Location: Waterloo, NSW
The site is approximately three kilometres to the south of the Sydney City Centre. It forms part of the eastern edge to the redevelopment of Green Square, to the north of the almost complete Victoria Park precinct. The site is located at the north-western corner of O’Dea Avenue and South Dowling Street in Waterloo.
Site A comprises a substantial portion of the total 1.615 hectare development site, and has significant frontages to the two established streets. Two new streets define Site A, being Amelia Street to the west and Hatbox Place to the north. The site has a small “dog-leg” at the north-east corner on South Dowling Street where it is anticipated that a new low-scale residential building will be contiguous with future redevelopment of the industrial building adjacent to the northern boundary.
The sites context is best described as being in a state of rapid transformation from a low scale, light industrial zone to a high density, high energy residential and mixed use precinct.
It has highly desirable proximity to the Sydney CBD, Airport, the Eastern Suburbs and beaches as well as sub-regional retail and employment centres. It is one kilometre of level walking distance to Green Square Railway Station and will be well integrated with Council’s expanding bicycle network.
Key environmental constraints for Site A are traffic noise and air quality to lower levels of the buildings addressing South Dowling Street, and the low topographic level of the existing ground making the site potentially exposed to flooding during major storm events.
The overall site is to be organised around a new central park that will provide high levels of public amenity and benefit to residents and the wider community.
The Draft DCP Amendment has carefully considered the key environmental factors of the locality, and essentially mandates a perimeter of development of medium scale (6 to 9 storeys) with a higher built form element located near the south-eastern corner. TCA has investigated a range of alternative built form variations, and through this design process have confirmed that the Draft DCP Amendment envelopes in principle offer the most appropriate built form outcome in terms of optimising the potential for achieving high levels of public domain and residential environmental amenity.
The Draft DCP Amendment also establishes a clear and rational urban relationship with emerging taller developments along South Dowling Street.
This Concept Design’s architectural form and detail proposals for the extensive medium- rise street frontages have responded to the Draft DCP Amendment requirement that these elevations be articulated into discreet and varied elements, to yield a rich character to the streetscape.
A key feature of the Draft DCP Amendment is to create a unified, accessible public domain at the ground plane with an integrated parking solution whilst complying with the flood mitigation requirements. This concept design embraces this requirement by providing multiple public access points traversing the site that are contiguous with the ground level whilst ensuring that all building entries, habitable areas and carparking thresholds are compliant with the required minimum flood levels.
The Concept Design has also taken into account the urban design requirements for creating potential for the detailed design of benign, well protected community open spaces through consideration of a range of strategies that will mitigate street noise, unwelcome winds, reflectivity and promotion of solar access, provision of shade and CPTED. These details would be fully developed with the DA submission to Council.
The site offers the significant opportunity of creating a genuine integrated urban project with an exciting new urban park as its focal point.
Wulaba Park will sit at the centre of the development. Although its primary functional purpose is storm water detention, it offers the potential to integrate with the buildings to become a new paradigm for sustainable inner urban open space, bringing together opportunities for:
The Draft DCP Amendment also contains extensive provisions to ensure a green setting for the building through generous landscaped setbacks, detailed cross-sections through the new, shared street network and provision of designated deep soil planting zones around the perimeter. This Concept Design has been prepared to be fully consistent with this objective.
We have set the following principles to inform our design proposal for building form and façade design: