PART B L AVENDER B AY CENTRE - North Sydney Council · L AVENDER B AY SOUTH CREMORNE NEUTRAL B AY...

PART B

North Sydney Council Development Control Plan 2002

Area Character Statements

(as amended to July 2013)

KIRRIBILLI

LAVENDER BAY

SOUTH

CREMORNE

NEUTRAL BAY

NORTH CREMORNE

CAMMERAY

ST LEONARDS /

CROWS NEST

WAVERTON /

WOLLSTONECRAFTNORTH

SYDNEY

CENTRE

DCP CHARACTER STATEMENTS

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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


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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

HIGH STREETRESERVE

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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

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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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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.


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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.


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

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ST R

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MIL

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ST R

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STREET

McLAREN

BERRY STREET

ANG

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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


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.


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

NORTH SYDNEYCIVIC CENTRE

CHURC

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LN

JAM

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LMcLAREN ST

McLAREN STREETCONSERVATION AREA

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


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.


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

MYRTLE

HAZELBANK PL

EDEN LN

EDEN

ST

CHURC

H LN

PAC

IFIC HW

Y

EDEN

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)


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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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

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WALKER STREETCONSERVATION 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




Landmarks

Layers of history

A vibrant economy

Function


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


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.


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

HAMPDENNEIGHBOURHOODHAMPDEN ST

WAR

RIN

GAH

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XPR

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WAY

WAL

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STR

EET

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


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


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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Additional information page 1 of 5

ADDITIONAL SETBACKS (OA)

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

*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 IS INVALID AND INEFFECTIVE.



ADDITIONAL SETBACKS (OA.)

SITE 03 - 136-142 WALKER STREET





SITE 04 - 156-160 PACIFIC HIGHWAY





SITE 05 - 144-154 PACIFIC HIGHWAY





SITE 06 - 8-18 BERRY STREET


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Building Height Map – North Sydney CBD


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2. ST LEONARDS/CROWS NEST PLANNING AREA

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St Leonards / Crows Nest Character Statement

The following character statement is the desired future outcome for development in the St Leonards/Crows Nest planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

St Leonards is a memorable, sustainable and busy urban centre:

• with a diverse range of living, employment, recreation and social opportunities serving both local and regional populations and contributing to the vibrancy of the centre

• where residents, workers and visitors enjoy comfortable conditions and quality of the natural and built environment

• which is accessible to all

which is linked to the city, other suburban centres and many parts of the Sydney Region by rail and bus as well as by road and is a place of interchange between the various modes.

Crows Nest Town Centre is smaller in scale with nineteenth century, two storey shopfront parapets along Willoughby Road and the Pacific Highway. The centre is a significant local resource, providing for daily needs and is also a lively dining district. Traffic is managed so pedestrians can move freely across Willoughby Road.

Crows Nest Neighbourhood is a quiet, low scale residential neighbourhood with a number of wide, tree lined streets. Laneways facilitate movement and provide rear lane access to properties. The laneways are shared ways where traffic is calmed, neighbours can meet and chat and children can play in a quiet, safe and leafy environment. Corner shops, dispersed throughout the area, serve both local and regional needs. St Thomas Rest Park, located toward the northern edge of the area, provides much needed open space and complements pocket parks within the area, with access to St Leonards Park on the eastern edge.

Where:

Function • there is housing choice in the mix of dwelling sizes and in the range of affordability.

• various grades and sizes of business space, in the St Leonards and Crows Nest Town Centres accommodate a mix of small and larger business, services, high tech industries and retail.


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• existing uses, such as the fruit market which is important to the community, are maintained.

• 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.

• public transport, including walking and cycling, is the main form of access to the St Leonards Town Centre.

• parking is adequate but is managed in a way that maintains pedestrian safety, the quality of public space and built form, and minimises traffic generation.

• traffic is managed so that pedestrians can move within the area freely and safely and amenity is maintained.

• pedestrians are assisted in safely crossing barriers such as the Pacific Highway and the railway.

Environmental Criteria • the extremes of sun, wind and rain are reduced by building design.

• natural light reaches buildings, public places and streets.

• sounds are of humans; mechanical sounds are subdued.

• solar access to open space is provided to principal streets and small open spaces.

• there is opportunity for all to enjoy views from and within the area.

• additional open space is provided for increased residential population.

Quality Built Form • a safe, high quality urban environment is achieved through careful design of buildings

and use of materials, and a well designed and maintained public domain.

• the high ridge that underlies St Leonards is reflected in its built form and the skyline is an interesting and distinctive feature in the broader landscape, with the station marked by the Forum development.

• buildings are scaled down significantly from the Forum development landmark towards Willoughby Road, Hume Street and Chandos Street, to fit in with lower scale development and to reduce adverse affects on those lower scale areas.

• the landscape in the St Leonards Town Centre is highly urbanised, but softened by introduced water and greenery.

• the grid pattern of streets and lanes imposes order and allows freedom of movement.

Albany and Atchison Streets function as the principal access east/west through, with Mitchell Street providing access from Pacific Highway through the Centre to the north and Crows Nest.

• the visual characteristics of the Crows Nest neighbourhood's heritage conservation status are reflected in new development, with low rise small scale dwellings predominating.

the heritage items retain their heritage significance, illustrate a rich development history and provide interest in the physical fabric of the area.

• buildings are scaled down significantly from the Forum development towards surrounding areas, to fit in with lower scale development and reducing adverse affects on lower scale areas.

• High rise development is generally contained by Pacific Highway to the west, Oxley Street to the east and south and Chandos Street to the north.

• north/south mid-block pedestrian connections provide alternative routes through city blocks at street level to assist pedestrian movement.

Quality Urban Environment • tree planting in private and public spaces and small landscaped areas provides relief

from the built form.

• traffic is managed so that pedestrians can move within the area freely and safely.

• parking is managed to maintain pedestrian safety and the quality of traffic generation.


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• rear lanes are used for vehicle access to properties.

• 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 minimal use of non-renewable energy resources.

• stormwater runoff is minimised, and recycled where possible.


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2.1 St Leonards Town Centre

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ATCHISON ST

ALBANY

ALBANY ST

CHRISTIE

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CHRISTIE ST

MIT C

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POLE LN

CLARKE LN

ST

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CHANDOS ST

ST LEONARDS CENTREPACIFIC

HWY

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome the St Leonards Town Centre.

Function a. Diversity

i. Medium-high rise, mixed use development, boundary to boundary, with setbacks at laneway, public spaces and above podium.

ii. A variety of different sized non-residential spaces (eg. showrooms, boutique shops & cafes, suites for medical/legal centres, small offices).

iii. A variety of outdoor and indoor community spaces (such as gymnasium, pool and meeting room for residents, gardens, seating or outdoor café space for the public, playground equipment).

iv. Community and entertainment facilities including a child care centre and cinema

b. Public transport

i. Public transport, cycling and walking are the main forms of transport to the Centre.

ii. Pick up and drop off points for public transport and taxi ranks are located close to public spaces and activities, and main building entries.

iii. Short stay (ten minute) parking spaces are located close to meeting places.

iv. Amount of long stay commuter parking has been minimized.

v. Non-residential parking is minimized.

c. Identity/Icons

i. Forum development and plaza

ii. St Leonards Station

Environmental Criteria d. Noise


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i. Frontages on Pacific Highway and Chandos Street use design features that reduce noise effects and production.

e. Artificial light

i. No additional roof top advertising in the Centre

ii. Buildings are not flood lit

iii. A curfew of 11 pm on any lighting of rooftop or podium level facilities and existing signage.

iv. Direction, screening and technologies used to prevent light spill to residential buildings

f. Solar access

i. Development to the north of Atchison Street and east of Mitchell Street is restricted in height and massing to maintain and improve existing solar access on June 21 between 12pm and 5pm to the proposed open space at the south end of Mitchell Street.

g. Awnings

i. Awnings along all street frontages

ii. Where additional ground floor setbacks are required full frontage awnings not required but provide canopy style awning between the kerb and building entrance.

h. Views

i. Slot views to the sky between higher buildings

Quality built form i. Public spaces and facilities

i. Public plaza at the closure of Mitchell Street with Pacific Highway.

ii. Shared way along Mitchell Street from Atchison Street to properties in Albany Lane.

iii. Artworks and water features integrated into design of the plaza - artworks and other features act as windbreaks, particularly at the Pacific Highway end of Mitchell Street.

iv. Plaza incorporates space for public entertainment and expression of community identity, large enough to hold an open air performance or market.

v. Footpath paving along property frontages in accordance with Council's specifications.

vi. Roof top gardens and public facilities that allow public access to district views from higher floors.

j. Skyline

i. Roof design presents a varied, composed and interesting skyline when viewed from a regional context.

k. Thru-site links

i. A north/south mid block pedestrian link from Chandos to Albany Street via Atchison Street across properties at 67-69 Chandos, 48 and 19 Atchison Street and 26 Albany Street.

ii. A north/south mid block pedestrian link from Chandos to Atchison Street across properties at 21 Chandos Street and 14 Atchison Street.

l. Subdivision

i. Frontage 20m - 40m, approximate amalgamation of two or three original lots.

ii. Where wider than 20m - 40m frontage is broken down by articulation, design and detailing, change in materials and colours.

m. Setbacks

i. Atchison Street and southern side of Chandos Street, between Mitchell and Oxley Streets setback 3m from street frontage to building alignment for landscaping and


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outdoor seating - full frontage awnings not required but provide canopy style awning between the kerb and building entrance.

ii. Setback 1.5m, at ground level, from laneway frontage to building alignment.

iii. Setback of 3m, on the street frontage from the building alignment, above podium, except as follows:

iv. Atchison Street and southern side of Chandos Street, between Mitchell and Oxley Streets setback 1.5m from the building alignment above podium.

v. Setback of 1.5m, on the laneway frontage from building alignment, above podium.

vi. Side setback of 3m, above podium.

vii. Separation of 6m, above podium, between windows and balconies.

viii. Provide retaining walls only where necessitated by slope of site and limit to 1m maximum height.

n. Street frontage podium

i. Podium of 13m (4 storey)

o. Laneway frontage podium

i. Podium of 10m (3 storey) at the laneway frontage

p. Building design

i. Balconies not accommodated in setback area.

ii. Architectural detailing and ornamentation provides a rich visual texture and a symbolic reference to the history of the place, the building’s use or occupant.

q. Characteristic building height

i. Buildings are scaled down significantly from the Forum towards surrounding areas and the lower scale development on Chandos Street, Willoughby Road, Crows Nest Village, the Upper Slopes and Crows Nest Neighbourhood.

r. Residential C zone

i. Development complements the physical form of development in the adjoining mixed use areas.

ii. Height of development responds to adjacent building height and form.

iii. Buildings are generally 5 storeys with flat roofs.

iv. Setback 3 m from the street frontage, at ground level.

v. Setback at least 3m to laneway frontage to provide sufficient landscaping.

vi. No side setback except as follows:

vii. Side setbacks of 6m and step down in heights surrounding town house developments in particular as specified below:

52 and 62 Albany Street

97 Chandos Street

viii. Landscaped areas should be accessible to all residents and not fenced off into separate courtyards.

ix. Access to rear open space from the street

x. Laneway fence 900 to 1200mm high

Quality urban environment s. Car parking

i. Vehicle access from laneways only with carparking underground.


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2.2 Crows Nest Town Centre

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In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Crows Nest Town Centre.

Function

a. Diversity

i. Willoughby Road, between Falcon Street and Albany Street, and Pacific Highway, between Shirley Road and Hume Street, two storey parapet shopfront with shops at ground level, non-residential or residential above, with additional height set back above 2 storey parapet.

ii. Remainder of the Centre medium rise, mixed use development, boundary to boundary, with setbacks at laneway, public spaces and above podium - shops at ground level, non-residential/residential on first floor, residential above.

b. Identity/Icons

i. Crows Nest five ways intersection

ii. Outdoor dining on Willoughby Road, Burlington, Ernest and Holtermann Streets

Environmental criteria

c. Noise

i. On Falcon Street and Pacific Highway frontages design features used to reduce noise affectation.

d. Awnings


e. Views

i. Vista north along Willoughby Road and Pacific Highway.


