North Sydney Council Development Control Plan 2002 Area Character Statements

PART B North Sydney Council Development Control Plan 2002 Area Character Statements

(as amended to July 2013)

CAMMERAY ST LEONARDS /

CROWS NEST NORTH CREMORNE

WAVERTON / NORTH WOLLSTONECRAFT SYDNEY NEUTRAL BAY SOUTH CENTRE CREMORNE

LAVENDER BAY

KIRRIBILLI

DCP CHARACTER STATEMENTS

CONTENTS

Planning Areas Introduction 286

1. North Sydney Centre Planning Area 289 1.1 Central Business District 292 1.2 Civic Neighbourhood 296 1.3 McLaren Street Conservation Area 298 1.4 Eden Neighbourhood 301 1.5 Walker Street Conservation Area 304 1.6 Hampden Neighbourhood 307

2. St Leonards/Crows Nest character statement 311 2.1 St Leonards Town Centre 315 2.2 Crows Nest Town Centre 318 2.3 Crows Nest Neighbourhood 320 2.4 Holtermann Estates A, B, C and D Conservation Areas 321

3. Cammeray character statement 325 3.1 Cammeray Village Neighbourhood 328 3.2 Cammeray Neighbourhood 330 3.3 Plateau Conservation Area 332 3.4 Cammeray Conservation Area 335

4. Kirribilli character statement 339 4.1 Kirribilli Village Centre 342 4.2 Kirribilli Neighbourhood 344 4.3 McDougall Street (northern side) 345 4.4 Careening Cove Conservation Area 347 4.5 Kirribilli Conservation Area 350 4.6 Jeffreys Street Conservation Area 353

5. Lavender Bay character statement 353 5.1 Milsons Point Town Centre 357 5.2 Luna Park 360 5.3 Blues Point Village 362 5.4 McMahons Point Neighbourhood 363 5.5 Graythwaite Neighbourhood 364 5.6 Graythwaite 365 5.7 McMahons Point North Conservation Area 367 5.8 McMahons Point South Conservation Area 370 5.9 Edward Street Conservation Area 373 5.10 Lavender Bay Conservation Area 376 5.11 Union, Bank, Thomas, Street Conservation Area 379

6. Neutral Bay character statement 383 6.1 Forsyth Neighbourhood 386

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6.2 Neutral Neighbourhood 387 6.3 HMAS Platypus 388 6.4 Whaling Road Conservation Area 390

7. North Cremorne character statement 393 7.1 Neutral Bay and Cremorne Town Centres 396 7.2 Tram Depot 398 7.3 Military Road Island 399 7.4 Franklins 400 7.5 Woolworths 401 7.6 Waters Neighbourhood 402 7.7 Benelong and Northern Foreshore Neighbourhoods 403 7.8 Hampden Neighbourhood 405 7.9 Montague Road Conservation Area 406 7.10 Oaks Avenue Conservation Area 409

8. South Cremorne character statement 411 8.1 Kurraba Point South Neighbourhood 414 8.2 Cremorne Point Conservation Area 415 8.3 Kurraba Point Conservation Area 419 8.4 Cremorne Conservation Area 422

9. Waverton Wollstonecraft character statement 425 9.1 Waverton Village Centre 428 9.1.1 SRA land (southern side of Bay Road) 429 9.1.2 SRA Land (northern side of Bay Road) 431 9.2 Waverton Village Neighbourhood 432 9.2.1 Bay Road Conservation Area 433 9.3 Waverton Peninsula neighbourhood 436 9.3.1 Horace Street 437 9.3.2 Former BP Site 439 9.4 Waterfront 441 9.5 Wollstonecraft Peninsula 443 9.5.1 Wollstonecraft Conservation Area 444 9.6 The Upper Slopes 447 9.6.1 Crows Nest Conservation Area 448 9.6.2 Priory Road Conservation Area 452

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PLANNING AREAS INTRODUCTION

Relationship of Character Statements to other planning instruments These character statements describe the character of neighbourhoods for the purposes of the LEP 2001 (LEP) and are to be used in conjunction with that plan and the DCP 2002 (DCP).

The character statements are the desired future outcomes for each of North Sydney’s neighbourhoods and do not necessarily describe the existing character or existing features of any of those neighbourhoods.

The character statements are development controls and do not have the same function of the statutory requirements in the LEP. They are applied in the same way as development controls in the DCP. The character statements describe the general characteristics of the desired future outcomes for each area.

When proposing development an applicant is required to refer to the relevant sections of the LEP and DCP, as well as the relevant character statement. The character statements are divided into sub-areas, and some may contain a section on a specific site group of sites (such as one side of a street). For commercial development refer to Section 20, mixed use development also refer to Section 6 of the DCP and for residential development refer to Section 7. See introduction of the DCP for additional development controls that may apply.

Refer to the map provided for the planning area and character statement that applies to your property.

Applicants need to refer to the statement that is relevant to their sub-area as well as the site-specific statement (if one exists) as matters covered in the sub-area are not repeated in the site-specific statements.

These character statements have been derived from the Area Character Study that was undertaken by Council in 1998. The Study and the original statements that were endorsed by Council fed into the review of North Sydney’s planning controls and a new Residential Development Strategy (now embodied in the LEP and DCP).

