PLANNING PROPOSAL 28 CLARKE - Amazon S3
PLANNING PROPOSAL 28 CLARKEsmart design studioSUBMISSION TO THE DRAFT ST. LEONARDS CROWS NEST 2036 PLAN
CONTENTS1. Planning.032. Heritage. 083. Architectural design report.104. Architectural drawings.195. Appendices. 266. Shadow studies. 467. Area analysis. 48smart design studioTABLE OF CONTENTS
smart design studioPLANNING
7 February 2019Under the North Sydney LEP 2013, the site has the following built form controls: Zoned B4 Mixed Use; Maximum building height of 20 metres; Minimum non-residential FSR of 0.5:1Director, Sydney Central Urban RenewalDepartment of Planning and EnvironmentGPO Box 39Sydney NSW 2001Figure 1 identifies the site relative to the future metro rail tunnel and Hume Park.28-34 CLARKE STREET, CROWS NEST SUBMISSION TO ST LEONARDS & CROWS NEST DRAFT 2036 PLANThe precinct is being planned with the principles of enhanced mobility for people that will be walking,cycling, and taking public transport. Pedestrians will be flowing in and out of the future metro station,with some of the entry points possibly immediately fronting the subject site. The site has a critical roleprovide active frontages particularly being located along the three streets of Clarke, Oxley and ClarkeLane.1.PURPOSE & OVERVIEWFigure 1 Site LocationWe act for Prosper Group Pty Ltd, the asset managers, and Mevote Pty Ltd the landowners, for theproperty at 28-34 Clarke Street, Crows Nest (‘the site’). On behalf of our client, we are providing thefollowing feedback for the Draft Planning St Leonards and Crows Nest 2036 Plan (Draft 2036 Plan).The purpose of this submission is to inform DPE that the property owner is in support of the Draft 2036Plan, and to propose some amendments on the controls put forward for the site after undertaking adetailed assessment of the site and its development opportunity given its local heritage listing.Our proposed amendments will benefit not just the subject site, but also the general vicinity aroundCrows Nest and more importantly the people that will be using the transport hub.This submission has been informed by the following technical inputs:xArchitectural Design by Smart Design StudioxHeritage Assessment by UrbisxBCA Assessment Report prepared by Advance Building ApprovalsxDisability Access Report prepared by Cheung Access Pty Ltd2.THE SITE & CONTEXTThe site is located at 28-34 Clarke Street, Crows Nest, and legally known as Lots 21–24, Section 8,DP 2872. The site sits on the corner of Clarke and Oxley Street, adjacent to the future Crows Nestmetro station via Clarke Lane. The site is area is 1,238sqm.It is strategically located between the future metro station and the Hume Street Park, which will beundergoing significant revitalisation. 28 Clarke Street is within walking distance to the St LeonardsStation, at approximately 500 metres.With this, the site has huge potential in positively contributing to the activation of key connectionsbetween a transit hub and major public open space, as well as the rest of the precinct to the north andeast of the station.The existing building on-site is a five-storey commercial building, with multi-level basement carparking. Built in circa 1972 in the late 20th century brutalist architectural style, the building has beenlisted as a heritage item under North Sydney LEP 2013. It has been modified with later roof additionsand internal refurbishments.Willoughby Road and the Crows Nest Village to the east have been identified by stakeholders as aplace with character that they would like to see retained.Figure 2 on the following page, taken from the SJB Urban Design Study Report, shows that the sitesits within the focus of development boundary (shown in yellow dotted line).It illustrates the scale of development that will dramatically increase in its immediate vicinity. As suchthe building addition sought in this proposal will be viewed as modest in comparison to thesurrounding scale.PROJECTCLARKE 28PAGE 4smart design studioPLANNING REPORT
Table 1: Draft 2036 Plan SummaryDesignPrincipleVisionDescriptorRelevant Directions &RecommendationsCommentPlaceA vibrantcommunity-Maintain current heritage statusin existing controls.Transition in height form newdevelopment to surroundingconservation areasImproving public domain inOxley StreetOur client wishes to retain theheritage item on-site. Theconcept vision is key to securingthe commercial life and enduringsignificance of the heritagebuilding for decades to come.Oxley Street to form part of anetwork of greener streetsExpand Hume Street ParkUpgrade to the site presents anopportunity to positivelycontribute to the landscapecharacterFocus building height anddensity in the highway corridorzone between the two railstationsSites with increased buildingheight to meet new solarprotection guidelinesEncourage a balance of mixeduse and stand-alonecommercialProvide appropriate transitionbetween areas of change andno change.The proposed concept has beenderived from consideration ofthe desired future context andthe notion of stepping scaledown from the metro stationdevelopment.A place thatprotects thepastFigure 2 – Site ContextLandscapeA greenerplace--Built FormA welldesignedplace-Souce: SJB3.