OF GREAT WESTERN HIGHWAY AND PARKER STREET, PENRITH (LOOKING WEST)

VIEW LOCATION PLAN

S

5

42

h i g h s t r e et | urban desi gn revi ew

VANCOUVERISM COMPARISON Vancouver is a city surrounded by nature and whilst the CBD cannot expand outwards / horizontally due to a significant water body surrounding the CBD, the CBD is continuously growing in density with more high rise buildings. Whilst the two locations are vastly different, it is evident that through adequate tower separation and slender tower design, views to Vancouver's natural amenity are still enjoyed from many locations of the City Centre.

VANCOUVER VIEW

Visible Escarpment

VIEW FROM BURRARD STREET IN DOWN TOWN VANCOUVER LOOKING NORTH EAST TO THE MOUNTAINS IN NORTH VANCOUVER

6 1 4 - 6 3 2 Hi gh Street | Penri th

43

Visua l A n a l y s i s Analysis of other Key Views from the Penrith LGA

OTHER KEY VIEWS The remaining views shown below and adjacent show minimal impact of the tower on key views to Penrith, but rather achieving a good urban design and city scape outcome by creating a built form cluster that identifies the Penrith City Centre.

8 7

S

1

6 VIEW LOCATION PLAN VIEW 6 Proposed Building

VIEW FROM THE M4 WESTERN MOTORWAY (LOOKING NORTH WEST)

44

h i g h s t r e et | urban desi gn revi ew

VIEW 7 Covered Escarpment

Visible Escarpment Proposed Building Covered by existing landscape

VIEW FROM PARKER STREET RESERVE, PENRITH (LOOKING SOUTH WEST)

VIEW 8

Proposed Building

VIEW FROM OLD BATHURST ROAD AND RUSSELL STREET, EMU PLAINS (LOOKING EAST) 6 1 4 - 6 3 2 Hi gh Street | Penri th

45

Wo r ld s Be s t Pra c t ic e

Highlighting the outcomes achieved elsewhere

BEACH & HOWE TOWER, VANCOUVER (UNDER CONSTRUCTION) 4-6 STOREY PODIUM WITH A SLENDER TOWER ABOVE

46

h i g h s t r e et | urban desi gn revi ew

1400 HOWE STREET, VANCOUVER (ADJACENT TO BEACH & HOWE TOWER SITE) LARGE PODIUM AND SLENDER TOWER ABOVE

82 FLINDERS STREET, MELBOURNE HIGH STREET WALL & DIVERSE BUILT FORM

480 QUEEN STREET, BRISBANE PODIUM FORM MODULATION & RHYTHM

BOOMERANG TOWER, SYDNEY OLYMPIC PARK HIGH PODIUM + UNIQUE SLENDER TOWER + HIGH SVI

8 2! 8 2"! 251#$253006789 6

6

6 %9&5000

525

TURNING TORSO, SWEDEN HIGH PODIUM + UNIQUE SLENDER TOWER + HIGH SVI

6 1 4 - 6 3 2 Hi gh Street | Penri th

47

V1

Form and space Balance between building shape and urban space.

The P r in c i p l e s

The spaces between buildings are as important as the building themselves. It is these public spaces that collectively form the spatial experience of our city. Whilst this space is unbuilt, it is described and defined by its enclosing built form and by its edges. Streetscape elements such as landscaping, topography, use, pedestrian space and outdoor seatings offer qualities as • toFewer opportunities views to sky or critical our experience as anyfor building. views through or past buildings to nearby hills at the human scale and from distant views;

A SUMMARY OF PRINCIPLES APPLIED

From the identified urban design analysis, the below summary highlights the principles derived from world best practice case studies and applied E2.2 • Extending Largethe andStreet long double-loaded corridor to the proposed scheme for 614-632 High developments with single aspects only.

Street Penrith. Principles also consider future Extend the public realm the streetblank up andwalls into the Urban Likely toofgenerate at two out of development within the Penrith City Centre.

GroundE1.1 built form to invite interaction and engagement— Modulation four frontages if a mid-block development. between the public and private • Slender and taller tower forms that incorporate providing a seamless Viewstransition and amenity would be reduced; and realms.Traditional Stairways,lotstepping terraces, under in croft can that widths create a rhythm thespaces urban fabric podiums at a human scale, and are easily realm the street providing • expand Increased difficulty in DCP SEPP is important tothe thepublic Gold Coast of sense ofand place.

Urban Ground differentiated. Desired GFA is achieved without significantly interestresponds and richness through lot appropriate layout and 65 in dwelling design to compliance traditional widths to spatial provide thisand contextual grain. producing excessively bulky form; material selection and encourage physical or visual public sustainability (southern aspect dwellings This should be represented authentically within the architecture through the site.

• Enhanced views through taller, more slender, engagement with use, formnatural and modulation responding accordingly. and cross ventilation). buildings due to generous building separation When built to boundary, Urban Ground to have substantial (Toronto Taller Buildings Guidelines); •

Built form variety and typologies in tower elements and at the podium to create fine grain experiences;

•

Taller buildings have a clearly defined form including a base, a middle and top and the capacity for design innovation to provide visual interest, noting that mid-rise and bulky buildings will contribute only regularity and uniformity;

•

Greater flexibility in dwelling design and opportunities for views and aspects from all four frontages;

•

Surface effects with limited depth are not to be relied on to provide articulation and modulation to building frontages.

Modulation depth is not less than 25% of the Urban Ground height.

Fig. 19

Allows for a greater SEPP 65 compliance on a range of matters including southern aspect dwellings, cross ventilation etc;

•

Reducing the occurrence of mid-rise bulky forms where:

Fig

Fig. 4

Fig. 5

Contextual grain rhythm in traditional lot widths.