North Sydney Residential Development Strategy The strategy aims to accommodate growth in an appropriate manner in terms of local characters, access to facilities and services, employment and transport opportunities and environmental impact. The basic aspects of the strategy are:  Preserve existing and potential commercial floor space from further residential competition by maintaining a high quality business centre - the North Sydney Centre - and prohibiting residential development in the core area of the centre;  Maintain smaller scale commercial and retail space in the mixed use centres and provide for dwelling/ population growth through increased heights;  Reduce pressure for redevelopment in Conservation Areas by down zoning to Residential A2 and Residential B to reflect existing detached/semi-detached and terrace/town-house style development, respectively;  Reduce pressure for redevelopment in sensitive areas, the foreshores or adjoining bushland, or where traffic access is limited, by maintaining a lower density zone in those areas;  Maintain housing choice by maintaining intact areas of detached housing and allowing for further development of apartments and attached dwellings only in appropriate locations - in the understanding that detached dwellings provide for families and will contribute substantially to maintaining population numbers and mix;  Concentrate further development in areas with good access to transport employment and other services, and where the impact of development can best be absorbed with minimal impact on amenity, environment and heritage;  Reduce development pressures in the areas of Kirribilli, Cremorne Point, McMahons Point and Waverton, which are considered fully developed in terms of the impacts

Page 286 DCP CHARACTER STATEMENTS

of existing development on parking, traffic, heritage, visual amenity and stormwater run-off.

Total Potential Dwelling Yield The estimated potential total dwelling increase under the Residential Development Strategy is 8600 dwellings. At the expected rate of 300 new dwellings per year, this will accommodate growth for the next 28 years.

Population Increase The target population from an increase of 8600 dwellings is 15480, at current occupancy rates, giving a total estimated population of 71,715 in 2028.

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1. NORTH SYDNEY CENTRE PLANNING AREA

E E L S N R

U S A

L N

OS D D L D R

C R A FAL N D C G O A R A N E B O B R

EM M ET T ST R E

T K

S C T

TU C A R LO W ST

LE O

N N

ST A R L D S

P A R S K LE T R Y N ST I S M N E S D R A T S G R S E P T A A CA M SS A IN A

C VE

C N

D I

F E I N CIVIC C L

EN ED

K PL T AN LB S AZE H E

EDEN W

R IDG E T

E A S T H M E T G A R E T U J E N S I S R TR O S N L E E C

N G L D U D I

L R C I OA T R

T C M O WALKER STREET H I NORTH SYDNEY L C U L H R U CIVIC CENTRE E CONSERVATION AREA R C C

H T H

L N McLAREN STREET

CONSERVATION AREA

M H cLA RE N I GH

S G T W

E L A O B T

R S D Y R O

HAMPDEN N T S T

T N HA S MP R D E R N S ST A E T E V A H E T K HA Y D O L DO L A W A N

T A E S A W

D W

R S

B E S R R W Y T

N E Y

R A R E

B P

I S E T R

T R S D X E T O T RIS F T S ITT K S O N L N A B P N A O RK D L E

UM E T I US S M S NS LE T DE R S R G GA HA K O C M A N O I

A R T S K P N S T

L O T S N S LN S I

R N E

E L T LE D T E I

HE CENTRAL BUSINESS DISTRICT

M O UN SPR T IN G

ST ST T

S R S B E R M OU AY N K T STR E ET L

PLA ZA A M O T P U A N S T W

A A

L L

S C T A

H R T

E T

I B

F U A

Z E I I R L N C E

E ORM ISTO T H K N IL AV L S E S T L H

E A

L D T T T A S

S W T E

R L R

F U

E G L T H

N S D T A A E

L L G R R AS N F A L A I R A

R U

E N N A H L W R B D L L H

U A E A N I L O G I D N

C G A E M H A M L

ST T

W T A I I NO RTH L L S YDNEY A L I K W ST R AT ION Y A W P

S R

E T E P

HUNT S ER C RES R M E ACKE D L N ZIE R L ST I HIGH

M L HIGH STREET T

S M RESERVE

R I D E D K L L E R M A IS U W S N

L H A T RTHUR R

S T

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North Sydney Centre Character Statement

The North Sydney Centre is an attractive, memorable, sustainable and busy commercial centre: • which is a viable and attractive regional employment centre • with a diverse range of living, employment, recreation and social opportunities that attract both local and regional populations and contribute to the vibrancy of the centre • where residents, workers and visitors enjoy comfortable conditions and a high quality natural and built environment • which is accessible to all And where:

Function • The North Sydney Centre is one of Australia’s largest commercial centres serving the local population and that of the Sydney region. • There is a civic focus supported by community facilities such as North Sydney Oval, the Stanton Library and the Independent Theatre. • Community facilities meet the needs of the Centre’s working and resident population, visitors, and residents of nearby neighbourhoods, in terms of wellbeing, culture and recreation, and add to the diversity and activity of the centre. • Various grades and sizes of commercial floorspace accommodate a mix of small and larger business, services, high tech industries and retail. • There is housing choice in the mix of dwelling sizes and in the range of affordability. • Uses and activities are mixed to meet the demands of the residents, workforce and visitors. • There is active use outside standard business hours. • Parks and public spaces are well used and provide for a range of recreational activities.