-SUMMARY OF KEY DIRECTIONS OF THE DRAFT 2036 PLANThe Draft 2036 Plan provides a framework to guide future redevelopment and revitalisation in StLeonards and Crows Nest.The draft 2036 Plan sets a clear vision for the centre under the following 5 themes: Place, Landscape,Built Form, Land Use and Movement.The vision and area-wide design principles have been translated into actions and recommendations toguide the location scale and character of development in the centre.From our review, the following key directions arising from the Draft 2036 Plan are of relevance to thesite:-Land UseAnemploymenthubA home forpeople of allages-Creation of a mixed land usecorridor along between thestationsNew non-residential FSRrequirements for B4 zoned landThis submission outlines ourproposal to design asympathetic addition to thebuilding to secure its long-termtenureIn addition, the concept proposalhas been informed by technicalconsiderations from heritage,and building services.The concept presents theopportunity to grow commercialoffice development on the sitebeyond current expectationwhich will positively contribute tothe jobs target.Our studies have revealed thealterations and additions to thebuilding are far better suited tocommercial development andhence the proposal seeks toenhance the commercialfloorspace offering. Noresidential use is proposed.PROJECTCLARKE 28PAGE 5smart design studioPLANNING REPORT
MovementAn accessibleplace-Allow for increased density inthe most accessible parts of thecentreStrengthen connectivitybetween the two stations vialanewaysUndertake improvements tocycle paths and footpathsThe site is strategically locatedand should be carefullyconsidered to optimise itsdevelopment potential to formpart of a cohesive metro stationsub precinct within the centre.Having regard to the above summary of the Draft 2036 Plan, it is evident that the site has the potentialto significantly contribute to the desired urban renewal vision and character for the centre. Given thesite is heritage listed, the draft 2036 Plan must provide an appropriate level of policy direction toensure our client is incentivised to invest capital in the buildings on-going maintenance, upgrade andfuture expansion.4.PROPOSED BUILT FORM CHANGESVarious building envelopes were investigated, informed from the following key principles:1.Overshadowing – comply with Draft 2036 Plan solar protection requirements for public openspace as well as ensure solar access compliance as per the AGD is achieved with respect toneighbouring residential properties.2.View sharing – built form must consider view sharing with neighbouring developmentcognisant of what would be considered reasonable expectations within a CBD context.3.Height compatibility and transition – Built form must consider building heights ofsurrounding buildings both existing and future proposed.4.Public domain – future building envelope must ensure the desired public domain outcomescan be delivered.5.Economic feasibility – the building envelopes need to incentivise redevelopment to deliverthe desired employment growth.The proposed concept is illustrated later in the Smart Design Studio Design Report.A summary of the Draft 2036 Plan built form recommendations and the requested changes from thissubmission are summarised in the table below:5.JUSTIFICATION OF PROPOSED CONCEPT5.1.A CONTEXTURALLY APPROROATE RESPONSEThe building was constructed in 1972 for the Commercial Banking Company. The design intent was toestablish a building that was a strong and dominant form to mark its highly visible corner site in CrowsNest and its use for a bank at the time. Over time more recent development has occurred and thebuilding is viewed amongst other taller buildings, diminishing its visual prominence.The Draft 2036 Plan proposes a building height of 8 storeys, overall FSR of 3.5:1, and non-residentialFSR of 0.5:1. This in effect constitutes a reduction in the current GFA on the site and if adopted wouldeffectively dis-incentivise any building upgrade work to occur in future.This, is in comparison to the proposed 27-storey building heights and FSR 12:1 for the metro stationsite directly across the property from Clark Lane, creating an inequitable development scenario.The project team tested a range of building addition opportunities for the site. Strategies such asincorporating a ‘lightweight’ building addition was examined. However, after considerable study and inconcert with the Urbis heritage advice, it was agreed that the most appropriate addition was to createa building form complementary to its brutalist design, and commensurate to the existing and emergingcharacter of taller building forms that surround the site.Accordingly, in this submission we are proposing to increase the building height controls to 15 storeysand overall FSR to 8.82:1.These