Auburn Arts District

AUBURN ARTS DISTRICT Planning Proposal Submission

Prepared For:Auburn City Council By:RobertsDay On Behalf Of: Harvey Norman May 2016

Planning Proposal Submission, Auburn Arts District

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DISCLAIMER & COPYRIGHT This document was prepared for the exclusive use of Auburn City Council. 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. Roberts Day 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 Š Roberts Day Pty Ltd, 2014 ABN 53 667 373 703, ACN 008 892 135 www.robertsday.com.au

CONTENT THE VISION

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STRATEGIC CONTEXT

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URBAN DESIGN FRAMEWORK

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PUBLIC BENEFITS

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BUILT FORM STRATEGY

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ADDENDUM A: FINAL CONCEPT OFFER

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(Following Auburn City Council feedback)

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Planning Proposal Submission, Auburn Arts District

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PROJECT BACKGROUND

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STEP 1:

In collaboration with Council , we identified a general lack of cultural facilities for the emerging creative industry in the area. This led to the development of 3 concepts for the Site, all of which aspire to transform the broader 5.35ha gateway precinct into a consolidated arts district that will deliver significant public benefit, whilst being commercially viable.

STEP 2:

Following Council feedback on the 3 concepts, we narrowed our focus to 2 concepts.

STEP 3:

A submission was lodged with Urban Growth NSW to amend the Draft Parramatta Road Urban Transformation Strategy to reflect our proposed heights for the Site, which did not match the Strategy’s. We believe the shared vision for the Auburn Arts District and Urban Growth’s Corridor strategy more accurately reflects our proposed heights.

STEP 4:

A pre-planning proposal submission sought formal approval of the Auburn Arts District concept, including support to amend the zoning and FSR controls and with a maximum height of 30 storeys but with a 14 storey average height.

NOW:

Auburn City Council and Urban Growth NSW feedback indicated 30 storeys was not wholly supported. In the spirit of working with Council to ensure a positive outcome, this submission has lowered maximum height to 22 storeys with an avarage height of 10 storeys. Adendum A provides the final concept offer, including public benefits and GFA.

VISION TO REALITY

WHAT WE’RE ASKING FOR: FSR: 3.21:1 ZONING: B6 to B4 (Mixed Use) HEIGHT: 10 storey average height, up to 22 storeys

Planning Proposal Submission, Auburn Arts District

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THE VISION 7

THIS AUBURN IS

Auburn's emerging creative industry faces challenges to meet new space demands. The Auburn Arts District can provide for these cultural needs and create a Parramatta Road gateway site for Auburn with a high quality public realm experience.

The Auburn Arts District consists of a 5.35ha site on the corner of Parramatta Road and St. Hilliers Road. Harvey Norman is the largest landowner within the District, which includes a 2.9ha landholding. In February 2015, RobertsDay and Harvey Norman undertook a comprehensive place audit and analysis which revealed a lack of infrastructure to accommodate the area’s emerging creative industry. This research informed the preparation of a concept for the Site that promises to transform the broader 5.35ha precinct and deliver significant public benefit, in tandem with a commercially viable outcome.

Our place audit, in collaboration with Auburn City Council, revealed that there is a lack of artist studios, art galleries and performance theatre / spaces, as well as business incubators including start-up spaces and a variety of urban showrooms.

The Auburn Arts District will deliver all of the above within a high quality public realm to create a ‘critical mass’ of cultural venues and employment within a gateway location that is an easy walk of Auburn Town Centre and public transport.

A critical component of the proposal is the utilisation of ‘air space’ above the ground floor cultural and employment uses for residential with building heights ranging from 2 storeys to an average height of 1 storeys and maximum of 22 storeys.

Beyond contributing to an active and vibrant Arts District, the value capture of the residential component allows Harvey

Norman and others to deliver significant public benefit.

Similar to the positive impact of One Central Park at the eastern end of Parramatta Road, the new buildings will create a desirable gateway to Auburn and be a model for sustainable design.

This holistic vision for the Auburn Arts District was presented to Council’s Executive and Councillors at separate briefing sessions where in-principle support was given to the project.

During this period, Urban Growth NSW was also briefed on the project vision. The project vision is consistent with Urban Growth’s Draft Parramatta Road Urban Transformation Strategy which identifies the Site as a new creative and residential hub.

On behalf of Harvey Norman, this Submission outlines the shared vision for the Auburn Arts District. The Auburn Arts District will foster creativity, boost education and benefit the local economies. It will also be a catalyst for the evolution of Auburn Town Centre over time. In doing so, the Auburn Arts District will have the transformative impact envisaged by Urban Growth for Parramatta Road.

Planning Proposal Submission, Auburn Arts District

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PROJECT HIGHLIGHTS

01.

02.

800m walking distance to Auburn Town

36.3% of the 5.35ha Site dedicated back to

NATURAL EXTENSION OF AUBURN TOWN CENTRE

Centre along Station Road

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A NEW DYNAMIC PUBLIC SPACE + CENTRAL COMMUNITY PLACE

public space and streets

03.

A FOCUS ON AUBURN ARTS + CULTURE

04.

CREATIVE EMPLOYMENT + RESIDENTIAL HUB

8.6% 35,132 sqm of the 5.35ha Site dedicated for use amount of total space dedicated of an inspired, dynamic, vibrant souk

to employment and cultural uses throughout 5.35ha Site

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AUBURN AT A GLANCE 83,367 PEOPLE MAIN RELIGION - ISLAM POPULATION FROM OVERSEAS 56% PREDOMINANT COUNTRY OF ORIGIN CHINA WORKERS IN THE AREA 46,274 LIVE & WORK IN THE AREA 18% TRAVEL MODE : CAR 28% PUBLIC 57%

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Planning Proposal Submission, Auburn Arts District

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STRATEGIC CONTEXT 13

AGATEWAY NEW ALONG PARRAMATTA ROAD

The Draft Parramatta Road Corridor Strategy identifies the Site as "a new community and cultural mixed use hub," a vision that can be delivered through gateway treatments and strong connections to Auburn Town Centre.

The Site, which will be home to the new Auburn Arts District, is the ideal location for a gateway development opportunity, both for Auburn City Council and along the Parramatta Road Corridor.

The Draft Parramatta Road Corridor Strategy supports for Auburn remaining as the major employment area along Parramatta Road, evolving into a strengthened employment corridor with a unified and welcoming streetscape. The Strategy sees the reinforcement of a pattern of smaller scale residential uses within walking distance of Auburn Station and business uses fronting Parramatta Road and the M4.

The Strategy identifies a new community and cultural mixed use hub at the junction of Parramatta Road, St Hilliers Road and the M4. This can best be achieved through the proposed B4-Mixed Use zone.

Further, the Strategy provides the opportunity to create a gateway to Auburn along Parramatta Road and the M4. The Site is 5.35ha, with approximately 2.9ha owned by Harvey Norman. The large scale of the Site will enable the delivery

of iconic buildings through a holistic massing strategy and promote the delivery of high quality, unified public areas.

Unified, the Site can become a point of difference along Parramatta Road, a gateway to Auburn that both creates a unique sense of place and employment and cultural hub of the Corridor. Such a symbiotic change of development pattern can set the tone for future development along the Corridor and create a catalyst for further design excellence over the long term.

As a gateway, the Auburn Arts District compliment Auburn’s existing Town Centre strategy by creating a holistic vision for the city’s future that reflects the notion of Auburn as a place of numerous self-contained, yet physically connected, precincts. The new Arts District will create a new and exciting precinct that will contribute to the evolution of Auburn Town Centre. Rather than competing with the existing centre, it will complement it.

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STRATEGIC MERIT

SITE

A high quality multi-use corridor with improved transport choices, better amenity and balanced growth of housing and jobs.

Major Roads

Transport and accessibility Eight precincts will accommodate a diversity of land uses and densities, supported by a range of active and public transport.

An integrated and legible network of open space and pathways will encourage pedestrian and cyclist activity.

The Parramatta Road Strategy Urban design identifies the A dense and interconnected mix of land Site as mixed uses will include housing, recreational areas, use and with an shops, services workplaces. emphasis on A variation in urban design and buildings will respond tocommunity the Corridor's unique geography.

Create compact designed and functioning and well cultural Precincts connected by a cohesive set of facilities. linking frames.

Existing heritage and low scale areas will be protected through reasonable transitions in the scale and types of buildings.

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Potential Rapid Bus Route

Potential Light Rail

Future Cycle Route

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What will the Parramatta Road Corridor be like in the future?

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WestConnex [Surface]

“ A HIGH QUALITY MULTI-USE CORRIDOR with improved transport

choices, better amenity and balanced growth of housing and jobs

“

THE CORRIDOR STRATEGY’S DEVELOPMENT PRINCIPLES 1

Plan for a diversity in housing and employment to meet existing and future needs.

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Reshape and better connect places and associated movement networks to better serve customers and encourage sustainable travel.

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Promote quality places and built form outcomes to transform the Corridor over time.

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Sustainability

Housing and community

Economy

Sustainability interventions will cut water use by a third and reduce energy use.

Up to 70,000 people will live in 40,000 new homes over the next 30 years.

Up to $28 billion development ove

Create livable local Precincts along the Corridor that are The Corridor will be greener, with more A diversity of housing types and sizes sustainable, resilient and make Sydney a better place. street trees, landscaped areas, parks and will meet the needs of the growing and open spaces.

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Land will be avai jobs over 30 yea

ageing population.

The Corridor's many heritage characteristics Deliver,will drive, facilitate be respected andand enhanced.

monitor action.

New community facilities, parks and safe and convenient pedestrian networks will connect through a closely spaced grid of streets interconnected with public open spaces.

Transformed neighbourhoods and Precincts will meet the daily needs and services of the community in a way that improves liveability and contributes to overall health and wellbeing.

Indicative WestConnex Tunnel Alignment

Existing Schools

Ferry Stop

Established emp strengthened wh generated uses w the Corridor.

Many people will their day to day n more places to w

Potential Ferry Stop

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DRAFT PARRAMATTA ROAD CORRIDOR STRATEGY

Draft Parramatta Road Urba

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REGIONAL OPPORTUNITY M

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Clyde Station

PUBLIC SCHOOLS

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AUBURN PARK

Mona Park

Auburn Station 400M

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Wyatt Park

Lidcombe Station

LINK DESTINATIONS for an expanded Auburn Town Centre

Auburn Arts District is strategically located within the locality.

Key attributes supporting the location of the Arts District include: • •

•

The District is within a ten minute walk of Auburn Train Station; People will walk within the Arts District benefiting from an excellent Walk Score 83 - Very Walkable. Walk Score provides an independent assessment of the walkability of places and is used by planners worldwide (www. walkscore.com); The Arts District will create a new precinct that

•

•

will contribute to the evolution of Auburn Town Centre. Rather than competing with the centre, it will complement it. Successful town centres have a variety of precincts and activities, encouraging people to revisit and reinvest; The scale and ownership of the Arts District land area provides the opportunity to create a critical mass of activity for cultural and creative consumption essential for long term success. The fine grain fragmented land in the city does not facilitate this opportunity; and The Arts District is a gateway site into Auburn. It will have a positive visual impact on the identity and brand of Auburn.

