Submission To The Rhodes East Draft Priority Precinct Plan Mt Mary & St .
10 November 2017The SecretaryDepartment of Planning & EnvironmentGPO Box 39,Sydney NSW 2001Dear Madam,SUBMISSION TO THE RHODES EAST DRAFT PRIORITY PRECINCT PLANMT MARY & ST MERKORIUS COPTIC ORTHODOX CHURCH, RHODES1.INTRODUCTION1.1.ST MARY & ST MERKORIUS COPTIC ORTHODOX CHURCHSt Mary & St Merkorius Coptic Orthodox Church (Church) is located at 2A,2B, 2C Cavell Avenue and59 Blaxland Road, Rhodes (Church Site). The total area of the four allotments, which comprise thesite is approximately 4400m2.The Coptic Orthodox Church is the Orthodox Christian Church of Egypt. The Church was establishedin 1987, first renting an Anglican Church Building in Burwood. From January 1988 to June the sameyear, the Church relocated in the Uniting Church building in Concord West. At the end of 1988 theChurch bought the Uniting Church in Rhodes, which had the potential to be home the growing CopticCommunity. The opening of the current parish church occurred on 3rd of December 1999.Today, the Church has developed into one of the largest Coptic Orthodox communities in the SydneyDiocese. The Church provides a range of community services, for more than 800 families in variousfields, including: Educations and coaching program, including: Spiritual; Academic; Vocational; Linguistics; Sports; Counselling; and Special training courses for recently arrived professionals. Senior citizens servicing, including: Health educational program; Social gathering club and function hall; andSubmission to DPE Coptic Church 10 November 2017
House visitations and support. Youth services, including: Sports and tournaments competition; Educational free tutoring services; and Social club, camps and activities. Charity, including: Homeless welfare project (St Merkorious Charity Food Van); and Financial help for the needySome of these community services and shown in the photographs at Attachment B.Across the Sydney Diocese other Coptic communities provide community support services andfacilities. For instance, the Saint Maurice Aged Care Ltd and Ark Health Care Bankstown havepartnered to provide professional care services to the frail aged of the Coptic community in aresidential care facility situated in Bankstown.The Church has a vision to expand the types of services it provides to support the growing community,by co-locating services at Rhodes.2.A VISION TO EXPAND SERVICES TO THE COMMUNITYThe Church is a long-standing member of the Rhodes and Canada Bay communities. Many of thecongregants live in the Canada Bay Local Government Area and surrounding suburbs.The Church has a vision that sees it remaining in Rhodes, and growing with an expanded offer ofservices and facilities to the community, including: Crisis accommodation;Affordable rental accommodation;Aged care accommodation;Bulk bill specialised medical centre and allied health;Sunday School Classes;New offices for seven priests, administration staff, counselling service and social workers;Community hall; andCar park for 200 cars.Residential accommodationAn integrated development model can deliver these growth plans in mixed use development proposal.This type of developed model is not foreign to the Coptic community, who have vertically integratedservices and functions of the Church in mixed use tower buildings in other parts of Australia. Refer tothe Epuro tower collaboration in Melbourne CBD, which accommodated Coptic Church facilities withina mixed-use development including residential units.The preferred development model comprises of the following elements: Retention of the existing Church.Submission to DPE Coptic Church 10 November20172
