Old orange base hospital redevelopment opportunities brochure health infrastructure

ORANGE ...

A TASTE OF THE FUTURE ... ... GREEN

AN OPPORTUNITY FOR ORANGE TO RE-ENERGISE ITSELF FROM WITHIN

“ECO DESIGN PRINCIPLES”

“Public Domain” “URBAN RENEWAL” “A medium density/mixed use development ‘quarter’” INTRODUCTION Allen Jack+Cottier Architects and Urban Design (AJ+C) have been engaged to provide a site assessment report for development potential of the site taking into consideration the opportunities and constraints, relevant codes and regulations, and Council’s aspirations for the precinct.

Cover 2 photo by Zoe Moxon

3

64

1st 1st 1st 1st

400m

Street

1st

6st

m

<

2st

1st

2st )

1st 1st

1st 1st

2st

4st

The 2.163 ha site is bounded by Dalton, Sale, Prince and Anson Streets, Orange. It is within 800m to Summer Street and traditional “High Street” Shopping.

The site is located within a picturesque inner area of Orange, characterised by mature trees, wide streets and federation style houses. Within 10 minutes walk residents will have access to a variety of general stores, boutiques, banks and professional services as well as cafes, restaurants, wine bars and hotels.

20

50

1 st

treet

Orange TAFE

10

1 st

eet 1st

2st 1st

Prince S

STREET

0

Anson S tr

2st

1 st

1st 1st 1st

4st

St (CBD

800

1 st

1st

1st

Summer

2st

1st

LOCATION

1st

2st

ORANGE TAFE

SUMMER

1-2st

700m to

STREET

Dalton

3st

Sale Str eet

‘OLD’ ORANGE HOSPITAL SITE PRINCE

1st

STREET ANSON ST

SALE ST

DALTON

1st 1st 1st

100m

The interactivity is further enhanced by the broad range of community infrastructure located in the streets immediately surrounding the site including Orange Key TAFE, medical services, active health and well-being facilities. The redevelopmentSite captures a variety of residents in diverse housing Retail/commercial forms, from retirees who are downsizing and want to be walking distance to Trafficwithin lights facilities, to young professional couples, to business Heritage item (Victoria and barracks) organisations such as small consulting firms, ancillary health, retirement and aged living.

SITE / CONTEXT Key Site boundary Building setbacks Pedestrian entries Vehicular entries Traffic lights 700m to Summer Street Non residential uses

“Central to everything in Orange”

3st

Building heights in storeys Extensive north facing orientation Retain mature street trees

4

5

OPPORTUNITES

6

The development “masterplan” presents an opportunity to realise Council’s intention to increase the residential density on the site.

“Organic Living Lifestyle”

The following opportunities are identified • Maximum orientation to the north for all dwellings for solar access and cross ventilation.

• Optimum street address to existing streets.

• Retain existing large trees and landscaping facing Sale St. • New intermediate street trees along median of Dalton St. • Improve the public domain and streetscape interface.

• Enhance the site-specific character and it’s social/ cultural heritage.

• New mid-block “mews style” streets to increase street frontage/address, provide a finer, richer pedestrian network.

• Rear lane access provides a better street frontage (pedestrian address, reduce vehicle/pedestrian conflict and provide more on-street parking).

• Minimise new street/lane widths to reduce cost and hard paved surfaces (environmental).

• Introduce a high quality medium-density contemporary housing type to Orange.

• Provide a diversity of lot sizes and housing types with equal solar access, privacy and amenity.

• Leverage public domain from existing established landscape and exotic trees facing Sale Street.

7

PEISL EY

* 2011 Australian Census.

CASE Y STRE ET

RE1 RE1 RE1 RE1 RE1

LEED S PA RADE

THOM AS ST

ANSO N

SALE

ET RE ST

HILL

RE1 RE1 RE1 RE1 RE1 RE1

T

CLINT ON

RE GA AR

REET

M

RE1 RE1 RE1 RE1 RE1 RE1

JAEGE R RESE RVE

HILL

RE1 RE1 RE1 RE1 RE1 RE1

PARK

R1 R1 R1 R1 R1

RE1 RE1 RE1 RE1 RE1 RE1

IN1 IN1 IN1 IN1 IN1 IN1 RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1 RE1 R2

