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18 Parkes Street Parramatta | Urban Design Study | Report prepared for Chiwayland Australia information purposes only 1

18 Parkes Street, Urban Design Study

Urban Design Study

For: Chiwayland Australia

c/o Level 1, Suite F, 110 George Street

Parramatta NSW 2150

Date: 2/07/2015

Note by Council: The option in the Urban Design Study for an FSR of 8:1 relates to the Planning Proposal on public exhibition


Architectus Group Pty Ltd ABN 90 131 245 684

Nominated Architect Managing Director Sydney Ray Brown NSWARB 6359

Architectus Sydney Level 3 341 George Street Sydney NSW 2000 Australia T +61 2 8252 8400 F +61 2 8252 8600 [email protected]


Contents

Overview 41.0 Introduction 51.1 Planning controls & strategies 6

1.2 Context 141.3 Planned development 162.0 Preliminary Option 19

2.1 Typical Layout Plan & Sections 202.2 FSR 4:1 252.3 FSR 6:1 262.4 FSR 8:1 272.5 FSR 10:1 282.6 FSR 11.5:1 292.7 Mid-winter shadow analysis 30


Scope

This report addresses the development potential for 18 Parkes Street, Parramatta.

Key Issues – Site is flood prone so above ground parking needs to be considered. – Opportunity to maximise views to River and Parklands.

The ProposalThe proposal outlined in this report is for a 4-storey podium with the following options: – FSR 4.0:1, 54m height and 17-storey tower (complying with existing controls). – FSR 6.0:1, 79m height and 25-storey tower. – FSR 8.0:1, 100m height and 32-storey tower. – FSR 10.0:1, 122.5m height and 39-storey tower. – FSR 11.5:1, 141m height and 45-storey tower.

Overview


Introduction


The Parramatta City Centre is planned as the second largest centre in Sydney after ‘Global Sydney’ (i.e. Central Sydney and North Sydney) in the Draft Metropolitan Strategy. It is the alternative CBD for Sydney.

Planned growth for metropolitan Sydney comprises: – 545,000 new houses across Sydney by 2031 – 625,000 new jobs across Sydney by 2031

of which for the West Central and North West sub region targets are: – 148,000 new houses; and – 142,000 new jobs

The Parramatta City Centre is the main centre for this growth.

Parramatta is Sydney’s Premier Regional City and single biggest concentration of employment outside Global Sydney.

Parramatta is anticipated to be the fastest growing centre outside Global Sydney over the next 20 years.

As Sydney’s population grows and changes over the life of this Strategy, more than 50 per cent of Sydneysiders will be residents of Western Sydney and will be serviced by Parramatta.

Parramatta is expected to grow beyond its own City Centre boundaries into the surrounding precincts of Westmead, North Parramatta, Harris Park, Rydalmere (including the University of Western Sydney campus) and Rosehill/Camellia.

Priorities for Parramatta

•create an additional 21,000 new jobs in Parramatta City Centre and support opportunities for economic clustering by extending the commercial core

•provide a further 7,000 new jobs at Westmead and capitalise on the employment and research benefits as Sydney’s largest health precinct

•develop Rydalmere as Western Sydney’s premier university precinct

• facilitate efficient movement between Westmead and Rydalmere through the Parramatta City Centre

• improve transport connections between Parramatta and other Western Sydney centres and employment precincts and investigate long-term opportunities for light rail that would connect to Castle Hill, Chester Hill, Bankstown, Blacktown and Carlingford

•plan for efficient connections to and from Parramatta through bus priority systems, an upgraded interchange and planning for rapid transit to Macquarie Park or Epping in line with the Long Term Transport Master Plan

• identify, promote and connect the separate precincts that comprise Parramatta City including North Parramatta and Rydalmere, while recognising important local heritage.

Parramatta as described within the Draft Metropolitan Strategy

Draft Metropolitan Strategy


Existing Planning Controls LEP Land Use Zoning

RE1

RE1

RE1

RE2

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RE1

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RE1

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SP2 Rail Corridor RE1

SP2 Rail Corridor

SP2 Rail Corridor

RE1

RE1

RE1

B4

B3

RE1

B4

B3

RE1

RE1

RE1 RE1

RE1

SP2 Local Road

RE1

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

SP2 Local Road

B4

Holroyd City Council

PIT

T ST

VICTORIA RD

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CH

ST

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RR

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ALBERT ST

MA

CA

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PARKES ST

MACQUARIE ST

FENNELL ST

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ALICE ST

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0 200 Metres

001

Projection: GDA 1994MGA Zone 56

Scale: 1:10,000 @ A3

Map identification number:

Parramatta CityCentre Local Environmental Plan 2007

6250_CEN_LZN_001_010_20100512

N

Land Zoning Map - Sheet LZN_001

Cadastre

Cadastre 09/04/2010 © Parramatta City Council

Zone

B3 Commercial Core

B4 Mixed Use

B5 Business Development

RE1 Public Recreation

RE2 Private Recreation

SP2 Infrastructure

Civic Place

Site Location


Existing Planning Controls LEP Floor Space Ratio (FSR)

X2

B

T

V

W

T

AC

AE

T

AA

AA

AA

AE

W

T

T T

F

X1

S1

X1

T

X1

AA

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T

W

X1

T

AE

AA

X1

X2

AC

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X2

X1

T

AA

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AA

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AA

AA

W

AA

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V

X1

X1

V

AE

V

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V

X1

T

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AAAC

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S2

X1

AA

AA

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AE

V

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AA

X1

X1

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T

AA

V

AA

AA

AA

V

X1

V

F

AA

AA

V

X1

X1

AA

V V

AE

V

AA

V

AA

X1

X1

PARRAMATTA

WESTMEADNORTH PARRAMATTA

HARRIS PARK

ROSEHILL


0 200 400 Metres



Parramatta City Centre Local Environmental Plan 2007

N

Cadastre


6250_CEN_FSR_001_010_20120326

Scale:1:10,000 @ A3

001

Floor Space Ratio Map -Sheet FSR_001

Maximum Floor Space Ratio (n:1)

F 0.6

B 0.4

S1 1.5

S2 1.52

T 2

V 3

W 3.5

X1 4

X2 4.2

AA 6

AC 8

AE 10

Site Location


Existing Planning Controls LEP Height of Building

V

T

Y

Y

M

Y

T

V

K

S

Y

Y

Y

K

Y

AC

P

M

VY

V

T

AB

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V

Y

V

S

M

S

T

M

AC

M

T

M

AC

M

P

M

P

P

AA2

M

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O

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S

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AA2

AG

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Y

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AB

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AA2

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AA1

AB

W

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AA2

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AA2

AB

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AC

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M

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AA1PARRAMATTA


HARRIS PARK

ROSEHILL

PIT

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VICTORIA RD

FENNELL ST

HA

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CH

UR

CH

ST

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MA

CA

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PARKES ST

MACQUARIE ST

PARK

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THOMAS ST

BULL

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BRA

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PHILLIP ST

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SMIT

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T

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MA

RS

DE

N S

T

BRIC

KF

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ST

DARCY RD

CAMPBELL ST

HAWKE

SBURY RD

TRO

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T

MO

RTO

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T

ALLEN ST

STATION ST E

GO

RE

ST

BOUNDARY ST

GEORGE ST

EARLY ST

GREAT WESTERN HWY

VIRGINIA ST

CH

AR

LES

ST

ELEANOR ST

VILL

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S S

T

HUNTER ST

FLE

ET

ST

CRIMEA ST

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HASSALL ST

BOWDEN ST

DIXON ST

WIL

DE

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PROSPECT ST

ALMA S

T

HIG

H S

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HELEN ST

BRIDGE RD

GO

OD

ST

WE

BB

ST

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JESSIE ST

ALB

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LANSDOWNE ST

MARION ST

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MA

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RA

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PL

MACQUARIE LA

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WATSON ST

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RAYMOND ST


0 200 400 Metres



Parramatta City Centre Local Environmental Plan 2007

N

Cadastre


Height of Buildings Map - Sheet HOB_001

6250_CEN_HOB_001_010_20120326

Scale:1:10,000 @ A3

001

Maximum Building Height (m)