A mix of non-residential uses that are integrated into the lower levels (podium) across three(3) new buildings, and including:- Meeting hall and smaller meeting spacesMedical centre, providing a range of health-related servicesOn-site car parking for the congregants, and for visitors to these allied services.A residential accommodation in the upper levels of the largest tower building.Vehicle access will be off a new street on adjoining property to the south.Sufficient floor space and building height allowance under the future planning controls are requestedto provide sufficient growth for the Church community, including adequate floor space toaccommodate affordable and market residential units to provide an economically and sociallysustainable development of the site.Attachment A provides a proposed Urban Design and Building Massing Study for the site with apreferred Concept Plan. Table 1 summarises the uses within each of the three new buildings.Table 1 – Proposed land uses and functions across the proposed three buildingsBuildingUseLevelsBuilding ACanteen / Cafeteria Indoor and Outdoor space to seat 200 personsGround(7 levels)Bookshop / Gift shop / ChemistGroundMedical Centre Facility1-4Holy Bread Room / Commercial Oven / Youth Facility / Computer Room /5Admin/ Offices with Tea Making Facilities6Building BCommunity Hall / Events Facility / Audio studioGround(22 levels)Commercial Kitchen @ 300 sqmGround70 Place Child Care including Indoor & Outdoor spaces1Age Care Facility @ 35 single bed / 25 double bed in 2/3 levels2-7Emergency Accommodation2-7Affordable Housing8-10Market housing - 100 x 2 Bed @ 85 sqm11-25Building CSunday School Classes 16 @ 16 sqmGround – 2(5 levels)Conference / Board Room3Submission to DPE Coptic Church 10 November20173
3.DRAFT RHODES EAST PRIORITY PRECINCT PLAN3.1.INTRODUCTIONThe Department of Planning and Environment (DPE), in collaboration with the City of Canada BayCouncil (Council), has prepared a draft Precinct Plan for the Rhodes East Priority PrecinctInvestigation Area. The draft Precinct Plan identifies the area between the railway line, Concord Roadand the Parramatta River as suitable for accommodating growth.In summary, the draft Planning Controls relevant to the subject site, include: Zoning: It is proposed to rezone the Church site from R3 Medium Density to R4 high DensityResidential. Terrace housing requirement: The proposed LEP clause which requires development in R4High Density Residential zone to have at least 85% of any primary street frontage and 60% ofany secondary street frontage of a development site to be terrace housing with each dwellinghaving frontage to a public road with no other dwellings above or below. It is noted that thisproposed clause will not apply to mixed use developments in the a B4 Mixed Use Zone. Height: The height of building proposed in the draft Precinct Plan are: -Blaxland Road frontage: 26 metres (equivalate to 7-8 levels); and-Caville Avenue frontage: 20 metres fronting Caville Avenue (equivalent to 5-6 levels)Floor Space Ratio (FSR): The maximum FSR standard proposed in the draft Precinct Plan is:-Blaxland Road frontage: 1.5:1 FSR-Caville Avenue frontage: 1.18:1 FSR Maximum lot size control. The site is partially located within area effected by therequirement for a maximum lot size of 4,000 sqm under the draft Priority Precinct controls. Car parking: The subject site is included within the area where no on-site additional carparking is permitted for residential accommodation in the draft Precinct Plan. Affordable housing: The priority precinct seeks to apply SEPP 70 in Rhodes, which wouldallow Council to levy development for provision of affordable housing in the LGA. New street: A new street is proposed to the south of the site connecting Cavell Avenue toBlaxland Road.Submission to DPE Coptic Church 10 November20174