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Quality Built Form

f. Public spaces and facilities

i. Ernest Place is a town centre focus

g. Thru-site links

i. Pedestrian access from Willoughby Road to through to Alexander and Hume Streets, improves access to the Council carparks.

h. Subdivision

i. 10m - 15m frontage (consistent with two storey parapet shopfront scale).

ii. Frontages of sites larger than this have their apparent width broken down with detailing and design features.

i. Setbacks

i. Built to street frontage with a 3m setback above podium level.

ii. Set back 1.5m, at ground level from laneway frontage with 1.5m setback above podium level.

j. Street frontage podium

i. Willoughby Road, between Falcon Street and Albany Street, and Pacific Highway, between Shirley Road and Hume Street frontage parapet facade of 8.5m (2 storey).

ii. Podium of 13m (4 storey) on other streets.

k. Laneway frontage

i. Podium of 10m (3 storey) at the laneway frontage with a setback of 3m, from the building alignment, above the podium.

l. Building design

i. Balconies not accommodated in setback area.

ii. Consistent parapet facade heights along Willoughby Road and Pacific Highway properties identified in 2(j)(i).

iii. Off street carparking to be provided underground except when owned and operated by Council as a public car park on the block bound by Falcon Street, Alexander Street, Burlington Street and Willoughby Lane.

Quality urban environment

m. Car accommodation

i. Willoughby Road, between Falcon Street and Albany Street, and Pacific Highway, between Shirley Road and Hume Street no vehicle access from the street.

ii. Vehicle access will not be cut off via the right of way on title by any subdivision or development to properties 286/88 to 306 Pacific Highway.


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2.3 Crows Nest Neighbourhood

Sext

ons

Cot

tage

ST THOMASREST PARK

BRO

OK

ST

BRO

OK

LN

JENKINS LN

MA

TTH

EW

L

N

CROWS NESTNEIGHBOURHOOD

WHE

ATL

EIG

H

S

T

DONNELLY RD

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Crows Nest Neighbourhood.

Function a. Building typology

i. Attached dwellings and some established apartment buildings.

b. Identity/Icons

i. Holtermann Estates conservation areas

ii. St Thomas Rest Park

Environmental Criteria c. Noise

i. On Falcon Street, Chandos Street and adjacent to Warringah Expressway frontages design features used to reduce noise effects and production.


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2.4 Holtermann Estates A, B, C and D Conservation Areas

MA

TTHE

W

LN

JENKINS LN

MA

TTHE

W

S

T

HUNTINGTON ST

CHANDOS LN

CHANDOS ST

ALE

XAN

DER

L

NATCHISON ST

DEVONSHIRE ST

LNIN

GRA

MLN

WIL

LOUG

HBY

LN

IVES LN

ST

HOLTERMANN ESTATE ACONSERVATION AREA

THO

MA

S L

NHOLTERMANN ST

HUNTINGTON ST

ERNEST LNERNEST

WES

T

ST

ST

CAHILLPLAYGROUND

BURLINGTON LN

SOPHIA ST

FALCON LN

BURLINGTON STA

LEXA

ND

ER

LN HOLTERMANN ESTATE B

CONSERVATION AREA

HAYBERRY STREETROAD CLOSURE

HAYBERRY LN

EMMETT LN

HAYBERRY STST

BERN

ARD

EMMETT ST

ST

EDEN

ST

DAVID

MYRTLE

HOLTERMANNESTATE C

CONSERVATIONAREA

BERN

ARD

LA

NE

ROA

D C

LOSU

RE

BERN

ARD

CARLOW ST

WES

T

S

TC

ASS

INS

LN

HOLTERMANNESTATE D

CONSERVATIONAREA

History The land in this area forms part of original land grants to Alexander Berry, J.R. Hatfield and A. Mosman. Extensive land purchases by B.O. Holtermann in the 1880s led to consolidated subdivision of large areas, Holtermann’s Estate being aimed at containing “comfortable working men’s houses”. The area between West Street and Willoughby Road was subdivided and offered for sale during 1880s and 1890s.


Page 322

Character Statement The topography is generally level with slight falls in the terrain to the north and the west. The urban form is determined by a strongly defined grid pattern of wide streets and narrow rear lanes.

Street verges are grassed and footpaths made of bitumen or concrete. The footpaths and verges measure approximately 3.5 m in width. Deep set sandstone kerbs remain in approximately ¼ of the area. Vehicle access is provided from rear service lanes, maintaining the prevailing pedestrian character of the street pathways and frontages.

Front cottage gardens contribute to the landscaping of the streets, and are typical of small lot development of the Pre-War era. Gardens follow the natural fall of the terrain with central pedestrian stairs linking the raised houses to street level on the high side of the streets.

Laneways form a key element of the area and have a distinct character compared to the streets. The lane intersections are sometimes terminated by the side profile of a corner building oriented to the cross-street.

The majority of the dwellings were constructed between 1884 and 1915, as speculative housing developed for the working class. The houses are a mixture of late 19th and early 20th century building styles, including restrained working class versions of Victorian Georgian and Filigree, Victorian Italianate, Federation Queen Anne and Federation Bungalow. There are also some Inter-War Californian Bungalow and Art Deco styles. The type of housing occurs in detached attached and detached forms.

While intactness is a feature of these Conservation Areas, uncharacteristic elements include:

• two storey additions to the front facades;

• amalgamation of original lots and loss or original subdivision pattern;

• contemporary buildings with laneway frontages;

• vehicle crossings from street interrupting the street kerbs, verges, paths, continuous fences, retaining walls and front gardens;

• basement car parking.

Heritage Significance Holtermann Estate A, B, C and D Conservation Areas are of significance:

1. as an important remnant of late 19th century township planning and subdivision for speculative working class housing on the north shore prior to the advent of the motor car.

2. as a consistent late 19th century, early 20th century residential area with single storey, modest sized cottages in a mixture of late Victorian and early Federation styles, which provide evidence of the working class residential nature of North Sydney during this period.

3. for its unity in built form derived from its regular grid subdivision pattern, relatively level topography and subdivision and development over a contained period of time.

Cultural Themes A well respected topography


Landmarks

Layers of history


i. Detached, semi-detached or terraced houses


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b. Identity/Icons

i. St Thomas Rest Park

ii. Hayberry Street community Hall

iii. Pedestrian scale and walkable networks of lanes, pathways and streets.

Environmental criteria c. Views

i. Street views down Chandos Street, Atchison Street, Devonshire Street, Albany Street, Alexander Street, Matthew Street, West Street, Carlow Street, Hayberry Street, Emmett Street, Myrtle Street, Holtermann Street, Sophia Street, Burlington Street.

Quality Built Form d. Streetscape

i. Street trees align streets

ii. Sandstone retaining walls relate to changes in level between street and lots.

iii. Continuous grass verges and sandstone kerbs without vehicle crossings

iv. Lanes have an open, low scale and service character with lines of timber paling fences.

e. Subdivision

i. 380m2 lots with 10 m frontage (for detached houses)

ii. 180m2 - 260m2 lots with 4-6 m frontage (for semi-detached, and some detached houses)

iii. Long narrow lots with frontage to both street and laneway

f. Siting

i. Towards front of block

g. Setback

i. Front: 2m - 5m

ii. Side: 1m - 2m

iii. Rear: 15m

h. Fences

i. Front fence 900mm

ii. Rusticated sandstone base walls, face brick, timber (vertical pickets and horizontal railing and wire fences) or metal palisade.

iii. Laneway fences 1800mm in height and constructed of timber paling.

iv. Fence heights correspond to changes in ground level.

i. Gardens

i. Low ornamental flowering shrubs in lawn or garden beds with sandstone or painted concrete curved paths leading from the front gate to the front door or stairs.

j. Characteristic building height

i. One storey

ii. Rear extension within one storey roof line

k. Form, massing and scale

i. Houses with wide frontages have projecting bays to the street beside recessed verandahs.

ii. Houses in groups of identical design (detached semi-detached and attached), often with continuous front verandahs.


Page 324

iii. Strong skyline of a series of simple pitched roofs and tall chimneys stepped along the streets/ lanes following the natural changes of level in the terrain.

iv. Reduced height and scale to rear of housing

l. Roofs

i. Hipped roofs between 30 and 45 degree pitch, without dormer windows or openings apparent from the street.

ii. Gabled roofs for projecting bays to the street

iii. Skillion roofs to rear extensions

iv. Brick chimneys are unpainted, unrendered with rendered detailing, or rough-cast with chimney pots

v. Roofing materials; unglazed terra-cotta tiles or slate and corrugated metal on Victorian cottages and rear extensions

m. Balconies and verandahs

i. Verandahs either recessed beside a projecting bay or continuous across the front façade.

ii. Verandahs are open and contained under separate or continuous roofs supported on verandah posts.

n. Materials and colours

i. Walls are face brick, timber weatherboard or sandstone on sandstone foundations.

ii. Windows and doors are timber framed

iii. Where walls are painted or rendered light colours; off-whites, creams, beiges and pale stone tones are used, decorative plasterwork details are highlighted in slightly darker shades of colour on walls.

iv. Trims (eg. gutters, cast iron) are in dark contrasting colours to walls, such as slate grey, brunswick green.

v. Timberwork (eg. window frames, verandah balustrades, shingles) painted in light shades, generally off-white.

vi. Fence colours reflect the colours used for similar materials in the house, eg. off-white timber pickets, unpainted dry-pressed brick.

o. Details

i. Federation detailing in timberwork to verandahs, tessellated tiles to verandah floors.

ii. Victorian detailing in timberwork or cast iron to verandahs.

Quality urban environment p. Car Accommodation

i. Off-street parking off the rear lanes only.


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3. CAMMERAY PLANNING AREA

WARRINGAHEXPRESSWAY

Sext

ons

Cot

tage

FRED HUTLEYRESERVE

FOUR FIGS PARK

HAMILTONRESERVE

MORTLOCKRESERVE

MILL

ER S

TREE

TG

ARDE

NS

MO

OD

IE LAN

ER ES ER V

E

BOULEVARDERESERVE

FOLLY

POIN

T

TUNKS PARK

ANZAC PARK

CAMMERAY PARK

JOHN

STON

AV

ER O

AD

RES ERV E

PINE STREET/ARKLANDSTREET RESERVE

CAMMERAY/ANZAC AVENUE RESERVE

ALA

N S

TREE

T EM

BAN

KMEN

T

AMHERST STREETOPEN SPACE

LAMBERT STGARDENS

EAST

AV

ERD

RES

E RV

E

NO

RTH

AV

ENUE

ROA

D R

ESER

VE

T ILE Y

STR

EET

R OA

D C

LOSU

R E

WIL

SON

STR

EET

ROA

D C

LOSU

RE

PINE STREETEMBANKMENT

WERINGA AVEROAD RESERVE

FRED

BEN

A

V

LILLIS ST

BARD

SLEY

GD

NS

TRAFALGAR ST

ST

STRATFORD ST

MOODIE

PINE STREET EAST

METCALFE ST

EDW

IN S

T

CAMMERAY

AVE

COWDROY

ROD

BORO

UGH

AV

E

MA

CA

RTH

UR

AV

ROWLISON

VERNO

N

ST

GREEN

S

DR

NO

RTH

A

VE

CAMBRIDGE ST

AVEBRIDGEVIEW

PDE

STRA

TFO

RD

S

TCHURCHILL

AVE

LAMBERT ST

TARE

LLA

P L

ORI

SSA

LN

ABB

OTT

MOODIE

CUR

RAW

AN

G S

T

LN

HAMILTON

SEXTON PL

LN

EAST

AV

E

LN

GREEN PARK

AMHERST ST

MIL

LER

ST

AVE

PARK

WES

T

ST

AVE

VALE ST

KYN

GD

ON

S

T

GA

PALMER ST

AN

ZAC

AV

E

ABBO

TT

RD

PINE

THE

STCARTERTILEY

ST

ARK

LAN

D

ST

RD AVO

N

ST

WARWICK AVE

RD

AVE

CAMMERAY

CAMMERAY

MIL

LER

ST

ST

WAR

RIN

BOULEVARDE

JENKINS ST

ERNEST ST

WIL

SON

ST

LYTT

ON

ST

WERINGAALAN ST

WES

T

ST

FALCON ST

ROSALIND ST

ST

ARM

STRO

NG

S

T

MASSEY ST

CAMMERAY NEIGHBOURHOOD

HA

MIL

TON

AVE

MARKS ST


Page 326

Cammeray Character Statement

The following character statement is the desired future outcome for development in the Cammeray planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

Cammeray Village is an active, pedestrian friendly and attractive residential neighbourhood shopping area that has small scale shops and provides street level activity with an interesting pedestrian environment, where:

• local shops cater to the local community and are balanced between basic needs - food and grocery - and recreation – such as cafes and galleries

• development on both sides of Miller Street is unified through common elements

• there is safe and easy pedestrian movement across Miller Street

• Cammeray Neighbourhood is a diverse residential neighbourhood where:

• most of existing houses and duplexes are retained and there are some additional townhouses and apartment buildings

And where:

Function • large tracts of open space are used by locals and the wider regional population for

recreation

Environmental Criteria • the remaining natural foreshores and water courses of Willoughby and Long Bay are

conserved and protected, and pedestrian access to these is extended and improved

• a scale and form of foreshore development protects and enhances the scenic, environmental and cultural qualities of the foreshore and adjoining lands

• bushland is protected from the adverse effects of development – such as stormwater runoff, spread of exotic plants and weeds, and visual impact of structures

• use of locally indigenous flora extends habitats for native birds and other fauna

• sounds are of the natural environment - birds, wind - mechanical noise and the noise generated by industry is controlled


Page 327

• rock outcrops and sandstone cliffs are conserved

• noise insulation and orientation minimises noise impacts on developments close to the Warringah Expressway and main roads

• major views from lookouts and other vantage points are not obscured by structures or landscaping

Quality Built Form • any development that occurs reflects and reinforces the existing distinctive built form/

landscape areas and distribution of accommodation types

• heritage significance of heritage items and Plateau and Cammeray conservation areas is conserved

Quality Urban Environment • public transport, cycling and walking are the preferred means of transport

• parking is managed to reduce impacts to local residents from regional commuter parking

• comfortable and safe pedestrian routes are maintained and extended

• cohesiveness throughout the area and its many built forms is achieved through landscaping and street tree planting

• backyards are used for a variety of activities particularly for children and residents in apartments

• public plaza provides a vibrant focus for the local community

Efficient Use of Resources • existing buildings and materials are conserved

• storm water is retained on site to use for gardens


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3.1 Cammeray Village Neighbourhood

RALEIGH ST

MILL

ER

LN

ABB

OTT

ST

AMHERST ST

MIL

LER

ST

CAMMERAYVILLAGE CENTRE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Cammeray Village Neighbourhood.

Function a. Building Typology

i. Small scale neighbourhood shops on ground floor fronting street and rear lanes or car park, with residential above

b. Identity/Icons

i. Raleigh Street Mall

Environmental criteria c. Noise

i. On Miller Street frontage design features used to reduce noise such as: cavity brick walls; double glazing; minimal amount of glazing in the facade facing the busy road; solid core doors; concrete floors; enclosed balconies

d. Views

i. District views; views to Middle Harbour from some buildings

Quality built form e. Setback

i. Podium of 8.5 m (2 storey) at street frontage with a setback of 2.5m above the podium

ii. Set back 3 m, at ground level, from Palmer Street frontage - landscape, including trees

iii. On “Clarke and Walker” site, 450-476 Miller Street, set back from western boundary 7.5 m, setback from Amherst Street 7.5 m, setback from boundary with Warringah Expressway 5 m


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f. Form, massing & scale

i. Vertical design elements break down the bulk of buildings and create an appearance similar to traditional shops

ii. No balconies, verandahs or the like to project over footpaths.

g. Built form character

i. Active street frontages, such as cafes and shops at ground level on both Miller Street, carpark and laneway frontages

ii. Parapet heights and set backs match along the Miller Street frontage

iii. At 457 and 459 Miller Street, active uses provided at ground floor level, with an entrance that opens directly onto Raleigh Street

Quality Urban Environment h. Car accommodation

i. “Clarke and Walker” site, 450-476 Miller Street: goods delivery access and exits only to and from Miller Street

ii. Parking is underground

iii. Trees in Council carpark contribute to amenities of area

i. Pedestrian access

i. Safe pedestrian access is provided across Miller Street unifying both sides the street


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3.2 Cammeray Neighbourhood

WARRINGAH

EXPRESSWAY

Sext

ons

Cot

tage

FRED HUTLEYRESERVE

FOUR FIGS PARK

HAMILTONRESERVE

MORTLOCKRESERVE

MILL

ER S

TREE

TG

ARD

ENS

MO

OD

IE L AN

ERE SE RV

E

BOULEVARDERESERVE

FOLLY

POINT

TUNKS PARK

ANZAC PARK

CAMMERAY PARK

JOHN

S TON

AV

ERO

AD

RES ERVE

PINE STREET/ARKLANDSTREET RESERVE

CAMMERAY/ANZAC AVENUE RESERVE

ALA

N S

TREE

T EM

BAN

KMEN

T

AMHERST STREETOPEN SPACE

LAMBERT STGARDENS

EAS T

AV

ERD

RE S

E RV

E

NO

RTH

AV

ENUE

ROA

D R

ESER

VE

TI LE Y

STR

E ET

R OA

D C

LOSU

R E

WI L

S ON

STR

E ET

ROA

D C

L OSU

RE

PINE STREETEMBANKMENT

WERINGA AVEROAD RESERVE

FRED

BEN

A

V

LILLIS ST

BARD

SLEY

GD

NS

TRAFALGAR ST

ST

STRATFORD ST

MOODIE

PINE STREET EAST

METCALFE ST

EDW

IN S

T

CAMMERAY

AVE

COWDROY

ROD

BORO

UGH

AV

E

MA

CA

RTH

UR

AV

ROWLISON

VERNO

N

ST

GREEN

S

DR

NO

RTH

AV

E

CAMBRIDGE ST

AVEBRIDGEVIEW

PDE

STRA

TFO

RD

S

T

CHURCHILL

AVE

LAMBERT ST

TARE

L LA

PL

OR I

SSA

L N

ABB

OTT

MOODIE

CUR

RAW

AN

G S

T

LN

HAMILTON

SEXTON PL

LN

EAST

AVE

LN

GREEN PARK

AMHERST ST

MIL

LER

ST

AVE

PARK

WES

T

ST

AVE

VALE ST

KYN

GD

ON

S

T

GA

PALMER ST

AN

ZAC

AV

E

ABBO

TT

RD

PINE

THE

STCARTERTILEY

ST

ARK

LAN

D

ST

RD AVO

N

ST

WARWICK AVE

RD

AVE

CAMMERAY

CAMMERAY

MIL

LER

ST

ST

WARR

IN

BOULEVARDE

JENKINS ST

ERNEST ST

WIL

SON

S T

LYTT

ON

ST

WERINGAALAN ST

WES

T

ST

FALCON ST

ROSALIND ST

ST

ARM

STRO

NG

S

T

MASSEY ST

CAMMERAY NEIGHBOURHOOD

HA

MILT

ON

AVE

MARKS ST

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


i. A wide range of detached houses, duplexes, attached dwellings and some apartment buildings, according to zone

ii. Bardsley Gardens and Macarthur Avenue, 2-3 storey inter-war flat buildings around a cul-de-sac

iii. At 249-257 West Street, single storey detached face brick cottages, with original design features including low brick fencing, timber casement windows within a projecting bay, verandah posts

b. Identity/Icons

i. Bushland on slopes above Tunks Park and Primorose Park

ii. North Bridge

iii. Willoughby Bay, Long Bay and foreshores


i. Many views from streets and reserves to Middle Harbour, Miller Street bridge; and district

ii. Fred Hutley Reserve lookout Hamilton Avenue (1), Palmer Street lookout (2), Pine Street lookout (7), Tiley Street lookout (8), Stratford Street lookout (9), Churchill Crescent lookout (12), Folly Point lookout (13)


Page 331

d. Foreshore

i. Natural vegetation and landforms, including shoreline with rock outcrops and native vegetation

ii. Low residential density along foreshore

iii. Boat sheds are small in scale

iv. Boarding activity is kept to minimum and is compatible with the surrounding uses

Quality built form e. Siting

i. Substantial gardens in front setback especially facing busy roads

ii. Buffer area between development and bushland


Page 332

3.3 Plateau Conservation Area

ELLI

SLO

OKO

UT

CO

LIN

STR

EET

ROA

D R

ESER

VE ST

WIL

SON

ST

CA

IRO

S

T

BELLEVUE STREETPARK

PINE

CO

LIN

ST

BELL

EVUE

ST

PLATEAUCONSERVATION AREA

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

History The Plateau Heritage Conservation Area was remote and remained undeveloped until late in the 19th Century. The opening of the Suspension Bridge in 1892 and the extension of the tramway along Miller Street in 1909 improved access to the area. This area was part of the 1891 Cooliatta Estate subdivision. The area developed slowly in the early 20th Century, with modest houses on narrow blocks of land. Additional development came after the First World War when the area was consolidated, particularly along the steeply sloping northern boundary of Pine Street.

Conservation area character Plateau Conservation Area is a residential neighbourhood of mainly single storey buildings, in a range of sizes from freestanding on large lots to small semi-detached dwellings on narrow lots. The main building style is Federation. The earliest housing comprises working class versions of Victorian Georgian cottages in weatherboard, some of which exhibit rusticated weatherboard (Bellevue Street, Cairo Street). Others are in brick with tessellated tiled verandahs. Most residences have terracotta hipped roofs, some have corrugated iron roofs.

The buildings generally have small setbacks from the street, cottage gardens and a mix of fence types. The buildings are most often unpainted face brick. At the northern end of Bellevue Street there are some polychrome brick cottages.

Street trees include brushbox, characteristic of the period of development, giving a strong regularity to the area. Front gardens are well developed with often extensive plantings giving an overall impression of a landscaped garden suburb.

Relationship with Cultural Themes A well respected topography




Page 333

Landmarks

Layers of history

Heritage significance Plateau Conservation Area is of significance:

1. as an area of generally modest housing reflecting a range of development periods from late Victorian to Federation, set out in a geographically defined area and with a strong grid pattern.

2. for the strong landscape quality of the area with street trees and front garden plantings.

3. for the largely intact residential form of the area which has survived without large scale intrusions and demonstrates small scale housing development including a number of timber buildings.

4 for its unity derived from its subdivision history which is still clearly seen in the development of the area.


i. Single storey detached and semi-detached Federation style face brick houses, with some Victorian cottages

b. Identity /Icons

i. 143 Bellevue Street (former electricity substation)


i. Bellevue Street lookout (3), Colin Street lookout (4), Carter Street lookout (5), Cairo Street lookout (6)

Views from Colin, Wilson, Bellevue and Pine Streets steps

Quality built form d. Streetscape

i. Sandstone kerbing, sandstone and concrete walls, street gardens

ii. Changes of level in topography

e. Front fences

i. 800 mm high

ii. Constructed of face brick or timber. Timber fences are either vertical pickets or horizontal railing fences

f. Form massing and scale

i. Detached and attached dwellings with projecting bays and verandahs to the street

g. Characteristic building height

i. One storey

ii. Rear extension within one storey roof line

h. Windows

i. Double hung sash and casement with vertical emphasis

i. Materials, colours and details


Page 334

i. Face brick walls on a sandstone foundation

ii. Roofs are terracotta tiles with corrugated iron or metal on rear extensions

iii. Timber framed windows and doors

iv. Decorative detailing such as timber fretwork to verandahs, tessellated tiles to verandah floors

Quality urban environment j. Car accommodation

i. Garages and carports behind front building line

ii. New driveways do not alter street features such as sandstone walls or public open space

iii. Match the style, form and materials of the main house, but in simplified design


Page 335

3.4 Cammeray Conservation Area

ECHO

STR

EET

RESE

RVE

ST

RD

ECHO

ST

WARR

ING

A

BELL

S A

VE

AMHERST ST

LUMSDEN ST

CARTER

MORDEN ST

DARBYGARDENS

RALEIGH ST

BELL

EVUE

ST

IXIO

N

LN

CAMMERAYCONSERVATION AREA

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

History The construction of the Suspension Bridge in 1892 and the extension of the tramway along Miller Street in 1909 preceded the development of the area. Most of this area was part of the 1891 Cooliatta Estate, although the block bounded by Palmer, Bellevue and Raleigh Streets appears to have been part of the earlier Leonard’s Estate (1881). The majority of this area was purchased later as the Bell’s Estate, 1909, reflected today in the late Federation and Edwardian style residences which dominate the area. Very little redevelopment occurred until the 1960s when uncharacteristic 3 storey flat developments first appeared in Morden Street. More recent uncharacteristic development includes several townhouse developments and additional levels being added to freestanding houses.

Conservation area character Cammeray Conservation Area is a residential neighbourhood of detached and semi-detached houses on medium lots arranged in a strong grid pattern. The street layout is laid over the topography and responds to it. Street plantings reinforce the cohesive and regular pattern formed by the buildings and subdivision pattern.

