HURSTVILLE CITY COUNCIL
CIVIC CENTRE, MACMAHON STREET, HURSTVILLE.
SUMMARY OF ITEMS CONTAINED IN THE
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT' REPORT
TO THE MEETING OF THE DEVELOPMENT, HEALTH AND PLANNING COMMITTEE
TO BE HELD ON 96 03 27TH MARCH, 1996-
07:01A 6-12 Carrington Avenue, Hurstville 401/95
|HURSTVILLE CITY COUNCIL|
REPORT ITEM NO: .
POLICY PLANNING & ENVIRONMENT
DIVISIONAL MANAGER - POLICY PLANNING AND ENVIRONMENT
REPORT NO 01TO THE DEVELOPMENT HEALTH & PLANNING COMMITTEE
TO BE HELD ON 96 03 27TH MARCH, 1996-
The General Manager
Hustville City Council
The Civic Centre
Hereunder is my report No.01 to be submitted to the Development Health & Planning Committee:-
07.01A 6-12 CARRINGTON AVENUE, HURSTVILLE 401/95
This project was referred to a meeting of the Hurstville Ward Councillors at the Council meeting on 13 December 1995.
To re-acquaint Members with the proposal, the previous report in full is reproduced below.
"Applicant: Fyfe Property Pty Ltd
Proposal: RESIDENTIAL/COMMERCIAL DEVELOPMENT
Zoning: Zone No. 3(b) - City Centre Business
Owners: B & N Campbell Pty Ltd
Existing Development: Dwellings, rundown.
Cost of Development:
PRECIS OF REPORT
1. Residential development consisting of eight (8) levels above two (2) levels of basement parking and one level of commercial/residential development.
2. Complies with objectives of the DCP No. 4.
3. Managers of Building and Development Advice raise no objections.
4. Three (3) objections received.
5. Recommendation: Delegated Authority to the General Manager to issue consent.
Divisional Manager' Report
The application before Council seeks favourable consideration for the establishment of a residential/commercial development on allotments known as No's. 6, 10 and 12 Carrington Avenue, Hurstville.
Existing and Surrounding Development
The subject site was utilised for residential purposes by way of three (3) residential flat buildings. The site is bounded by Council land on the north and a two storey shop on the east boundary. Across from the site to the south are heritage terrace houses. Medium density home units occur on the western end of Carrington Avenue.
The site has been inspected and the proposal examined in accordance with the provisions of Section 90 of the Environmental Planning and Assessment Act, 1979, and the following comments are submitted for consideration.
The subject site is zoned No 3(b) - City Centre Business under the Hurstville Local Environmental Plan, 1994 and the proposal is permissible within the zoning with Council consent. The proposal has been assessed against the provisions of Council's Development Control Plan, No. 4 - Hurstville, Town Centre.
The objectives of the Development Control Plan for development in the Town centre are as follows:
Land Use Strategy
(a) To reinforce and promote the Town Centre's role and function as a major multi-functional sub-regional commercial centre, providing space for retailing, commercial offices, administrative, community services, recreation, entertainment and residential uses.
(b) To ensure that land uses are located to comply with vehicular and pedestrian access objectives and particularly to encourage a strong central office, retail and service core close to public transport facilities and with convenient pedestrian access to open space areas, parking areas and other major focal points within the Town centre.
(c) To encourage mixed forms of development such as ground floor retail with offices above, and including a residential component where this will assist in the achievement of the objectives of this Plan.
(d) To assist in the protection and enhancement of the central portion of Forest Road as a traditional shopping street.
(e) To assist in developing a Town centre which continues to have life and which functions safely and attractively outside of normal business hours.
The total site area is 2,721.4m2 with an overall combined dimension of 69.49m/69.5m x 39.155m/39.18m.
The residential/commercial building is to be established on the site with its main orientation to Carrington Avenue with this being utilised as access to the building.
The building consists of a ground floor, eight upper floors, and a roof plant enclosure and lifts plant room. A two level carparking basement will be sited over the whole site.