IN1 IN1 IN1 IN1 IN1 IN1

RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1 R2 R2 R2 R2 R2

IN1

ORANGE BASE HOSPITAL

R3 R3 R3 R3 R3 SP2 SP2 SP2 SP2 SP2 B1 B1 B1 B1 B1

BLETCH ING TO

PRINC E STRE ET

DA LTO

ORANGE TAFE

N STRE ET

N

IN1 IN1 IN1 IN1 IN1 IN1 STRE ET

STRE ET

R1 R1 R1 R1 R1

OLVE R

HAMP DEN AV EN

UE

ST RE ET

HALE ST

RE1 RE1 RE1 RE1 RE1 RE1

BOWEN PUBLIC SCHOOL

ST RE ET

RE1 RE1 RE1 RE1 RE1

P

RE1 RE1 RE1 RE1 RE1

REET

NEWMAN PARK

Rail Rail Rail Rail Rail Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Facility Facility Facility Facility Facility SP2 SP2 SP2 SP2 SP2 SP2

B4 B4 B4 B4 B4 B4

STREET

NILE ST

JOHN ST ON E ST RE ET

B4 B4 B4 B4 B4 B4

BOWE N PLAC

E

B6 B6 B6 B6 B6 B6

ST SPRIN G

CALANG STREET

ELLAR D ST

REET

CH ST

PYALA PLACE

HALE

STRE ET

STREET

ICEL Y RD

EEKE

STREET

MATH OURA PLACE

STREET

IR OPH

RO AD

R5 R5 R5 R5 R5 R5

Y

STRE ET

WOLSLEY

WINTER ST

CH ST

IR OPH

RE1 RE1 RE1 RE1 RE1 SEYM

OUR

RE1 RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

RD

ANZAC PARK

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

MAR

WEILY PARK

CRES

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

AL LE NB

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

TAT E

ANZAC PARK

RICH

RE2 RE2 RE2

ARD

LAFF

IN PL

JAMES SHEA HAN DR

BOWEN PUBLIC SCHOOL

TREW

RE1 RE1 RE1 RE1 RE1 RE1

MIXED USE + PARK R5 R5 R5 R5 R5 R5

NATHAN

MAR

WOLSLEY

BOW EN

PLACE

STRE ET

CARR

STRE ET

AMA R

BOWEN PUBLIC SCHOOL

WEILY PARK

RE1 RE1 RE1 RE1 RE1

STREET

AVENUE

EEKE

CRES

RE1

MATH OURA PLACE

HALE

STRE ET

STREET

ST

SPRING

TREW

STRE ET

ST

SPRING

NILE ST

ST

B6 B6 B6

corner retail “hubs” to Anson St • Public space along Sale Street using trees RE1 RE1 RE1 RE1 RE1 RE1 • Improve streetscapes RE1 RE1 RE1 RE1 RE1 RE1 with landscaping of the public domain and RE2 RE2 RE2 RE2 RE2 enviro initiatives like rainwater kerb gardens