A typical residence is a single storey free standing Federation style face brick residence, on a sandstone base, with a terracotta tile hipped roof. A common feature is an asymmetrical street elevation with a half timbered gable roofed bay projection on one side with a verandah on the other. Another typical feature is a tiled sun shade hood over the windows in the projecting bays.

An older group at the western side of the southern end of Bellevue Street, with shingled gables over faceted projecting bays, represent a good example of similar residences probably built as a group.

Several Late Victorian residences are located in the north west corner of the area. Timber houses are found in Palmer Street, Bellevue Street, and Raleigh Street.


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Heritage significance Cammeray Conservation Area is significant for:

1. An area of generally modest Federation housing set out in a geographically defined area with a strong subdivision pattern.

2. The landscape quality of the area with street trees and front garden plantings.

3. Groups of residences of similar design occur within the area, providing evidence of builders’ speculative housing.

4. The largely intact residential form of the area which has survived without large scale intrusions, which demonstrates small scale housing development including a number of timber buildings.

5. Its unity derived from its subdivision history which is still clearly seen in the development of the area.

Relationship with Cultural Themes A well respected topography



Layers of history

Civic tradition


i. Single storey free standing Federation period houses

Environmental criteria b. Views

i. Carter Street lookout (5)

Quality built form c. Streetscape

i. Sandstone kerbing, sandstone and concrete walls, street gardens

ii. Consistent scaled housing facing the street in garden setting

d. Fences

i. 800 mm

ii. Face brick or timber such as vertical pickets or horizontal rails

e. Form massing and scale

i. Detached dwellings with projecting bays and verandahs to the street

f. Characteristic building height

i. One storey

. Rear extension within one-storey roof line

g. Windows and doors

i. Double hung sash and casement timber framed windows

h. Materials, colours and details

i. Face brick walls on a sandstone foundation

ii. Roof of terracotta tiles, corrugated iron or metal on rear extensions

iii. Timber framed windows and doors


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iv. Decorative detailing such as timber fretwork to verandahs, tessellated tiles to verandah floors

Quality urban environment i. Car accommodation

i. Garages and car ports behind front building line

ii. New driveways do not alter street features such as sandstone walls or public open space


Blank page.


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4. KIRRIBILLI PLANNING AREA


Page 340

Kirribilli Character Statement

The following character statement is the desired future outcome for development in the Kirribilli planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

Kirribilli is located on the foreshores of Sydney Harbour with spectacular views of the City of Sydney, the Opera House and Sydney Harbour Bridge. Bradfield Park, at the base of the Sydney Harbour Bridge, provides unique outlooks and a place for outdoor recreation and softens the dense built form on the foreshores. The focal point of Kirribilli peninsula is the Kirribilli Village Centre, a compact, lively area with a community centre, local shops and outdoor cafes that serve the needs of the local community. The village is surrounded by a diverse range

of land uses including dwellings, education, transport, maritime activities and community facilities. Conservation areas are often associated with prominent landmarks such as Admiralty House and Kirribilli House.

Where:

There is no growth and there is no substantial change in residential densities.

There is no significant change in lower scale residential and conservation areas.

Function

The community centre in the Kirribilli Village provides a meeting place for the local

community.

A limited number of non-residential uses coexist peacefully with residential uses without adverse amenity impacts.

Local shops provide basic needs (groceries, newsagents, hairdressing) for the local community and recreation opportunities (galleries, cafés) without adverse effects.

Open space caters for a variety of recreational needs.

Through traffic is discouraged, to avoid traffic congestion, and commuter parking is managed.

The Village Centre is lively with an appropriate number of outdoor cafes and restaurants.

Laneways provide rear access for dwellings and local shops in the Kirribilli Village

Centre.


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Pedestrian links to Milsons Point and public transport facilities are upgraded and extended.

Bus, train, and ferry services are improved to encourage greater patronage.

Traffic calming strategies are implemented to avoid traffic problems.

New development has minimal impact on traffic flows and the demand for parking.

Public transport, cycling and walking are the preferred modes of transport.

The pedestrian tunnels to Arthur Street in Milsons Point and Kirribilli Station are maintained as local landmarks.


The natural areas of Sydney Harbour foreshore are conserved with improved and extended pedestrian access.

The impacts of non-residential uses, such as noise and air pollution, are minimised.

Solar access is maximised to open space areas in public and private domains.

Extensive views of the harbour and the City of Sydney from open space areas,

lookouts, private dwellings are shared and not obscured by structures and landscaping.

Public open space is provided for outdoor activities and for people to enjoy harbour views.

Quality Built Form

Any development that occurs reflects and reinforces the existing built form and distribution of accommodation types.

Landscaping and street plantings complement the built form to create cohesiveness throughout the area.

Heritage items, icons, contributory items and conservation areas are conserved and maintained with appropriate curtilages.

Development on the foreshore enhances views to Kirribilli from Sydney Harbour.


Backyards are used for a variety of activities, particularly for families with children and for the practical and recreational needs of residents.

Efficient Use of Resources

Existing buildings are maintained to prevent unnecessary waste of building materials.

Stormwater is retained on site to water gardens.

Energy consumption and waste disposal is minimised by all land uses.


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4.1 Kirribilli Village Centre

KIR

RIB

ILLI

VILLA

GE S

QU

AR

E

BR

OU

GH

TON

ST

BURTON ST

FITZROY ST

EN

NIS R

D

K IR R IB IL L I

V IL L A G E

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Kirribilli Village Centre.

Function


i. Small scale shops or small scale shops or cafes at ground level and shop top housing at first floor level

b. Identity/Icons

i. Sydney Harbour Bridge including pedestrian tunnels to Milsons Point Station/Arthur Street in Milsons Point

ii. Bradfield Park

iii. Sydney Harbour


c. Views

i. Views of the City of Sydney, Opera House and Sydney Harbour from Broughton Street

Quality Built Form

d. Streetscape

i. Street trees in Broughton Street, Ennis Road (refer to Harbour Bridge Conservation Management Plan and inventory sheets)

ii. Safe and effective pedestrian crossing at intersection of Broughton and Burton Streets

e. Form, Massing & Scale

i. Existing shopfronts are restored to original form with nineteenth century two storey shopfronts with parapet (see figure 1.1)


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ii. New shopfronts reflect the scale and proportions of the historical two storey parapet shopfront character of Kirribilli village

iii. No window walls or curtain walls above awnings

iv. Shopfronts provide continuous, solid street awning (no glass) between ground and first floor

v. Signage (style, colours, materials) is compatible with nearby properties

vi. Ground floor shops at footpath level

vii. No dormers or first floor decks on front elevation

vii. No balconies, verandahs or the like to project over footpaths.

f. Windows, Doors

i. Small windows with timber joinery at first floor level on front facade

Quality Built Environment

g. Car Accommodation

i. Car accommodation is located off Humphrey Place where possible.

i. Traffic Management

i. No direct vehicular entry from Broughton Street

ii. Loading/unloading of goods is generally from Humphrey Place

iii. Vehicular access is generally by way of shared or amalgamated vehicular access points where possible.


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4.2 Kirribilli Neighbourhood

HIGH STREET

RESERVE

STANTON LOOKOUT

CAPTAIN HENRY

WATERHOUSE RESERVE

COPESLOOKOUT

RO

BERTS

ON L

ANE

ROAD

CLO

SURE

BR

OU

GH

TON

S

T

CLA

RK

RD

JEFFR

EY

S S

T

PITT ST

BLIGH ST

BURTON ST

HU

MP

HR

EY

PL

DR

IVE

CRESC

ENT PL

LN

MC

BURNEY LN

ROBERTSON

FITZROY STAVE

UPPER

ST

CARA

BELLA

KIRRIBILLI

Jeffreys StreetWharf

HIGH

STMcDOUGALL

ELAMANG

EN

NIS R

OA

D

PITT ST

PARK

ES

S

T

K IR R IB IL L I

N E IG H B O U R H O O D

K IR R IB IL L I

N E IG H B O U R H O O D

In addition to the character statement for the planning area the following character statement

applies and is the desired future outcome for the Kirribilli neighbourhood.

Function

a. Building Typology

i. Detached houses, semi-detached dwellings, duplexes, apartments according to zone

b. Identity/icons

i. Sydney Harbour and the Sydney Harbour Bridge

ii. St Aloysius College

iii. Loretto Convent School

iv. Bradfield Park


c. Views

i. Views of the harbour from Robertson Lane Lookout (61); Bradfield Park Lookout No. 2 (68), Copes Lookout (66); Jeffreys Street Lookout (65), Stanton Lookout (67).

ii. Slot views of Sydney Harbour from Elamang, McDougall, Upper Pitt Streets and Kirribilli Avenue.

Quality Built Form

d. Subdivision

i. 230m2 - 750m2

e. Materials

i. Walls - Masonry, face brick

ii. Windows - Timber framed

iii. Roofs - Terracotta tiles, slate


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4.3 McDougall Street (northern side)

HIGH STREET

RESERVE

McDOUGALL ST

M c D O U G A L L S T R E E T

N O R T H S ID E

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the northern side of McDougall Street.

Function


i. Apartment buildings

b. Identity/icons

i. Bradfield Highway, Greenway Flats


c. Views

i. Views of the Sydney Harbour from the top of McDougall Street.

d. Natural Features

i. Existing street trees in McDougall Street

ii. Additional street plantings in accordance with Council’s Street Tree Strategy

iii. Significant trees and plantings in front gardens

Built Form

e. Subdivision

i. Sites amalgamated with frontages of 25m-35m

ii. No isolated properties (sites with frontage less than 25m)

f. Siting

i. Towards the front boundary to provide substantial setback from public open space off High Street

g. Setbacks

i. Front 5m

Side 5-7m

Rear 15m

ii. Side setback between No’s. 16-18 McDougall

h. Gardens

i. Substantial plantings including trees in front garden complement street trees


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i. Characteristic Building Height

i. 16 metres (5 storeys)

j. Form, Massing and Scale

i. Single residential building to McDougall Street and Public Open Space area off High

Street

k. Roofs

i. Flat roof to allow views from Bradfield Highway; views to Sydney Harbour


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4.4 Careening Cove Conservation Area

PL

HIGH ST

STANNARDS

MISS GLADYS

CAREY RESERVE

WRIXTON PARK

ELAMANGCARA

BELLA

BRADLY AVE

MIL

SON

PA

RK

ST

WINSLOW LN

WILLOUGHBY ST

HIP

WO

OD

CRESC

ENT PL

WIN

SLO

W ST

RD C

LOSU

RE

ST

WIN

SLO

W C A R E E N IN G C O V E

C O N S E R V A T IO N A R E A

C A R E E N IN G C O V E


In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Careening Cove Conservation Area.

History

The Careening Cove Conservation Area includes a section of the Robert Ryan grant (later

acquired by Robert Campbell), part of the James Milson grant, and the southern side of the Crown subdivision that was intended to be used for whaling purposes from 1830. This section of the Ryan Grant was subdivided in the 1860s but development did not gain momentum until the 1880s. Milson’s land remained within the family until the 1880s, after which sections were subdivided for residential development. Milson Park was created during the 1890s by reclamation of the head of Careening Cove. The peninsula, along which High Street runs, was sold by the Government to private owners for the development of whaling industries. No whaling occurred but a number of houses were built in the 1860s and 1870s overlooking the Cove. The south side of the tip of the peninsula was a significant wharf area, notable for its use by the Wunderlich Company for the importation of Marseilles roofing tiles in the 1890s. This foreshore was later used for ship and boat building and repair, and subsequently subdivided for housing in the early 1920s (particularly to the south side of Stannards Place).

Conservation Area Character

The Careening Cove Conservation area is characterised by its topography, wrapped around the shores of Careening Cove and Milson Park with its long spine like streets extending the length of the bay. Subdivision patterns vary with larger lots on the northern side of Careening Cove and smaller lots on the southern side. Split streets are characteristic of the area as both a response to the topography and to gain views of Sydney Harbour.

Streetscapes vary, with irregular intersections, outward views and vistas to Sydney Harbour, hillside terraces and gardens and mixed street tree plantings. A key feature is the varied relationship of houses to the street with their steep topography. Houses are often set high on one side of the street above retaining walls and escarpments and on the other side set down or built close to the street alignment to minimise the impact of slope. The characteristic North Sydney double rail timber fence is used throughout the area.


Page 348

The housing is mostly Federation with some late Victorian and Inter War housing. The interwar apartment buildings have characteristic brick parapets, entry porches, symmetrical forms and use hipped tiled terra-cotta roofs.