The main structure is principally a rectangular floor plan with protruding rooms and curved balconies. This sits on a more extensive ground floor commercial/residential base.
|Floor Space Ratio|
|Total Floor Space|
There is disabled access from the carpark levels via lift and lobbies to grant access to all floors. Similarly disabled access is granted from the street, across the forecourt and entry lobby, into the lifts and accessing all floors.
Parking is provided for a total of 72 cars in a two level split basement configuration.
A separate report has been prepared by Colston Bubb Hunt & Twiney Pty Ltd. Their summary of the proposal is reproduced below:
"The proposed development provides parking in accordance with Council's code requirements. This is an appropriate provision in the town centre with its high level of accessibility to public transport. The access, internal circulation and provision for service vehicles are to a satisfactory standard. The road network has ample capacity to cater for the traffic generation of the development."
Council should note that under the provisions of SEPP No. 11 - Traffic Generating Developments, the application is required to be referred to the Local Traffic Committee. At this stage, the proposal has not been deferred to the committee. Therefore as part of the "deferred commencement" consent, the Local traffic Committee will have the matter before them for assessment prior to any consent becoming operative.
A separate Wind Impact Report has been prepared by Vipac Engineers & Scientists. For the Councillors' benefit, the recommendations are set out below:
"The following points summarise the impact of the development on the local wind environment:
* The development will receive minimal sheltering from winds in directions of importance in the Sydney wind climate. This is due mainly to a lack of significant height surrounding buildings. Some modest sheltering is afforded to the site from the commercial and office buildings to the south and south-east.
* With the main residential part of the building set well back from Carrington Avenue, the impact of the proposed building on surrounding pedestrian winds will be minimal, especially if the currently proposed planting along Carrington Avenue is carried out using some evergreens to limit westerly wind generated conditions.
* To maintain comfortable conditions around the public access areas of the development, additional planting and windbreak elements have been recommended, particularly for the Mews Resident walkway area of the development as well as exposed balcony and terrace areas.
With the above features, all street frontages around the development as well as areas within the development itself, will experience wind conditions below the 16 m/sec walking comfort and 23 m/sec public safety criteria.
The above assessment was made without the assistance of wind tunnel testing and has been based on many years of wind engineering experience gained from a multitude of wind tunnel tests and field observations."
URBAN FORM AND ARCHITECTURAL RESPONSE
1.1 General Design Considerations
The design emphasis in Hurstville is on a built form which reinforces a human scale and produces a Hurstville character. Variety is purposely sought to avoid any appearance of a "project" look or super-block. However, continuity between each building and its neighbours is essential to provide a visual coherence to the city. The complexity and interest normally associated with older and more established urban neighbourhoods is the desired outcome.
The built form profile is medium rise high density block edge development. For this building form to be successful it needs to adhere to the following principles:
* The buildings are to be organised on a "block edge" principle - facing the street and near or on the front of the site in a manner which provides a coherent definition of the urban space.
* The architecture is to draw clues from the existing buildings in terms of plans, elevations and the traditional vertical structural modulation evident in Hurstville.
* The buildings should be appropriately modulated and articulated in their facade in order to provide well proportioned elevations and human scale, shadow lines etc when viewed along the street.
* The design should consider the proposed building in its street context.
1.2 The Site
The proposed development is located at 6-12 Carrington Avenue, Hurstville.
The site is of importance for two reasons:
* It is on the periphery of the city centre and hence forms part of the built edge to the city and an interface between higher density residential development and the commercial centre.
* It terminates the view corridor along Garthons Avenue.
* The buildings on the site have historical merit.
The building therefore needs to meet the public domain requirements of these particular conditions.
2.0 BUILT FORM
2.1 General Design Conditions
* define an edge for the Hurstville Town Centre.
2.1.1 The building should:
* Relate to its position at the end of Carrington Avenue.
2.1.2 Spatial Definition/Spatial Quality
* The building must define in plan and section clear, well proportioned spaces/streets which are appropriate for their particular use.
* The spaces/streets etc must have landscaping, lighting etc which is appropriate for their urban condition.
* The spaces must have a high level of amenity in terms of solar access/shelter etc.
* The building mass should respond to the relationship of the site with adjacent and proposed buildings and must be appropriate in terms of the immediate context when viewed from within the street system.
2.2 Specific Design Considerations
2.2.1 Building Line
* The building should be parallel and close to the street alignment on Carrington Avenue.
* The upper stories should line through approximately with the adjacent building, No. 14 Carrington Avenue.
* The building should have a larger set back from the rear northern boundary to ensure the retention of reasonable solar access to rear apartments without creating an impediment to the adjacent northern site. This set back should be approximately 14 metres to the face of the wall. A similar set back on the Council site at the rear of the building and facing Dora Street will give a well proportioned courtyard between the two buildings and provide reasonable solar access to the proposal.
2.2.2 Building Height
* The building should be reduced in height by two floors.
* The top one floor should be set back from the face of the building by a distance of approximately four metres. This will provide a six storey elevation to Carrington Avenue.
2.2.3 Building Form
This site is presently occupied by three two storey buildings of historical merit. They complement the rhythm of the street which consists of narrow fronted buildings with spaces between them.
It is culturally and visually important that the replacement building reflects the existing pattern of space and building and the vertical proportions of the other buildings in the street. This is what "grounds" the building in Hurstville and on this particular site.
This building terminates the view corridor along Garthons lane. This provides a long view of the building. Acknowledging this in the elevation would be of benefit to both the building (again it locates it on the site) and the street.
* The balcony configuration should be checked to ensure that it does not give views of strong horizontal bands and the underside of the concrete slabs when viewed obliquely.
* To ensure an appropriate proportion for the Carrington Avenue elevation, the base of the building should include the ground and/or and first second floors. This could be done by the use of colour, articulation, pergolas, extending the first floor forward etc. The objective is to obtain a stronger base and hence a better proportioned building.
* The balance of one side of the street to the other is difficult because of the difference in size of the buildings. The proposal needs to address this.
3.0 THE ARCHITECTURAL RESOLUTION
3.1 The Street Walls/Elevations
* Windows should be oriented predominantly to the rear and front of the site so that development on the adjoining sites will not be adversely affected.
* The elevations should provide an oblique view along the street which is articulated, provides interest and is at a human scale. For this reason strong horizontals and flat facades are not suitable.
* The eastern end of the building will have a high visibility from Queens Road. This elevation must adress this aspect.
* Minor stepping of the street, the frontage and articulation of building facade is encouraged. The building entrance may be set back or brought forward for emphasis. Again the oblique view of this must be checked.
* Important parts of the building such as corners, entrances the building base and the roof, should be articulated. Corners should not be unduly emphasised but should respond to their particular context including spatial condition.
* The structural module of the buildings should be expressed where possible to provide vertical facade proportions which reflect the vertical proportions of many of the existing buildings in Hurstville.
* The proportions and relationship of voids and solids should build on and adapt the existing patterns in Hurstville in the buildings and between the buildings.
* Surveillance of the public domain from the building is essential and bay windows/French balconies are encouraged where appropriate.
* The building should have a clearly defined base, middle and top to ensure that it is articulated in a human scale.
* Building tops should be articulated by the roof form and/or parapet line and the roof and building must form a cohesive design.
* Articulated parapets and cornice lines should emphasise the top of the building below the two penthouse floors, and help create an appropriate scale for the overall facade.
* The roof must also:
* form an appropriate silhouette from the street,
* create an attractive view for nearby buildings which look over the building.
* be appropriate for the size of the building. On this scale residential, it should not appear too domestic.
* The Carrington Avenue building should complement the predominantly masonry construction of buildings in Hurstville and along this street.
* Materials should respond to the need for a sense of scale and texture in the street wall.
* The existing cream to mid toned buildings of Hurstville should be reflected in the colour range of the proposed building.
3.5 Carparking and Parking Garage Walls
* Streets should not be lined with a wall of car parking. Carparking should be unobtrusive.