Refer to Cl 29E

A 0

G 7

K 10

M 12

O 15

P 18

R 21

S 24

T 28

U 34

V 36

W 40

Y 54

AA1 60

AA2 72

AB 80

AC 120

AG 200

Site Location


Existing Planning Controls LEP Heritage

PIT

TS

T

GROSE ST

CH

UR

CH

ST

VICTORIA RD

FENNELL ST

HA

RR

IS S

T

ROSS ST

ALBERT ST

ISABELLA ST

MA

CA

RTH

UR

ST

PARK PDE

OC

ON

NE

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T

PARKES ST

MACQUARIE ST

WIG

RA

M S

T

PARK

AV SO

RR

ELL

ST

ALICE ST

THOMAS ST

BULL

ER

ST

ARGYLE ST

BRA

BY

N S

T

PHILLIP ST

ROSEHILL ST

SMIT

H S

T

WESTON ST

HAROLD ST

MA

RS

DE

N S

T

BRIC

KF

IELD

ST

DARCY RD

CAMPBELL ST

HAWKE

SBURY RD

TRO

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MO

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ST

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BRIDGE RD

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JESSIE ST

ALB

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ABB

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ST

GA

GG

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ASH

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ALFR

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53

53

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29

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5061

48

31,32

5

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5933

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68

80

102

73

133

98

114113

99

106

1166

65

97

109

118

129

84

93

112

26

126

117

23

120

127

124

130

121

122

19

116

67

28

83

125

27

35

7071

87

60

85

74

7776

10

63

88

132

105

12891

135

PARRAMATTA


HARRIS PARK

ROSEHILL


0 200 400 Metres


Parramatta CityCentre LocalEnvironmental Plan2007

N

Cadastre


Heritage Map - Sheet HER_001

Scale: 1:10,000 @ A3

Map Identification Number:

001

6250_CEN_HER_001_010_20131002

Item - General

Item - Archaeological

881182

7875

69

6666

119

Site Location


Existing Planning Controls LEP Flood Prone Land

0 200 400 Metres

001

Flood Prone Land - sheet- FLD-001

Projection: GDA 1994Zone 56

Scale: 1:10,000 @ A3


Flood Prone Land

CadastreCadastre 1/8/07 © Dept of Lands

N

Road Lab

el

Roa

dL a

b el

Roa

dL a

b el

Parramatta CityCentre LocalEnvironmentalPlan 2007

6250_CEN_FLD_001_010_20071205

Site Location


Existing Planning Controls DCP - Street frontage heightPodium level setbacksParramatta DCP requires the following setbacks: – zero setback for street frontage to 4 storeys / 14m – zero setback for side and rear boundaries up to the street frontage height

222

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Figure 4.3.3.1.3 Street / River Frontage Heights

3 storey/12m Church Street frontage as per Fig 4.3.3.4

4 storey/14m North City Centre frontage as per Fig 4.3.3.5

4 storeys/14m South City Centre frontage as per Fig 4.3.3.6

4 storeys/14m River Foreshore frontage as per Fig 4.3.3.8

4 storeys/14m George Street frontage as per Fig 4.3.3.7

8 storeys/26m City Centre frontage as per Fig 4.3.3.9

Min 8 storeys/26m Charles Street frontage as per Fig 4.3.3.10

Building frontage to context and Council’s urban design advice

Lanes frontage as indicated in Fig 4.3.3.3.12.C

Refer to Section 4.3.3.7b Parramatta Square

Proposed public domain

Site Location

Site Location


Existing Planning Controls DCP - tower setbacks and podium car park sleevingSetbacksFor built form above the 4 storey / 14m street frontage height: – 6m front setback for buildings above the street frontage height – 6m side setback for non-residential uses – 12m side setback for residential uses

Podium car park sleeving – The Parramatta City Centre DCP requires above ground car parking to the sleeved with retail, commercial or residential development

223

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Figure 4.3.3.1.4 Church Street

Figure 4.3.3.1.7 George Street

Figure 4.3.3.1.5 City Centre (North) Figure 4.3.3.1.6 City Centre (South)

Street Frontage Heights and Upper Level Setbacks

227

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ecial

Pre

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4

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Figure 4.3.3.1.12 Building Separation

C. SETBACK TO SHARED LANES(EXISTING AND PROPOSED)

A. SIDE SETBACK B. REAR SETBACK

249

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Figure 4.3.3.5.2 Above Ground Carparking Frontage Treatments

Streets are to have above ground level carparking fully sleeved with active uses

Streets and lanes are to have active frontages at ground level with screened carparking above ground level

A mix of screening and active uses which are not reliant on a street address for commercial viability appropriate to context

A mix of terracing and steps to screen above ground carparking with some active uses

Refer to Section 4.3.3.7b Parramatta Square

Site Location

250

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Figure 4.3.3.5.3 Frontage Treatments for Above Ground Car parking

Height to LEP Height to LEP

Podium frontage height and upper level setback to DCP


Ventilation and screening

Sleeve with habitable space

Active frontage Active frontage

Above ground car parking

Ventilationandscreening


Above ground car parking may extend to face of building on secondary street with ventilation and screening

Active use should wrap around corner

Lane LaneActive frontage

Active frontage

Primary Street

Primary Street

Primary Street

Secondary Street

NOTE: 12m is the maximum desirable depth for residential including a circulation corridor. Commercial uses may be greater than 12m deep.