built form changes will result in a better transition of building heights between the over stationdevelopment, Hume Street Park and Willoughby Road. In any future development, design will besensitive to potential overshadowing on Hume Park and respect the key heritage elements of thebuilding.The proposed building height of 15 storeys will sit comfortably within the varied scale of buildings inthe locality being:-2 x 27 storey towers above the metro station tower; andThe Oxley/Albany Street block that comprises a mix of allowable building heights ranging from 818 storeysFurthermore, the proposed building height will achieve an appropriate transitional building scale downfrom the metro station tower on the highway to the lower building heights of 8 storeys and then 3storeys within the Crows Nest village.ItemExisting BuildingDraft 2036 PlanrecommendationUrbis SubmissionrequestThe proposed building scale is consistent with the directions of the Draft 2036 Plan which seek thefollowing:Max Building Height5 storeys8 storeys15 storeys(equivalent to approx.RL149)-Max FSR4.43:13.5:1 (-0.93:1 fromexisting)8.82:1*Having regard to the above, in our opinion the proposed building height increase will achieve acontextually appropriate response to the changing urban character and by doing so will not onlysecure the longevity of the heritage item but also facilitate additional employment beyond the currentforecast.*Note: The proposed GFA is comprised of 8 new full floors plus a half floor of space that can berecovered when the existing roof level plant is relocated. The half floor will be on the same level as themid-level open space and would be ideally suited to a use like a child care facility.Focus density in the corridor between the two stationsProvide transitions between areas of change and no changeDeliver transit orientated development at the Sydney metro site.PROJECTCLARKE 28PAGE 6smart design studioPLANNING REPORT
5.2.THE PROPOSAL FACILIATES ADDITIONAL JOBS GROWTHThe Draft 2036 Plan is targeting the achievement of 16,500 new jobs by 2036 to meet the high jobsgrowth target of the District Plan. For Crows Nest equates to approximately 18,000sqm of additionalcommercial floorspace to be delivered over time.The site is currently used for commercial office purposes, however part of the use is for a data centrewhich generates only a few jobs. Whilst the site is zoned B4 Mixed Use, redevelopment is constrainedby its heritage listing, meaning any additional development would need to incorporate retention of theheritage building.As outlined earlier, as part of a series of investigations a mixed use development concept wasconsidered however was discarded owing to challenges integrating the use within acceptable heritageconsiderations and the challenge to deliver quality residential amenity.Therefore, the concept and commitment is to deliver a commercial addition to the heritage building, asproposed. This proposal will therefore create a positive employment boost beyond that expected forthe site to help in delivering the high jobs growth target.landowners to sell heritage floorspace that fund ongoing conservation of heritage items in NorthSydney LGA. This places greater pressure on heritage conservation.Therefore, to ensure the ongoing conservation of the heritage building as well as incentiviseopportunities to explore the potential to enhance the buildings’ public domain interface, it is vital thatthe Draft 2036 Plan signals the potential for a building addition to be accommodated. This will pavethe way for the landowner to work with Council to develop a concept that can deliver on the land useand public domain aspirations for the centre.5.4.COMPLIES WITH THE PROPOSED SOLAR PROTECTION CONTROLSThe Draft 2036 Plan establishes parameters to guide future detailed proposals with respect to guidingbuilding heights whist ensuring reasonable solar penetration occurs within key public spaces.To understand the positive impact of our proposal, we reviewed the SGS Economic Feasibility Reviewthat to inform the Draft 2036 Plan.As outlined, the proposed building height addition has in part been derived from urban designconsiderations of compatibility and consistency of building scale in its immediate context. The secondkey consideration related to its appropriateness with respect to the integrity of the heritage item.Finally, the impacts of the proposed building height have been tested to ensure they comply with theproposed solar protection controls.The SGS Report adopted a ‘conservative’ jobs growth for new commercial floorspace of 18sqm perjob, and assumed a rate of 1 job per 26sqm for existing commercial floor space.As illustrated in the shadow analysis in this Design Report the proposal meets the requirement of noadditional overshadowing during 10am to 3pm mid-winter across the Hume Street Park.Based on these assumptions, for the subject site, with a current floorspace (in GFA) of 5,480sqm, theexisting employment is in the order of 210 jobs. The