3.2.CONCERNS AND RECOMMENDED AMENDMENTSThe draft Precinct Plan proposes several requirements, which will undermine the vision of the Churchby limiting development to a predominantly residential outcome. Our concerns with the draft PrecinctPlan that prevent the achievement of the Church’s vision are described in this section of the report:3.2.1. GeneralThere has been little regard to or recognition given to the needs of the Coptic Church community inthe draft Precinct Plan. As a key landowner and provider of services and facilities to the Churchcommunity, it is unfortunate that this group have not been directly consulted during the preparation ofthe draft Precinct Plan.Whilst the draft Precinct Plan provides for some additional development potential, there is very littleopportunity to integrate a mix of uses required to support the church community and provide for aneconomically substantial model of development.3.2.2. ZoningThe draft Precinct Plan envisages that Rhodes East would transition from a predominantly low densityresidential and light industrial area to a mid-rise high density area comprising a range of high qualityhousing types near public transport, supported by retail and commercial uses, a primary school,community facilities and open space.To support this, the land use zones which apply to the site are proposed to be amended to include thefollowing zones: B4 Mixed Use: in the areas, adjacent to Rhodes Train Station and around the Leeds Streetforeshore R4 High Density Residential: within the central spine of the peninsula RE1 Public Recreation: for the proposed 20 metre wide foreshore reserve extending from the UhrsPoint Reserve to the termination of Blaxland Road.The subject site is proposed to be zoned R4 High Density Development under the Draft Precinct Plan.A R4 zoning of the site will prevent the achievement of the Church vision for a mixed-usedevelopment. One of the proposed uses, a Medical Centre is prohibited in the R4 zone.Recommendation: The Church requests a B4 Mixed Use Zone apply to the Land. The Churchvision for a mix of uses integrating business, medical office, residential, retail and communityuses is consistent with the B4 Mixed Use Zone objectives and permissible uses. The B4 MixedUse zone will provide an extension of business zones to support employment growth in theRhodes Strategic Centre.Submission to DPE Coptic Church 10 November20175
3.2.3. Minimum and Maximum Lot SizeThe draft Precinct Plan seeks to encourage a diversity of building types and architectural styles, anddiscourage buildings with a large footprint. It is proposed to introduce a maximum lot size control of4000m2 in The High Point character area, where the subject site is located to discourage buildingswith a large footprint. Refer to Figure 1.Figure 1 – Maximum and Minimum Lot size Map (Extract). The subject site is shown outlined in red.The Church site is approximately 4400m2. The imposition of a maximum lot size will prevent theopportunity for the Church to develop a mixed-use development. The retention of the Church building,which is located on the northern part of the site, means that there is less land area to accommodatedevelopment. Despite this, a maximum 4000sqm will constrain the development of the site inaccordance with the Church Concept Plan.Recommendation: It is recommended that the maximum 4000m2 lot size is removed from thefinal Precinct plan, where it applies to the Church Site.3.2.4. Maximum Height of Buildings and Floor Space RatioThe draft Precinct Plan sets a range of building heights to create a mid-rise, high density development,with taller buildings closest to the station and focused around a proposed retail area along LeedsStreet.The maximum height proposed for the subject site in the LEP amendment is 20 metres (Q) and 26metres (T2). Refer Figure 2.Submission to DPE Coptic Church 10 November20176
Figure 2 – Maximum and Minimum Lot size Map (Extract). The subject site is shown outlined in red.The maximum height in storeys is equivalent to 5-6 and 7-8 storeys.Recommendation: It is recommended that the maximum height of building standards in thedraft Precinct Plan be amended to 90 metres (equivalent to 26 levels plus roof plant) toaccommodate the Church’s current and future needs.The maximum floor space ratio (FSR) for the site is 1.18:1 (O) and 1.5:1 (S1).Recommendation: It is recommended that the maximum FSR standards in the draft PrecinctPlan be amended to 5.57:1 FSR to accommodate the Church’s current and future needs.3.2.5. Affordable HousingThe Draft Precinct Plan, includes a proposal to amend State Environmental Planning Policy 70 –Affordable Housing (SEPP 70) to impose an affordable housing levy for the Rhodes East Precinct.The Church intends to offer affordable housing on the site, with preference given to Clergy andcongregants.Recommendation: It is recommended that the draft Plan be amended to allow a range ofoptions for developers to provide affordable housing, and should not rule out landowners,providing affordable housing with developments. Indeed, the draft Plan should incentivise thedelivery of affordable housing in coordinated with development proposals.Submission to DPE Coptic Church 10 November20177
3.2.6. Car parkingThe car parking rates in the draft Plan are minimalist. Adopting these minimalist approaches for theChurch does not recognise the car parking demand generated by the Church at peak times duringSunday services and festivals. Sufficient car parking must be allowed for on site, as part of theChurch’s vision. If this is not to be available in the future planning controls, the current situation ofparking spilling over into surrounding streets will continue to occur, which will be detrimental to thelocal community.Recommendation: The proposed car parking rates in the draft Precinct Plan should beamended for the subject site. Instead, we recommend sufficient parking provision for theChurch congregants, for all of uses on the site (250 car spaces). This will include adopting acar parking rate for the residential units consistent with the Rhodes West control of amaximum 1 space per dwelling.3.2.7. HeritageThe draft Priority Precinct Plan includes a supporting Heritage Assessment prepared by GBA Heritage. TheHeritage Assessment provides an assessment of the existing heritage items in Rhodes East and within thevicinity. Of relevance to the Coptic Church, are the following aspects of the Heritage Assessment: 59 Blaxland Road, Rhodes, existing house and garden listed as an item of heritage significanceunder the Canada Bay LEP 2013; and The Coptic Church, not listed as an item of heritage significance under the Canada Bay LEP 2013Each of these aspects are considered below, in the context of the Church Concept Proposal:59 Blaxland Road, RhodesThe heritage assessment describes the existing house and garden, as follows:There is one individual storey house with associated garden, although this garden has beenlargely destroyed since heritage listing in the late 1990s.The Assessment provides the following recommended specific locality controls for 59 Blaxland Road,Rhodes: The existing heritage listed house should be retained in-situ unless there is a specificadvantage to be gained by incorporating the property into a potential educational mixed usedevelopment to its north. Future uses could remain as residential or incorporate a change to uses that compliment thepotential educational or community uses to the north. The two palm trees in the front garden should be retained and/or relocated within the currentsite. The existing front lawn presentation to the north of the house should be retained. The paved court at the rear can be redeveloped with a low scale building that potentiallyexpands a change of use for the retained house. As the historic house is set close to its southern boundary medium to high rise buildingvolumes to the south should be set back by at least two metres from the common boundarySubmission to DPE Coptic Church 10 November20178
