Central Sydney Planning Committee (CSPC) - 17 November ... Sydney Planni… · NOVEMBER 2016...

ATTACHMENT D

DESIGN EXCELLENCE STRATEGY

57 ASHMORE STREET AND 165-175 MITCHELL ROAD, ERSKINEVILLE

ATTACHMENT D

NOVEMBER 2016 PREPARED FOR GREENLAND & GH PROPERTIES PTY LTD

DESIGN EXCELLENCE STRATEGY 57 ASHMORE STREET & 165-175 MITCHELL ROAD, ERSKINEVILLE

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Director Stephen White

Consultant Ryan Macindoe

Project Code SA5912

Report Number SA5912 Design Excellence Strategy_Final

CONTENTS

URBIS 57 ASHMORE STREET & 165-175 MITCHELL ROAD, ERSKINEVILLE DESIGN EXCELLENCE STRATEGY_FINAL

TABLE OF CONTENTS

1. Introduction ................................................................................................................................................. 5

2. The Site ...................................................................................................................................................... 6

3. Objectives ................................................................................................................................................... 7

4. implementation of Strategy Objectives ....................................................................................................... 8

4.1. Competitive Process .......................................................................................................................... 8

5. Requirements for a Competitive Process ................................................................................................. 10

6. Assessment and Decision Making ........................................................................................................... 11

7. Design Integrity......................................................................................................................................... 12

8. ESD targets .............................................................................................................................................. 13

9. Proposed Allocation of up to 10% floor space area ................................................................................. 14

FIGURES:

Figure 1 – The Site ............................................................................................................................................. 6

Figure 2 – Whole of Site Plan – Location and Extent of each Competitive Process Phase .............................. 8

TABLES:

Table 1 – Competitive Process Phases .............................................................................................................. 8

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57 ASHMORE STREET & 165-175 MITCHELL ROAD, ERSKINEVILLE DESIGN EXCELLENCE STRATEGY_FINAL

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1. INTRODUCTION DESIGN EXCELLENCE STRATEGY This Design Excellence Strategy is submitted as part of the associated Stage 1 Development Application for 57 Ashmore Street and 165-175 Mitchell Road, Erskineville (whole of site) for redevelopment as a mixed use precinct including residential, commercial and recreational uses. This Strategy has been prepared in accordance with Clause 1.2 under the City of Sydney Competitive Design Policy.

It has been prepared on behalf of the joint venture company known as Greenland Golden Horse Investment Pty Ltd, (the “Applicant”).

This Design Excellence Strategy applies to the whole of site.

In accordance with Clause 1.2 of the City of Sydney Competitive Design Policy (adopted by the City of Sydney on 9 December 2013) and Section 3.3.2 of the Sydney DCP, and this Design Excellence Strategy defines:

1. The location and extent of each competitive design process;

2. The type of competitive design process(es) to be undertaken:

a) an architectural design competition, open or invited; or

b) the preparation of design alternatives on a competitive basis.

3. The number of designers involved in the process(es);

4. How architectural design variety is to be achieved across large sites;

5. Whether the competitive design process is pursuing additional floor space or height;

6. Options for distributing any additional floor space area or building height which may be granted by the consent authority for demonstrating design excellence through a competitive design process;

7. The target benchmarks for ecologically sustainable development.

Note: Nothing in this Design Excellence Strategy represents an approval from the consent authority for a departure from the relevant SEPPs, Sydney Local Environmental Plan 2012 (Sydney LEP 2012), Sydney Development Control Plan 2012 (Sydney DCP 2012) controls and Stage 1 development consent. Where there is any inconsistency between this Strategy and the relevant SEPPs, LEP, DCP and Stage 1 development consent then the relevant SEPPS, LEP, DCP and Stage 1 development consent prevail.

The redevelopment of the site is guided by the Sydney Local Environmental Plan 2012 (LEP 2012) and Sydney Development Control Plan 2012 (DCP 2012) in order to achieve an enhanced urban outcome with buildings and public realm of high design quality.

Section 5.5 of DCP 2012 specifically relates to the Ashmore Neighbourhood Precinct.