TAT E

PARK

AVENUE AMA R CARR

CALANG STREET

BOW EN

PLACE

RE1 RE1 RE1 RE1 RE1 RE1

STREET

STRE ET

PARK

NILE ST

ST

B6 B6 B6 B6 B6

NEW STRE ET

DORA

BYNG ST

STREET

STRE ET

Railway Railway Railway Railway Railway Railway

B6 B6 B6 B6 B6 B6

NATHAN

MATTEWS PARK

DS

ANSO N

SALE

AUTUMN

B6 B6 B6 B6 B6 B6 ENDSLEIGH PARK

RE1 RE1 RE1 RE1 B6 B6 B6 B6 B6 B6 RE1

EAST ORANGE PUBLIC SCHOOL

GTO N

CE PLA

STRE ET

RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1

RE2 RE2 RE2 RE2 RE2

STREET

AUTUMN

SUMMER STREET

WILLIAM

PLACE

STRE ET

ORANGE PUBLIC SCHOOL

STREET

BLETCHIN

L HIL

R1 R1 R1 R1 R1

STRE ET

ST RE ET

STRE ET

STRE ET

MOUL DER

B3 B3 B3 B3 B3 B3

WY

Infrastructure Medium Density Residential

TO RP Y ST RE ET

B4 B4 B4 B4 B4 B4

WILLIAM

PEISL EY

STRE ET

B3 B3 B3 B3 B3 B3

PLACE

RY D AI

RE1 RE1 RE1 RE1 RE1

STREET

LH EL

SP2 R3

Village Low Density Residential

DINE ST REET

BYNG ST

DORA

OLVE R

NEWMAN PARK

CH MIT

RU5 R2 WA RREN

RE1 RE1 RE1 RE1 RE1

ROBERTSON PARK

RU1 Primary RE2 RE2 R1 RE2 General Production Residential RE2 RE2

EAST ORANGE PUBLIC SCHOOL

Rail Rail Rail Rail Rail Infrastructure Infrastructure Infrastructure B6 B6 B6 Facility Facility B6 B6 B6 Facility Facility Facility SP2 SP2 SP2

WADE PARK

HILL

Private Recreation Light Industrial

B3 B3 B3 B3 B3 B3

RE1 RE1 RE1

RE1 RE1 RE1 SP2 SP2 SP2 SP2 SP2 SP2

B6 B6 B6 B6 B6

EUNG ELLA

RE1 RE1 RE1 RE1 RE1 • Opportunity to provide

withRE1 RE1 RE1 RE1 RE1new streets, lanes and RE1 RE1 RE1 RE1 RE1 RE1 walkways, providing a richer pedestrian B6 B6 B6 B6 B6 network, promoting healthy walking RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 communities • Mixed Use zone along R1 R1 R1 R1 R1 R1 Anson Street to minimise retail sprawl away from RE1 RE1 RE1 Summer B6 B6 B6 B6 B6 Street NEW ST REET

RE1 RE1 RE1 RE1

PYALA PLACE

RE1 RE1 RE1 RE1 RE1

RO AD

CE PLA

RE2 IN2

“Environmentally Sensitive Public Domain” UE

B6 B6 B6 domain B6 B6

RK

Public Recreation General Industrial

MOULDER PARK

B4 B4 B4 B4 B4 B4

RE1 RE1 RE1 RE1 RE1

STREET

BA

L HIL

Medium DensityManagement Residential Environmental

RE1 RE1 Large Lot Residential RE1 RE1 RE1 Environmental Living

RE1 IN1

LORD S

EET JOHN STONE STR

UE

NEWMAN PARK

DALTON

AM

R1 R1 R1 R1 R1 R1

RY D AI

L AVEN

Low Density Residential Environmental Conservation

ST RE ET

JOHN STONE STR

EET

B1 B1 B1 B1 B1

B4 B4 B4 B4 B4 B4

ROBERTSON PARK

HAMPDE N AVEN

REET

• Expand the public

RE1 RE1 RE1 RE1 RE1

MAR

RE1 RE1 RE1 RE1 RE1

STREET

PA

R3 E3 R5 E4

General BusinessResidential Park

NATIO NA

B4 B4 B4 B4 B4 B4

R2

R2 R2 R2 R2 Approx: 15% xR2 site area

ER ST

RY MO ME

R2 E2

ANSO N

SALE

R1 B7

Railway Railway Railway Railway Railway Railway Station Station Station Station

AUTUMN

ADE ADE LEE DS PAR

OLVE R

IN1 IN1 IN1 IN1 IN1 IN1

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

STRE ET

AY NW

Light Industrial Enterprise Corridor

B3 B3 B3 B3 B3 B3

MATTEWS PARK

IN1 IN1 IN1

SUMM

B6 B6 B6 B6 B6

ENDSLEIGH PARK

RE1 RE1 RE1 RE1 RE1

ISO MAD

General BusinessIndustrial Development

UE

EET

Classified Classified Road Road RE1 RE1 RE1 RE1 RE1

RE1

PLACE

AY NW

IN1 B5 IN2 B6

HAMPDE N AVEN

PRINCE STR

GTO N

UE

R1 R1 RE1 RE1 RE1 RE1 RE1 RE1 11 properties (retail/ commercial/ residential) including the Ambulance building IN1 IN1 IN1

MIXED USE UNITS

SP2 SP2 SP2 SP2 SP2

AVEN

MOUNT LINDSA Y DR

Environmental Living Mixed Use

ORANGE TAFE

BLETCHIN

PARK

DALTON

STREETS/LANES

EUNG ELLA

68 dwellings (28 RE1 RE1 RE1 RE1 RE1 RE1 apartments+40 houses) and R1 R1 R1 R1 R1

STREET

IN1

ORANGE BASE HOSPITAL

RE1 RE1 RE1 RE1 RE1 RE1

RE1 RE1 RE1 RE1 RE1

RO AD

RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1 RE1

JINDALEE

B1 B1 B1 B1 B1 POTENTIAL DWELLING NOS.