AUBURN’S GATEWAY

Narrawana Wetland

(ARTS DISTRICT) Legibly connects to the Auburn Town Centre, surrounding schools and parks, and complements Auburn's evolution.

AUBURN TOWN CENTRE Pa

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THE SITE + SURROUNDS The Auburn Arts District is strongly positioned within its immediate context and is an ideal location for a gateway site, sitting at the major intersection of St. Hilliers Road and Parramatta Road. Key attributes supporting the location of the Arts District as a gateway site include: • • • •

Scale comparison of One Central Park overlaid on Auburn Arts District

The scale of land is rare along Parramatta Road - the precinct is larger than One Central Park, Broadway (refer opposite); The majority of the Arts District is owned by Harvey Norman, with the balance owned by few - it is deliverable/ It adjoins a local school and can provide safe connections and facilities for children; and The Arts District benefits from a local street network, including Station Street and Adderley Street, providing multiple opportunities for vehicle access.

5.35ha-

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Planning Proposal Submission, Auburn Arts District

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URBAN DESIGN FRAMEWORK 21

CREATING CULTURAL DESTINATION A

Feedback from Auburn City Council has informed the creation of a cultural destination on the Site, one that marries Auburn's diverse population housing needs with community groups' space demands, creating a dynamic public realm.

The Auburn City Community Facilities Strategy 2014-2024 and the Cultural Plan 2007-2017 both highlight that the Auburn LGA is one of the fastest growing areas in the Sydney region and will continue to face significant population growth over the next ten years. In 2014, Council owned and/ or operated 25 community facilities, with 2 new facilities currently being developed.

space needs, providing housing choice and job opportunity for the growing population, within a dynamic, attractive and inviting public realm.

Both strategies identify that current facility provision is inadequate and additional community facilities are required to meet current and future demands. Further, the existing community infrastructure is aging and will require updating or replacing over the short term.

The ‘design excellence’ process promotes high quality architectural, urban and landscape design, particularly in prominent development and across large sites. There is an option to consider a design excellence bonus of up to 10% of any eligible accommodation or community infrastructure floor space.

Redevelopment of the Site into a cultural destination reflects Council’s recognition that community facilities play a critical role in improving social wellbeing. Harvey Norman is committed to leaving a lasting legacy on the Site focusing on Auburn’s unique cultural and arts community groups and their

In order to promote design excellence, 3 concepts have been developed, each with equal GFA and FSR. Based on Council feedback, a preferred concept will eventually be chosen.

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DESIGN FRAMEWORK Y DA O TT

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Harvey Norman Owned

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The precinct today comprises approximately 5.35ha of land with Harvey Norman owning 2.9ha. Existing strip buildings do not create a memorable entry to Auburn.

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The underlying land ownership reveals individual lots – a logical foundation for creating a robust development framework that can be delivered by one developer or incrementally over time.

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Safe Route to School

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Dartbrook Road extends into the centre of the precinct and a new east-west connection provides a safe route connecting Auburn North Public School to the town centre.

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Within the centre of the precinct a large public space - the central plaza – is created as a meeting place. The plaza provides the terrain for social interaction, including an outdoor performance space.

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DESIGN FRAMEWORK SI

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In anticipation of improved public transport, the opportunity exists to create a place-led transit zone.

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Additional connections including streets, lanes and pedestrian walks are located along property boundaries to create a flexible framework with a diversity of fine grain blocks.

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A mix of permeable pavements and open space treatments in the public realm can be utilised to meet deep soil requirements. This feature will also increase sense of place characteristics and help to reduce heat island effect.

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Inspired by the dynamic market places of Asian and Middle Eastern cities, a low rise ‘souk’ with a community focus is created in the centre of the Site to accommodate the cultural program.

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DESIGN FRAMEWORK ES

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Cultural facilities including artist studios, art galleries and theatre are located at key locations along the souk. The theatre anchors the central plaza and includes an outdoor performance space.

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Interspersed amongst the cultural facilities is new infrastructure to support creative industries including retail start-up units, micro-factory and cooking academy.

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A variety of urban showrooms, business incubators and flexible retail / office space complete the ground floor experience and will increase jobs within the precinct.

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Parking requirements will be met on levels 2-3 of the podiums and tucked behind sleeved commercial and residential uses to avoid negative visual impact from the public realm.

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DESIGN FRAMEWORK K

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The opportunity exists to unlock to the possibility of the Auburn Arts District by introducing residential above the cultural, creative and employment base.

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Future residential is accommodated within the fine grain pattern of blocks to create a true mixed-use precinct.

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Building envelopes are adjusted in response to solar amenity and creation of great places. The average building height is 10 storeys, but individual blocks vary from 2 storeys to a maximum of 22 storeys.

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The opportunity exists to punctuate the envelope up to 22 storeys for gateway corners to further celebrate the Site as a gateway to Auburn with a landmark building.

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CONCEPT DESIGN Over 56% of the Auburn community are migrants, with the highest country of origin being China and a significant population from the Middle-East, with the major religion being Islam.

Inspired by the cultural diversity of the community and the dynamic forms of Asian and Middle Eastern cities, the opportunity exists to create a unique identity for the Auburn Arts District and enhance Auburn’s place brand.