Other important built elements within the area are two groups of picturesque harbourside industrial buildings with their associated jetties, slipways, moorings and equipment. The

southern group includes the Ensemble Theatre - one of the first ”recycled” industrial structures of Sydney.

Uncharacteristic elements within the Careening Cove Conservation area include “picture windows” and modifications to verandahs, balconies, bay windows to maximise harbour views.

Heritage Significance

Careening Cove Conservation Area is of significance:

1. as a largely consistent early 20th century residential area with some Victorian building stock and some Inter-war residential flat buildings.

2. as a largely intact early 20th century precinct retaining much of the urban detail and fabric seen in gardens, fencing, street formations, use of sandstone for retaining and building bases, sandstone kerbing and natural rock faces.

3. for the amphitheatre like form around the reclaimed Milson Park and the head of the bay.

4. for the remaining waterfront industrial and recycled industrial development that gives the area much of its character.

5. for the unusual and irregular pattern of street layout and consequently irregular subdivision patterns that give the area a particular character.

Cultural Themes



Waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition

Function


i. Mostly Federation dwellings with some late Victorian and Inter-war housing

b. Icons

i. Milson Park, Ensemble Theatre, Patons Slipway


c. Views

i. Harbour views from Miss Gladys Carey Reserve lookout (57), High Street Lookout (58), Milson Park; views of the valley from Winslow Street (59).

ii. Views of Milson Park and Careening Cove from Hipwood and McDougall Streets and Bradly Avenue;

iii. View of Sydney Harbour from Stannards Place, Willoughby Road and Winslow Lane.

d. Natural Features


Page 349

i. Foreshores of Sydney Harbour

ii. Palm Trees in Milson Park

Quality Built Form

e. Streetscape

i. Changes in street levels in Winslow, High and Willoughby Streets incorporating landscaped areas

ii. Street trees in McDougall, Hipwood, and Winslow Streets

iii. Double rail timber fences

iv. Slot views, over and between buildings

f. Subdivision

i. Rectilinear with the narrowest boundary being at the street frontage

ii. 230m2 - 450m2

g. Setbacks

i. Front 3-5m

Side Nil-1m

Rear 8m

ii. Dwellings on the higher side of streets have a greater front setback than dwellings on the lower side of street

h. Fences

i. Low timber picket, iron palisade

i. Roofs

i. Pitched between 30o to 45o with some use of parapets to streets with skillion roofs to

rear extensions

ii. Terracotta tiles, slate, corrugated iron

j. Windows, Doors

i. Double hung sash or casement with vertical emphasis, small glass panes

ii. Some use of coloured glass

iii. Lower sash often a single pane

iv. Multi-panel doors with some use of glass panelling

k. Materials

i. Face brick, terracotta tiles, corrugated metal, slate, timber joinery, sandstone base

courses

l. Details

i. Mostly Federation, some inter-war and late Victorian (see section 8.8)


Page 350

4.5 Kirribilli Conservation Area

AV

E

HOLBROOK

CO

LIN

DIA

RES

ERVE

PEE

L

S

TST Kirribilli Wharf

BEU

LAH

S

T

PLU

NK

ETT

ST

LADY GOWRIELOOKOUT

CA

RA

BELL

A

AVE

ST

Kirribilli Point

WA

RU

DA

AV

E

WA

RU

DA

BEU

LAH

STR

EET

RESERV

E

Beulah StreetWharf

PITT ST

DR MARY BO

OTH

LOOKO

UT

CAPTAIN HENRY

WATERHOUSE RESERVE

COPESLOOKOUT


KIRRIBILLI

K IR R IB IL L I


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

History

In 1880 the Kirribilli Peninsula was granted to Robert Ryan but was acquired shortly after by Robert Campbell, merchant. The land was partly leased to James Milson for many years. From 1842, the Campbells began to lease and sell the land, the first sale going to Col. Gibbes who erected a substantial house on the tip of the peninsula. Over the next three decades, most of the waterfront was occupied by large houses with substantial properties fronting the foreshore. In the early part of the 20th century the large land holdings were subdivided and culminated in the boom of apartment buildings close to the ferry wharves. The replacement of earlier houses with apartment buildings, however, has created some uncharacteristic elements within the

Kirribilli Conservation Area.


The topography of the Kirribilli Conservation Area terminates in a knoll around which the streets circuit. Some streets also run parallel to the primary circuit. Streets running along contours exhibit sandstone walls to the high side with slot views to the low side. Streets running across contours terminate in either ferry stops or lookouts that provide spectacular views of the city. The planted point is dominant from the water although not publicly accessible. Double rail timber fencing gives coherence within the area and the wider North Sydney context. Street

planting is less common in the streets running across contours (narrow with framed views).

Some waterfront apartment buildings in Holbrook Avenue and Waruda Street are generally well designed, compatible buildings that give the waterfront its character. Also located on the waterfront are Kirribilli and Admiralty Houses, with substantial landscaped areas that further enhance the significance of the Kirribilli Conservation Area. Other characteristic buildings of the area are the surviving turn of the century Federation houses, Inter-war houses and apartment


Page 351

buildings. A small number of earlier houses in Kirribilli and Upper Pitt Streets survive with some late Victorian villas of two and three storeys being the earliest buildings constructed in the area, e.g. “Sunnyside” (built 1862) in Holbrook Avenue. Visual interest is created in the buildings by a range of architectural features including broken masses, architectural details in dark brick, rough stone, plaster and timber. The scale of building varies from two to six storeys integrated with the slope to create an homogenous street scale.


Kirribilli conservation area is of significance:

1. as a consistent early 20th century residential area with a mix of Federation and one or two storey Inter War housing and two or three storey apartment buildings on large allotments with a strong orientation to the water.

2. as a largely intact early 20th century suburb retaining much of the urban detail and fabric seen in gardens, fencing, street formations, use of sandstone and later reinforced

concrete “naturale” fencing, sandstone kerbing, natural rock faces, wide streets and compatible plantings.

3. for its unity derived from its subdivision history which is still clearly seen in the development of the area.

Cultural Themes



On the waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition

Function


i. Federation and some late Victorian dwellings, Inter-war apartment buildings, attached

dwellings according to zone

b. Identity/icons

i. Sydney Harbour

ii. Admiralty House

iii. Kirribilli House

iv. Royal Sydney Yacht Squadron


c. Views

i. Views of Sydney Harbour Bridge, City of Sydney, Opera House from Beulah Street Lookout (63), Dr Mary Booth Lookout (64); views of Sydney Harbour from the Lady Gowrie Lookout (62), Colinda Reserve Lookout (60).

ii. Views of Sydney Harbour from Holbrook Avenue, Peel Street, Kirribilli Avenue.

d. Natural Features

i. Sydney Harbour foreshores

ii. Peppercorn Tree in Sydney Electricity Easement, Kirribilli Avenue

Quality Built Form

e. Streetscape


Page 352

i. Sandstone kerbing, sandstone walls, changes in levels, street gardens

f. Subdivision

i. 230m2 - 450m2

ii. Rectilinear subdivision with narrowest boundary to street frontage

g. Siting

i. Forward on lot with larger rear garden.

ii. Foreshore properties address the street

h. Setbacks

i. Front 3m

Side 1.5m - 2m

Rear 10m - 15m

ii. Larger setback of 20m on foreshore

i. Fences

i. 800mm

ii. Face brick or timber; vertical pickets and horizontal railing fences

j. Gardens

i. Terraced gardens follow the topography

k. Form, Massing & Scale

i. Detached, attached dwellings vertically proportioned with massing determined by historic subdivision pattern

l. Roofs

i. Pitched roofs between 30o and 45o; flat or pitched roofs for apartment buildings

ii. Slate, terracotta tiles, corrugated metal to rear extensions

m. Windows, Doors

i. Double hung sash or casement with vertical emphasis, small glass panes

ii. Some use of coloured glass

iii. Lower sash often a single pane

iv. Multi-panel doors with some use of glass panelling

n. Materials, Colours

i. Dark brick, rough stone, plaster and timber

o. Details

i. Federation, Inter-war, late Victorian architectural detailing (see section 8.8).


Page 353

4.6 Jeffreys Street Conservation Area

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

History

The Jeffreys Street Conservation Area is an interesting remnant of the early development of Milson’s Point that was developed from the 1860’s onwards and was largely established by the late 1890’s. The area was a grid pattern of streets stretching from Albert Street to Jeffreys

Street that was lined with single, two and three storey houses and that was associated with the land occupied by James Milson. The construction of the Sydney Harbour Bridge resulted in the demolition of the western portion of the area but there is sufficient built form, street pattern and historical information to demonstrate the relationship of the current built form to its earlier state.

The area has association with James Milson and the Milson family, a prominent local merchant and an important figure in the development of North Sydney. It also has association with the Robert Campbell, an important local merchant and developer Robert Ryan who was granted 120 acres including the subject area in 1800.


The Jeffreys Street Conservation Area is bounded by Fitzroy Street, Jeffreys Street, Kirribilli Avenue and Broughton Street. The landform slopes down from the north towards the south and

west and there is a sandstone retaining wall at Jeffreys Street and Kirribilli Avenue. The subdivision pattern is a regular grid that overlays the topography with streets running down or across the slope.


Page 354

The characteristic buildings of the area are typically mid to late Victorian and Federation residential terraces, reflecting the predominant period of development. Buildings are typically two or three storey, terraces with pitched and gabled tiled roof with two storey verandahs and skillion rear wings. Street plantings and raised verges reinforce the cohesive character and regular pattern formed by the buildings and underlying lot pattern. There is some modern

development to the northern and southern edges.


The Jeffreys Street Conservation Area is significant: 1. For the unity of its subdivision history which is evident in the built form of the area and that overlays its sloping and stepped topography 2. As an area of mid to late Victorian and Federation speculative terraces that are a remnant of

the early development of the area prior to the clearances for the construction of the Sydney harbour Bridge

Function


i. Two and three storey mid to late Victorian and Federation terrace houses


b. Views

i. Sweeping view of Sydney Harbour from Kirribilli Avenue to Broughton Street

ii. Views from Jeffreys Street to the south and Pitt Street to the west

c. Natural Features

i. Sloping towards west and south

Quality Built Form

d. Streetscape

i. Sandstone retaining walls

ii. Houses at street level or raised above it

iii. Consistent scale of housing faces the street in urban setting

iv. Narrow verges, sandstone and concrete kerbing, brick walls, no street gardens

v. Street trees

e. Subdivision

i. Regular grid pattern overlying topography

f. Siting

i. Terraced house to the front of the lots or at the street with gardens/yard to the rear

g. Fences

i. Low height front fences and walls

ii. Masonry fences to rear and side

iii. Face and rendered brick; metal palisade

h. Form, Massing & Scale

i. Two and three storey terrace houses


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ii. Simple forms articulated with verandahs to front and skillion wings to the rear

iii. Reduced bulk and scale to the rear

i. Roofs

i. Gabled roofs pitched between 20 and 35 degrees

ii. Gabled ends for side elevations

iii. Skillion roofs to rear wings

iv. Brick and rendered chimneys

j. Windows, Doors

i. Mid to late Victorian and Federation

ii. French doors to first floor verandahs

k. Materials, Colours

i. Painted and face brick; rendered masonry on some sandstone bases

ii. Slate, terra cotta and concrete tiles; corrugated metal on rear wings

l. Cars and Garages

i. Garages and car ports to side and rear

ii. No garages or car ports in front of the building line.