and limited to two storeys before a further setback of 2 metres. Street setback should matchthe prevailing front setbacks. If the historic house is retained in-situ consideration should be given to the application of aHeritage Floor Space award similar to that operating in Sydney CBD. The award would be oncondition that the historic building was conserved and upgraded, that a high quality front/sidegarden was re-established and the generated floor space was directed towards a nearbyproperty or sector that had been identified in the Structure Plan as capable of additional FSRand height.The Concept Proposal includes the retention of the front garden including large trees and front portionof the dwelling. A new building is proposed to the rear, to be used for a range of Church relatedfunctions. This is one potential option should the heritage listing remain.Recommendation: The preference is to remove the heritage listing that applies to 59 BlaxlandRoad, as the gardens have been highly modified, and the retention of the dwelling in situcomprises the specific advantage of incorporating 59 Blaxland Road within a Churchcommunity mixed use precinct.Non-Listed Coptic Church CentreThe Heritage Assessment takes note of:the large, modern Coptic Church Centre located at the southern end of Cavell Avenue. While thissite is not heritage listed, the centre is a major community facility within the Study area.The Heritage Assessment includes urban design guidelines that have been developed in conjunctionwith the Vision and Objectives of the Rhodes East Structure Plan and recommends: The existing non-heritage Coptic Church Centre should be retained in-situ, given its strongcommunity role. The pedestrian walkway that runs along the northern side of the Church site should beconsidered for retention unless its connectivity is to be replaced as part of a futureredevelopment. Any medium to high rise building volumes to the north should be set back by at least the widthof the existing walkway. If the Church complex is ever heritage listed in the LEP, consideration should be given to theapplication of a Heritage Floor Space award similar to that operating in Sydney CBD. Theaward would be on condition that the historic building was conserved and upgraded, that ahigh quality front/side garden was re-established and the generated floor space was directedtowards a nearby property or sector that had been identified in the Structure Plan as capableof additional FSR and height.Submission to DPE Coptic Church 10 November20179
The Church does not accept the proposal to heritage list the church building. The structure is lessthan 20 years old. Whilst there is no intention to develop the church building land, the basis of theconcerns is that heritage controls will create a financial burden on the church's already stretchedresources as well as limit the land value which may be used for borrowing and mortgage purposes.If the church was to borrow against its land, any heritage restriction will limit the land valuationwhen used as security by a bank.3.2.8. Proposed road to the southThe Church supports a Cavell/Blaxland vehicle and pedestrian connection. The location of theproposed road is located to the south of the Church site. The location of the vehicle andpedestrian connection should be further north than the location shown in the draft Precinct Plan,to provide new frontages and access points to the Church site and give sufficient separation, andvisual privacy between the buildings shown in the Church Concept Plan and developments onland to the south.Recommendation: Align the Cavell/Blaxland vehicle and pedestrian connectionimmediately to the south of the Church site.4.CONCLUSIONThe Church thanks the DPE for the opportunity to comment on the draft priority precinct plan forRhodes East. As a key member of the community, the Church provides services and facilities for thecommunity, with nil cost to government. The Church has a vision that sees it remaining in Rhodes,and growing with an expanded offer of services and facilities to the community, including: Crisis accommodation;Affordable accommodation;Aged care accommodation;Bulk