COMMON OUTCOMES TO DATE

In discussions with Auburn Council, it was agreed this idea had strategic merit and three preliminary design options were prepared. Through discussions with Council, Option 3, which included some buildings of 40 storeys, was not considered appropriate for the Site. Options 1 and 2, which included buildings with a maximum height of 30 storeys, received broad support.

THE GENERIC SKYLINE

Towards Design

ICONIC INSPIRATIONS

Istanbul - East meets West

Shanghai - The iconic Asian city

Excellence

+

AUBURN GATEWAY: A UNIQUE BLEND OF EACH INSPIRATION

OPTION 1

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OPTION 2

OPTION 3

PRELIMINARY

CONCEPT 1 The Preliminary Concept Design - Option 1 proposes context responsive building envelopes. Building envelopes with an average height of 14 storeys are extruded then reshaped in response to optimise the quality of places, climate and amenity. This approach creates low-to-mid rise buildings along The Souk with mid-to-high rise buildings around the perimeter. Landmark buildings with a maximum height of 30 storeys celebrate gateway locations.

Inspiration - BIG Architects at Arhus Harbour, Denmark

The building envelopes create a dynamic ‘sculptured’ profile and skyline.

ST .H

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Illustrative Auburn ‘gateway’ view traveling west on M4 motorway

Preliminary concept plan

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Harvey Norman Owned

Not Harvey Norman Owned

Illustrative aerial views

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PRELIMINARY

CONCEPT 2 The Preliminary Concept Design - Option 2 proposes context responsive building envelopes with an average height of 14 storeys that are extruded then terraced to optimise the quality of places and solar amenity. This approach creates low-to-mid rise buildings along The Souk with mid-to-high rise buildings around the perimeter. The terraces create opportunities for outdoor living. Landmark buildings with a maximum height of 30 storeys celebrate gateway locations.

Inspiration - MVRDV Architects at Almere Poort Harbour, Holland

The building envelopes create a dynamic ‘terraced’ profile and skyline.

ST .H

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Illustrative Auburn ‘gateway’ view traveling west on M4 motorway

Preliminary concept plan

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Harvey Norman Owned

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Not Harvey Norman Owned

Illustrative aerial views

PRELIMINARY

CONCEPT 3 The Preliminary Concept - Option 3 proposes context responsive building envelopes similar to Option 2 but with a gateway punctuation at the northeast and northwest corners of the Site. This approach creates low-to-mid rise buildings along The Souk with mid-to-high rise buildings around the perimeter. The landmark buildings feature maximum heights of 44 storeys to accentuate gateway locations.

Inspiration - Jean Nouvel at Central Park, Sydney

The building envelopes create a terraced profile building up to iconic gateway buildings.

ST .H

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Illustrative Auburn ‘gateway’ view traveling west on M4 motorway

Preliminary concept plan

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Harvey Norman Owned

Not Harvey Norman Owned

Illustrative aerial views

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PRELIMINARY

COUNCIL FEEDBACK MOVING FORWARD WITH CONCEPTS : 1 + 2 Auburn City Council has been supportive of the Auburn Arts District, including conceptual design, relative heights, community facilities and achieved residential densities.

Concerns were raised relating to Concept 3’s gateway building height at the intersection of the M4 and St. Hilliers Road (40+ storeys) and it was agreed that it was too tall for Auburn and the Parramatta Road Corridor.

In response to this feedback, Options 1 and 2 have been progressed in terms of compliance with the Apartment Design Guide (ADG) under SEPP 65.

In order to realise the significant public benefit and create value that will deliver this benefit, the vision for the Arts

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District now includes buildings with an average height of 14 storeys and maximum height of 30 storeys for the residential development. These new proposed heights have been discussed favourably with Council as the vision has evolved over the last nine months.

At this point both Concept 1 or Concept 2 are being advanced in terms of detailed design solutions, as a preferred concept has not yet been chosen.

St. Hilliers Rd

Key Revisions Include: To respond to feedback from Auburn City Council, Concept 1 has been modified as follows: • Transit plaza moved to southwest corner of Site to link to Station Road bus lines and Auburn Train Station; • Direct pedestrian link between transit plaza and central community space; • 2 levels of podium parking across the Site, on levels 2-3 to allow for ground floor activaiton of community spaces; and • Building heights do not exceed 30 storeys.

St. Hilliers Rd

CONCEPT 1 - ADG Compliant

Key Revisions Include: To respond to feedback from Auburn City Council, Concept 2 has been modified as follows: • Transit plaza moved to southwest corner of Site to link to Station Road bus lines and Auburn Train Station; • Direct pedestrian link between transit plaza and central community space; • 2 levels of podium parking across the Site, on levels 2-3 to allow for ground floor activaiton of community spaces; and • Building heights do not exceed 30 storeys.

Station Rd

Adderley St

Parramatta Rd

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CONCEPT 2 - ADG Compliant

Station Rd

Adderley St

Parramatta Rd

NTS

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PUBLIC BENEFITS 37

HUB COMMUNITY + OF

EMPLOYMENT

The idea to create an arts district focused on employment and community has been informed by Council feedback on the challenges of delivering the Auburn City Community Facilities Strategy 2014-2024 and Cultural Plan 2007-2017.

Working with Council and considering the available suitable land, it has been determined that an arts district for Auburn will deliver:• Artist studios (x7); • Artist galleries (x2); • Theatre / performance space (800 – 1000 seats); and • Outdoor performance plaza.

In addition to the cultural facilities, Council identified the need to strengthen local employment opportunities for the creative and employment sectors including: • Retail start-up units; • Micro-factory including shared IT infrastructure (e.g. 3D printing); and • The Academy with a focus on education and mentoring in cooking.