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5. LAVENDER BAY PLANNING AREA

TOONGARAH ROAD

ROAD RESERVE

MOUNT STREETPLAZA

GANNURARESERVE

CLARK PARK

LORD STREETROAD RESERVE

TYE

PARK

EUROKA STREETPLAYGROUND

ANCRUM ST RESERVE

ST P

ETER

S PA

RK

CLIFTON STREETROAD RESERVE

DAVIDEARLE

RESERVE

RILEY STREET

ROAD CLOSURE

MITC

HELL

STREE T

PARK

BANK

RESERVE

O'BRI EN

S

GA

RDEN

S

DON BANK

MUSEUM

GARDENS

MA

CD

ON

ALD

LA

NE

HILL ST

WA

VERTO

N LN

WIL

LIA

M

S

TST

VICTORIA ST

CH

UTER

THO

MA

S

DUM

BART

ON

RILEY

MACKENZIE ST

WOOLCOTT ST

LORD ST

DOOHAT AVE

EDW

ARD

S

T

OAK ST

SHO

RT S

T

JOHN ST

ST

ST

ST

HOLT ST

HA

R

ELIZ

ABE

TH P

LAZA

COMMODORE STREET

CO

MM

OD

ORE

ST

MIDDLEM

ISS

LN

ARTHUR

LNW

ALK

E RGAS

HUNTER CRES

VICTO

RIA PL

WEB

B

ST

AN

CRU

M

LAN

E

BROW

NS

CHARLES ST

NA

PIER STCRES

BANK LANE

LAN

E

ST

OA

K LN

WHE

ELER

LN

WILONA AVE

NORTH SYDNEYSTATION

WATT PARK

HIGHW

AY

PACIFIC

HIGHWAY

BAY

ST

RD

PRIORY

RD

EDW

ARD

ST

BERRY STRD

WA

VERTON

AVE TOO

NG

ARA

H

BLUE ST

CARR ST

EURO

KA

ST

RD

CLI

FTO

N S

T

MOUNT ST

ST

LAVENDER ST

MILL

ER

S

T

UNION ST

BAN

K

ST

ART

HUR

S

T

WA

LKER

S

T

NORTH SHORE RAILWAY LIN

EL L

OYD

RE E

SL O

OKO

UT

MARY FRENCH

RESERVE

DOWLING ST

REET

ROAD RESERVE

LAV

END

ER BAY FO

RESHO

R E

BRAD

FIELD

PARK

OLYMPIC

PARK

HOPKINS

PARK

BLUES POINT

RESERVE

SAWMILLERS RESERVE

KING GEORGE STREETROAD RESERVE

VICTORIA/MITCHELLSTREET JUNCTION

VICTORIA STREET

PLAYGROUND

BOAT

BUILD

ERS

WA

LK

KIRRIBILLI

VI LLA

GE SQ

UARE

HENRY LAWSON RESERVE

STANTON LOOKOUT

COPESLOOKOUT

FRENC

H STREET

RESERVE

QUIBAREE PARK

EAST CRESCENTSTREET LOOKOUT

PRINCES

PITT ST

CRES

JEFFREYS ST

DIND ST

GLE

N

LAVE

AVELAWSONHENRY

WARUNG ST

MID

DLE

ST

ST

WEST

ST

PARKER

ST

ST

CRES

ST

BOURVIEW

NDER

CRESC

ENT

BAYV

IEW

FRENCH ST

HUM

PHR EY P L

DOWLING ST

QUEENS

STRI

A

ST

MUN

RO

MITCHELL

ST

VICTO

ST

DRI

VE

OLYM

PIC

NO

TTING

HAM

ST

MILSO

NS PO

INT

STATIO

N

PAUL ST

NO

RTHCLI FFE ST

CLIFF

ST

McM

AN

US

PL

PRIN

CE S

MIL MIL STAVE

Lavender

Bay

McMahons Point

ALFRED

FITZROY ST

ENN

IS ROA

D

ST SOUTH

BROUG

HTON

ST

Milsons Point

Blues Point

BLUE

S

EAST

C

RESC

ENT

STW

AIW

ERA

KING GEORGE STPOIN

T

McMahon'sPointWharf

Lavender BayWharf


Luna ParkWharf

EDWARD STREETCONSERVATION AREA

UNION, BANK,THOMAS STREETS

CONSERVATIONAREA

GRAYTHWAITENEIGHBOURHOOD

LAVENDER BAYCONSERVATION AREA

McMAHONS POINTCONSERVATION AREA

McMAHONS POINT NORTHCONSERVATION AREA

McMAHONS POINTNEIGHBOURHOOD

MILSONS POINT

LUNA PARK

BLUES POINTVILLAGE

LOW

ER BA

YVIEW

STREE

T RES

ERVE


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Lavender Bay Character Statement

The following character statement is the desired future outcome for development in the Lavender Bay planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

Lavender Bay is a diverse area that includes dwellings, light industry, education, places of worship, recreation and public health facilities. Many of the land uses are located in a leafy setting with strong links to Sydney Harbour, and are often associated with landmark buildings such as Graythwaite, the Shore School and St Peter’s Church. Lavender Bay is noted for its historical character arising from the retention of much of its original subdivision pattern and good examples of largely intact mid 19th century and early 20th century buildings. Blues Point Road in McMahons Point is a popular village centre enjoyed by local residents and visitors to the area with its outdoor cafes, galleries and small specialty shops. Also on the shores of Lavender Bay is Milsons Point consisting of a number of multi storey residential and mixed use towers located at the base of the Sydney Harbour Bridge surrounded by landmarks such as Luna Park, Bradfield Park and North Sydney Pool.

Where:

• residential growth in accordance with the Residential Development Strategy, is mainly accommodated in the mixed use core of Milsons Point Town Centre and there is no substantial change in the residential and light industrial areas.

• a wide range of single household residential types is distributed in a number of distinctive built forms/landscape areas.

• local shops cater to the local community and are balanced between basic needs – food and grocery and recreation – such as cafes and galleries.

• features contributing to local identity are conserved.

Function • The community centre, in an accessible location in the McMahons Point Neighbourhood,

provides a meeting place for the local community and is part of North Sydney’s network of community and cultural centres.


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• A limited number of non-residential uses – public recreation, schools, light industrial, places of public worship, railway, shops – coexist peacefully with the residential character without adverse effect.

• Public open space areas are utilised by local residents and the wider regional population for a variety of recreational activities.

• Access to the harbour foreshores is improved with pedestrian links from Luna Park to the public reserve in Munro Street, Waverton Park and Smoothey Park.

• Public transport, cycling, and walking are the preferred means of transport.

• Through traffic is discouraged from using the already overloaded road network and commuter parking managed through parking schemes.

• Local identity, icons and heritage are conserved.

• Luna Park is a public recreational and amusement park, enjoyed by local, regional and international users, that is easily accessed by public transport.

• The boardwalk adjacent to Luna Park on the foreshore is always accessible to the general public maintaining links to the wharf, other landing facilities and adjoining foreshore land.

• Local identity, icons and heritage are preserved.

• Man-made features such as the railway and pedestrian cuttings through the approach to Sydney Harbour Bridge are maintained as local landmarks that are important to the community.

Environmental Criteria • The remaining natural foreshores are conserved with improved pedestrian access to the

foreshore.

• Public open space is protected from the adverse effects of development – such as stormwater runoff, spread of introduced plants and weeds, and visual impact of structures.

• Residential and non-residential land uses minimise noise or air pollution.

• Solar access is maximised to open space areas in public and private domains.

• Natural features (rock formations, trees) are conserved and maintained.

• Major views from Luna Park, lookouts, and other vantage points are not obscured by structures or landscaping.

Quality Built Form • Any development that occurs reflects and reinforces the existing distinctive built

form/landscape areas and distribution of accommodation types.

• Buildings in Milsons Point are designed to preserve views and prevent wind tunnels.

• There is adequate open space within Luna Park for passive recreation and free movement within the park.

• The character, bulk and scale of new development within Luna Park complement the original features of Luna Park and enhance its appearance when viewed from within and Sydney Harbour.

• Development within Luna Park is complementary to redevelopment of adjacent SRA land.

• There is an appropriate built form on the foreshore to maintain the significance of Sydney Harbour.

Quality Urban Environment • Traffic flows are well managed to promote pedestrian amenity and there are improved

pedestrian links between Kirribilli and Milsons Point.

• Through traffic is discouraged to prevent traffic congestion.

• Development promotes the safety of people that is enhanced by good street lighting.

• Public open space provides recreational opportunities and acts as a buffer to the high density development.

• The demand for on-street parking is restricted by appropriate levels of development.


Page 356

• Backyards are used for a variety of activities particularly for families with children and for practical and recreation needs of residents in apartment buildings.

Efficient use and management of resources • Stormwater runoff is stored in rainwater tanks and recycled for appropriate use.

• Existing buildings are maintained to prevent unnecessary waste of building materials.

Public Domain • Buildings and street furniture are compatible with unique features of Milsons Point

including Luna Park, the Olympic Pool and Sydney Harbour.

• Street furniture and landscaping, outdoor advertising in McMahons Point and Kirribilli respect the historical character of the area.


Page 357

5.1 Milsons Point Town Centre

NORTH SHORE RAILWAY LINE

MILSO

NS PO

INT

STATIO

N

ST

CLIFF

ST

MIDDLEM

ISS

LN

LN

CRES

HA

RBO

URVIEW

ALFRED

GLE

N

ST

DIND ST

KIRR IBILL I

VILLA

GE SQ

UARE

ST SOUTH

RT JACKSON

HOPKINS

PARK

OLYMPIC

PARK

BRAD

FIELD

PARK

DRI

VE

OLYM

PIC

NO

RTHC

LIFFE S T

PAUL ST

Luna ParkWharf

Milsons Point

MILSONS POINT

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Milsons Point Town Centre.


i. Medium-highrise, mixed use development, boundary to boundary, with setbacks at laneways, above podium and to public spaces.

ii. Variety of different sized non-residential spaces and uses along Alfred, Glen, Paul, Dind, Northcliff Streets and Harbourview Avenue.

iii. Land uses serve the local needs of residents (including convenience stores, cafes, medical centres).

b. Identity/Icons

i. Luna Park

ii. North Sydney Pool

iii. Sydney Harbour Bridge and approaches

Environmental Criteria c. Views

i. Views to Sydney Harbour from Bradfield Park No. 1 Lookout (69), Olympic Park Lookout (70); Alfred Street, Paul Street.

ii. Views to Lavender Bay from Luna Park Lookout (71), Harbour View Crescent.

d. Noise

i. Dwellings adjacent to Sydney Harbour Bridge and Bradfield Highway insulated against noise impacts using design features such as: cavity brick walls; double glazing; minimal amount of glazing in the facade facing the busy road; solid core doors; concrete floors.

e. Wind Speed


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i. Buildings do not create wind tunnel effects along Alfred, Glen, Paul, Dind, Northcliff Streets and Harbourview Avenue.

f. Reflected light

i. Reflected light for motorists on the Sydney Harbour Bridge and the Bradfield Highway is no greater than 20% nor is there excessive artificial light from outdoor advertising.

g. Solar Access

i. There is no overshadowing of Bradfield Park, Luna Park, North Sydney Pool between 12 noon and 3pm.

h. Views

i. Spaces between buildings preserve views to Sydney Harbour, Opera House, Lavender Bay.

ii. Buildings step down in height from ridge of the peninsula to a lower height on foreshore to maintain views.

iii. Preserve existing views of Lavender Bay and Sydney Harbour along the railway track from the North side of the Harbour Bridge to North Sydney Station.

Quality Built Form i. Skyline

i. Ancillary equipment, plant rooms are not visible from Sydney Harbour.

j. Thru-site pedestrian links

i. Pedestrian access is provided from Glen Street to Alfred Street between 68 and 72 Alfred Street.

k. Subdivision

i. Minimum frontage of 30m

l. Setbacks

i. Buildings are built to the street boundary at ground level, except as specified below.

ii. Setback of 1.5m from a laneway at ground level.

iii. Separation in accordance with Section 6.2(d)(v) of NSDCP 2002.

iv. Preserve and create spaces between buildings above podium height that will offer views of the harbour and foreshore area and that will help to break up the wall of development along Alfred Street.

m. Street frontage podium

i. Podium of 13m (four storeys) on any frontage to Alfred Street, with a setback of 3m above the podium.

ii. Podium of 10m (three storeys) on frontages to Cliff or Glen Streets, Harbourview Crescent or railway land with a setback of 3m above the podium.

n. Laneway frontage

i. Podium of 10m (three storeys) on frontages to any laneway with a setback of 3m above the podium.

o. Characteristic Building Height

i. Buildings step down from 40m on the ridge of the peninsula (along Alfred Street from Lavender Street to Dind Street) to 10m on the shores of Lavender Bay.

p. Building Design


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i. Materials used are painted render, masonry, concrete with natural colours.

ii. Buildings address every street frontage with no blank walls to streets, lanes, public space or railway land.

Efficient use and management of resources q. Waste management

i. Existing buildings are recycled to accommodate mixed use developments.

Public Domain r. Street furniture, landscaping works, public art

i. Street furniture, landscaping and/or public art adjacent to Luna Park and the Olympic Pool are compatible with their role as centres of entertainment and recreation.