Environmental Criteria • The extremes of sun, wind and rain are ameliorated by building design. • Natural light reaches buildings, public places and streets. • Sounds are of humans; mechanical sounds are subdued.

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• Use of local flora extends habitats for native birds and other fauna. • Solar access to special areas and open spaces is maintained and contributes to enjoyment of those spaces for use by public during lunchtime. • There is an opportunity to enjoy the views from and within the area towards the Harbour, heritage items and surrounding areas.

Quality Built Form • A north south pedestrian spine is established along Elliot, Ward, Little Spring and Denison Streets forming an integral part of the open space network in the Centre. • There is a pleasant, well designed and well lit series of urban plazas and gardens, connected by a continuous pedestrian walkway. • The set back along the eastern edge of Miller Street is maintained and incorporates a variety of landscape areas and actively utilised open space. • The grid pattern of streets and lanes imposes order and allows freedom of movement. • Miller and Walker Streets are the principal access north/south through the Centre. • The significance of heritage items is retained, and illustrates the rich development history and provides interest in the physical fabric of the Centre. • Heritage items are protected, and significant streetscape elements are conserved in the Walker and McLaren Street Conservation areas. • Predominant early 20th century character of the McLaren Street conservation area is maintained • Victorian and Federation character of streets in the Walker Street conservation area is maintained. • Buildings are stepped down from Northpoint (100 Miller Street) and Shopping World (79-81 Berry Street) towards the boundaries of the Centre. • At-grade connections provide alternate east/west routes through the centre to assist pedestrian movement.

Quality Urban Environment • There are links to the City, other suburban centres and many parts of the Sydney region by ferry, rail, bus and road and the Centre is a place of interchange between the various modes. • Public transport, including walking and cycling, is the main form of access to the centre. • Traffic is managed so that pedestrians can move within the area freely and safely, and amenity is maintained. • Parking is managed in a way that maintains pedestrian safety and the quality of the public realm and minimises traffic generation. • Rear lanes allow for vehicle access to properties. • Public parking is provided in the Ward Street carpark. • Limited increase to the capacity of parking on private property. • Pedestrians are assisted in safely crossing barriers such as the Pacific Highway.

Efficient Use of Resources • Energy efficient design and life cycle assessment of buildings enables the conservation of natural resources and minimisation of use of non-renewable energy resources. • Stormwater runoff is minimised, and recycled where possible.

Public Domain • Additional open space is provided to service the increased residential and working population of the Centre. • Streetscape improvements occur in accordance with the North Sydney Centre Public Domain Strategy.

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1.1 Central Business District

L S A

N G STR E EET L O

E B

R R

O T

W S H

S I

W S T N E WE N S LA OW BR

A T

E T Y T

E E

N E R U R N T VE A A S S T H HA T OO R D E E

T T L E A E N

R E T

A EET BERRY W STR

RY BER N A STR P EET I E

T S

S R

T T

R S D ORI S E FIT TO N E PA T RK Y

ET E TR T S

E A ES RL HA E C G R

N T I

S R R W P

L S

N S

M O E S L I E T E N T N I E L A D L

T R E

ER E L

E R P E T

H S

W MOUN X T S PRIN E G STR EET STREE T R T

E E

K E L

R M A OUN T T STR EET W S PLAZA MO UNT

A STR L E ET P

H T E

A Z T I

L E E

R M T P A S I A HI L LL

L STR C E T I E T E R E

W I F E R

I S

K C

E A E L

T R T W I F

A H

R A

L E

L G GA L S I

M N

I E

R R

U L

R A H W T H ALIN R G R BLU A E E N A L

D A R L O

N A

O D D H

A M IG W

S H E TRE L ET W T T

I NO A L RTH SY Y DNE S Y TATION

H IGH ST REE T RE SER VE

In addition to the character statement for the planning area, the following character statement applies and is the desired future outcome specifically for development in the Central Business District (CBD) of North Sydney.

Function a. Diversity of activities, facilities, opportunities and services. i. High rise and medium commercial, residential and mixed use development. ii. A variety of different sized office, retail, community and entertainment spaces. iii. A variety of outdoor and indoor community spaces (eg. gymnasium; gardens; seating; outdoor and indoor eating areas for public use). iv. No new residential development to occur in the commercial zone (core). b. Public transport i. North Sydney Station is upgraded to accommodate the growth of the Centre. ii. Public transport, cycling and walking are the main forms of public transport. iii. Locate pick up and drop off points for public transport and taxi ranks as close as possible to public spaces and activities, and main building entries. iv. Locate short stay (ten minute) parking spaces within or as close as possible to meeting places. v. Reduce the amount of long stay commuter parking on site. vi. Reduce the amount of non-residential parking on site. c. Identity/Icons i. Greenwood ii. MLC Building iii. Don Bank Museum iv. Mount Street Plaza/ Ward Street Plaza

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Environmental Criteria d. Awnings i. Provide continuous awnings to commercial buildings (in accordance with s.20.2(g) except on Miller Street between Pacific Highway and Mclaren Street. ii. Consider weather protection at entrance or to outdoor seating areas for above mentioned buildings on Miller Street. e. Solar access i. Solar access to special areas and open spaces maintained between the hours of 10am and 2pm throughout the year. ii. Buildings on William Street step down in height, towards Blue Street, to maintain existing levels of solar access and a positive relationship in terms of scale to the heritage item at 218 Blues Point Road (St Peters Church). f. Views i. Preserve and improve existing viewsfrom Ward Street Plaza, where appropriate, of the Harbour and Neutral Bay district. ii. Preserve existing views to sky between buildings on east side of Miller Street, between Berry and McLaren Streets. iii. Preserve existing views towards the Harbour Bridge from the plaza outside Zurich Building (5 Blue Street). iv. Preserve and enhance views to the harbour and Neutral Bay district from Doris Fitton Park.

Quality Built Form fa. Building Heights

*THE NSW LAND AND ENVIRONMENT COURT IN CASTLE CONSTRUCTIONS PTY LTD VS NORTH SYDNEY COUNCIL [2007] NSWLEC 563, DECLARED THAT THIS SECTION (fa) OF NSDCP 2002 IS INVALID AND INEFFECTIVE. i. Building heights for particular property, is not in excess of the height specified (RL) on the map marked ‘Building Height Map – North Sydney CBD’. ii. The building heights (RL) specified on the map is to include plant room, lift overruns and the like. faa. Amalgamation criteria i. Where a property will be isolated by a proposed development and that development cannot justify the minimum lot requirements, the negotiations between the owners of the properties should commence at an early stage and prior to the lodgement of the development application. ii. Where no satisfactory result is achieved from the negotiations, the development application should include details of negotiations between the parties. Their details should include offers to the owner of the isolated property. A reasonable offer, for the purposes of determining the development application and addressing the planning implications of an isolated lot, is to be based on at least one recent independent valuation and may include other reasonable expenses likely to be incurred by the owner of the isolated property in the sale of the property. iii. The level of negotiation and any offers made for the isolated site are matters that can be given weight in the consideration of the development application. The amount of weight will depend on the level of negotiation, whether any offers are deemed reasonable or unreasonable and any relevant planning requirements.

Page 293 DCP CHARACTER STATEMENTS

g. Public spaces and facilities i. Provide open space and community facility at Ward Street Plaza (carpark site). ii. Provide roof top gardens and/or public facilities that allow the public and/or residents to access district views. iii. Mount Street Plaza is a focus point for North Sydney CBD.

Figure 1.1 Stepping down of building heights along Miller Street. Potential increase in height shown in light grey.

Figure 1.2 Stepping down of building heights along Berry Street. Potential increase in height shown in light grey.

h. Skyline

THE NSW LAND AND ENVIRONMENT COURT IN CASTLE CONSTRUCTIONS PTY LTD VS NORTH SYDNEY COUNCIL [2007] NSWLEC 563, DECLARED THAT FIGURES 1.1 AND 1.2, AND REFERENCE TO THEM IN THIS SECTION (h), BE REINSTATED INTO THE DCP. i. Buildings step down in height from the tallest buildings, being Northpoint (100 Miller Street) and Shopping World (79-81 Berry Street) to the boundary and surrounding residential areas (see fig.1.1 and fig. 1.2). ii. Roof design contributes to building’s appearance from a regional view catchment.

i. Junction and termination of streets i. A ‘sense of arrival’ is established at North Sydney Station with strong linkage to the north to connect with the pedestrian bridge over Pacific Highway and Denison Street. ii. The Greenwood historic school building and large Moreton Bay Figs are retained and incorporated as the southern pedestrian gateway to the Centre. iii. The intersection of Miller Street and Pacific Highway forms an important focal point of the Centre with a distinctive character reinforced by the former Post Office and the MLC building. j. Thru-site links i. North/south mid block pedestrian link from McLaren Street to Elliot Street across 54 McLaren Street. ii. North/south mid block pedestrian link from McLaren Street to Ward Street across the vehicle access of 221 Miller Street.