Given the synergy between these activities the Site’s locational attributes include: • Gateway location with potential to enhance the area’s identity and brand; • Walking distance to public transport including rail station, rapid bus stop and future light rail; and • The transformative opportunity for this part of Parramatta Road was clear - the creation of a cultural

quarter to which artists and cultural entrepreneurs will be attracted whilst integrating other employment and residential uses.

In order to capitalise on the opportunity, research was undertaken by our team on the necessary conditions and success factors of cultural quarters with international expert Dr John Montgomery identifying Activity, Built Form and Meaning underpinned by 24 elements as being vital.

In particular, Dr Montgomery stresses the need for cultural quarters to have a ready or potential supply of creative people – a factor Auburn fulfills with its dynamic community comprising a high proportion of new immigrants with divergent skills.

Further, Dr Montgomery places significant importance on the value of the public realm within cultural quarters. The Auburn Arts District dedicates approximately 40% of the land area to new public realm including a central plaza, transit plaza, streets and ‘souk’ marketplace. Approximately half of the public realm dedication will be located on Harvey Norman owned land, with the balance on other landholdings within the District.

The Auburn Arts District ranks ‘very highly’ against Dr Montgomery’s evaluation criteria.

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PLACE INSPIRATIONS Grand Bazaar, Istanbul

YuYuan Garden, Shanghai

Fa Yuen, Hong Kong

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SOUKS OF THE MIDDLE EAST + OUTDOOR MARKETS OF EAST ASIA

Old Souk, Byblos, Lebanon

Old Souk, Byblos, Lebanon

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THE BENEFIT

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SOUK + COMMUNITY PLACES Dynamic public realm including the souk and central plaza Artist studios (x7) Artist galleries (x2) Theatre / performance space (800 – 1000 seats) Outdoor performance plaza Retail start-up units Micro-factory including shared IT infrastructure (e.g. 3D printing) The Academy with a focus on education and mentoring in cooking *Approximately half of the community and cultural facilities space needs will be located on Harvey Norman owned land, including the theatre/performance space. The balance space needs is planned to be located on other landholdings within the District.

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ACTIVE PUBLIC REALM The Auburn Arts District proposes 3 significant public places which are the Central Community Space, the Souk and the Transit Plaza. The diagram below illustrates the location of these public places, connected by pedestrian laneways and/or shared streets. The rendering opposite suggests the character of The Souk as a generator of public life, culture and creativity.

OPEN SPACE

SOUK + CENTRAL PERFORMANCE SPACE: 7,685 sqm TRANSIT PLAZA: 380 sqm PEDESTRIAN STREETS + WOONERF: 6,055 sqm

TOTAL: 14,120 sqm AREA AVAILABLE FOR DEEP SOIL PLANTING: 11,968 sqm SOUK CENTRAL COMMUNITY SPACES: 12,039 sqm *Approximately half of the public realm dedication will be located on Harvey Norman owned land, with the balance on other landholdings within the District.

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Planning Proposal Submission, Auburn Arts District

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EMPLOYMENT CENTRE The Auburn Arts District sets aside 36,000sqm of employment and cultural uses, which can be utilised by local community organisations and arts groups in need of space. Potential employment uses can be complemented by co-working facilities, incubators, accelerators and community education uses. In total, the Auburn Arts District presents a potential uplift of 925 additional workers on Site.

Community Education, Louisville

Indoor Performance Space

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Kitchen Incubator, L.A.

IMAGES OR RENDER Artists Studio/Gallery

Co-working Space, Sydney

*Approximately half of the community and cultural facilities space needs will be located on Harvey Norman owned land, including the theatre/ performance space. The balance space needs is planned to be located on other landholdings within the District.

50

WORKERS EMPLOYED ON-SITE TODAY

975

FUTURE WORKERS ON-SITE ENABLED BY REZONING * Estimate source: Employment Densities (2nd Edition) - Drivers Jonas Deloitte. Assumes 36 sqm (of 35,132 sqm total) per each full time employee.

Planning Proposal Submission, Auburn Arts District

46

RESIDENTIAL NEXUS The Auburn Arts District proposes 1,978 dwellings. With an assumed 30-60-10 mix of 1B, 2B and 3B units, future testing will be done to determine a market responsive mix as the development progresses. Medium-to-high density will always be key for the District to thrive, ensuring activation of the public realm from day to evening.

YIELD SITE AREA: 50,440sqm

47

1 Bed

594

30

2 Bed

1,187

60

3 Bed

198

10

Total Apartments

1,978

100

Total Dwellings

1,978

n/a

Planning Proposal Submission, Auburn Arts District

48

IDENTITY: WHOLE OF PLACE

Auburn Park

Auburn Town Centre Station Road Auburn Station

TOWN CENTRE

RESIDENTIAL PRECINCT

49

AUBURN ARTS DISTRICT Auburn Girls School Parramatta CBD

Parramatta Road

Auburn North Public School

ARTS DISTRICT AUBURN PARK PRECINCT

Pre-Planning Proposal Submission, Auburn Arts District

50

BUILT FORM STRATEGY 51

DESIGN THAT

WORKS

At this early stage of the process a preliminary assessment of the design has been undertaken against SEPP 65 to demonstrate compliance along with the Apartment Design Guide 'Rule of Thumb' Assessment.

Not only does the Auburn Arts District preliminarily comply with the Apartment Design Guide (ADG) set forth in SEPP 65, but the design responds to the Parramatta Road Corridor Strategy design principles. To ensure quality places and built form outcomes, the concepts will be subject to ongoing design review and refinement through more detailed design processes following rezoning.