RE1 RE1 RE1 RE1 RE1

BA

RE1 RE1 RE1 RE1 RE1 RE1

R2 R2 R2 R2 R2 R2

HILL

OUR

ST RE ET

RE1 RE1 RE1 RE1 RE1

AM

ISO MAD

PLACE

IN1 IN1 IN1 IN1 IN1 IN1

IN1 IN1 IN1 IN1 IN1 IN1

19,630m2

SEYM

EET

R2 R2 R2 R2 R2

RE1 RE1 RE1 RE1 RE1 RE1

REET

RE1 RE1 RE1 RE1 RE1

STRE ET

ORANGE TAFE

HILL

LEE DS PAR

WILLIAM

RE1 RE1 RE1 RE1 RE1

Y STRE ET

DORA ST

MAR

2,000m2+700m2 verge widening (ie decreased width of carriageway)

DEVELOPABLE AREA

SP2 SP2 SP2 SP2 SP2

ST

MOUNT LINDSA Y DR

E4 B4

PARK AREA

STRE ET

PEISLEY

HILL

SALE

THO MAS

ANSO N

CLINTON

ST RE ET

CASE

PRINCE STR

ORANGE PUBLIC SCHOOL

IN1

R1 R1

RE1 RE1 RE1 RE1 RE1

BY NG

T EE STR

Orange Local B3 B3 B3 B3 B3 B3 Environmental Land Zoning • Zoning Controls R3 - Medium R1R1Density Residential B1 Neighbourhood Centre Plan 2011 R1 R1 R1 B2 Local Centre B3 B3 B3 • FSR 1.8:1 B3 B3 B3 R3 R3 R3 B3 Zoning R3 Commercial Core R3 Land Map • Maximum height 25m (central core) with perimeter B6 B6 B6 B6 B6 B6 B4 Mixed Use B4 B4 B4 Sheet LZN_008C B4 B4 B4 height of 18m Business Development B5 Rail Rail Rail Rail Rail B4 B4 B4 B4 B4 B4 B6 Zoning Infrastructure Infrastructure Enterprise Corridor Infrastructure Land Infrastructure Infrastructure • No heritage listed items, nor is it within a Heritage Facility Facility Facility Facility Facility B7 Business Park RE1 RE1 RE1 B1 Neighbourhood Centre RE1 RE1 RE1 Area SP2 SP2 SP2 R1 R1 SP2 SP2 SP2 R1 Conservation R1 R1 RE1 RE1 R1 R1 R1 RE1 RE1 RE1 RE1 RE1 R1 R1 R1 RE1 RE1 RE1 E2 Environmental B2 Local Centre Conservation 2 • Potential GFA 38,936m E3 Environmental Management B3 Commercial Core

LEP PLANNING CONTROLS

SITE AREA

WEILY PARK

UE

RE1 RE1 RE1 RE1 RE1 RE1

R2 2 2.163 ha (21,630m RE1 RE1 RE1 RE1 RE1 )

IN1 IN1 IN1 IN1 IN1 IN1

RE1 RE1 RE1 RE1 RE1

AVEN

RE1 RE1 RE1 RE1 RE1

T

RE1 RE1 RE1 RE1 RE1 RE1

JAEGER RESERVE

PARK

RE GA AR

R3 R3 R3 R3 R3

RE1 RE1 RE1 RE1 RE1 RE1

JINDALEE

HILL

R1 R1 R1 R1 R1

M

ORANGE BASE HOSPITAL

B4 B4 B4 Land Zoning Map B4 B4 B4 Sheet LZN_008C

8

ST

PEISLEY

IN1 IN1 IN1 IN1 IN1 IN1 B6 B6 B6 B6 B6 B6

RE1 RE1 RE1 RE1 RE1

ST

SEYM OU

STRE ET

ANSO N

HILL

SALE

THO MAS

CLINTON

ST RE ET

RE1 RE1 RE1 RE1 RE1

Y STRE ET

RE1 RE1 RE1 RE1 RE1

T EE STR

CASE

ROBERTSON PARK

MARC H

Classified Classified Road Road

R2 R2 R2 R2 R2 R2

T

Orange Local Environmental Plan 2011

RE1 RE1 RE1

RE GA AR

JAEGER RESERVE

EAST ORANGE PUBLIC SCHOOL

M

RE1 RE1 RE1 RE1 RE1 RE1

DEMOGRAPHICS

age groups (increasing demand for smaller dwellings).

RE1 RE1 RE1

R

Forecast population growth to continue, particularly in “empty nest” and elderly

B3 B3 B3 B3 B3 B3

RD

SP2 SP2 SP2 SP2 SP2 Water Water Water Water Water Water Treatment Treatment Treatment Treatment Treatment Treatment Facility SP2 SP2 SP2 SP2 SP2 SP2 WaterTreatment Treatment Water Treatment Water Treatment Water Treatment Water Water Treatment Plant Plant Plant Plant Plant

9

SALE STREET

SALE STREET

PRINCE STREET NEW PARK

LANE LANE

DALTON STREET

STREET

LANE

• Extend verges to increase

• Retain existing street trees

area of public space • Decrease carriageway • Retain existing trees on western side within the informal public park • New street trees with large canopy along new verges/rainwater gardens between bays of parking • Terrace housing with setback to address park • Pedestrian access from path along park • Vehicular access to dwellings from rear lane

along median

• Replace median parking with new street trees

• Retain parallel parking along kerbs

• Proposed dwellings to

be setback to match the existing setback across Dalton St • Detached dwellings on wider lots with front vehicular access off Dalton St

PUBLIC DOMAIN

COMMUNITY SPACES

LANE

PRINCE STREET • New rainwater gardens

STREET PRINCE STREET

and street trees between retained angled parking bays • Terrace housing, elevated above street level with small setback to define the street edge • Vehicular access from rear lane

10

DALTON STREET

LANE

LANE

• Retain angled parking

along both kerbsides • New street trees planted either side within rainwater gardens between angled parking • Adaptive reuse of Ambulance Station for café/ retail/ commercial use • Corner shop/café at northern corner • Mixed use development along Anson Street, setback from the street • Development based on

DALTON STREET

ANSON STREET

100m2 commercial bays (8m frontage x 12.5m).

Can be combined to create 200m2, 300m2

ANSON STREET professional suite etc.

• Floor plan can

accommodate both commercial and/or residential above SECTION A-A

Orange Base Hospital Site

0

5

10

20m

11

22 88 xx 180m 180m22Terrace Terrace Houses Houses = = 1,440m 1,440m22 44 44 xx 150m 150m22Terrace Terrace Houses Houses = = 600m 600m22

BLOCK BLOCK A A

11 22 xx 300m 300m22Duplexes Duplexes (150m (150m22 ea) ea) = = 600m 600m22

RESIDENTIAL RESIDENTIAL

BLOCK BLOCK BB

77 33 xx 240m 240m22Detached Detached Dwellings Dwellings = = 720m 720m22

RESIDENTIAL RESIDENTIAL

2,374m22

TERRACES TERRACES // COMMERCIAL COMMERCIAL

2,280m

22

30m22Granny Granny Flats Flats = = 240m 240m22 33 88 xx 30m

66 77 xx 130m 130m22Terrace Terrace Houses Houses = = 910m 910m22 55 44 xx 36m 36m22Granny Granny Flats Flats = = 144m 144m22

180m22Terrace TerraceHouses Houses= =1,440m 1,440m22 22 88xx180m

BLOCK AA BLOCK

RESIDENTIAL RESIDENTIAL TERRACES COMMERCIAL TERRACES //COMMERCIAL

2,280m22 2,280m BLOCK BLOCK CC

22 Duplexes (150m22 ea) = 600m22 2xx300m 300mA 11 2BLOCK Duplexes (150m ea) = 600m

BLOCK B 2

30m2 Granny GrannyFlats Flats= =240m 240m22 33 88xx30m 88 88 xx 150m 150m22Terrace Terrace Houses Houses = = 1,200m 1,200m22 11 11 55 xx 200m 200m22Detached Detached Dwellings Dwellings = = 1,000m 1,000m22

2,374m22 2,374m BLOCK BLOCK D D MIXED MIXED USE USE

BLOCK C

HOUSES HOUSES

2,488m

BLOCK BB BLOCK RESIDENTIAL RESIDENTIAL

RESIDENTIAL RESIDENTIAL 22

150m22Terrace TerraceHouses Houses= =600m 600m22 44 44xx150m

3,525m

22

99 88 xx 36m 36m22Granny Granny Flats Flats = = 288m 288m22

240m22Detached DetachedDwellings Dwellings= =720m 720m22 77 33xx240m

TOTAL GFA 2910m 130m Use Terrace Houses = 910m 66 1 717xxxxMixed 130m Terrace Houses = 10,667m 14 14 Mixed Use Units Units @ @ 450m 450m = = 450m 450m 22

22

22

22

36m22Granny GrannyFlats Flats= =144m 144m22 55 44xx36m

Space 12 12 Ambulance Ambulance Building BuildingPublic +New +New = = 600m 600m22 Adaptive Reuse Residential

13 13 99 xx Mixed Mixed Use Use Units Units @ @ 275m 275m22 = = 2,475m 2,475m22

Mixed use

10 10 28 28 Apartment Apartment Building Building = = 2,700m 2,700m22

BLOCK D 14 11xxMixed MixedUse UseUnits Units@ @450m 450m22= =450m 450m22 14

150m22Terrace TerraceHouses Houses= =1,200m 1,200m22 88 88xx150m

BLOCK CC BLOCK RESIDENTIAL RESIDENTIAL HOUSES HOUSES

2,488m 2,488m

22

11 55xx200m 200m22Detached DetachedDwellings Dwellings= =1,000m 1,000m22 11

36m22 Granny

288m22

Flats= =288m 99 88xx36m Granny Flats

BLOCK DD BLOCK MIXEDUSE USE MIXED

3,525m22 3,525m

12 Ambulance AmbulanceBuilding Building+New +New= =600m 600m22 12

13 99xxMixed MixedUse UseUnits Units@ @275m 275m22= =2,475m 2,475m22 13

10 28 28Apartment ApartmentBuilding Building= =2,700m 2,700m22 10

12

13

LANE

N

Rear access garage studio over

30m

Private courtyard garden

BUILT FORM

TERRACE HOUSING

14

Front garden (raised above street level for privacy)

Contemporary terraces showing variations in materials, colours, windows and sunshading, balconies, entry gardens and fences.

The terrace lots have been designed to encourage the location of garages, carports and bin stores at the back of the lots, accessed off rear lanes.

STREET 8m

8m

15

ADAPTIVE REUSE

AMBULANCE STATION

The adaptive reuse of the ambulance building is an anchoring social interaction space.

16

• cafe / wine bar tasting • local produce retail • gallery / art studio

“Creative Industry Hub” 17

BUILT FORM

FREE STANDING +SEMI DETACHED HOUSES Increased block widths have been provided for detached and semi-detached houses in order that generous front gardens adjacent to driveways can be achieved.

A variety of building forms and materials.

“Interplay of Building types and Public Space” BUILT FORM

BUILT FORM

REAR LANE ACCESS +STUDIO OVER GARAGES

SINGLE STOREY VILLA STYLE HOUSE Single storey villa style housing where good solar orientation, street address and access to open space can be achieved.

The new streets and lanes will allow for rear access to many of the terraces, keeping the primary streets largely free from garages, driveways, cars and garbage bins.

18

The widths of the rear lanes have been designed to allow for street planting.

The use of flexible paving units instead of bitumen.

19

“Sustainable contemporary Living Spaces”

ADAPTIVE REUSE

70s WARD BUILDING

The existing 70s hospital building could be transformed into modern apartments with excellent amenity including high ceilings, northern orientation and district views.

20

The existing structure of the 70’s Ward Building, with its simple, repetitive concrete frame is easily transformed with the addition of balconies, sunshades, new windows, colour and materials.

21

BUILT FORM

RESIDENTIAL CARE FACILITY Development options incorporate a residential care facility.

The superlot layout allows flexibility with respect to the size and type of accommodation offered as part of the residential care facility from solely being a residential care facility or expanded to include independent living units within the facility.

The existing landscape around the Howse Building could be integrated into the grounds of a residential care facility.

“LIVE/WORK” URBAN VILLAGE The report has been informed by the ‘Former Orange Base Hospital Market Appraisal’ report prepared by Hill PDA. Cover photo by Zoe Moxon