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iii. North/south mid block pedestrian link from Charles Street to Wheeler Lane across 100 Pacific Highway and 16 Mount Street. iv. East/west mid block pedestrian link from Miller Street to Ward Street across 221 Miller Street. v. East/west mid block pedestrian link from Harnett Street to Walker Street across 142 Walker Street. vi. East/west mid block pedestrian link from Walker Street to Little Walker Street across 81-83 Walker Street. vii. East/west mid block pedestrian link from Little Walker Street to Arthur Street across 100 Arthur Street. k. Setbacks i. Zero setback at ground floor and adjacent to heritage items with the following exceptions: ii. East side of Miller Street maintain 14m setback from kerb alignment; iii. Walker Street, western side, north of Berry Street, provide 7m setback from property boundary; iv. South side of Berry Street maintain 8m setback from kerb alignment; v. Walker Street, eastern side, north of Berry Street, maintain existing setbacks from property boundary; vi. Maintain setback at 62 Miller Street of 17m from kerb alignment; vii. South side of Mount Street maintain 20m setback from kerb alignment; viii. Landscaped setting and setbacks of existing buildings north of McLaren Street are maintained in new development ix. Conserve views to, and the setbacks and settings of, heritage items at 86 and 146 - 150 Walker Street, 94 Pacific Highway (fmr Post Office), 36 Blue Street (Greenwood), 153 Miller Street (MLC Building), 168 - 172 Pacific Highway and 1-7 Napier Street . l. Street frontage podium height i. Miller, Walker, Berry, Mount and Alfred Street and Pacific Highway maximum of five storeys. ii. North of McLaren Street maximum three storeys. iii. Podium height matches or is transitional in height between immediately adjacent buildings. iv. Podium height matches height of adjacent heritage items. v. Podium height may be reduced to that part of the building devoted to commercial use in mixed-use buildings. vi. If there is no commercial component, and therefore no podium, adequate side separation should be provided for residential amenity. m. Above podium setbacks, street frontage. i. Miller, Walker, Berry, Mount and Alfred Streets and Pacific Highway frontages a weighted average of 5m from edge of podium. ii. Walker and Miller Street frontages north of McLaren Street a weighted average of 3m from edge ofpodium. n. Laneway frontage podium height i. Wheeler Lane, Charles, Napier, Elliott, Denison, Ward, Spring, Little Spring and Little Walker Streets between two to three storeys (7-10m). ii. Podium height may be reduced to that part of the building devoted to commercial use in mixed-use buildings. iii. If there is no commercial component, and therefore no podium, adequate side separation should be provided for residential amenity.

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o. Above podium setbacks, laneway frontage. i. Wheeler Lane, Charles, Napier, Denison, Ward, Spring, Little Spring and Little Walker Street frontages a weighted average of 4m from edge of podium. ii. Elliott Street frontage a weighted average of 3m from edge of podium. oa. Additional setbacks (for solar access, residential amenity and urban form)

*THE NSW LAND AND ENVIRONMENT COURT IN CASTLE CONSTRUCTIONS PTY LTD VS NORTH SYDNEY COUNCIL [2007] NSWLEC 563, DECLARED THAT THIS SECTION OF NSDCP 2002 AND THE FIGURES TO WHICH IT REFERS (the additional setback diagrams 1-5), ARE INVALID AND INEFFECTIVE. i. Berry and Walker Streets and Pacific Highway, as shown on fig. 20.3 p. Building design i. Provide architectural detailing, high quality materials and ornamentation provide a rich visual texture and a symbolic/decorative reference to the history of the place, the building’s use or occupant. ii. Provide a visually rich intimate pedestrian environment with active street frontages at ground level. iii. Rock outcrop incorporated in design at 136 Walker Street. q. Energy Efficiency i. Buildings are energy efficient with low environmental impact during their life cycle. ii. Minimise stormwater runoff and recycle where possible. iii. Minimise energy consumption and waste disposal.

Quality Urban Environment r. Public Domain i. Have regard to Public Domain designed in accordance with the North Sydney Centre Public Domain Strategy and North Sydney Council Infrastructure Manual. s. Landscaping i. Continued use of tree planting and use of native vegetation to enhance the urban environment and attract birdlife. ii. Choice of trees and vegetation in accordance with North Sydney Centre Public Domain Strategy, Street Tree Strategy and North Sydney Council Infrastructure Manual.

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1.2 Civic Neighbourhood

T FA E LCON E

S TREET

K C C AR U LOW T E S N T LE A O L S N TR A EE T RD S

P A R FIG K

TRE E S LANE

N I

C CASS INS AV ENUE

NOR y TH S e R YDN n b E EY L E O d u N V l L A A I L L y

M S

t n

i r l

E o G w D I R N o B

RIDGE

E T E R C T

A S S L

E S

M M

A W A J ST H REET G

N I

N T E T N R E E

E U U E S R T O C R S L

E T C

G S D D I A

R O

O I

NORTH SYDNEY CIVIC CENTRE

Mc LAR EN

STRE ET

S T R E E T

BE RRY S TREET

In addition to the character statement for the planning area, the following character statement applies and is the desired future outcome for the Civic area.

Function a. Diversity of activities, facilities, opportunities and services i. Special uses including: education, public services; community facilities including child care; youth centres and recreational parks. iii. Open space used by locals, students and the wider regional population for recreation. b. Public Transport i. Public transport, cycling and walking are the main forms of public transport. ii. Traffic calming measures along Miller Street, Falcon Street, and Ridge Street. c. Identity/Icons i. Stanton Library ii. St Leonards Park iii. North Sydney Oval iv. Independent Theatre v. Civic Centre and Park

Environmental Criteria d. Views i. Maintain views to Kirribilli and Harbour from St Leonards Park.

Quality Built Form e. Public spaces and facilities i. Cohesiveness throughout the area is achieved through landscaping and tree planting. ii. Safe pedestrian links with improved lighting and passive surveillance. iii. Active street frontages, such as cafes and shops at ground level on both Miller and Ridge Streets.

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f. Thru site links i. Connections to Stanton Library from Ridge Street and Miller Street. ii. Well lit connections through Stanton Park and St Leonards Park. iii. Routes are as direct as possible with direct through views from adjacent streets or public domain. g. Setbacks i. Minimum Setback of 3m at street level with landscaping, including trees and shrubs provided at street frontage. h. Fences i. Front fences no higher than 800mm i. Gardens i. Substantial planting including trees in front gardens to complement street trees. j. Form, scale and massing i. Small scale residential buildings complement the topography to maintain views. ii. No new large scale development. k. Characteristic Building Heights i. 1-3 storeys following topography and strong relationship with adjacent building heights. l. Junction and termination of streets i. Junction at Miller and Falcon Streets provides a gateway to North Sydney Centre.