At this preliminary stage, in addition to the public benefits outlined in previous sections of this report, a building height and massing strategy, solar amenity consideration, and circulation and parking strategy have been considered.

Key design principles include delivering on the promise of the Site as a gateway for the corridor’s future. The design thus emphasises taller building masses at the eastern end of the Site to create a building gateway to eastern travelers.

Locating mid- and low -rise buildings in the centre of the Site creates an appropriate scale around the central souk while providing adequate solar amenity in the central community space and across the Site as a whole. Residential uses are spread across the Site while cultural and employment facilities have been focused towards the centre of the Site around the future souk.

The Site utilises a flexible framework to permeate pedestrian and vehicle access. A planned intersection upgrade at Parramatta Road and Station Street highlights the importance of the new transit plaza there and gives rise to a legible pedestrian connection to the central community space.

On the whole, the ground floor of the Site is considered a ‘pedestrian priority zone’ where car access is lessened to heighten the experience of the souk and central plaza. A ‘woonerf’ is included in the Site design to give cars access to the eastern end of the Site and provide activation. Its ‘shared space’ design still encourages pedestrian priority.

While it is assumed that much of the Site’s parking is accessed from existing secondary streets away from Parramatta Road, more detailed analysis will be completed to refine the parking strategy as well as the location of retail or supermarket loading zones. This work will be undertaken during the ‘design excellence’ process. This is an important mechanism to ensure development like the Auburn Arts District demonstrates design excellence through a competitive design process, intended to facilitate smart design options.

The preferred option demonstrates the internal circulation, access, loading and basement carparking provided for the Site.

Planning Proposal Submission, Auburn Arts District

52

URBAN DESIGN ASSESSMENT USER AMENITY The Draft Parramatta Road Urban Design Guidelines identifies amenity of future inhabitants as important. Amenity was also raised by Council as an important issue to be addressed at the next stage of the design process given the Site is bound by major roads.

In the first instance, the Auburn Arts District is set back from the M4 Motorway by approximately 65 metres including a landscape embankment and Adderley Street. This is a significant distance compared to best practice projects within heavily trafficked environments, such as Vancouver’s Beach and Howe project.

In addition, the scale of the Auburn Arts District provides the opportunity to holistically address user amenity similar to One Central Park.

Drawing upon these award winning precedents and lessons learnt, the following amenity strategies are proposed for the Auburn Arts District:Public Realm Design • Locating the largest public space within the centre of the Site away from traffic noise and pollution while still being visibly accessible to Parramatta Road; • Physically connected to the surrounding street grid to ensure the Site is accessible and feels public; • Ensure active edges to the public realm along building frontages accompanied with community facilities • Incorporating water features to create white noise and mask traffic noise; and • Using trees, plantings and ground cover to absorb traffic noise and promote comfort.

Building Design The potential suite of amenity initiatives for building design include:• • • •

• •

53

Locating taller buildings around the edge of the Arts District to create a ‘sound wall’; Winter garden balconies with operable cladding system; Double and triple facade glazing (where required); Vertical green walls to improve air quality and visual amenity. For example, a green wall of 365m2 is as much benefit to the environment as 9 trees with a crown measuring five metres in diameter. A wall of this size will have over 11,000 plants and 200 different species; Accessible roof gardens significantly above the noise of traffic below; and Internalised courtyards shielded from external noise.

One Central Park (Source: Jean Nouvel)

Planning Proposal Submission, Auburn Arts District

54

PRELIMINARY

SITE ACCESS CONCEPT 1 M4 Summary This Site access framework for each concept is identical, only the massing and height differ. The two diagrams demonstrate the internal circulation and Site access for the Gateway District.

Carparking is provided over two levels of podium and generally accessed from the proposed new internal streets and existing grid.

Adderley St

St. Hilliers Rd

Station Rd

To Auburn North Public School

Parramatta Rd

NTS

To Auburn Town Centre

N

Pedestrian connection

A transit plaza is located at the southwest corner of the Site to connect to Auburn Station and Town Centre along Station Road. This space will be enhanced by planned RMS upgrades to the intersection of Station Road and Parramatta Road. The transit plaza is directly linked to the central community space by a pedestrian arcade.

Shared Street (Woonerf)

CONCEPTM42

RMS plans to upgrade the intersection of St. Hilliers Road and Parramatta Road to be more pedestrian friendly and allow cross flow over Parramatta Road. But due to those corridor’s car dominated environments, pedestrian amenity has been focused towards the middle of the Site, while still maintaining strong connections to Parramatta Road.

Adderley St

St. Hilliers Rd

Station Rd

To Auburn North Public School

Parramatta Rd

To Auburn Town Centre

NTS

N

Pedestrian connection

55

The internal structure favours pedestrian movement, with a raft of laneways, pedestrian streets and arcades bisecting the Site. Only one vehicle street cutting through the Site. That street is a shared space that controls vehicular speeds and increases safety for pedestrians.

Shared Street (Woonerf)

As the Parramatta Road Corridor continues to evolve to a more pedestrian environment, connections to the Arts District’s pedestrian environment will only strengthen.

PRELIMINARY

BUILDING HEIGHT + MASSING CONCEPT 1 M4 Summary The height strategy for each concept is geared towards creating a gateway for Auburn along Parramatta Road. Tall buildings are thus located on the Site’s perimeter. The taller masses help to shape Parramatta Road as a higher density corridor which fulfills its future vision as an urban corridor for live and work purposes.