General habitable spaceSleeved habitable spaceCar park

250

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4P

arra

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opm

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ontro

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11

Figure 4.3.3.5.3 Frontage Treatments for Above Ground Car parking

Height to LEP Height to LEP



Ventilation and screening

Sleeve with habitable space

Active frontage Active frontage

Above ground car parking



Above ground car parking may extend to face of building on secondary street with ventilation and screening

Active use should wrap around corner

Lane LaneActive frontage

Active frontage

Primary Street

Primary Street

Primary Street

Secondary Street

NOTE: 12m is the maximum desirable depth for residential including a circulation corridor. Commercial uses may be greater than 12m deep.

General habitable spaceSleeved habitable spaceCar park

PARKING

Site Location


400m to Parramatta Station

Context

James Ruse Reserve

Parramatta Station

Parramatta River

Rowland

Hassall School Robin Thomas Reserve

Arthur Phillip

High SchoolParramatta

Public School

Queens WharfPark

Rangihou Reserve

Jubilee Park

Macarthur Girls

High School

Parramatta Wharf

Subject site

Parramatta City Centre boundary

Key

Site Location

The site is well-located within the Parramatta City Centre, close to transport, jobs, schools, retail and open space. – within 400m of Parramatta Station. – within 200m of James Ruse Reserve and parklands.


The subject site from the intersection of Parkes and Wigram Streets.Clay Cliff Creek at James Ruse Reserve.James Ruse Reserve.

The subject site facing west on Parkes Street.The subject site facing east on Parkes Street.Parramatta River foreshore.


Planned Development

1. 189 Macquarie Street, Parramatta DA awaiting assessment for mixed use development comprising of two 24 storey residential towers above a 6 storey podium including Council public car park. The scheme provides a height of 91.3m and GFA of 36,000m².

1

2 3


2. 113-117A Wigram Street & 23-29 Hassall Street, Parramatta Approved DA for mixed use development of a 22 storeys in height comprising 156 residential apartments and 7 commercial units over basement car parking. The application includes the retention of the existing heritage items on site for use as commercial premises.

3. 39-43 Hassall Street, Parramatta Proposed mixed use retail and residential tower with car park. No further detail available.


Preliminary Option


Typical Ground Floor Plan - Level 1

0 10 20m

4.7

28

64

43

5

Car Park Entry

FuturePedestrian

Link

Drainage Channel

P A R K E S S T R E E T

W I G

R A

M S

T R E

E T

Retail

Existing6-9 storeyresidentialapartments

Lift

Stairs

Retail

Lobby

A

B

0 10 20m

4.7

28

64

43

5

Car Park Entry

FuturePedestrian

Link

Drainage Channel


W I G

R A

M S

T R E

E T

Retail


Lift

Stairs

Retail

Lobby


Typical Podium Level Plan - Levels 2 to 4

0 10 20m

4.7

28

64

43

10


W I G

R A

M S

T R E

E T

Lift

Stairs

2br(80)

2br(80)


A

B

0 10 20m

4.7

28

64

43

5

Car Park Entry

FuturePedestrian

Link

Drainage Channel


W I G

R A

M S

T R E

E T

Retail


Lift

Stairs

Retail

Lobby


Typical Tower Level Plan - Levels 5 to 8

0 10 20m

4.7

28

64

43

13

18

6

6


W I G

R A

M S

T R E

E T


Maximise Viewsto River andParklands

2br(80)

2br(80)

2br(80)

2br(80)

2br(80)

2br(80)

2br(80)

2br(80)

1br(55)

46.5

22

A

B

0 10 20m

4.7

28

64

43

5

Car Park Entry

FuturePedestrian

Link

Drainage Channel


W I G

R A

M S

T R E

E T

Retail


Lift

Stairs

Retail

Lobby


Typical Tower Level Plan - Levels 9 to 45


0 10 20m

64

4.7

18

28

43

13

6

6


W I G

R A

M S

T R E

E T

Maximise Viewsto River andParklands

2br(80)

2br(80)

1br(55)

2br(80)

2br(80)

2br(80)