bill specialised medical centre and allied health;Sunday School Classes;New offices for seven priests, administration staff, counselling service and social workers;Community hall; andCar park for 250 cars.Private market residential accommodationHaving regard to this vision, the following recommendations are made to the draft Precinct Plan:1. Amend the proposed R4 zone to B4 Mixed Use Zone apply to the Land. The Church vision fora mix of uses integrating business, medical office, residential, retail and community uses isconsistent with the B4 Mixed Use Zone objectives and permissible uses. The B4 Mixed Usezone will provide an extension of business zones to support employment growth in theRhodes Strategic Centre;2. Remove the maximum 4000m 2 lot size control where it effects the subject site.Submission to DPE Coptic Church 10 November201710
3. Amend the maximum height of building standards in the draft Precinct Plan to 90 metres(equivalent to 26 levels plus roof plant).4. Amend the maximum FSR standards in the draft Precinct Plan to 5.57:1 FSR.5. Amend the draft Precinct Plan to allow a range of options for developers to provide affordablehousing, and not rule out landowners providing affordable housing in developments. Indeed,the draft Plan should incentivise the delivery of affordable housing through the provision ofadditional floor space, where affordable housing is provided within development proposals;6. Remove the heritage listing that applies to 59 Blaxland Road, as the gardens have beenhighly modified, and the retention of the dwelling in situ compromises the specific advantageof incorporating 59 Blaxland Road within a Church community mixed use precinct;7. Remove any reference to the potential listing of the Church building, in the final precinct Plan andsupporting reports, as no grounds for listing have been established; and8. Remove the proposed car parking rates in the draft Precinct Plan for the subject site. Instead,we recommend sufficient parking provision for the Church congregants, for all uses on the site(250 spaces). This will include adopting a car parking rate for the residential units consistentwith Rhodes West control of a maximum 1 space per dwelling.If you have any questions about this submission please do not hesitate to contact me on 8233 9953.Yours sincerely,Murray DonaldsonDirectorAttachment A - Urban Design and Building Massing Study, prepared by UrbisAttachment B – Photos of current Church servicesAttachment C – Eporo Tower, Melbourne CBDSubmission to DPE Coptic Church 10 November201711
ATTACHMENT AURBAN DESIGN AND BUILDING MASSING STUDY, PREPARED BY URBISSubmission to DPE Coptic Church 10 November201712
2013 CONTROLSEAST RHODES DRAFTPRECINCT PLAN 2017CLIENT’S BRIEF /ADOPTEDLOCAL ENVIRONMENTAL PLAN (LEP)Parramatta RiverFSR- BLAXLAND ROAD- CAVELL AVE0.5:11.50:11.18:15.57 : 1MAX BUILDING HEIGHT- BLAXLAND ROAD26m26m20m82.5mR4 - High DensityResidentialT.B.C.- BLAXLAND ROAD4.5m (or prevailing)Note: Pg 40 of draftstrategy identifies 5m asexisting setback1-2m & 2-4m2m- CAVELL AVENUE4.5m (or prevailing)Note: Pg 40 of draftstrategy identifies 5m-7mas existing setback0.6-1m1m- CAVELL AVEZONING8.5MR3 - Medium DensityResidentialDEVELOPMENT CONTROL PLAN (DCP)SETBACKS- OTHER STREET1m & 2-4m- SIDE5mNot specified5m on northern boundary2m on southern boundary(subject to future roadbeing located adjacent tothis boundary)- REAR6mNot specifiedmin 6- BASEMENTLimited to ground floorbuilding footprintNot specifiedLimited to ground floorbuilding footprintNot specifiedN/ASITE COVERAGEBLAXLAND ROADNot specifiedCAVELL AVEPrecinct 2 - 40%PRIVATE OPEN SPACE- GROUND FLOOR40sqm per dwelling(min 5m x 5m)Not specified- ABOVE10 sqm per dwelling(1.5m min balcony dim)Balcony must be recessedNot specified- BLAXLAND ROADNot specifiedNot specified- CAVELL AVESmall - 55 sqmMed - 75 sqmLarge - 90 sqmNot specified- PATH & DRIVEWAY1M from common boundary Not specifiedCOMMUNAL OPEN SPACEBrays BayVIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTSUBJECT SITE & CONTROLSDATE: 08.11.2017JOB NO: SA68071:5000 @ A3DWG NO: 001REV: A