* Parking must be located underground but in some situations due to the topography part of the walls enclosing the parking may be visible. The length and height of the wall should be kept to a minimum.
* Where it is located under courtyards it should allow for the growth of trees and landscaping.
* The carparking entrances should be minimum width.
* Garage doors/loading docks etc are to be slightly recessed so that they are not dominant in street wall.
* Natural or mechanical ventilation from the car park may not be achieved through the use of large metal grilles or large openings.
* Any visible roofs of parking structures area must be landscaped to provide a passive outdoor space, as well as to create a pleasant view from the windows above.
* Ramps should be located at right angles to the street and not parallel to the street.
4.1 General Considerations
* To ensure that the public domain is well surveilled and presents an interesting street frontage retail/public uses should be encouraged at ground level.
Manager Building Services - North
The application was referred to the Building Surveyor for assessment against the provisions of the Building Code of Australia and other relevant building matters. No objections are raised subject to standard conditions and appropriate advisory notes for the applicant to address prior and with the submission of any future building application.
Manager Development Advice
No objections are raised to the proposal however, a number of requirements such as a new driveway crossings and On-site Detention will form part of conditions of consent.
Public Notification and Comment
The proposal was advertised in the Leader and adjoining residents were notified by letter, inviting them to view the plans and submit comments on the proposal within twenty (21) days. Three (3) objections were registered, the concerns are outlined below.
A synopsis of the objections is as follows:
1. * The predominately residential rather than commercial use.
* The isolation of No. 14 - a remaining small site of similar zoning to the west.
* The overshadowing and lack of privacy for No. 14.
* The additional traffic generation and exhaust fumes.
* The garbage collection facilities.
2. * The height and bulk of the building.
* The need for more open space.
3. * The predominately residential use.
* Overshadowing on No. 4.
* The isolation of the two small adjoining sites: No. 14 on the west and No. 4 on the east.
The surrounding area is a mixture of residential and commercial zonings in which the residential proposal is permissible although at a reduced height.
The proposal generally meets with the aims and objectives of the Development Control Plan No 4 - Hurstville Town centre. Although the design of the building is reasonable, it is recommended by the Divisional Manager - Policy, Planning and Environment that Council grant delegated authority to the General Manager to issue development consent. This will enable Council and the applicant to modify the design to achieve the desired urban form, building materials and colour scheme."
A building envelope was prepared for the applicant on 12 December 1995. The applicant has prepared a sketch design which has been circulated to all councillors. The applicant met with the Ward Councillors and myself on 21 March.
The proposed development now meets the requirements of the building envelope. It has a reduction of effectively one storey (in two steps).
It contains 37 units on the upper 7 levels and 5 units on the ground floor, as opposed to the previous scheme which had 40 units on the upper 8 levels and one floor of commercial on the ground floor.
The applicant needs clarification as whether the urban form is considered appropriate by the Council so that he can progress the matter.
Therefore it is appropriate that Council grant a deferred commencement development consent subject to the applicant providing details as required.
. Recommendation 6-12 CARRINGTON AVENUE, HURSTVILLE 401/95 RECOMMENDATION
|HURSTVILLE CITY COUNCIL|
RECOMMENDATION NO: .01A
POLICY PLANNING & ENVIRONMENT
THAT Council as the Consent Authority grant a "Deferred Commencement" consent approval for the establishment of a residential/commercial development at number 6-12 (inclusive) Carrington Avenue subject to the following requirements:
A. Prior to lodging the building application, drawings are to be developed sufficiently to adequately describe the building and illustrate the following:
B. The inclusion of all standard and appropriate conditions.
* floor plans;
* floor space calculations (maximum 3:1);
* car parking arrangement and numbers;
* building materials.
NOTE: This information is to be submitted within three months from the date of this "deferred commencement" consent and be to the satisfaction of the Divisional Manager - Policy, Planning & Environment. This requirement must be satisfied before the formal development consent can operate from the following conditions.
POLICY, PLANNING & ENVIRONMENT