1br(55)

3br(110)

1br(55)

46.5

22

A

B

0 10 20m

4.7

28

64

43

5

Car Park Entry

FuturePedestrian

Link

Drainage Channel


W I G

R A

M S

T R E

E T

Retail


Lift

Stairs

Retail

Lobby


22

6 6

46.5

141.1

141.1

Typical Sections

Park

es S

treet

FSR 6.0:1

FSR 8.0:1

FSR 10.0:1L39D

rain

age

chan

nel

111 Wigram Street

6 storey

L38L37

L36L35

L34L33

L32

L31

L30L29

L28L27

L26L25

L24L23

L22L21

L20L19

L18L17

L16

L15

L14L13

L12L11

L10L9

L8

L7L6

L5

L4L3L2

9 storey (behind)

Wig

ram

Stre

et

FSR 6.0:1

FSR 8.0:1

FSR 10.0:1

22 Parkes Street

2 storeyL1

L39

L38

L37

L36L35

L34L33

L32

L31

L30L29

L28L27

L26L25

L24L23

L22L21

L20L19

L18L17

L16

L15

L14L13

L12L11

L10L9

L8

L7L6

L5

L4

L3

L2

L1

P5P4P3P2P1

Car parkingCar parkingCar parkingCar parkingCar parking

Car parkingCar parkingCar parkingCar parkingCar parking

P5P4P3P2P1

Section A Section B

FSR 11.5:1 FSR 11.5:1

L44L45

L43L42

L41L40

L44L45

L43

L42

L41

L40


Proposal Typical Yield and Apartment Mix FSR 4.0:1, 54m HOB (17 storeys)

GFA / Floor

GFA

L1 (Ground) Retail 600 600

L2 Resi 160 160

L3 Resi 160 160

L4 Resi 160 160

Tower (13 Levels) Resi 767 9,974

GFA 11,054

Site Area 2,830

FSR 4

Total Levels 17

HOB 54.3

Unit Total and Mix 1br 2br 3br Total

Total Units 31 83 9 123

Mix 30% 60% 10%

Car Parking

Residential rate 1.2/unit

148

Retail rate 30m2/space

20

Total Spaces Required 168

Ground 33 x1 level

33

Podium 1 56 x3 levels

168

Total Spaces Provided 201


GFA / Floor

GFA


L2 Resi 160 160

L3 Resi 160 160

L4 Resi 160 160


GFA 17,192

Site Area 2,830

FSR 6

Total Levels 25

HOB 79.1



Mix 30% 60% 10%

Car Parking


227


20


Ground 33 x1 level

33


224





GFA / Floor

GFA


L2 Resi 160 160

L3 Resi 160 160

L4 Resi 160 160


GFA 22,563

Site Area 2,830

FSR 8

Total Levels 32

HOB 100.8



Mix 30% 60% 10%

Car Parking


306


20


Ground 33 x1 level

33


224



Proposal Typical Yield and Apartment Mix FSR 10.0:1, 122.5m (39 storeys)

GFA / Floor

GFA


L2 Resi 160 160

L3 Resi 160 160

L4 Resi 160 160


GFA 27,934

Site Area 2,830

FSR 10

Total Levels 39

HOB 122.5



Mix 30% 60% 10%

Car Parking


385


20


Ground 33 x1 level

33


224



Proposal Typical Yield and Apartment Mix FSR 11.5:1, 141m (45 storeys)

GFA / Floor

GFA


L2 Resi 160 160

L3 Resi 160 160

L4 Resi 160 160


GFA 32,537

Site Area 2,830

FSR 11.5

Total Levels 45

HOB 141.1


Total Units 112 218 36 366

Mix 30% 60% 10%

Car Parking


439


20


Ground 33 x1 level

33


224



Mid-winter shadow analysis

FSR 6.0:1

FSR 8.0:1

10am 12 noon 2pm

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et


FSR 10.0:1

Parkes StreetW

igra

m S

treet

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et

FSR 11.5:1

Parkes Street

Wig

ram

Stre

et

10am 12 noon 2pm

Parkes Street

Wig

ram

Stre

et

Parkes Street

Wig

ram

Stre

et


Architectus Group Pty Ltd ABN 90 131 245 684

Nominated Architect Managing Director Sydney Ray Brown NSWARB 6359

Architectus Sydney Level 3 341 George Street Sydney NSW 2000 Australia T +61 2 8252 8400 F +61 2 8252 8600 [email protected]

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