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2. THE SITE The site forms part of the Ashmore Neighbourhood Precinct in Erskineville. It is known as 57 Ashmore Street and 165-175 Mitchell Road, Erskineville. It has three street frontages to Ashmore Street (239m), Mitchell Road (440m) and Coulson Street (85m). The site is approximately 69,470m

2 in size. The western half of the

precinct has already commenced its transformation from industrial to residential apartment buildings. The site is a key landholding within the Ashmore Neighbourhood Precinct which is to deliver the crucial parts of the urban fabric and public domain which are vital for the future functioning of the overall Precinct.

Figure 1 – The Site


3. OBJECTIVES This Design Excellence Strategy is guided by the following objectives:

(a) Establish a methodology for the Proponent to implement Competitive Design Alternative Processes (Competitive Processes) for the redevelopment of the whole of site, in accordance with the City of Sydney’s Competitive Design Policy;

(b) Clarify the sequencing of competitive processes for individual development blocks to inform the subsequent development application processes for each;

(c) Ensure that all of the competitive processes work within the framework of this approved Design Excellence Strategy;

(d) Promote the selection of emerging, emerged, and established architectural practices to participate in the various competitive processes;

(e) Set out the approach for establishing a competitive design brief for each development site that ensures:

the Consent Authority’s design excellence requirements are balanced with the Proponent’s objectives;

design and architectural diversity across the individual development sites within the whole of site; and

procedural fairness for Competitors participating in each of the competitive processes.

(e) Set out the requirements for the proposed competitive processes for all individual development blocks

within whole of site;

(f) Explain how design excellence integrity is continued into the subsequent detailed development proposals and construction phase of the respective projects; and

(g) Clarify the rationale for granting additional floor space for the achievement of design excellence under the SLEP 2012 and the allocation of additional floor space to buildings having regard to the planning objectives, the Stage 1 Development consent and relevant controls in Section 5.5 (Ashmore Neighbourhood) of DCP 2012.

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4. IMPLEMENTATION OF STRATEGY OBJECTIVES 4.1. COMPETITIVE PROCESS A total of five (5) Competitive Processes (competitive process) will be undertaken within the whole of site. The development blocks “A to I” are identified in Figure 2 below.

Figure 2 – Whole of Site Plan – Location and Extent of each Competitive Process Phase

The table below outlines the number and sequencing of competitive process phases across the development blocks within the whole of site.

Table 1 – Competitive Process Phases

Competitive

Process Phase

Block Reference Number of

Competitive

Processes

Number of Competitors

1 B + C 1 5 including 1 emerging architectural practice.

2 A + D 1 3 including 1 emerging architectural practice.

3 E 1 4 including 1 emerging architectural practice.

4 F + I 1 4 including 1 emerging architectural practice.

5 G + H 1 4 including 1 emerging architectural practice.


For each competitive process a range of emerging, emerged and established architectural practices must participate and must include at least one emerging architectural practice. The first Competitive Process (Phase 1) will be for Blocks B & C combined. Refer to Figure 2.

Phase 1 competitive process may commence following the consent authority’s approval of this Design Excellence Strategy and the City of Sydney’s endorsement of Phase1 Competitive Design Alternatives Brief.

The balance of the development blocks will be subject to future separate competitive process phases as set out in Table 1. The sequencing of competitive process phases is anticipated to reflect Figure 2 however it may differ depending on market conditions or accessibility having regard to construction activities on the adjoining western properties. Any changes to sequencing will be subject to the written approval of the City.

Competitive process phases are to be coordinated to ensure the integration of individual development blocks to achieve whole of site planning and design excellence.

The design of the public domain will not form part of a competitive process. The public domain will be delivered in accordance with the Voluntary Planning Agreement (VPA) which is currently being negotiated with Council.

Each of the competitive processes would be conducted in accordance with the following principles:

To achieve architectural diversity across the whole of site, no architectural practice which is selected a winner for a total of two competitive processes may be invited to participate in any further competitive process.

The selection of Competitors participating in each competitive process will be undertaken in consultation with the City of Sydney.

Each Competitor will be a person, corporation or firm registered as an architect in accordance with the NSW Architects Act 2003 or, in the case of interstate or overseas competitors, eligible for registration.