actual employment numbers are reportedly lessthan this. The Draft 2036 Plan will create no employment floorspace growth potential for the existingbuilding given it amounts to a reduced FSR from existing, therefore no jobs growth planned to arise.Based on this shadow analysis the proposed increased building height can satisfy these provisionsshould they become statutory LEP provisions in future.However, as per the proposed concept plan, the detailed design and technical studies of the buildinghas deemed the site has the capability to accommodate 10,925sqm GFA, yielding approximately 600jobs, representing a 400 jobs growth (or 300% increase) from the existing situation. This represents asignificantly positive future employment outcome for the site, and will help achieve the higheremployment growth scenario in the centre.6.5.3.INCENTIVISING DEVELOPMENT ON THE SITE IS CRITICAL FOR THE CENTREThe Draft 2036 Plan sets very clear recommendations with respect to areas within the precinct thathave been identified as suitable for a focus of development, within which the site falls. Areas outsidethe boundary have been designated as areas not suitable for density change.As previously illustrated, the site is located in a highly strategic location, adjacent to the metro stationentry off Clarke Lane. It forms part of the metro station ‘cluster’ of development that will define theidentity for this new transport node.The Draft 2036 Plan however provides no incentive to our client to continue to invest capital to the siteas it assumes there to be no development potential. If this policy setting is ratified, it will cement anegative policy direction that could adversely affect the site’s long term future.The building currently needs capital investment to meet maintenance obligations and tenantaccommodation needs. Such costs are greater in heritage buildings owing to the physical limitationson altering the building form. Unlike the City of Sydney, there is no planning policy mechanism forSUMMARY & CONCLUSIONThe subject site is within the identified high-density corridor as identified in the Draft 2036 Plan,located strategically adjacent to the metro station and the major public space Hume Street Park.Considering that the St Leonards station and Crows Nest metro station precinct is a keyintermodal transit hub within Greater Sydney, it is necessary that the planning controls for keysites support the principles of transit-oriented development.The site is perfectly positioned to positively reinforce the State Government’s vision to increasedensity and provide additional mixed-use development within a strategic centre.As a heritage listed site, careful consideration has been given to examine whether potential existsto accommodate building addition. Equally, careful consideration has been given to maintainingthe desired transitional skyline character. Based on the advice from the project team, it wasconcluded that the site is suitable to extend as a commercial office building. The design conceptillustrated in this submission in our opinion, presents a contextually appropriate building additionthat will sit comfortably with the existing and planned future building scales in the locality.Accordingly, we request that the Draft 2036 Plan be amended to incorporate therecommended building height of 15 storeys and maximum FSR of 8.821.PROJECTCLARKE 28PAGE 7smart design studioPLANNING REPORT
In conclusion, we request to engage with DPE directly to ensure the desired planning outcome forthis part of the centre can be realised. If you have any questions, please do not hesitate tocontact me on (02) 8233 9955 or via email on; swhite@urbis.com.au.Yours sincerely,Stephen WhiteDirectorPROJECTCLARKE 28PAGE 8smart design studioPLANNING REPORT
smart design studioHERITAGE
05 February 2019interrelationship between height and level inherent in the existing building form and largely created by thedominant tower elements.Director, Sydney Central Urban RenewalDepartment of Planning and EnvironmentGPO Box 39Sydney NSW 2001The principal architectural elements that define the place and contribute to the Brutalist style character includethe dominant vertical tower elements described above and the 3 rectilinear spandrels floating between. Theinterplay between the powerful vertical and horizontal expressions characterises the building and thehorizontality created by the tiers are fundamental to the original design that juxtaposes with the verticality ofthe tower elements.28 - 34 CLARKE STREET, CROWS NEST - HERITAGE COMMENTARYUrbis Heritage has been engaged by Prosper Group Pty Ltd, the asset managers, and Mevote Pty Ltd thelandowners, for the property at 28-34 Clarke Street, Crows Nest (‘the site’). On behalf of our client, we areproviding the following heritage advice for the Draft Planning St Leonards and Crows Nest 2036 Plan (Draft2036 Plan). The site is listed as St Leonards Centre on the North Sydney Local Environmental Plan 2013 (itemI0141).The 6 storey Brutalist style