Quality Urban Environment m. Carparking i. Meter short stay car parking for visitors on-street. ii. Ridge Street carparking used for public parking. n. Streetscape i. Avenue of trees to line roads provides attractive streetscape and provides borders to the road. ii. Encourage open street frontages with low fences (maximum 800mm) or no fences, landscaping to complement street planting.

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1.3 McLaren Street Conservation Area

C U NORTH SYDNEY

H R U CIVIC CENTRE R C C H H

L N McLAREN STREET

S CONSERVATIONT AREA M cLAR EN ST

In addition to the character statement for the planning area, the following character statement applies and is the desired future outcome for the McLaren Street Conservation Area.

History Land in this area was subdivided as part of the Town Plan for North Sydney (then known as St Leonards). The St. Thomas’ Church land was allocated in 1842, with a church erected in 1843. Further land was purchased by the Church and a schoolhouse was erected in 1848. The original Church was replaced by a larger Church, erected around it between 1877 and 1884 to a design by Edmund Blacket. In 1900 a rectory was built to the east of the Church, to a design by E. Jeaffreson Jackson, and a memorial hall was added to the site in 1922. The earliest recorded occupant of adjacent land was James Husband, and a plan of 1892 shows “St. Thomas’ Terrace” fronting Miller Street. During the 1890s, a large residence and doctor’s surgery was erected for Dr. Capper, to the design of E. Jeaffreson Jackson, on the corner of Miller and McLaren Streets. In 1926, it was acquired and remodelled as Council Chambers for North Sydney Council. Miller Street at the turn of the 20th century was known as the ‘Macquarie Street of the North Shore’ because of the amount of doctors, dentists and hospitals occupying properties in the vicinity.

Conservation area character This small area forms a seam between the North Sydney Central Business District and the Civic Centre on the slopes of the ridge running up to Crows Nest. Good access to public transport, CBD, shops, Council Chambers and civic facilities including; park, library and child care centres, St Thomas’ Church.

The sloping terrain heightens the prominence of the St Thomas’ Church and exposes its landscaped grounds to views from street level. At the southern apex of the Church property is the oblique intersection of Church and McLaren Streets, which forms, with its adjoining buildings and open space, a unique focal centre in the townscape. Views of note into the area are the three entrances at the Pacific Highway, West and Miller Streets, the latter two being the “Church” and “Civic” gateways respectively. Views out of the area along McLaren Street are terminated on the west by the original gateway and fence to Crows Nest House (now the boundary of the North Sydney Demonstration School) and on the east by the distant views to Cremorne Ridge.

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The cohesive quality of residential development around the western and southern perimeter forms a strong street edge to the Church and Civic Centre, with buildings within generous landscaped settings.

Plane trees around the perimeter of these sites do provide continuity and extend across the street to embrace them into the Church/Civic precinct. Stanton Park forms the focal point for this area.

There are uncharacteristic elements that interrupt the streetscape including the unattractive modern shopfront on 5-7 McLaren Street.

Heritage significance McLaren Street conservation area is of significance: 1. as a very fine group of mixed residential development from the earlier part of the 20th century featuring several very good groups of attached and detached buildings. 2. the landmark qualities, design and historical associations of the St Thomas church complex, and the open space surrounding it and the Council Chambers complex. 3. as a largely intact area retaining much of the urban detail and fabric seen in surviving gardens, fencing and street formation, which is typical of the form of development seen in close proximity to the centre of North Sydney and which has been largely removed. 4. for the civic and religious nature of the precinct.

Cultural Themes A well respected topography Views great and small An enviable urbanism Landmarks Layers of history A vibrant economy Civic tradition

Function a. Building typology i. Landmark buildings in landscaped settings. ii. A variety of good quality Victorian and Federation era, attached and detached dwellings. b. Identity/Icons i. St. Thomas’ Church ii. Council Chambers

Environmental Criteria c. Views i. Street views along Miller and McLaren Streets to landmark buildings such as the Church and Council Chambers.

Quality Built Form d. Subdivision i. Variety of subdivisions related to use and dwelling type. ii. Generally rectilinear subdivision with narrowest frontage to street for perimeter development. e. Siting i. Dwellings have their principal frontage oriented and parallel to the street alignment.

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ii. Dwellings are forward on lot. f. Setbacks i. Front setbacks 6m-8m (except terraces on Church Street). ii. Side setbacks are 1.5m-2m (except terraces on Church Street). g. Fences i. Maximum 800mm high and constructed of face brick or sandstone piers and base with metal palisade panels. h. Form, scale and massing i. Vertical design elements break down the bulk of buildings. ii. Balconies and verandahs incorporated within building envelope. i. Roofs i. Gable ends facing street, predominantly hipped roof pitched between 30 and 45 degrees, terracotta ridge capping, slate and terracotta. ii. Tall chimneys and chimney pots, stucco and face brick. j. Windows and doors i. Timber framed double hung and sash windows. k. Materials and Colours i. Residential buildings: face brick walls on a sandstone foundation; sandstone string coursing and decorative elements. ii. Sandstone and slate used in church buildings. l. Details i. Restrained Federation Queen Anne detailing in timberworks to verandahs, tessellated tiles to verandah floors. ii. Roof pitched between 30-45 degrees, terracotta ridge capping, slate and terracotta tiles. ii. Tall chimneys and chimney pots, stucco and face brick.

