Tony Owen Partners

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE

FOR FORTE CAMPSIE DEVELOPMENT PTY LTD SITE: 71 - 75 Evaline Street, Campsie, 2194 NSW

September 2017 - Rev01 Site: 71 - 75 Evaline Street, Campsie

Date issued: September 2017 Version: 01 Prepared by: DL/WT Checked by: TO

Contact Details: Tony Owen Partners Level 2, 12 Queen Street, Chippendale NSW 2008 Australia

T: 61 2 9698 2900 F: 61 2 9699 3018 E: [email protected] www.tonyowen.com.au Tony Owen Partners

Table of Contents

The Site and Context 3 Executive Summary Location Plan 4 Site Description 5 Tony Owen Partners have been engaged by Forte Sydney Campsie Development PTY Ltd to prepare a Planning Proposal and development Site Photos 6 report for the site known as 71 - 75 Evaline Street, Campsie. Survey Plan 7 Campsie is ideally-placed within the Sydenham to Corridor to Planning Context 8 support growth in retail, commercial and residential uses. The subject site Interpretation and Development of the Strategy 9 has been identified as a site suitable for high rise residential development in the Campsie Centre. We agree that the site is strategically located in the Conceptual Approach and Methodology 10 centre to retail and commercial services and rail transport and capable of High Density Residential 11 supporting a high rise residential development.

Planning Controls Based on Campsie Station Precinct Strategy 12 The positive attributes the site offers include: Proposed Building Height Diagram 13 - Its close proximity to the Campsie railway station offers genuine Proposed Massing Principle Diagram 14 advantages for people wishing to use public transport. Proposed Building Height Diagram from Strategy 15 -18 - Its not constrained by adjoining development or existing or planed open spaces. Conceptual Massing Perspective 19 - The site is in single ownership with a landowner motivated to follow the Aerial View of Site 20 planning processes to deliver housing growth as envisaged in the plan. Where conversely many other sites will take time to amalgamate and Streetscape View of Site 21 contribute to housing supply. Proposed Floor plans 22- 23 - The site supports a future development that can deliver high levels of residential amenity and become a catalyst for the desired renewal of the Area Schedule and Unit Mix 24 centre. Solar and Ventilation Diagrams 25 This study considers the site in the wider context of the areas identified in Summary 26 the centre for density uplift. The purpose of this report was to examine the potential of the site as a high density building in the context of establishing building massing principles for the other high density designated areas to assist the Department

A site and context analysis has been prepared to provide a better understanding of the extent and scale of development which can be achieved on the site. This includes consideration of the current and future urban character of the area. We have considered the constraints and opportunities on the site and the proposed development of the surrounding precinct.

We thank the Department of Planning and Environment (DPE) for the opportunity to comment on the draft re-exhibited strategy. The purpose of this submission is to confirm overall support for the strategic planning framework and the opportunities for redevelopment and renewal identified within the draft strategy, specifically to the Campsie Station Precinct plan.

This report seeks DPE’s consideration of the concept design prior to finalising the Land Use Infrastructure Strategy as it relates to the subject site. Our client wishes to proceed quickly following the finalisation of the Strategy, Section 117 Direction and details of the requirements contributions to secure approval for the desired density for the site.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 2 THE SITE AND CONTEXT

•Located in Canterbury-Bankstown LGA !

! MACQUARIE PARK ! N •12km from Sydney CBD ! !

! ! !

•Second Largest Commercial Center in LGA ! ! ! ! CHATSWOOD! !

! !

! ! ! ! !

PARRAMATTA ! ! ! ! ST LEONARDS ! !

! !

! ! ! NORTH SYDNEY ! !

! ! ! !

!

! !

12km ! ! ! ! ! ! SYDNEY ! Dobroyd Point Lilyfield Strathfield West ! Glebe Point Berala! ! ! ! ! Croydon Haberfield ! ! BURWOOD Leichhardt Annandale Ashfield ! ! Regents Park ! ! ! ! Camperdown ! ! Enfield ! ! ! Summer! Hill PetershamStanmore ! South Strathfield ! ! ! ! Croydon Park Lewisham ! Newtown! ! Enmore Ashbury ! Dulwich Hill Belfield Marrickville St Peters ! Greenacre Hurlstone Park ! Yagoona! Campsie ! ! ! Canterbury! Belmore ! Sydenham! ! Mt Lewis ! Earlwood ! Marrickville South ! Te m pe LIVERPOOL Undercliffe ! Bankstown Wiley Park! South Belmore ! ! Clemton Park ! ! Lakemba Turrella! ! Punchbowl Bardwell Park Sydney! Domestic Airp Sydney International! Kingsgrove Arncliffe! Bexley! North ! Banksia! Kyeemagh North Bexley ! Beverly Hills ! Rockdale Brighton-le-sands Riverwood Bexley ! ! ! Narwee ! Padstow !

Penshurst ! ! Peakhurst Kogarah Hurstville ! Mortdale ! ! Carlton! ! Monterey ! Allawah South Hurstville PORT BOTANY

!

7

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 3 LOCATION PLAN

1

11 7

8 13

10 4 12 5 3 6 2 SITE

1 COOKS RIVER 2 CAMPSIE CENTRE 3 BEAMISH STREET RETAIL STRIP 4 ANZAC MALL 5 ANZAC SQUARE 6 CARRINGTON SQUARE 7 EIGHTH AVENUE 8 CANTERBURY-BANKSTOWN COUNCIL ADMINISTRATION OFFICE N 9 CANTERBURY HOSPITAL 10 CAMPSIE POLICE STATION 9 11 CANTERBURY PARK RACECOURSE 12 ST MEL’S PRIMARY SCHOOL 13 HARCOURT PUBLIC SCHOOL D

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 4 SITE DESCRIPTION

The locality

The site is located on Evaline Street. It is close to Beamish Street and is within 400m radius distance of Campsie Station. Campsie is the second largest commercial centre in the Canterbury- Bankstown Local Government Area and is the civic and administrative hub for the eastern portion of the local government area.

Beamish Street is the commercial centre of Campsie. The stretch particularly between Ninth avenue and Claremont Street is the main high street. It extends along a distance of approximately 900m and contains an array or fine grained retail and commercial premises. This zone is currently characterised by 2-3 storey shopfronts. However, this is earmarked for more intensive development in the future. The strip contains shops and restaurants but also civic facilities including the council offices, ANZAC Mall and the Children’s Health Centre. SSITEITE The centre generally has a traditional, fine grain built form with one to two storey high street buildings. Although buildings within Beamish Street are of varied architectural styling, it has a consistent form created by building height and street width proportions. Larger buildings include the council chambers within the northern section of the town centre and the Campsie Centre shopping centre in the southern section. There are also a number of more recent four to six storey shop top housing developments. These are generally located on the eastern and western perimeter of the Beamish Street commercial strip.

The residential areas surrounding the commercial core consist of a mix of two to three storey walk up residential flat buildings and single detached houses on relatively large lots dating from around the mid-20th Century.

Evaline Street is currently characterised by a mixture of retail and commercial premises close to Beamish Street and 1-2 storey detached housing to the west of the site. The site is only 3 properties away from larger commercial developments. This includes a 3 storey commercial building and the Campsie Centre; a 3 storey ‘big box’ retail centre containing Big W. Similarly, other 2-3 storey retail premises are located on the opposite side of the road.

The areas to the west of the site along Evaline Street are N characterised by existing detached housing. Whilst areas to the east of the site along Evaline Street rise gently towards Beamish Street, the area adjoining the site is relatively flat.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 5 SITE PHOTOS

VIEW 1 VIEW 4

SITE

VIEW 2 VIEW 5

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SITE V1

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VIEW 3 KEY MAP URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 6 SURVEY PLAN

SITE

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 7 PLANNING CONTEXT

School

Arlington

BYRON STREET L OF School TUS OAD RY R S T School RE ANTERBU ET NEW C ET M TREET RE ARR S ST M ICKVILLE R STREET E Canterbury Park NEW CANTERBU RY RO HERCULES RHA AD KIN VENU DU A SHELLEY School T O C O A SIXTH ON O D T PRINCE T RE T WPER School SS EE S MOORE STREET TRE TE S AVENUE BRIGH Dulwich Grove O A Dulwich Grove FIFTH STR VENUE S THE ET SEVENTH FOURTH TREET WOODSIDE Church School BR GE BURNS AD A D Shopping S VENUE A AVE VE A O O School T A TREET YABSLEY A NORTHC O Centre HIRD VENUE WNING Y R G BEA VE

R R A D ST A FFEN E ANLEY S R S RN CH R TREET EDINBURGH R School V SHAKESPEARE A YDEN ST TREET C A E RBU T MYRA R A E BAR E VENUE NUE SESE T T R O S ON A T NS VE R AD TREET FIR BARRE S CC AN E S T TR S T TREET ONDOND C TREET DU S E EET S R O E E TREET REET O AD T T S T ET T

AD S OMAHA A TR ET AA E S VENUE EE T MARRICKVILLE R OFF VENUEVENUE REE W R S ALL E K TR T N AVENUE ACE T D S TREET A S VENUE S

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TREET M WL R LAKEMBA A S A CHENER SIR JOSEPH BAN O VENUE R CLAREMONT ETELA A STREET RE School WOOD R EET CH WEIGAND REYNOLDS ABEL F S S R KIT S I ORE R TREET CAIRDS TH S AVEN R OAD OAD O L T TREET O LEN S X S

MEREDITH G T W S T AD O PUNCHB F A TREET E ET AD ORD A O KARD ROAD VENUE TREET EW RIC E S O N VI W RE BRAND TRE S T AD L ARREN R S

T IVY GEORGE AD E TREET PEEL S S Tillman Park ET PEEL R Y E Civic TREET RY ARRA R E R LA TREET OE S T S W T School S E PER CAN HILL A O H E T HIGH T TREET AD Y S D GORDON S S R RENW S RE R S TREET S ILL TREET E Y CUTLER TREET T TREET AN T S STREET TREET MCKERN H ON H V TREET E S S ORI ICK I AD HEN AY T O HIG RU N O W S W CHAPEL RO TREET S PARADE nd S ARD TREET BY CEY PRAIRIE REDMAN S S TIO A A EET TREET ON R HIGH T STREET R OAD BRUC T RA S V School S ST S ALE R F TREET T Y R CA UNC G VENUE LL C TREET THE MA A R J I O AIRMOUN E R IN L A OLLINS ON VENUE AD M S Y R W INCES U TREET S A LAKEMBA TREET R Y PR BEA A R TA CANTERBU C P School ADE A O Y R AD OURT M R S L A K C TREET OR Y P R ALL ENUE PREM R O DENNIS PARADE V O S WAY BelmoreBelmore I AD W TREET RAIL S A S NAPIER IER S L BRAN TTLE WATTLE A STREET TREET STREET Marrickville EN A E ACE S QUIGG C TREET C SA TREET A ET NORTH TERR X M STREET S CIA TREET Golf Club E MARION STRE U HALDON TREET AD RO WA THORNTHORNCRAFT EL S ACE S HAMPD School S TREET SOUTH TERR TREET EDISON BRIDGE VERLEY TREET STREET MARION CRAFT CR S ARADE TUDOR S F LAZA School O TREET P OR WN CITY P PARADE STREET S NKSTO YDON Y TREET Canterbury BA WA STREET THO EMA L TONE P BankstownBankstown RAI S LEYLANDS Hospital ARADE R ARDE RYDGE RNLEY ICH N S V GLAD TREET S VENUE LE T TREET TREET A VENUE S A REET S BOU TREET RD A CARN HE TREET ATION T S SONS CRESCENT AVENUE QUIGG STREET School ORD AVENUE School OLLINS OOD C F EGAN AD School X W O OBDEN O C PARADE S WINSPEAR GREENFIELD RAYMOND WL R TREET SHARP TH STREET O

S GREEN Lakemba CROSS GRIFFITHS VENUE BU A TREET AVENUE MORE S PUNCHB Library R S Mackey Park W TREET REGINALD ANDERSON PLIMSOLL T OOD R S ON BRANDON TREET DE DE A CHAPEL RD VENUE S TREET School F TREET S O DRUMMOND GARDENIA OE STANLEY TREET DENNIS ORK AD A S Y S STREET VENUE S A TREET Church TREET AT S TREET EET ONE School GILLIES CAMBRIDGE S AVENUE TREET S TREET VENUE School TREET A SALVIA AVENUE

School TREET TREET Gough Whitlam Park

S S Bankstown RO CHALMERS S SPROULE CHELMS TREET FORD OAD Memorial Park S AVENUE NORTHAM TREET S TWELL S VERBENA LEONARD Wiley Park RE CEY PERCY AVENUE S HALDON TREET School TA School AVENUE CHAPEL R S

TREET CR

S WILSON O MAC School YDON S CHAPEL AULEY A School T VENUE REET VIMY TREET PETUNIA ERNE S AVENUE S AD TRE O S S RY R T TREET School S ET CANTERBU TREET CHALMERS SITE N STREET MYEE

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S W TREET BR ARWICKWICCK S TREET STRTREETRREETT ST CRE O L A ROSEMOUN HIL D W A Y LANCELOT STREET

LINDEN RO T S S TREET SOUTH SMORE

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Canterbury Local Environmental Plan (LEP) 2012 illustrates that the site is suitable for high-rise development (above 12 storeys) and thus further consideration as to how The site is currently included in the Canterbury Local that may be planned on the site is required. Environmental Plan (LEP) 2012. It is zoned R3 – Medium Density Housing. The site has a base FSR of 0.5:1 and a From a planning process perspective, we understand the height control of 8.5m. Strategy will be implemented through amendments to the LEP. We understand by virtue of Campsie Station Precinct SYDENHAM TO BANKSTOWN CORRIDOR being designated as a Priority Precinct, the LEP changes will occur through a DPE led process in partnership with The draft Strategy was first exhibited in 2015. Following Canterbury-Bankstown Council. This will understandably the consultation period, the draft strategy has since been take some time given the draft Strategy indicated a range of revised to incorporate the recommendations made within detailed studies will be required to be undertaken to support submissions and informed by further technical studies. The the Precinct Proposal. re-exhibition of the draft Strategy in September 2017 we understand as the last step to inform the finalisation of the We’re sure the DPE understands that not all landowners Strategy to enable detailed consideration of the precinct are motivated to sell or develop sites to respond to the new to be carried out which will ultimately inform supporting planning controls in the short term, its a 20 year plan. We policies to the amended LEP controls. however request DPE’s support to facilitate the expeditious processing of a site such as our clients, in this precinct that Following the community and Council feedback sessions are willing to advance development immediately. In that and peer review feedback, the original position with respect context, our client is willing to work with DPE and Council to the desired density on the subject site has remained to inform the detailed considerations relevant to the site but unchanged, whereas the scale of proposed density has pursue a landowner led Planning Proposal followed by a reduced on other sites owing to agreed sensitivities. This Development Application is our preferred pathway.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 8 PREVIOUS LAND USE’S MAPPING PLAN

This diagram is included to illustrate that DPE and its consultants had undertaken early thinking with respect to potential building heights in the center.

• It identifies the subject site with a potential height between 19-25 storeys. • We have considered this is our latest aggreement of a potential massing diagram for the center to inform DPE’s finalisation of the strategy.

PREVIOUS LAND USE AND MASSING DIAGRAM

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 9 CONCEPTUAL APPROACH AND

METHODOLOGY FIGURE 29: THE REVISED LAND USE PLAN – CAMPSIE STATION PRECINCT

Key Supporting Directions of Strategy N We wish to express support for the following key directions of the draft revised Strategy:

BYRON STREET • Creating a highly urbanised centre of apartment buildings up to 25 storeys located throughout the core area. • The vision to keep Beamish Street fine grain 2-3 storey SHELLEY STREET COWPER STREET character with a retail focus. This will retain the village SIXTH AVENUE PRINCESS STREET BRIGHTON AVENUE MOORE STREET FIFTH AVENUE SEVENTH AVENUEFOURTH AVENUE character and feel of the main street and avoid tall towers BROWNING STREET BURNS STREET THIRD AVENUE