building was constructed in 1972 and was designed by Kerr and Smith. There aretwo existing statements of significance for the building, the original acknowledges its intrinsic architecturalinterest but also characterises the building as intrusive and domineering. Urbis considers that the building is agood commercial example of the Brutalist style and acknowledges that its dominant/ defensive presentation isa key characteristic of the style.Smart Design Studio have begun the design development process to test the potential for an appropriateaddition of design excellence to the building to provide substantial additional accommodation, extend itseconomic life and meet compliance with contemporary regulations. Numerous options have been tested thatexplore an addition to the Brutalist style building in various formats. The preferred option presents as anhonest response to the existing Brutalist character through the extrusion of form, a street wall to match theexisting upper level and a materiality which evokes the same principles as the original form in terms of amonolithic structure. The legibility between old and new is emphasised by floating the additional mass abovethe original mass and contained within the extruded towers.The developed option, considered the preferred option from a heritage perspective by Urbis, has beendesigned by an esteemed architectural practice. Urbis has worked with Smart Design Studio on numeroushighly significant buildings with successful outcomes for the owner and the building. Urbis considers that thespaces created would be high quality commercial spaces that will be occupied for a substantial period of time.The proposal constitutes a holistic approach to the redevelopment of the site and proactively plans for the newservices and amenities upgrades by designing their accommodation into the form.A volumetric spatial negative between the ground and first floor of the existing building is created by the insetglazed walls. This is seen twice more on the existing upper floors through the emphasised shadow lines whichdefine the levels and the inset plan form which steps out at each level. Smart Design Studio has successfullyreferenced this horizontality in the proposed arrangement of the new fabric. The ‘shadow line’ has beenreplicated above the original building form in the new design to distinguish between the original and the newand provide open space. The negative space further reads as another robust horizontal element which visuallyoffsets the vertical extrusion of the original floorplate (upper tier) and the towers, maintaining thecharacteristically Brutalist style juxtaposition described above.The proposed development includes contemporary interpretations of the original fabric and detailing. Theconcrete finish would be retained, and the addition would have a rendered finish which would be similarlymonolithic. Further, the original dark window appearance is recognised as a key characteristic of theassembly. The dark windows contribute to the expression of levels described above as the contrast againstthe concrete creates horizontal spans. The proposed tower would have similar dark tone windows with deepwindow reveals, referencing the original recessive elements. The windows facilitate work spaces that haveappropriate solar access. Urbis considers that Smart Design Studio has appropriately responded to theBrutalist character while increasing amenity. The windows would not compromise the original higher solid tovoid ratio, given they would be dark and recessive behind the prominent tower extrusions.Smart Design Studio has acknowledged the defensive imagery associated with the Brutalist style and hastherefore retained the hard interface between the building and the street. The interface is characterised by theentrance which is set back at the top of the stairs behind a exposed aggregate plinth with sloping walls fromthe street. The setback of the main entry also incorporates built in curved concrete furniture which appears asan architectural element from the street. This interface has been retained and embraced as a key identifier ofthe style and opportunities sought for more traditionally salubrious space surmounting the original form.In summary Urbis concludes that the new addition has been thoughtfully and sympathetically designed torespond to the heritage item appropriately. The design exercise demonstrates that the existing commercialBrutalist style building has the potential to be vertically extended while still retaining the heritage significanceof the place. The contribution of the subject site as a Brutalist style commercial development within theevolving commercial environment of Crows Nest has the potential to be retained and conserved.Urbis fundamentally supports the increase of bulk on this site from a heritage perspective. The surroundingarea is strategically placed for growth given its proximity to the Crows Nest Over Stations Development whichincludes a proposal to introduce