Quality Urban Environment m. Car accommodation i. Single car space to the rear or side of the dwelling if it can be accommodated.

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1.4 Eden Neighbourhood

E RTL MY

EN ED P A C

I F I C K PL BAN ZEL HA

EDEN

H W

In addition to the character statement for the planning area, the following character statement applies and is the desired future outcome for the Eden Street area.

Function a. Diversity i. Diverse range of activities including residential, public services (including the postal service and police) commercial and retail. ii. A variety of different sized non-residential spaces (e.g. smaller showrooms, small offices). b. Public Transport i. Pacific Highway provides public transport service connecting to the CBD and St Leonards. ii. Pick up and drop off points for public transport and taxi ranks are located close to public spaces and activities, and main building entrances. c. Identity/icons i. Union Hotel ii. Freemasons Hall (Wellbeing Centre)

Environmental Criteria d. Noise i. Use design features that reduce noise effects and pollution such as: cavity brick walls; double glazing; solid core doors; concrete floors especially on Pacific Highway. e. Hours of Operation i. 8am to 12 midnight (Monday to Saturday) and 8am to 10pm (Sunday). ii. Trading outside these hours is only considered if supported by evidence demonstrating that nearby residential areas will not be affected by traffic, or other noise. f. Awnings i. Consistent awnings along Pacific Highway to provide shelter from weather conditions.

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g. Views i. Views to the CBD along Pacific Highway

Quality Built Form h. Public Spaces and facilities i. Footpath paving along property frontages in accordance with Council’s specifications. ii. Roof top gardens and public facilities that allow public access to district views from higher floors. iii. Encourage active uses outside standard business hours to encourage active streets and street surveillance. iv. Locate any outdoor dining within clearly defined areas located away from main roads; provide weather protection providing equal and unobstructed pedestrian movement. i. Thru-site links i. Hazelbank Place provides a pedestrian thru-site link from West Street to Pacific Highway, with good lighting and paving. ii. Safety design improvements, lighting and passive surveillance by means of windows overlooking the walkways to improve pedestrian safety. iii. Thru-links encourage pedestrian access to and from Pacific Highway, West Street and Ridge Street. iv. Thru-links to encourage pedestrian access along Eden Lane to Myrtle Street, West Street and Pacific Highway. j. Building Design i. Building form differs throughout the area, with an emphasis on quality mixed use design to complement heritage items. ii. Form, scale and massing reflects surrounding development to provide visual interest through a range of detailing such as recesses, balconies and a variety of materials. iii. Ground floor commercial/retail uses to provide activity and interest along Pacific Highway, Eden Street and Eden Lane. iv. Active uses along Eden Street and Eden Lane such as outdoor dining to encourage activity outside standard business hours. v. Mixed use development complements lower scale residential in adjoining conservation areas. k. Characteristic building height i. A variety of building heights in the mixed use area with the average height being 4 storeys. ii. Buildings adjacent to conservation areas transition in height to match building height in conservation areas. l. Street frontage podium heights i. Street frontage podium along Pacific Highway 4 storeys in height. ii. Laneway frontage podium 3 storeys in height. m. Setbacks i. Setback by weighted average of 3m above podium. ii. Setback 1.5m at ground level from laneway frontage. iii. Setback 1.5m above podium level along Eden Street, Eden Lane and Myrtle Street.

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Quality Urban Environment n. Car parking i. Short stay metered on-street parking for visitors. ii. Access to underground car parking through one entrance and exit only, 6m wide maximum. o. Streetscape i. Streetscape to provide consistency with surround areas with street tree planting and use of street furniture. ii. Tree lined streets encourage birdlife and lessen impact to traffic noise.

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1.5 Walker Street Conservation Area

RID G E T E R E T U E S R S T S O

T S L E C

T G D D I S A R O T R T

WALKER STREET O I

E CONSERVATION AREA

In addition to the character statement for the planning area, the following character statement applies and is the desired future outcome for Walker Street Conservation Area.

History This land was subdivided as part of the Town Plan for North Sydney (then known as St. Leonards). It appears to have remained largely vacant until the 1880s, when Francis Punch erected his house fronting Ridge Street, Park House, in 1886, and the adjoining “St. Helens” in 1889. Further east, Dr. Kelynack erected “Lamona” in 1883. Land on the west side of Walker Street was owned by Francis Lord as part of the property of his house, “The Lodge”. A smaller block fronting Walker Street was owned by William Tucker. These were variously subdivided and built upon in the late 19th century, usually for large private homes.

Conservation area character The Walker Street Conservation area is a residential neighbourhood which includes the Wenona private school. It has relatively good access to public transport, the CBD and Ridge Street shops. The small network of streets provides good pedestrian access throughout the area. It is in close proximity to St Leonards Park and the War Memorial.