DRYDEN STREET SHAKESPEARE STREET

dominating the street edge. SECOND AVENUE

FIRST AVENUE

• Taking steps to enhance the new public open spaces at Anzac OMAHA STREET

EIGHTH AVENUE

BEAMISH and Carrington Squares and limiting building heights of land FREDERICK ST KING STREET CLISSOLD PARADE LINCOLN STREET directly to the north to maximise solar access to the open STREET BELLOMBI STREET MINTER STREET

space. FREDERICK STREET

• The reduction of density from high to medium on the edges of School NINTH AVENUE BALTIMORE STREET E SOUTH PARADE Railway line and station the centre to achieve a more sympathetic transition to the low- NORTH PARADE EET TREET JEFFREY STREET

IROARRO STREE Precinct boundary density housing areas that will remain unchanged. AIROAAIRO STREET Tasker Park School WAIROAWAIRWA STREET WILFRED AVENUE DUKE STREET CAMPSIE STREET Campsie HAROLD STREET ROBERT STREET BRUCE AVENUE 400m and 800m walking catchment MEL • The proposed new pedestrian and cycle linkages are Police CHARLESCH STREET ANZAC MALL GOULD STREET PHILLIPS A AVENUE CANTERBURY ROAD XTON AVENUE LOCH STREET ANZAC SQUARE supported as it will facilitate improved connectivity both within PAXTONPAXTOPA AVENUE ALBERT STREET PARK STREET PS AVEN BURWOODBUBBUR ROAD S AVE URUURW PASSEY AVENUE WONGAWOWWON STREET RWRRWO VENUE the precinct and to key spaces or activity nodes. WOOWOW School ONG cilities OO NNG CARRINGTON SQ Low rise housing

CECILIA STREET AMY STREET HUTTON STREET SITE REDMAN STREET MediumCLOSE STREET rise housing HILL STREET EET BERNABER STREET EVALINE STREET EER

SUDBURY STREET HALL STREETSTREE D OAOOADADA Medium-high rise housing BEAMISH STREET ROROA ST CLAIR STREET LOFTUS STREET YYRO R

T CLEARY AVENUE EET CANTERBURY ROAD ET Business / enterprise EA A STREET ET MBABELMORE AVENUE BURWOODBUBBUR ROAD UNARA STREET URWURU SSchoolol AKEMBAAKEMB STREET MARLOWE STREET RRWRWO WOW ETELA STREET CLAREMONT STREET ISABELISA STREET FORE STREET High rise and/or mixed use

STANLEY STREET TRETREEREET IVY STRESTREET Main street shop top housing PERRY STREET CANTONCAN STREETSTREE E STRESTTREET MCKERN STREET HOWARDHOWAR STREET ORISSA STREET HIGHHIH STREETSSTR Priority Precinct PARRADE REDMAN PARADEP Belmore SportsgroundSporrtsground Canterbury Road Review BEAUMONT STREET CANTERBURY ROAD School MYALL STREET AL Transition edges NAPIER STREET ACACIA STREET STSTRTRTREREEEEETET ACIA CIA TR NNST SSTRST A STREET WAVEWAWAVERLEY STREET THORNCRAFT PARADE Public access to school grounds DGG EDISON STREET BRIDGEBRIR ROAD VERLEY STREET

ADE TUDOR STREET TREEREET ARAD Potential urban plaza NDS PARPARA Canterbury EET LEYLALEYLANDSYLAND PARADE Hospital GLADSTONEGLAG STREETSTR RYDGE STREET New or enhanced public open space NSS STREETS COLLINS STREET West Campsie bypass road

SHARPS STREET VENUE BURWOOD R DADAVE TREET Existing / recommended cycle route

REGINALD AVENUEA ANDERSOA PLIMSOLL STREET New streets or pedestrian connections TR R D ORK STREET

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 10 HIGH DENSITY RESIDENTIAL

Recommended Building Height

The draft Strategy designates the site as High-rise Mixed Use and that could take the form of building scales up to 12 storeys or above 12 storeys.