Architecture to respond to and respect this rhythm.

Fig. 20 Public realm extends into development: horizontal extension.

E2.3

Vibrancy and materials

Colours, lighting and materials contribute to the sense of vibrancy of the Urban Ground, respond to the existing culture and built form heritage and the surrounding context.

•

Larger or amalgamated lots provide the opportunity for Canyon-like development at Employ robust, low maintenance materials in the higher parts the human scale; Fig. 8 Fig. 7

•

Apparent walls of development are more imposing when viewed obliquely;

of a building, and natural, tactile and visually interesting materials modulated Continuous facade at the lower levels near the public interfaceSignificant to reinforce a form.

– not supported. human scale.

THE URBAN GROUND GUIDELINE (Source: City of 8 Gold Coast, 2019)

48

Res

Public realm extends into development: vertical extension.

Provide for higher quality development by upper tier developers;

•

Fig

modulation of the facade frontage, see Figs. 7 and 8.

Continuous facade is a maximum of 20 metres.

Modular forms to allow improved opportunity for finer grain elements, including laneways, secondary streets and further reduced bulk at the human scale;

•

480

h i g h s t r e et | urban desi gn revi ew

Mod

tive d and n ure of

by the ur by the made e from nd.

our s d

t first cale

dium’. ase e of of the and e). a thin on’ ire

Ground uses with the space of the street and invite in interaction and engagement.

V2

Active and engaged

Transparen

Views are mediated to preserve privacy whilst encouraging activity at the edge and overlooking of the public realm to facilitate passive surveillance.

Design out crime by contributing to a sense of safety without being overbearing or intimidating. Development ensures good natural surveillance, clear sightlines, logical and well used routes/paths of travel, appropriate lighting and reduce potential Buildings can be good citizens, neighbours, and residents areas in of entrapment.

Engaged, interesting, public.

Fig. 31

the way they physically contribute and engage in the activity of 1the public realm. Our Urban Ground is ideally made of built Fig. fabric rich in active uses, that opens, interacts, engages and helps to programme the life of the street and in so doing works to facilitate the leisure-oriented, lifestyle-rich urban offer of the Gold Coast.

Image courtesy of Ignite Architec

Oracle, Broadbeach.

Permeable

Fig. 32 Breaks in the building mass increase site permeability.

The human scale experience of the streets and E2.1spacesActive Urban public define the real cityPlane experience.

Fig.14 Fig. 34

Urban Ground built form is designed to address the street.

Entrances are direct from the street rather than via an off-street lobby or foyer. All levels offer spaces that publicly engage regardless of use. This engagement is ideally physical—openings, doorways, verandahs, terraces, windows, balconies—to establish meaningful and activated addresses.

Where residential uses are provided, deliver strategies (setbacks, grade separation, screening) to preserve privacy to ground floor spaces whilst maintaining physical contact with the street.

Fig. 2 Fig. 33

Commercial use built form: Create facades that activate the address and entranc that directly connect with the street.

Provide visual connection from public to private.

Break down

Fig.18

Figs. 15 Limit singular shared entry.

Figs. 16

14

Promote multiple entries from the street.

5

Strategically, grade separations can preserve ground floor privacy where resident addresses physically connect with the street.

Figs. 17 Residential interface.

THE URBAN GROUND GUIDELINE (Source: City of Gold Coast, 2019)

10

6 1 4 - 6 3 2 Hi gh Street | Penri th

49

Rec o m m e n d a t i o n s RECOMMENDATIONS TO COUNCIL The Project will be a catalyst for positive change within the Penrith City Centre and aligns with Council’s strategic planning for regeneration of the Centre. The proposal pioneers height and skyline outcomes that Penrith City Council can apply across the Centre and provides the framework for the renewal of the immediate precinct and broader city centre.

In accordance with the Council’s recommendations, we consider the following measures have been met: •

The essential deliverability of the public shared street, to allow pedestrian crossing for northsouth pedestrian flows linking Union Road to High Street;

•

Integration between the public realm and the ground plane as a place that is safe, comfortable and lively that responds to the distinct characters desirable in an emerging city centre;

•

Appropriate podium and height-to-width ratios of the street and podium achieve a range of 'outdoor rooms' and more 'Human Scale, whilst also creating an attractive and coherent streetscape;

Apartments have high quality amenity throughout, both internally and in common areas. The design provides a high-quality outcome architectural outcomes for the City West Precinct.

•

Aligning the proposed development with world's best practice for tall city centres, such as Vancouver, benchmarking 5 Storey streetwall datum line; and

It has been identified that the proposed development for 614-632 High Street is consistent with strategic and local planning strategies for Penrith, and will encourage both daytime and night time activity through the provision of a new a high quality public space, activated streets and a range of social activities.

•

Justification to support the tower height and massing, particularly from key views and their ability to comply with solar access whilst maintaining an interesting skyline and blue sky index.

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 location in the City West Precinct of the City Centre. It’s height, FSR and setbacks are comparable or more modest when assessed against worlds best practice examples, particularly relevant given this is a Pilot Project within the context of urban transformation.

This design is also highly considerate of its urban context and provides a good urban design and built form response to the surrounding development and regeneration efforts.

In light of the above, 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.

Based on RobertsDay’s urban design and placemaking review of the project, it is strongly considered that the proposed scheme, prepared in collaboration with The Design Team, creates a catalyst for the Penrith City Centre to evolve from sub-urban to urban character - where the tallest buildings with greatest mix of uses shape a vibrant City Centre as a place for people.

50

h i g h s t r e et | urban desi gn revi ew

6 1 4 - 6 3 2 Hi gh Street | Penri th

51

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