Adderley St

11

11

8

3 3

9 2

2

North School

16

2

14 2

8

3

6 3

16

19

8

14

15

9 3 14

10 8

15

6

Parramatta Rd

NTS

2

2

3

10

11 2

2

2

11

20

3

5

10 2

2

8

23

3

3

Station Rd

14 18

6

20

St. Hilliers Rd

17

N

1-2 storeys souk

3 storeys podium

3+ storeys residential

Building masses then gradually slope towards the souk and central community space to improve solar amenity to the open spaces while allowing for more fine grain scales to occur.

Taller building heights provide feasibility of the vision for the Site and for the Parramatta Road corridor. Improving residential choice on Site promotes activation of the Site’s dynamic public realm and commercial, retail and community uses.

To Auburn Town Centre

CONCEPT M4 2 Adderley St

2

Station Rd

7

2

10 3 13

8

4

6

3

8

5

2

10 13

17

3

6

9 13

4

8

7

7 3 11 9

16

Parramatta Rd

NTS

29 11

3 6

2 2

5

8

9

4 2

2

2 8

6

9 19

2 6 8 3 10

21 2 2 12 7 26

St. Hilliers Rd

11

North School

12

3

6

16 6

7

6

16

N

1-2 storeys souk

3 storeys podium

3+ storeys residential

To Auburn Town Centre

Planning Proposal Submission, Auburn Arts District

56

PRELIMINARY

DEVELOPMENT SUMMARY ASSUMPTIONS Gross Floor Area: Floor area of each floor of a building measured from the external walls of the building measured at a height of 1.4 metres above the floor, excluding: • Any area for common vertical circulation, such as lifts and stairs; • Any basement, plant rooms, lift towers; • Car parking to meet any requirements of the consent authority (including access to that car parking); • Any space used for the loading or unloading of goods (including access to it), • Terraces and balconies with outer walls less than 1.4 metres high, and; • Voids above a floor at the level of a storey or storey above.

Floor space ratio: The ratio of overall Gross Floor Area to the whole development site area.

CONCEPT 1 YIELDS

CONCEPT 2 YIELDS

FSR: 3.62 Residential GFA: 151,446sqm Retail/Commercial GFA: 31,137sqm

FSR: 3.41 Residential GFA: 141,163sqm Retail/Commercial GFA: 31,005sqm

Residential

Units

%

Apartment Mix

Residential Flat Building, Multi dwelling housing: • 0.4 space per 1 bedroom unit • 0.7 spaces per 2 bedroom unit • 1.2 spaces per 3 bedroom unit • 0.15 spaces per dwelling for visitors Retail/commercial premises: • 1 car space per 30sqm GFA

Residential

Units

%

Apartment Mix

1 Bed

688

30

1 Bed

642

30

2 Bed

1377

60

2 Bed

1283

60

3 Bed

229

10

3 Bed

214

10

Total Apartments

2295

100

Total Apartments

2139

100

Total Dwellings

2295

n/a

Total Dwellings

2139

n/a

Parking Provided

57

Parking provision (as per ADG Compliance)

Parking Provided

Retail /Commercial Parking

422

18.5

Retail /Commercial Parking

420

19.5

Residential Parking

1859

81.5

Residential Parking

1732

80.5

Total Car Parking

2281

100

Total Car Parking

2153

100

Total Bike Parking

tbd

100

Total Bike Parking

tbd

100

PRELIMINARY

ADG COMPLIANCE CONCEPTS 1 + 2 REQUIREMENT BUILDING SETBACKS Maintains existing street setbacks

COMMENT The proposed building setback on all four frontages is consistent with the adjoining setbacks. On Station Road there is a further 2m setback to accommodate the max building separation (as advised in the ADG) from future buildings across the street. The frontage on Parramatta Road includes a new ‘transit plaza’ accommodating existing and future bus routes to support public transport use.

BUILDING DEPTH The building depths in the concept master plan have been Apartment buildings are to have a depth designed as typically being 12m for single loaded and 18m for between 12-18 meters double loaded, which is consistent with the suggested building depths in the ADG. All separation distances between habitable rooms/ BUILDING SEPARATION Up to 4 storeys: 12m between habitable balconies will comply with the guidelines of the ADG for the corresponding building heights. The widths of the internal rooms/balconies 5 to 8 storeys/ up to 25m: 18m between streets also comply with separation distances. As the detailed design is progressed all building separation guidelines of the habitable rooms/balconies ADG will be achieved.

9 storeys/ 25m and above: 24m between habitable rooms/balconies OPEN SPACE The concept plan provides deep soil zones comprising min Deep soil zones minimum 7% of the Site 7% of the Site area, facilitating additional tree planting in all area internal streets and publicly accessible spaces to create a Communal open space 25% of the Site green, shaded and high amenity environment and to assist area stormwater run-off. Within each block, a min 25% of the overall Site area has been dedicated to communal use in the form of raised gardens (podium) and rooftop terraces.

At this stage, apartment layouts have not been designed and DAYLIGHT ACCESS 70% of apartments in the development as such, exact percentages cannot be calculated. All buildings have been designed with building depth and orientation in should receive a minimum of 2 hours mind to secure a good outcome in terms of solar amenity; that direct sunlight between 9am and 3pm is, all E-W facing wings are double-loaded whilst all N-S facing in mid winter. Limit number of single wings are single-loaded to minimise the number of S-facing –aspect apartments with a SW-SE orientation to a maximum of 15% of the single-aspect apartments. total units The majority of required parking can be provided within the PARKING podium levels, as well as a single level of basement parking.