The analysis of the site in the context of the draft Strategy has confirmed in our view that it is capable of accommodating building height at the higher end of the scale being 19-25 storeys. This is consistent with an earlier draft plan for the site.

The subject site has both the merit and the capability of accommodating a building scale of 25 storeys.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 11 PROPOSED BUILDING HEIGHT DIAGRAM

The subject site represents a genuine opportunity by a developer to Single dwelling areas deliver new housing in the centre, to meet the state housing goals. Low rise housing

The area surrounding Carrington Road and adjoining to the west has Medium rise housing blanket precinct characters of single dwelling areas (1-2 storeys), low Medium -high rise housing rise housing (up to 4 storeys) medium rise housing. High rise and mixed use

Main street shop top housing

Mixed use enterprise corridor 4. Dwelling Creation The increased height on the Site will allow for an increased Public open space provision of a more diverse range of housing. The increased height Schools & community facilities will allow for affordable housing and a contribution to community infrastructure.

5. There is the opportunity to achieve consistency with other similar areas. 400m The concept is comparable in height in other urban renewal corridors and centres that are benefiting from new or improved transport 800m services and appropriately recognise the strategic significance of sites within close walking distance to railway stations and retail service.

Implementation of increased heights around train stations of a comparable height to the 20 storeys requested have been successful in areas such as Marrickville, Wolli Creek, Burwood and Strathfield and we understand are currently being implemented in Arncliffe and Banksia as priority precincts.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 12 PROPOSED BUILDING HEIGHT PLAN

Our analysis in the following pages concludes that the site has merit to support a building of 25 storeys. Our justification is outlined below. 6 High Density Zone (18-25 storeys) 6 Retail Zone 1. The subject Site is within close proximity to the Campsie Train 6 13-18 Storeys Station. 6 8-12 Storeyed Transition Zone 6 The site is 400m radius distance from Campsie station. Provision of 6 6 6 Low Rise (5-6 storeys) the site as high rise would increase residential accommodation within 400m/800m Walking Catchment close proximity of the railway station and therefore assist to achieve (as shown on strategy) the vision of supporting transport and the substantial tax payer 6 6 6 investment in improved transport along with the retail core services in 6 6 8 6 close proximity to the station. 8 8 6 8 8 5 6 5 2. The subject Site is not constrained by adjoining developments 25 18 6 Railway 8 12 5 The Site benefits by not having any sensitive adjoining interfaces 20 5 8 16 that would preclude the achievement of increased building height. 400m 16 Railway 6 6 12 CAMPSIE It is located south of the major open spaces and away from the 8 3-5 Beamish Street character strip and low density neighbourhood. Thus 6 8 800m 6 6 8 the impacts from a high-rise building would be acceptable as there 8 5 is scope to position new apartment building form to maximise solar 6 5 5 5 18 8 8 access and amenity and minimise overshadowing. 5 18 5 Railway8 12 6 Greater density on this site based on the revised Strategy is important 25 25 8 to achieve housing targets and allow for retention of the lower scale 8 18 SITE 5 5 character areas of the precinct to remain in-tact. 18 24 8 18 6 13 12 3. The Site can assist in delivering dwelling yields desired by the 12 Department. 8 6 6 12 6

Not all sites within the precinct can or will elect to take steps to secure land use change in accordance with the Strategy in the foreseeable future and a significant amount are unviable in the short to medium term and possibly long term.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 13 PROPOSED MASSING PRINCIPLES DIAGRAM

Transition Zone High Density Zone - 6 - 10 Storeys - Less constrained

12 Storeys Zone High density Zone - area to east reduced - Less constrained scale from high to medium dnesity transition 12 - 16 Storeys - as per statergy plan Commercial Core - due to shadow impacts - 3 - 5 Storeys on open space - ( Campsie RSL 12 Storey max. )

Maximum 12 Storeys Maximum 12 Storeys - not to impact and over - Avoid impacts to shadow open space School - Tranistion to mid rise Civil Open Space zone Transition zone SITE - 6 - 8 Storeys