a substantial tower immediately to the west of the site. Further, the retentionof the existing scale of the building is non-essential to the nature of its heritage significance. The robust natureof the existing building lends itself well to a well-designed and similarly robust addition with the original fabricretained as a podium element. The additional height is supported from a heritage perspective.Yours sincerely,This proposal was preferred from a heritage perspective as an honest response to the existing form of thebuilding and its character. The commercial building typifies the Brutalist style in that the service towersrepresent an architectural expression of the program. This architectural program has been extruded and thetowers will continue to be utilised for services/ circulation within the vertical extension. Urbis further considersthat the protection of the verticality created by these towers is crucial in maintaining the well-balancedJonathan BryantDirector – HeritageHeritage Commentary 28 Clarke Street Crows Nest Feb2019.docxPROJECTCLARKE 28PAGE 10smart design studioHERITAGE REPORT
smart design studioARCHITECTURAL DESIGN REPORT
SITE PLANSurrounding building heights0-5 stories6-10 stories11-20 stories20 storiesSiteParkMetro station underconstructionPROJECTCLARKE 28PAGE 12smart design studioCONTEXT PLAN
THE EXISTING BUILDINGThe original 1970’s building designby Kerr & Smith was undertaken forthe Commercial Banking Companyfor the purpose of housing partof the organisations mainframecomputernetwork.Staffandmanagement were accommodatedon the upper levels with the lowerfloors, including two of the basementlevels, used as spaces containingsizablecomputerequipment.Designed and built with a strongarchitectural identity, the building at28 Clarke Street is acknowledged asa significant mid-twentieth centuryheritage building. The Brutalist designembodies the architectural andphilosophical qualities of an exuberantperiod in Sydney’s cultural history. Theraised entry level and buttressed wallsaround the lower ground floor (B1)perform the dual functions of plinthand bastion as part of the defensiveimagery sought by the designers. Deepwindow reveals, raking glazing andbold cantilevers all contribute to thedynamic architecture. The sculpturaldesign has been enhanced further bythe placement of over scaled towersaround the perimeter as adjuncts tothe equally robust horizontal elementscomprising the masonry façade.Despite the quality of the originalarchitectural design, the propertyno longer provides the type offlexible accommodation sought bymodern commercial tenants and thebuilding has experienced diminishingoccupancy rates as a consequence.Aging building services are unable todeliver low energy consumption andhigh levels of sustainability demandedby today’s corporations. Other agedservices such as the building’s backupdiesel generators now represent asubstantial maintenance cost and thestorage of large quantities of fuel posea serious risk for fire safety and for thepotential of soil contamination. Themain entry, which is raised above thefootpath of Clarke Street, representsa significant disincentive becauseequitable access cannot be provided.PROJECTCLARKE 28PAGE 13smart design studioCONTEXT
EXPLORING DESIGN OPTIONSThe opportunity exists at this junctureto revisit the design and function ofthe building to enable its ongoinguse as a commercial office buildingoperating in an economic environmentthat is radically different to that fromthe time of its naissance. To createthe economic circumstances thatwould allow the necessary upgradesto proceed, this proposal seeks toincrease the availability of lettable floorspace by the addition of extra floorsabove the existing building height. Ourclient wishes to retain the heritageitem on-site. The concept vision iskey to securing the commercial lifeand enduring significance of theheritage building for decades to come.Early design options did not considerextending any of the original buildingelements. All early outcomes hadthe appearance of two unrelatedbuilding volumes without a singulararchitectural identity.The project team tested a rangeof building addition opportunitiesfor the site. Strategies such asincorporating a ‘lightweight’ buildingaddition was examined. However, afterconsiderable study and in concertwith the Urbis heritage advice, it wasagreed that the most appropriateaddition was to create a building formcomplementary to the brutalist design,and commensurate with the existingand emerging character of tallerbuilding forms that surround the site.3PROJECTCLARKE 28PAGE 14smart design studioDESIGN EXPLORATION
SINGULAR ARCHITECTURALIDENTITYAs a means of maintaining the integ
The site is located at 28-34 Clarke Street, Crows Nest, and legally known as Lots 21–24, Section 8, DP 2872. The site sits on the corner of Clarke and Oxley Street, adjacent to the future Crows Nest metro station via Clarke Lane. The site is area is 1,238sqm.
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