SITE ABLAXLAND RDPEDESTRIAN THROUGHLINKEXISTING CHURCHALLOWABLE FSRALLOWABLE MAX GFAMAX HEIGHT OFBUILDINGSE5M45M6MSITE B2,040 sqm1,023 sqmTOTAL1.5:11,519 sqm1.18:11.18:12,407.2 sqm1 207.14 sqm26m20m20m866ASSUMPTIONS:70%Efficiency GBE to GFA for Res85%Efficiency GBE to GFA for Non Res35 sqmPer car parking space (multi-deck)1.25:15.0mFloor to floor height ground floor5,132.5 sqm3.1mFloor to floor height above ground4,075 sqmMAX BUILDING ENVELOPEGROSS BUILDING ENVELOPE (GBE)30M22MPROPOSED NEW ROADCONNECTION - DRAFTPRECINCT PLANNO. LEVELS5M9M 5MAND ROADCAVELLAV5MBLAXL35MSITE C(CHURCH)DRAFT PRIORITY PRECINCT 2017 - COMPLIANT6MSITE A1,012.5 sqmSITE AREASITE BCAVELL AVE5M347 sqm1,340 sqm- PODIUM LEVEL 2315 sqm1,340 sqm105 sqm940 sqm105 sqm2,237 sqm6,440 sqm315 sqm295 sqm1,139 sqm- UPPER LEVEL- TOTAL3M3M- PODIUM LEVEL 18,992 sqmGROSS FLOOR AREA (GFA)- PODIUM LEVEL 1- PODIUM LEVEL 2- PER LEVEL- TOTAL220.5 sqm1,901 sqm1,139 sqm89 sqm799 sqm89 sqm4,910 sqm268 sqmFSR (PROJECTED)CAVELL7,079 sqm1.7:1AVEOADORD ROADND RXLACONCBLA20 M HEIGHTS CONTROL26 M HEIGHTS CONTROLPEDESTRIAN THROUGHLINK - CONTINUESTHROUGH TO CAVELLAVE BETWEENEXISTING CHURCH ANDNEW BUILDINGSPROPOSED NEW ROADCONNECTION - DRAFTPRECINCT PLANVIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTEAST RHODES DRAFT PRECINCT PLAN 2017 - COMPLIANT BUILDING ENVELOPE MASSINGDATE: 08.11.2017JOB NO: SA68071:1000 @ A3DWG NO: 002REV: A
SITE ABLAXLAND RDPEDESTRIAN THROUGHLINKSITE AREAEXISTING CHURCHEXISTING BUILDING9M 5M5M- PODIUM LEVEL 1- PODIUM LEVEL 2PROPOSED NEWPRIVATE DRIVEWAY- UPPER LEVEL- TOTAL30M22MSITE B4,075 sqm18,460sqm7265N/A347 sqm315 sqm2,237 sqmN/AASSUMPTIONS:70%Efficiency GBE to GFA for Res85%Efficiency GBE to GFA for Non Res35 sqmPer car parking space (multi-deck)5.0mFloor to floor height ground floor3.1mFloor to floor height above ground86 sqmGFA per Affordable Housing - 2 Bdrm98 sqmGFA per Market Housing - 2 Bdrm1,340 sqm1,340 sqm105 sqm940 sqm105 sqm24,651 sqm420 sqm27,308sqmGROSS FLOOR AREA (GFA)5M3M3MTOTALGROSS BUILDING ENVELOPE (GBE)E5MAND ROADCAVELLAV# LEVELS REQUIRED45M6M1,023 sqmTOTAL REQUIRED GFA5MBLAXL35M2040 sqmSITE C(CHURCH)CLIENT BRIEF6MSITE A1,012.5 sqmSITE BCAVELL AVEEXISTING BUILDING100 sqm- PODIUM LEVEL 1295 sqm- PODIUM LEVEL 2- PER LEVEL- TOTALPROPOSED NEW ROADCONNECTION268 sqm2,001 sqm1,500 sqm1,139 sqm1,139 sqm89 sqm658 sqm89 sqm18,839 sqm1,856 sqmFSR (PROJECTED)22,696 sqm5.57 : 1PROJECTED HEIGHT ASPER REQUIRED FLOORSPACE BY CLIENTOADORD RCONCBLNDLAAXADROPEDESTRIAN THROUGHLINK - CONTINUESTHROUGH TO CAVELLAVE BETWEENEXISTING CHURCH ANDNEW BUILDINGSMINIMUM SEPARATIONDISTANCES BETWEENBUILDINGS INCLUDINGPODIUM*MINIMUM SEPARATIONDISTANCES BETWEENBUILDINGS INCLUDINGPODIUM*24MCAVELLAVE12M* This is agreed understanding between Church,adjoining land owners and their consultants SJBNEW PRIVATE DRIVEWAYCONNECTION - 6M WIDENEW ROADCONNECTIONVIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTCLIENT BRIEF - BUILDING ENVELOPE MASSINGDATE: 08.11.2017JOB NO: SA68071:1000 @ A3DWG NO: 003REV: A
HOLY BREAD ROOM COMMERCIALOVEN / YOUTH FACILITY / COMPUTERROOM / ADMIN / OFFICES WITH TEAMAKING FACILITIESRESIDENTIAL LIFT COREALIGNED TO WESTERN FACADETO MINIMISE INTERRUPTION TOCOMMUNITY HALLMARKETHOUSINGAGE CAREFACILITY &EMERGENCYACCOMODATIONAFFORDABLEHOUSINGMEDICAL CENTREFACILITYSCHEDULE OF ACCOMMODATIONFUNCTIONSITELEVELGBE / FLGFA / FLCanteen / Cafeteria Indoorand Outdoor space to seat200 personsAExist bldg &open spaceN/A100 sqmBookshop / Gift shop /ChemistAGND347 sqm294 sqmMedical Centre FacilityALvl 2-5315 sqm268 sqmHoly Bread RoomCommercial OvenA315 sqm268 sqmYouth Facility / ComputerRoomAAdmin/ Offices with TeaMaking FacilitiesA# FLSTOTAL GFA1100 sqm 120 sqm ofoutdoor spaceSITE ACOSUNDAY SCHOOL &BOARD ROOMONCRDADROCAVELLAVELvl 6Lvl 7294 sqm41,072 sqm80 sqm1315 