The area is defined by the steeply sloping northern portion of Walker Street and its intersection with Ridge Street, near St. Leonards Park. Ridge Street is very wide, essentially flat, with the park on the north side and Victorian and Federation era dwellings on the south. Walker Street is not as wide, steeply slopes down from Ridge Street, and is characterised by the Wenona School buildings and other substantial residences.

The area is distinguished by mature landscaping which acts as a unifying factor. The landscaping dissolves property boundaries and creates a union between public and private spaces and obscures unsympathetic development. This landscaped quality continues up McLaren Street, across Ridge Street, and into St. Leonards Park and into the rear portions of the Walker Street properties.

Other unifying elements in the area are the original fences and retaining walls. Many of the fences are natural hedges or iron palisades with stone corner posts. The topography of the area allows for numerous views into and out of the area, including significant vistas such as that looking north up Walker Street, terminating in the War Memorial in St. Leonards Park.

Uncharacteristic elements within the conservation area are high rise development, although their disruption is reduced slightly by landscaping.

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Heritage significance Walker Street conservation area is of significance: 1. for its substantial late 19th and early 20th century character, which is essentially intact and containing a high number of heritage items. 2. as a largely intact area retaining much of the urban detail and fabric seen in gardens and fencing with original front fences and retaining walls which create a strong sense of streetscape and define views. 3. for the mature public and private vegetation that unifies the area and frames the buildings. 4. for the variety in scale of the buildings accentuated by random setbacks but controlled by common colouring, materials, pitched roofs and vegetation.

Cultural Themes A well respected topography Views great and small An enviable urbanism Landmarks Layers of history A vibrant economy

Function a. Building typology i. Detached dwellings, architectural styles include Victorian Filigree, Victorian Italianate, Federation Queen Anne and Federation Arts and Crafts. b. Identity/icons i. Cottage Hospital buildings ii. War Memorial iii. St Leonards Park

Environmental Criteria c. Views i. Warringah Expressway Lookout and street views from the end of Ridge Street and Walker Street.

Quality Built Form d. Streetscape i. Continuity of fences and landscaping e. Subdivision i. Rectilinear with narrowest boundary to street ii. 700m2-1250m2 f. Siting i. Dwellings have their frontage oriented and parallel to the street alignment. ii. Forward of lot and middle of lot g. Characteristic Buildings Heights ii. 2-3 storey buildings h. Setbacks i. Front: 4-5m ii. Side: 1.5m

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iii. Rear: 5m-6m i. Fences i. Not more than 800mm high ii. Timber or iron palisade, to ensure consistency with adjacent styles of fencing in material and height. j. Form, massing and scale i. Majority of detached with some attached dwellings with projecting bays and verandahs to the street. k. Roofs i. Pitched between 30 and 45 degrees ii. Hipped roof forms with some small scale gabled elements. iii. Terracotta tiles l. Windows and doors i. Timber framed double hung and sash windows m. Materials, colours and details i. Dry pressed face brick of colour matching characteristic colours, corrugated iron or terracotta tiled roofs. ii. Restrained Victorian and Federation Queen–Anne detailing in timberwork to verandahs, tessellated tiles to verandah floors.

Quality Urban Environment n. Car accommodation i. No carspaces, carports or garages in the front yard. ii. To the side or rear of the dwelling behind the front building line.

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1.6 Hampden Neighbourhood

P E

E X

R HAMPDEN E

NEIGHBOURHOOD H AMP D EN

S T

R A

G K

L N I A

R W

In addition to the character for the planning area, the following character statement applies and is the desired future outcome for Hampden Street.

Function a. Diversity i. Small residential neighbourhood ii. Mix of 2-3 storey original terraces, low-rise flats b. Identity/Icons i. North Sydney Club ii. Sandstone wall in the middle of Walker Street

Environmental Criteria c. Views i. Maintain views of Kirribilli and the Harbour from Walker Street. ii. Strong vista along Walker Street to southern part of CBD.

Quality Built Form d. Public spaces and facilities i. Pedestrian walk along the western side of Warringah Express accessed from Hampden Street.

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e. Streetscape i. Heritage features such as Walker Street and Hampden Street sandstone walls. ii. Substantial gardens within front setback area. f. Fences i. Low fences (max 800mm) ii. Small picket fences above sandstone bases g. Form, scale and massing i. Early and original residential buildings complement the topography to maintain views and easy access. iii. Ground floors may not relate to street level due to topography of the area, with high sandstone retaining walls at ground level. h. Characteristic Building Heights i. 1-3 storeys along Walker Street between McLaren and Berry. ii. 1-2 storeys on Hampden Street

Quality Urban Environment i. Carparking i. On-street parking for terraces, off-street parking (below ground or at-grade) parking for flats and apartments. ii. Short term meter parking for commuters. iii. No breach of sandstone walls for garages or car parking. j. Public Domain i. Steps and pathways along Walker and Hampden Streets are maintained. ii. Landscaping in front gardens/private open space. iii. Tree lined streets and mature vegetation on median enhances area.

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Blank page. DCP CHARACTER STATEMENTS

ADDITIONAL SETBACKS (OA)

SITE 02 - 144-150 WALKER STREET (WALKER STREET OPTION 3)