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5. REQUIREMENTS FOR A COMPETITIVE PROCESS In preparing a Competitive Design Alternatives Process Brief (Brief) for each Competitive Process, the Proponent will ensure that:

(a) All details about the conduct of the competitive process are contained within the Brief and no other document;

(b) The Brief and appended documents have been reviewed and endorsed in writing by City of Sydney prior to distribution to Competitors; and

(c) The Brief for each competitive process is in accordance with the City of Sydney Model Competitive Design Process Brief and the City of Sydney Competitive Design Policy 2013.


6. ASSESSMENT AND DECISION MAKING In establishing a Selection Panel for each Competitive Process, the Proponent confirms the following:

(a) The Selection Panel is to comprise a total four (4) members;

(b) The City of Sydney to nominate two (2) of the Selection Panel members;

(c) The Proponent to nominate two (2) of the Selection Panel members;

(d) The Selection Panel members appointed for each competitive process may be engaged for more than one competitive process however over the duration of the five (5) processes, some variation to the Selection Panel membership is desired;

(e) Selection Panel members are to:

i. Represent the public interest;

ii. be appropriate to the type of development proposed;

iii. Include only persons who have expertise and experience in the development, design and construction professions and related industries;

(f) The Chairperson of the Selection Panel will have expertise in architectural design and be a recognised advocate of design excellence in NSW;

(g) The City of Sydney will nominate an observer(s) to verify that each Competitive Design Alternatives Process has been followed appropriately and fairly;

(h) The Selection Panel decision in each competitive process will be via a majority vote. The decision of the Selection Panel will not fetter the discretion of the Consent Authority in its determination of any subsequent development application associated with the development site that is the subject of the competitive process. Unless stated otherwise herein, Clause 4.2 of the City of Sydney Competitive Design Policy will apply with regard the decision making and resolution process and Clause 4.3 in relation to the preparation of a Competitive Design Alternatives Report.

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7. DESIGN INTEGRITY For each competitive process, the architect of the winning scheme as determined by the Selection Panel, will be appointed as Lead Architect to:

Prepare a Development Application for the preferred design;

Prepare the design drawings for a construction certificate for the preferred design;

Prepare the design drawings for contract documentation;

Maintain continuity during the construction phases to the completion of the project;

Represent the project in meetings with the community, authorities and stakeholders, as required;

Provide a lead role in ensuring design integrity is maintained throughout the development process; and

Providing any documentation required by the Proponent and the Consent Authority verifying the original design intent has been achieved at completion.

The Lead Architect may work in association with other architectural practices but is to retain a leadership role over design decisions.


8. ESD TARGETS The Competitive Design Alternative Process undertaken must seek to attain the environmentally sustainable development targets as set out in Appendix A of this document.

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9. PROPOSED ALLOCATION OF UP TO 10% FLOOR SPACE AREA

The Proponent will pursue additional floor space under clause 6.21(7)(b)(i) of Sydney LEP 2012 through the competitive process. Any additional floor space pursued under Clause 6.21 must not exceed the maximum height control.

The allocation of floor space for each development block is set out in the Stage 1 DA (D/2015/966) consent conditions. Table 1 of this Strategy sets out the development blocks that comprise each competitive process phase.

Each competitive process phase will only be eligible for up to an additional 10% of the floor space apportioned to it under the Stage 1 DA consent.

Additional floor space is not transferrable between the competitive process phases. If a competitive process phase is not able to accommodate the full 10% additional floor space, the remaining balance of additional floor space cannot be transferred to another competitive process phase.

Nothing in this document is to be taken as an approval or endorsement of the potential additional floor space available under Clause 6.21(7)(b)(i) of the SLEP 2012.

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APPENDIX A ESD TARGETS

Sustainability Services

SUSTAINABILITY SERVICES | 13

Sustainability Services Objectives

Based on the details provided, we understand that the scope of works will involve a documented project response to the following City of Sydney planning provisions and regulatory standards:

City of Sydney

Compliance with the provisions outlined within the City of Sydney – Development Control Plan (2012), Section 3.6 General Provisions – Ecological Sustainable Design; and

City of Sydney – Residential Apartments Sustainability Plan

Regulatory Provisions

Compliance with NSW Apartment Design Guide (2015) – replacement for BASIX SEPP / SEPP65.

Compliance with National Construction Code Series (2016) – Section J Energy Efficiency (non-residential building components).

Design Criteria

City of Sydney – DCP 2012, 3.6 General Provisions – Ecological Sustainable Design

The development application is to address the provisions outlined within Section 3.6 of the Development Control Plan (2012) as follows: Note: the following applies specifically to non-residential components of the proposal. Residential zones are covered in Section 7.2.2 via City of Sydney’s – Residential Apartments Sustainability Plan.

3.6.1 – energy efficiency in non-residential developments. o The development is to be designed and constructed to reduce the need for active heating & cooling by

incorporating passive design measures including design, location and thermal properties of glazing, natural ventilation, appropriate use of thermal mass and external shading, including vegetation.

o Lighting for streets, parks and any other public domain spaces provided as part of the development should be energy efficient lighting such as LED lighting.

o In multi-tenant or strata-subdivided developments, electricity sub-metering is to be provided for lighting, air-conditioning and power within each tenancy or strata unit. Locations are to be identified on the development plans.

o Electricity sub-metering is to be provided for significant end uses that will consume more than 10,000 kWh/a.

o Car parking areas are to be designed and constructed so that electric vehicle charging points can be installed at a later time.

o Where appropriate and possible, the development of the public domain should include electric vehicle charging points or the capacity for electric vehicle charging points to be installed at a later time.

3.6.2 – water efficiency for non-residential developments: o Generally, rainwater tanks are to be installed for all non-residential developments, including major

alterations and additions that have access to a roof form from which rainwater can be feasibly collected and plumbed to appropriate end uses.

o Generally, water used for irrigation of public and private open space is to be drawn from reclaimed water or harvested rainwater sources. Possible sources include harvested stormwater, treated greywater and wastewater and water from a decentralised local network.

o Separate meters are to be installed for each individual tenancy in commercial or retail buildings over 5,000sqm, such as separate tenant areas within a shopping centre.



3.6.3 – photovoltaic solar panels o The use of solar photovoltaic panels is encouraged but not mandatory.

o The use, location and placement of photovoltaic solar panels is to take into account the potential permissible building form on adjacent properties.

o Where possible proposals for new buildings, alterations and additions and major tree plantings are to maintain solar access to existing photovoltaic solar panels having regard to the performance, efficiency, economic viability and reasonableness of their location.

3.6.4 – wind turbines o (1) Wind turbines are not to cause the following LAeq levels to be exceeded in any nearby residential

development (with windows closed): (a) in any bedroom in the building—35 dB(A) at any time between 10pm and 7am; (b) anywhere else in the building (other than a garage, kitchen, bathroom or hallway)—40 dB(A) at any time.

o Note – the inclusion of wind turbines is not mandatory.

3.6.5 – materials and building components o Where possible, building materials that included recycled content or have been certified as

‘environmentally friendly’ are seen as preferable.

COS Residential Apartments Sustainability Plan

The Residential Apartment Sustainability Plan is a supporting document to the ‘draft’ Environmental Action 2016-2021 Strategy & Action Plan that was endorsed by the City for public exhibition in June 2015. The City’s most up to date set of environmental targets and actions are contained within the document. Feedback on the Environmental Action 2016-2021: Environmental Strategy & Action Plan is currently being considered by the City of Sydney. Prior engagement with the City has suggested that although currently in ‘draft’ format, the project should consider responding appropriately to the document and its objectives. Looking ahead, approximately 20,000 new dwellings are expected to be built in the next eight years, with over 90% of these located within new high-rise building developments. Each of these new developments is an important opportunity to secure long-term environmental performance and lower running costs for building residents. The environmental performance of new apartment buildings is driven by NSW State Government BASIX targets. As such, the development response (residential components) should seek to comply with the following nominated targets: Energy / GHG Emissions

Building Type Current BASIX GHG Targets Proposed BASIX GHG Targets

Detached and semi-detached 40 50

Low-rise (3-storey units) 35 45

Mid-rise (4-5 storey units) 30 35

High-rise (6 storey units & higher) 20 30

Potable Water

Building Type Current BASIX GHG Targets Proposed BASIX GHG Targets

Detached and semi-detached 40 50

Low-rise (3-storey units) 40 50

Mid-rise (4-5 storey units) 40 45

High-rise (6 storey units & higher) 40 40



Waste Effective Waste Management provisions are to be implemented in accordance with City of Sydney’s revised Waste Management in New Developments policy. The above referenced document can be located here - http://www.cityofsydney.nsw.gov.au/__data/assets/pdf_file/0004/134419/WasteCodeForNewDevelopments_001.pdf Climate Change Adaptation In response to the predicted rise in average daily temperatures, the development should respond appropriately to reducing the urban heat island effect on inner city temperatures. As a general response the development should seek to including the following design principles:

Dual aspect dwellings; and

Appropriate passive shading devices such as overhangs, eaves, external shading screens etc. Additional ESD Initiatives In addition to the above, the project should also seek to include the following commitments where feasible:

Development Component Initiatives Targets

Childcare Centre Consultants Stage 2DA Report to confirm design elements exceed minimum NCC Section J compliance.

Lighting wattage (W/m2) to be lower than Section J6 prescription

Taps – 5 Star WELS rated

Showers – 3 Star WELS rated

Toilets – 4 Star WELS rated

Clothes & dishwashing machines – 5 Star WELS rated.

4 Star Energy rating for all appliances.

Exceed NCC Section J for all parts of the code including – Lighting, HVAC, domestic hot water etc.

Mainline Supermarket Compliance with major supermarket chain corporate sustainability targets. Project to be further informed by supermarket brand once known.

Provide a strategy to achieve a minimum 4 Star Greenstar rating

Retail / Commercial Units As above for childcare Exceed NCC Section J for all parts of the code including – Lighting, HVAC, domestic hot water etc.

Water Capture & Reuse (local or precinct scale)

To be considered locally OR as part of a precinct wide response.

Provide a strategy to allow onsite re-use of water capture for local irrigation as a minimum.

Building Energy & Water monitoring

Whole of building gate metering for electricity, water and gas

Whole of building and individual apartment metering & reporting to be included.

Resource recovery & waste management

Suitable waste management plan to be implemented during demolition and construction in accordance with NSW best practice standards.

95% of demolition waste diverted from landfill.

http://www.cityofsydney.nsw.gov.au/__data/assets/pdf_file/0004/134419/WasteCodeForNewDevelopments_001.pdf

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NSW Apartment Design Guide (2015)

The development must demonstrate compliance with NSW Planning & Environment Apartment Design Guide in full. Specifically, Parts 4A and 4B must be demonstrated via Architectural documentation with reference to the above. Part 4A – Solar and Daylight Access

Living rooms and private open spaces of at least 70% of apartments must receive a minimum of 2 hours direct sunlight between 9am and 3pm at mid-winter within the Sydney Metropolitan Area.

A maximum of 15% of dwellings in a building receives no direct sunlight between 9am and 3pm at mid-winter. Part 4B – Natural Ventilation

At least 60% of apartments are naturally cross ventilated in the first nine storeys of the building.

Overall depth of cross-over or cross-through apartments does not exceed 18m, measured glass to glass line.

NCC Section J – Energy Efficiency

The development must demonstrate compliance with the design provisions outlined within NCC Section J – Energy Efficiency (2016) in fulll. Specifically, Parts

J1 – Building Fabric

J2 – External Glazing;

J3 – Building Sealing;

J5 – Air Conditioning & Ventilation;

J6 – Artificial Lighting & Power;

J7 – Hot Water; and

J8 – Access for Maintenance.

In accordance with Section 7.2.2, the provisions outlined within NCC Section J – Energy Efficiency should be applied and exceeded for all development part where BASIX does not apply. Detailed responses within Stage 2 DA submissions must accompany all relevant design documentation.

Central Sydney Planning Committee (CSPC) - 17 November ... Sydney Planni… · NOVEMBER 2016...

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