Determine appropriate car parking Any above ground parking is sleeved behind active building spaces in relation to proximity to frontages to create a safe and attractive streetscape. public transport and the density of the development. There is a general preference to provide underground car parking APARTMENT SIZE AND MIX The concept plan assumes roughly the following mix and sizes: Provide a variety of unit types - 30% 1 bedroom apartments average size 50m2 - 1 bedroom: 50m2 - 60% 2 bedroom apartments average size 70m2 - 2 bedroom: 70m2 - 10% 3 bedroom apartments average size 90m2 - 3 bedroom: 90m2 The apartment size and mix is consistent with the ADG.

COMPLIANT Yes

Yes

Yes

Yes

Yes

Yes

Yes

Planning Proposal Submission, Auburn Arts District

58

HEIGHT JUSTIFICATION Gateway Site The Site’s location at the intersection of the main corridors of Parramatta Road and St. Hilliers Road provides the opportunity to create a gateway for Auburn. The Site is 5.35ha, with approximately 2.9ha of owned by Harvey Norman. The uniquely large scale of the Site will enable the delivery of iconic buildings through a holistic massing strategy and promote the delivery of high quality, unified public areas.

Consistent with nearby approved projects The Site’s large size is rare along Parramatta Road and provides an opportunity to match the delivered scale at One Central Park as well as nearby site proposals in Concord West and along the Parramatta Road Corridor.

Gravitas of Parramatta Road Corridor The Parramatta Road Corridor Strategy envisions the new Parramatta Road as one of a series of outdoor living rooms connected by a dynamic, inviting street. The corridor’s large scale and importance to the growing population of Western Sydney provides an opportunity to deliver commercial, employment and residential uses to help activate the public realm while doubling down on the corridor’s envisioned gravitas.

Activation of the Arts District community facilities The Arts District will deliver significant community and cultural facilities amongst a lively public realm. A medium-tohigh residential density will assist in activating these uses and ensure their timely delivery. Medium-to-high densities will always be key for the District to thrive, ensuring activation of the public realm from day to evening as well as the long term viability of the community and cultural facilities.

59

One Central Park (Source: Jean Nouvel)

Concord West Proposal, Homebush

Planning Proposal Submission, Auburn Arts District

60

61

Planning Proposal Submission, Auburn Arts District

62

ADDENDUM A

FINAL CONCEPT OFFER PROPOSED HEIGHT CHANGES 30

22

14 10 8 consistent datum lines consistent datum lines

ORIGINAL: Concept Height

CURRENT: Final Concept Height

14 STOREY AVERAGE, 30

10 STOREY AVERAGE, 22 STOREY MAX (8 STOREY REDUCTION)

STOREY MAX

DRAFT: Parramatta Road Corridor Strategy Height

8 STOREY MAX

WHAT WE’RE ASKING FOR Due to the decrease in maximum and average height, the updated concept yields 1,981 apartments, down from 2,139 apartments. The FSR is 3.21:1 under the updated scheme, a decrease from 3.41:1. To the right is a snapshot of the updated FSR, use and height strategy for the Site. This scheme still achieves ADG compliance as per the table on page 58.

63

FSR: 3.21:1 Use: B4 Mixed Use Height: 10 storey average, 22 max

Following Auburn City Council Feedback

the final concept offer aligns design best practice, significant public benefit, Parramatta Road Corridor Strategy objectives and Council goals for the area.

Looking west along Parramatta Rd

Looking east along Parramatta Rd

Looking east along M4

Planning Proposal Submission, Auburn Arts District

64

PRELIMINARY

CONCEPT MASSING OPTIONS

M4

ILLIE

RD

ST. H

AMA T TA

RS RD

PAR R

NTS

Harvey Norman Owned

Auburn Arts District

Not Harvey Norman Owned

SOCIAL INFRASTRUCTURE SCHEDULE PROPOSED MIX OF USES CREATIVE FACILITIES

GBA (SQM)

Retail Start-up Units

1,539

Micro-factory

788

The Academy

900

TOTAL

3,227

FSR: 3.20 Residential GBA: 182,395sqm Residential GFA: 130,572sqm Maximum Height: 22 storeys Average Height: 10 storeys Residential

Units

%

Apartment Mix CULTURAL FACILITIES

GBA (SQM)

1 Bed

594

30

Artist Studios (x7)

1,494

2 Bed

1,187

60

Artist Galleries (x2)

1,736

3 Bed

198

10

Theatre/Performance Space

1,200

Total Apartments

1,978

100

TOTAL

4,430

Total Dwellings

1,978

n/a

EMPLOYMENT

GBA (SQM)

Urban Showroom

7,320

Business Incubator

530

Large Business

9,993

Medium Business

7,385

Small Business

3,116

TOTAL

28,344

*Approximately half of the creative and cultural facilities space needs and public realm dedication will be located on Harvey Norman owned land, including the theatre/performance space. The balance space needs is planned to be located on other landholdings within the District. *Creative and cultural facilities will be developed over 2 storeys in the fine grain building footprints within or adjacent to the central plaza. The theatre/performance space will be located on first floor space adjacent to the central plaza. Employment uses will be located on the first floor of each block within the District. *The transit plaza is to be located at the northeast intersection of Parramatta Road and Station Road. *Parking requirements are met on levels 2-3 of each block’s podium as well as through underground structures.

PUBLIC REALM

SQM

Central Plaza, Community Hub + 7,685 Central Performance Space Transit Plaza

380

Throughfares

6,055

TOTAL

14,120

Auburn Arts District

67