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5.2 Luna Park

GLEN

ST

HOPKINS

PARK

PAUL ST

NO

RTHCLIFFE ST

Luna ParkWharf

LUNA PARKLUNA PARKLUNA PARK

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


i. Amusements, recreational facilities, shops, take-away food shops, multi storey mixed use buildings, temporary structures & kiosks, street furniture, weather shelters.

b. Icons

i. Coney Island, Crystal Palace, Luna Park Face and Towers at front entry, Wild Mouse, Luna Park Gateway, Fig and coral trees on cliff top, Mirror Maze, Palais de Danse, Sea Walls, Cliff Tunnel and Chamber.


i. Views to CBD, Sydney Harbour and Bridge, Lavender Bay.

d. Natural Features

i. Foreshores of Sydney Harbour, Cliffs on the eastern boundary of Luna Park with fig and coral trees above.

Quality Built Form e. Access

i. Olympic Drive is main entry to Luna Park.

ii. “Midway” pedestrian street provides access to recreational facilities.

iii. The boardwalk adjacent to Luna Park provides 24 hour public access to the foreshores of Lavender Bay.

f. Siting

i. A service area (6m width) is provides at the base of the cliff.


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ii. Buildings are independent of Cliff face.

g. Building Height

i. Larger buildings are located on Glen Street frontage (Height – 13m, FSR 3.5:1)

ii. Lower buildings are provided on the foreshores (10m max) except for structures for amusements, turrets, flagpoles.

iii. Buildings including plant facilities are no higher than the cliff face.

h. Form, Massing and Scale

i. The footprint of buildings is no greater than the footprint of Coney Island.

ii. The bulk and scale of buildings complement the heritage items and its role as an amusement park.

iii. Views of Luna Park to and from Sydney Harbour and vistas within Luna Park are maintained.

iv. At least 50% of the site is public area.

v. New amusement rides are located within building envelope up to 100% if rides are “open” structures.

i. Fences

i. Fences are transparent (up to 90%) in materials sympathetic to the character of Luna Park.

j. Materials, Colours

i. Materials, architectural details and colours of new structures complement heritage items.

k. Detail

i. New developments in accordance with the Management Plan for Luna Park adopted by Minister for Land and Water Conservation on 12 March 1998.

ii. Geo-technical and structural reports are submitted with any application for development to evaluate impact on heritage, cliff face, sea walls.

Quality Urban Environment l. Car accommodation

i. Car parking is provided underground.

ii. Parking does not affect stability or appearance of cliff or cliff face.


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5.3 Blues Point Village

BLUE

SPO

INT

RD

BLUES POINTVILLAGE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Blues Point Village..


i. Small scale shops or small scale shops with shop top housing at first floor level.

Environmental Criteria b. Views

i. King George Street to Lavender Bay

Quality Built Form c. Subdivision

i. 160m2 – 350m2

d. Form, massing and scale

i. Terrace style buildings with ground floor shopfronts, gabled roof, first floor balcony.

ii. Buildings have symmetrical facades.

iii. Front balconies are incorporated within existing building envelope.

iv. Signage (style, colours and materials) is compatible with advertising associated with nearby properties.

v. Shops in the Residential D zone not allow their balconies, verandahs or the like to project over footpaths.

e. Windows and doors

i. Buildings have double hung sash windows with a vertical emphasis.

ii. Doors have two or four panels.

f. Materials, Colours

i. Materials include face brick, sandstone or timber.

Quality Urban Environment g. Car Accommodation

i. A car space, garage, or carport is located at the rear of the property where rear lane access is available.


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5.4 McMahons Point Neighbourhood

BAYV

IEW

STST

BAYV

IEW



KING GEORGE ST

KING GEORGE ST

STST

MID

DLE

ST

MID

DLE

ST

EAST

C

RESC

ENT

EAST

C

RESC

ENT

LLO

YD R

EES

L OO

KOUT

LLO

YD R

EES

L OO

KOUT

HENRY LAWSON

HENRY LAWSONAVEAVE

WARUNG STWARUNG ST


EAST CRESCENTSTREET LOOKOUTEAST CRESCENT

STREET LOOKOUT


McMahon'sPointWharf

McMahon'sPointWharf

McMAHONS POINTNEIGHBOURHOODMcMAHONS POINTNEIGHBOURHOODMcMAHONS POINTNEIGHBOURHOOD

LOW

ER BAYVIEW

STREE

T RES

ERVE

LOW

ER BAYVIEW

STREE

T RES

ERVE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the McMahons Point Neighbourhood.


i. Detached houses, semi-detached dwellings, duplexes, apartment buildings according to zone.


i. Views to Lavender Bay from King George Street Lookout (80), Extensive views to Sydney Harbour from East Crescent Reserve Lookout (81), Lloyd Rees Lookout (82).


i. Apartment buildings 700m2 - 800m2

ii. Dwellings - 230m2 to 450m2

d. Setback

i. Properties located on the foreshore have setbacks of 15m or greater from the shore line.

e. Materials, Colours

i. Buildings are constructed of timber, sandstone, facebrick, masonry and/or painted render.


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5.5 Graythwaite Neighbourhood

HUNTER CRES

WIL

LIA

M

S

T

EDW

ARD

S

T

ST P

ETER

S PA

RK

POIN

T

RD

MIL

LER

ST

MOUNT ST

VIC

TORIA

PL

HOLT STBL

UES

NO

TT ING

HAM

ST

McM

AN

US

QUEENS

MITCHELL

ST

VICTORIA ST

FRENC

H STREET

RESERVE

VICTORIA STREET

PLAYGROUND

MITC

HELL

STREET

PARK

GRAYTHWAITENEIGHBOURHOOD

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


i. Detached houses, semi-detached dwellings, small scale shops, commercial buildings, apartment buildings according to zone.

b. Identity/icons

i. Graythwaite Hospital

ii. St Peter Church.

iii. Sydney Church of England Grammar School (Shore School)


i. Views of Harbour Bridge from St Peter’s Park Lookout (79)

ii. Views of Lavender Bay and Sydney Harbour Bridge from intersection of Miller and Lavender Streets.

iii. Distant views from Graythwaite to CBD and Sydney Harbour.

d. Natural Features

i. Trees in ground of Graythwaite (Moreton Bay & Port Jackson Figs, Washington Palms, Small fruit fig Cook Pine; Firewheel tree, jacaranda; English Oak; Monterey pine; Coral trees, Camphor laurels; Brush Box)

Quality Built form e. Form, Massing, Scale

i. Small scale shops have symmetrical facades.

ii. Nineteenth century two storey shopfronts have parapets and awnings.


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5.6 Graythwaite

LORD ST

EDW

ARD

S

TUNION ST

GRAYTHWAITE

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


ii. Graythwaite is a grand Victorian Italianate mansion on a large, prominent urban property. Historic fabric from its three phases of development are readily evident within the main complex of buildings and the earliest remnants c.1830-50. Substantial sandstone Victorian villa with attached kitchen wings, single storey sandstone outbuilding with loft, and single storey masonry building. Single storey brick building, single storey brick outbuilding with attic, and associated landscaped grounds.

ii. Additional uses, as identified in the Conservation Management Plan, include:

• A grand residence on substantial grounds

• A residence in conjunction with a commercial use

• Wedding a nd function reception centre

• Community use – a neighbourhood centre in conjunction with public open space

• Professional offices in association with a hospital or other health care facility

Uses must be non-intrusive and maintain the heritage fabric of the site. An interpretive feature or explanation may be incorporated into the site.

a.a. Archaeology

i. Archaeological relics on the site are protected and can be used to shed light on its development or add to understanding of past uses. An excavation permit is obtained for any ground disturbance.


i. Distant views of CBD and Sydney Harbour.

ii. Views of the mansion and substantial landscaping from Union Street.


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c. Natural Features

i. Trees in grounds of Graythwaite (Moreton Bay & Port Jackson Figs, Washington Palms, Small fruit fig; Cook Pine; Firewheel tree; Jacaranda; English Oak; Monterey pine; Coral trees, Camphor laurels; Brush Box).

Quality Built Form d. Subdivision

i. The grounds form the curtilage to the mansion and should not be subdivided. Do not break up or separate the landscaped terraces and their relationship to the mansion.

e. Siting

i. New buildings are located to the north east and north west of Graythwaite Mansion.

ii. View corridors of Sydney Harbour, Parramatta River to Parramatta are retained.

f. Fences

i. Fences are no higher than 1 metre to provide views of Graythwaite from Union Street.

ii. Fencing include open timber picket fences, low brick or stone wall or a hedge.

g. Gardens

i. Historic plantings and significant trees are retained, including figs, pines and remnant vineyards.

ii. The lower, middle landscaped terraces are retained as open space for public access.

h. Form, Massing and Scale

i. New buildings are subordinate to massing and scale of Graythwaite Mansion, are lower in height and have a smaller footprint..

i. Roofs

i. Roofs are pitched between 30 - 45 degrees made of either slate or terracotta tiles.


i. Windows are timber framed with traditional vertical proportions.

k. Materials, Colours, detail

i. Buildings are constructed of either face brick, masonry, timber and/or sandstone.

ii. Colours used are browns, greens, grey.

iii. Architectural detail, external finishes of any new building are compatible with the Graythwaite Mansion but not a copy.

Quality Urban Environment l. Car Accommodation

i. Car spaces or underground parking is available to accommodate cars.

m. Public Access

i. Public access is maintained through the site from Edward to Union Street. Access should be maintained during daylight hours and should not be restricted by keyed access.

ii. Public access is retained to open space on lower, middle and upper terraces. iii. Property is retained in public ownership, and some buildings are retained for community

use.


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5.7 McMahons Point North Conservation Area

WA

IWER

A

KING GEORGE ST

PL

PRIN

CES

FRENCH ST

ST

BLUE

SPO

INT

RD

MARY FRENCH

RESERVE

QUEENS

MIL MIL STAVE

PRINCES

McMAHONS POINT NORTHCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the McMahons Point North Conservation Area.

History Land in the McMahons Point North Conservation area was originally granted to William Blue in 1817 remaining within the family till the 1850s. Subsequently, the estate was progressively subdivided, with the earliest developments occurring on the northern end. Blues Point Road, one of the earliest roads in the district, had been gazetted from 1839 as a thoroughfare from the ferry wharf to the St Leonards township (North Sydney was once known as St Leonards; prior to 1890 there were three boroughs – St Leonards, East St Leonards and Victoria).

Most of the middle and southern sections of the peninsula were subdivided by the 1870s. The foreshores were used for boat and ship building from Blues and McMahons Point. A tramway was extended to McMahons Point in 1909, further stimulating development, particularly along Blues Point Road. It was replaced by a bus service following the opening of the Harbour Bridge in 1932.

Conservation Area Character The allotments and subdivision owe more to a dense subdivision than to the landform. The character of the area reflects a working class population with some larger buildings on the waterfront. Dwellings are principally small to moderate sized group developments of terraces and semi-detached cottages. The architectural styles featured include Victorian Filigree, Federation, Queen Anne, Filigree, Free Style, Bungalow and Californian Bungalow with some small workers cottages. Building materials are mainly dark brick, painted brick, rendered brick and weatherboard with re-hipped gabled roofs with tiles, corrugated iron and some use of slate. Details include the use of sandstone in retaining walls and timber and plaster facade detailing.

Heritage Significance McMahons Point North Conservation Area is of significance:

1. as a predominately early 20th century residential area with a mix of Federation and 1920s one and two storey housing and a very fine grouping of early 20th century commercial buildings in Blues Point Road.


Page 368

2. for the fine streetscapes seen particularly in Princes and Waiwera Streets with their rows of consistent residential stock reflecting a dense urban subdivision pattern.

3. for the “landmark” qualities of the Blues Point Road retail precinct.

4. for its consistency derived from its subdivision history which is still clearly seen in the development of the area.



On the waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition


i. Detached houses, semi-detached cottages, terraces, shops in Blues Point Road, Interwar apartment buildings according to zone.


i. Street views to Lavender Bay from King George Street Lookout (80), Views to Berry’s Bay from Mil Mil Street Lookout (85), French Street.

Quality Built Form c. Streetscape

i. Many streets are split with stone kerbing and walls.

ii. Formal street plantings are located within the street reservation in Princes Street.

iii. Streetscapes feature double rail timber fences.

iv. Slot views over and between buildings are maintained.

d. Subdivision

i. 230m2 - 650m2 with larger lots generally for apartment buildings.

ii. Subdivision pattern is mostly rectilinear with the narrowest boundary facing a public road.

e. Siting

i. Buildings are located towards the front boundary with a larger rear garden.

f. Setbacks

i. Front 1m - 3m

Side Nil - 1.5 m

Rear 8m - 10m

g. Fences

i. Brick fences are low (900mm) or timber, iron palisade (1m max).

h. Roofs

i. Roofs are pitched between 30 to 45 degrees with some use of parapets to the street with a skillion roof to rear extensions.