High Density Zone (13-24 Storeys) - South of open space - Buffer from main street - Shadow not to impact low rise area - close to retail zone 12-16 Storeys zone - transition to medium density

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 14 PROPOSED BUILDING HEIGHT DIAGRAM FROM STRATEGY CONCEPTUAL MASTERPLAN

Master Planning

Based on the principles set out in the Strategy we have further developed these precincts. This has resulted in an indicative, or ‘Benchmark’ master plan which applies these principles as well as the principles set out in the Apartment Design Guide. This strategy takes into account generally accepted ADG building envelopes, building separations and setbacks. We have then prepared massing envelopes based on the different heights and densities as described in the strategy. In this way we have produced a three-dimensional representation of the strategy as a basis to consider the impacts and performance of various design proposals in the precinct, such as the one for the site which is the subject of this submission.

SITE

Neighbour’s form by others

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 15 PROPOSED BUILDING HEIGHT DIAGRAM FROM STRATEGY CONCEPTUAL MASTERPLAN

Key attributes of the plan are • Village character of Beamish Street retained. • Building scales constrained around sites with potential overshadowing impact on public open space. • Careful attention to low density interfaces, achieving harmonious transition. • High density areas clustered to less constrained parts of the center.

High Density Zone (18-25 storeys) Retail Zone N 13-18 Storeys

8-12 Storeyed Transition Zone

Low Rise (5-6 storeys) Neighbour’s form by others

400m/800m Walking Catchment (as shown on strategy)

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 16 PROPOSED BUILDING HEIGHT DIAGRAM FROM STRATEGY CONCEPTUAL MASTERPLAN

SITE Neighbour’s form by others Claremont St Campsie St Nineth Ave Eighth Ave Wilfred La Wilfred Evaline St Anglo St Lillian St Army St Railway

Less density MID SCALE TRANSITION HIGH DENSITY ZONE Sensitive Civil Open MID SCALE MID SCALE TRANSITION ZONE Less constrained Space Zone CONSTRAINED ZONE ZONE

400 Radius From Station 800 Radius From Station

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 17 PROPOSED BUILDING HEIGHT DIAGRAM FROM STRATEGY MASSING PRINCIPLE

TransitionTraannsitiitioonn Zone Zone

Highgh Densit Densityty Zo SITE SeSensitiveeensnsitiveiti Open Ope - Less co d Space Zone Transitioniti Zone Zone HighHigHiHigiighgh DDenDe Densityensity TransiTrrana sisiitiontionon Zone ZonZono e ZoneZo C ty Zone --L LessLeLess constrai constrainedede BBDg Densi CBCCBD-H- HigHHiHighighi Densi CORE

Neighbour’s form by others

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 18 CONCEPTUAL MASSING PERSPECTIVE

Design Proposal

Following on from the above precinct-wide analysis we have proposed a massing strategy for the subject site at 71-75 Evaline Street.

This site is identified in the strategy as a High Rise and Mixed Use zone. The strategy recommends heights between 19-25 floors. We have adopted the envelope typology illustrated in the strategy and applied it on the site. Based on this we have developed a 9m benchmark design.

The strategy identifies a distinct envelope type for high density mixed use zones. It envisages more slender towers above a 4 storey podium. The podium would have a zero street setback and no side setbacks to promote a continuous street wall at ground 12m level and allow good separation and light and air above. We have 12m translated this envelope to the site and allowed for ADG setbacks and design principles.

As such the design includes a 4 storey podium along Evaline Street to reinforce the streetscape. This would contain ground 9m floor retail/commercial areas with residential units above. The ground floor would contain street access to retail loading areas 6m and basement parking. This results in a ‘T-shaped’ form. This form allows for generous communal open space to the north, west and south of the building. 3m 9m The benchmark design demonstrates that the resulting envelope can achieve general compliance with the amenity requirements under Sepp 65. We have prepared preliminary shadow studies which demonstrate the proposal will have an acceptable impact on the surrounding neighbours in terms of overlooking and overshadowing.