sqm268 sqm315 sqm268 sqm187 sqm1268 sqm2,001sqmTOTAL FLOOR SPACE SITE ASITE BMINIMUM SEPARATIONDISTANCES BETWEENBUILDINGS INCLUDINGPODIUM*PEDESTRIAN THROUGHLINK - CONTINUESTHROUGH TO CAVELLAVE BETWEENEXISTING CHURCH ANDNEW BUILDINGSMINIMUM SEPARATIONDISTANCES BETWEENBUILDINGS INCLUDINGPODIUM*BLNDLAAXADRO24MCommunity Hall / EventsFacility with a stage andstorage / audio studioBCommercial Kitchen @300 sqmBGND70 Place Child Care inclIndoor & OutdoorBLvl 2Age Care Facility @ 35single bed / 25 double bedin 2/3 levelsBLvl 3-8EmergencyAccommodationBLvl 3Affordable Housing - 26mix of 1 and 2 bedBLvl 9-11940 sqm658 sqm32,397sqmMarket housing - 100 x 2Bed @ 85 sqmBLvl 12 -22940 sqm658 sqm159,870 sqmGND900 sqm1,340 sqm1,139 sqm1239 sqm751 sqm639 sqm1639 sqm4,500 sqm940 sqm799 sqm6294 sqm18,839 sqmTOTAL FLOOR SPACE SITE B12MSITE CNEW PRIVATEDRIVEWAYCONNECTION 6M WIDESunday School Classes 16@ 16 sqmConference / Board RoomPROPOSEDNEW ROADCONNECTIONEXISTING BUILDING:CAFETERIAINCLUDINGOUTDOOR SEATINGGND FLOOR:CHEMIST/GIFTSHOP/ BOOK SHOPRESIDENTIALFOYER OFF SIDESTREET1ST FLOOR: 70 PLACECHILD CARE INCLINDOOR & OUTDOORCHURCH (EXISTING)CLvl 2-5(void at GND)105 sqm89 sqm3267 sqm105 sqm89 sqm189 sqm1N/A1,500 sqm11,500 sqm1,856 sqmTOTAL FLOOR SPACE SITE CGND FLOOR:COMMERCIAL KITCHEN &COMMUNITY HALLPROJECTED GFA22,696 sqmPROJECTED FSR5.57 : 1Parking 250 cars (100 formarket housing and 150 forpublic)VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTCLIENT BRIEF - FLOOR SPACE ALLOCATIONSCA&BB1-B32,220 sqm48,880 sqmDATE: 08.11.2017JOB NO: SA6807DWG NO: 004REV: A
SITE BTOTAL GFA: 18,839 sqmNO LEVELS : 26RESIDENTIAL LIFT COREALIGNED TO WESTERN FACADETO MINIMISE INTERRUPTION TOCOMMUNITY HALLSITE C (CHURCH)TOTAL GFA : 1,856 sqmNO LEVELS : 4HOUSING FOR MARKETAFFORDABLE HOUSINGSITE ASUNDAY SCHOOL &BOARD ROOMTOTAL GFA : 2,001 sqmNO LEVELS : 7AGE CARE FACILITY &EMERGENCY ACCOMMODATIONHOLY BREAD ROOM COMMERCIALOVEN / YOUTH FACILITY / COMPUTERROOM / ADMIN / OFFICES WITH TEAMAKING FACILITIES70 PLACE CHILD CARE INCLINDOOR & OUTDOORMEDICAL CENTREFACILITYGND FLOOR: CHEMIST/GIFT SHOP/ BOOK SHOPPEDESTRIAN THROUGH LINK CONTINUES THROUGH TO CAVELL AVEBETWEEN EXISTING CHURCH AND NEWBUILDINGSEXISTING BUILDING: CAFETERIAINCLUDING OUTDOOR SEATINGGND FLOOR: COMMERCIALKITCHEN & COMMUNITY HALLRESIDENTIALF
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̶The leading indicator of employee engagement is based on the quality of the relationship between employee and supervisor Empower your managers! ̶Help them understand the impact on the organization ̶Share important changes, plan options, tasks, and deadlines ̶Provide key messages and talking points ̶Prepare them to answer employee questions
Dr. Sunita Bharatwal** Dr. Pawan Garga*** Abstract Customer satisfaction is derived from thè functionalities and values, a product or Service can provide. The current study aims to segregate thè dimensions of ordine Service quality and gather insights on its impact on web shopping. The trends of purchases have
Chính Văn.- Còn đức Thế tôn thì tuệ giác cực kỳ trong sạch 8: hiện hành bất nhị 9, đạt đến vô tướng 10, đứng vào chỗ đứng của các đức Thế tôn 11, thể hiện tính bình đẳng của các Ngài, đến chỗ không còn chướng ngại 12, giáo pháp không thể khuynh đảo, tâm thức không bị cản trở, cái được
Le genou de Lucy. Odile Jacob. 1999. Coppens Y. Pré-textes. L’homme préhistorique en morceaux. Eds Odile Jacob. 2011. Costentin J., Delaveau P. Café, thé, chocolat, les bons effets sur le cerveau et pour le corps. Editions Odile Jacob. 2010. Crawford M., Marsh D. The driving force : food in human evolution and the future.
Le genou de Lucy. Odile Jacob. 1999. Coppens Y. Pré-textes. L’homme préhistorique en morceaux. Eds Odile Jacob. 2011. Costentin J., Delaveau P. Café, thé, chocolat, les bons effets sur le cerveau et pour le corps. Editions Odile Jacob. 2010. 3 Crawford M., Marsh D. The driving force : food in human evolution and the future.