EVALINE STREET

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 19 AERIAL VIEW OF SITE

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 20 STREETSCAPE VIEW ALONG EVALINE STREET

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 21 PROPOSED PLANS

RAMP 1:5 RAMP 1:8 @ 12.5M @ 2M 9000 10000 SETBACK

COMMUNAL OPEN SETBACK SPACE

RETAILCOMMERCIAL

6000 SETBACK

6000 SETBACK PLANT LOBBY LOBBY

GARBAGE

COMMERCIAL STREET EVALINE STORAGE RETAIL

COMMUNAL OPEN TURNTABLE SPACE LOADING ST. EVALINE STREET EVALINE 9000 9000 SETBACK SETBACK

3000

GROUND FLOOR PLAN LEVEL 1 - 3 PLAN

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 22 PROPOSED PLANS 9000 10000 SETBACK SETBACK 12000 SETBACK

3000 SETBACK 9000 SETBACK 9000 3000 SETBACK SETBACK

12000 EVALINE STREET EVALINE EVALINE STREET EVALINE SETBACK 10000 9000 12000 SETBACK SETBACK SETBACK

LEVEL 4 - 7 PLAN LEVEL 8 - 24

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 23 AREA SCHEDULE AND UNIT MIX

Unit Mix – BUILDING A COMMERCIAL RESIDENTIAL COMMERCIAL 1B 2B 3B Total FSA FSA Ground 2 749.50 sqm Level 1 - 3 3 42 0 45 3,512.70 sqm Level 4 - 7 16 24 0 40 2,773.20 sqm Level 8 - 24 51 68 17 136 9,800.50 sqm Total Units 70 134 17 221 Mix % 31.67% 60.63% 7.69% 100% ϳϰϵ͘ϱϬ sqm ϭϲ͕Ϭϴϲ͘ϰϬ sqm

RMS Carspace Requirement (Guideline for Development within 800m of Railway) Commercial 1B 2B 3B Visitors Total Carspace Number of Carspace 19 42 121 24 44 249

FSR CALCULATION Site Area: Ϯ͕ϮϰϬ͘ϬϬ sqm FSR Commercial FSR 0.33 : 1 Residential FSR 7.18 : 1 Total FSR 7.52 : 1

COMMUNAL OPEN SPACE CALCULATION Site Area: Ϯ͕ϮϰϬ͘ϬϬ sqm AREA ƐƋŵ Ground Floor ϴϬϯ͘ϳϯ ƐƋŵ Level 4 ϰϱϮ͘ϵϬ ƐƋŵ Total Communal Open Space Area 1,256.63 ƐƋŵ Proposed Communal Open Space 56.10% of the site

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 24 SOLAR AND VENTILATION DIAGRAMS 9000 SETBACK 9000 10000 SETBACK SETBACK

6000 SETBACK

3000 SETBACK 9000 SETBACK EVALINE STREET EVALINE STREET EVALINE 9000 10000 SETBACK 9000 SETBACK SETBACK

LEVEL 1 - 3 LEVEL 4 - 7 12000 SETBACK

9000 3000 SETBACK SETBACK

12000 STREET EVALINE SETBACK 12000 SETBACK

LEVEL 9 - 24

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 25 SUMMARY

We support the direction of the Strategy and the recommendation for Campsie Station Precinct to become a vibrant high density mixed use urban area. We agree that the precinct has a key role to establishing new places and connections to create an active and permeable locality. The investment in infrastructure to embrace the new Metro is supported including pedestrian and cycleway linkages, new parks, improved public domain and schools to support the increased population.

This submission has sought to illustrate the capability and logic for the site to support a tall tower form of 25 storeys.

It is important to achieve the vision for the Sydenham to Bankstown Urban Renewal Strategy and that the height and density sought for the site is an important part of the delivery of the vision.

As a significant landowner in Campsie Precinct, our Client is willing to discuss this submission further and share further information should that assist in the finalisation of the Strategy. Our client is keen to progress to lodge a planning proposal and therefore would be keen to understand whether DPE requires any further information with respect to the opportunity on the site to finalise it position.

URBAN DESIGN STUDY PROPOSAL FOR EVALINE CAMPSIE Tony Owen Partners Site : 71 - 75 Evaline Street, Campsie, NSW 2194 September 2017 26