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i. Windows, doors

i. Timber framed windows and doors have traditional styles and proportions according to architectural style of existing building.

ii. Buildings have a high proportion of masonry or solid surfaces to glazed surfaces.

j. Materials, Colours

i. Material used include face brick, terracotta tiles, corrugated metal, slate, timber joinery, sandstone base courses.

ii. Natural earthy colours are used such as brown, grey, green.

k. Details

i. Building styles are mainly Federation or Victorian.


i. Car spaces and carports are located at the rear or side of buildings where the site permits.


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5.8 McMahons Point South Conservation Area

FRENC

H STREET

RESERVE

McM

AN

US

CRESC

ENT

ROA

D

DOWLING STREET

ROAD RESERVE

DOWLING ST

ST

MID

DLE

ST

STST

PARKER

BLUE

S

PO

INT

BLUES POINT

RESERVE

LLO

YD R

EES

LOO

KOU T

AVELAWSONHENRY

WARUNG STEAST CRESCENT

STREET LOOKOUT


McMahon'sPointWharf

Blues Point

McMAHONS POINT SOUTHCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the McMahons Point south Conservation Area.

History Land in the McMahons Point South Conservation area was originally granted to William Blue in 1817 remaining within the family till the 1850s. Subsequently, the estate was progressively subdivided, with the earliest developments occurring on the northern end. Blues Point Road, one of the earliest roads in the district, had been gazetted from 1839 as a thoroughfare from the ferry wharf to the St Leonards township (North Sydney was once known as St Leonards; prior to 1890 there were three boroughs – St Leonards, East St Leonards and Victoria).

Most of the middle and southern sections of the peninsula were subdivided by the 1870s. The foreshores were used for boat and ship building from Blues and McMahons Point. A tramway was extended to McMahons Point in 1909, further stimulating development, particularly along Blues Point Road. It was replaced by a bus service following the opening of the Harbour Bridge in 1932.

Conservation Area Character Blues Point Road runs along the ridge line to the waterfront where there are expansive views to the harbour, Sydney City and Berry’s Bay. Lot sizes within the area are large. Buildings are mainly residential ranging from 1840s stone cottages through to Interwar buildings. The majority of the buildings are small to modest dwellings, with much group development (eg terraces) and most have rear access. The architectural periods and styles of buildings are quite mixed.

Street trees (Jacarandas, mixed Australian species and occasionally palms) are mature and substantial on the major streets with front garden plantings that help supplement street


Page 371

plantings and give a reasonable sense of continuity with Blues Point Road. Other urban elements such as stone retaining walls, rocky outcrops and a maturing avenue of jacaranda trees also help to create a sense of place. Public open space is provided at the water’s edge in Public Reserves (Blues Point Reserve and a small pocket park at Warung Street) that provide outstanding views of Sydney Harbour.

Heritage Significance McMahons Point South Conservation Area is of significance:

1. as a mid 19th century to mid 20th century residential area with a mix of Victorian, Federation and 1920s and 30s housing mixed with a small amount of Interwar residential flat buildings.

2. for the extensive and important open space precinct around the foreshore of Blues Point which is a major civic facility with extensive views of the Harbour Bridge, North Sydney, Milsons Point and the city. It also marks an early crossing point of the harbour with its remaining ferry access point and remnants of waterfront industry.



On the waterfront


Landmarks

Layers of History


i. Detached houses, semi-detached dwellings, terraces, twentieth century apartment buildings according to zone.

b. Identity

i. Blues Point Reserve, McMahons Point Wharf.


i. Views to Lavender Bay and Sydney Harbour from Blues Point Reserve Lookout (83), Lloyd Rees Lookout (82), Views to Berry’s Bay from Dowling Street Lookout (84).

ii. Views to Sydney Harbour and Bridge, CBD from Henry Lawson Drive, Blues Point Road.

d. Natural Features

i. Rocky escarpment in Blues Point Reserve.

ii. Trees in Blues Point Reserve (Moreton Bay and Port Jackson Figs, Cabbage Palm, Coral Trees, Bangalay, Muttonwood, Cheesetree).

Quality Built Form e. Streetscape

i. Streetscapes feature sandstone kerbing and walls.

ii. Double rail timber fences are maintained.

iii. Street trees are a key feature in Waiwera Miller and Lavender Streets.

f. Subdivision

i. 230m2 - 450m2 for detached dwellings, duplexes, semi-detached.

ii. 450m2 - 700m2 for apartment buildings.


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g. Siting

i. Buildings are located towards the front boundary with larger rear garden.

h. Setbacks

i. Front Nil - 3m

Side Nil – 1m

Rear 5m – 15m

i. Fences

i. Fences of timber, iron palisade (1m) or low brick (900mm).

j. Roofs

i. Roofs are pitched between 30 - 45 degrees with some use of parapets to streets with skillion roof to rear extensions.

k. Windows and doors

i. Timber framed windows and doors are traditional in style and proportions according to the architectural style of existing building.

ii. Buildings have a high proportion of masonry or solid surfaces to glazed surfaces.

l. Materials and colours

i. Materials include face brick, terracotta tiles, corrugated metal, slate, timber joinery, sandstone base courses.

m. Details

i. Mainly Victorian, Federation and Interwar period styles.

Quality Urban Environment n. Car Accommodation

i. Single car space or carport off rear laneway with 1.2m setback or at the side of property if site permits.


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5.9 Edward Street Conservation Area

EDW

ARD

ST

OA

K LNRILEY

OAK ST

ST

DON BANK

MUSEUM

GARDENS

EDWARD STREETCONSERVATION AREA

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

History The Edward Street area includes sections from two properties sold from the Wollstonecraft Estate in the 1840s, “The Priory” and “Rockleight Grange” and parts of a later subdivision from the early 1850s, sold by Alexander Berry, a partner of Edward Wollstonecraft. This 1850s subdivision was designed for small township building blocks and various small scale houses and terraces were erected at the southern end of Edward Street as a result. Blocks in the northern area were purchased and consolidated by Capt. R.F. Pockley, who built “Doohat”. The three large properties were sold during the 1880s and sections of the estates subdivided and sold during the 1890s. Residential development followed in this area in the early twentieth century.

Conservation Area Character Statement Edward Street runs along the top of a ridge with properties to the west and Riley Street falling quickly from street level. Properties to the east in Berry and Oak Streets are flat or slightly rising as the ridge moves away from Edward Street. This feature provides good views to the west from the dwellings along Edward Street on both sides. There are views of western Sydney through gaps in buildings and intersecting roads. The axial view north along Edward Street is terminated by the stone and iron fence/gateway of the original Lady Hayes Estate together with mature trees on the school side embankment.

The early developments were generally small-scale, attached, single storey working class housing, whilst the later developments (at the North end of Edward Street) were modest in size, detached, generally single storey and for the rising middle class. There are two groups of buildings listed in the heritage inventory. The Edward Street Group is an excellent and substantially intact group of modest Federation Queen Anne style cottages and good example of turn of the century residential development.

The Don Bank Group is a small group of 19th century Victorian Georgian attached dwellings including single storey weatherboard semi-detached dwellings on the southern side of Oak Street, which create an intimate 19th century atmosphere and context for the mid-19th century, detached heritage item “Don Bank”. Together they form an enclave of early North Sydney township development.


Page 374

Heritage Significance Edward Street Conservation Area is of significance:

1. as an early 20th century residential area.

2. as a largely intact area retaining much of the urban detail and fabric seen in gardens, fencing and street formations, all of which are a response to the topography of the ridge and its upper slopes.



On the waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition


i. Detached houses, semi-detached dwellings, duplexes.

b. Identity/icons

i. Don Bank and its garden setting

ii. Australian Catholic University


i. Street views along Edward and Riley Streets; views to western Sydney from Edward Street.

Quality Urban Environment d. Streetscape

i. The streetscape features split streets and changes in levels and double rail cream timber fences.

ii. Slot views, over and between buildings are maintained.

e. Subdivision

i. Edward and Riley Streets - 450m2 to 550m2

Oak Street - 230 m2 to 400m2

ii. Subdivision pattern is rectilinear with the narrowest boundary being at the street frontage.

f. Siting

i. Buildings are located towards the front boundary with larger rear gardens.

g. Setbacks

i. Edward & Riley Streets Front 2 -5m; side Nil – 2m; rear 5m – 10m.

ii. Oak Street Front 1 - 2m; side Nil - 1m; sear 5 -10m

h. Fences


Page 375

i. Fences are low timber or iron palisade

i. Form, scale, massing

i. Detached and semi detached dwellings with projecting bays and verandahs to the street.

j. Roofs

i. Roofs are mostly small scale, pitched between 30 to 45 degrees.


i. Edward Street Group - double hung sash or casement with vertical emphasis, small glass panes windows with some use of coloured glass, lower sash often a single pane.

ii. Edward Street Group - multi-panelled doors with lock rail higher than Victorian period, some use of glass paneling.

iii. Don Bank Group – double hung sash windows with vertical emphasis, two or four panel timber doors.

l. Materials Colours

i. Buildings are generally face brick, cement rendered masonry, terra-cotta tiles, corrugated metal, slate, timber joinery on sandstone base courses.

m. Details

i. Buildings in the Edward Street Group are generally Federation or Queen-Anne.

Quality Urban Environment n. Car accommodation

i. No carports or garages on street frontages.

ii. Vehicles are accommodated in a car space, single garage or carport at the side or rear of the property or behind front building line if site permits.


Page 376

5.10 Lavender Bay Conservation Area

LNWILONA AVE

MACKENZIE ST

LN

WA

LKER

ART

HUR

ST

WATT PARK

ARTHUR

HAR

WA

LKER

S

T

LAVENDER ST

CLARK PARKNDER

CRES

CRESLAVE

BOURVIEW

LAV

END

ER BAY FO

RESHO

R E


QUIBAREE PARK

Lavender BayWharf

ST

KING GEORGE ST

LAVENDER BAYCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Lavender Bay Conservation Area.

History The Lavender Bay Conservation Area includes parts of the William Blue Grant (South of Lavender Street), the Milson’s grant (east of Walker Street) and the Crown’s Township Subdivision. The township area saw land given for the Christ Church, St Leonards in 1872 and the Catholic Church and school, St. Francis Xaviers, opened in 1881. Milson’s land was largely used as the grounds of “Brisbane House” and a section on the east of Walker Street was subdivided in 1870s. South of Lavender Street, John Carr acquired most of the land at the head of Lavender Bay from the Blue family in the 1850s. A number of large, fine mansions were built including “Quiberee”, “Neepsend” “Hellespont”, overlooking the bay. Much of this land was reserved for the construction of the railway in 1893, after which it was largely given over for parkland - Watt Park - that features remnant plantings from the former gardens of these homes. A public bathing reserve on the east side of the end of Walker Street became Clarke Park in the early twentieth century. A large portion of the waterfront was used extensively as boat-building and repair yards from the late 19th century to the late 20th century.

Conservation Area Character The Lavender Bay Conservation Area is characterised by its topography. Sited in a basin at the head of Lavender Bay with the street grid superimposed over the sloping terrain. A major characteristic is the steep descent to the water’s edge, and the expansive views that this provides. Streets are linked between the ridge streets of the adjacent points. The area is both dwarfed and contained by the approach to the Sydney Harbour Bridge and the bridge itself. Public open space (Watt and Clark Parks) on the waterfront is a characteristic of Lavender Bay and provides expansive views of Sydney Harbour.

Lavender Bay contains a large range of lot sizes, medium and large lots with some smaller lots. The building types range from single storey workers cottages, two/three storey terraces, flats and large stone churches, in addition to a number of early large detached houses (often associated with the churches). Architectural styles vary from Victorian Free Classical, Victorian Italianate, Federation Arts and Crafts (churches), Gothic and Romanesque and Inter-War Spanish Mission (flats). The buildings are generally intact with few visible alterations. Building materials are of stone and brick, with no timber buildings. Generally there is a consistent residential character of one to three storey individual dwellings of the Victorian and Federation


Page 377

period, with some medium density Inter-War flats. Single dwelling garages are not evident due to rear lane access.

Heritage significance Lavender Bay Conservation Area is of significance:

1. as a highly intact residential area on the edge of the business district with rare groupings in the North Sydney area of stepped terrace style housing on the slopes above Lavender Street.

2. for the very fine and extensive public open space seen in the series of parks that extend from Lavender Street to the waterfront and which incorporate public walking paths into the surrounding district and around the waterfront featuring impressive railway viaduct constructions.

3. for the fine collection of individual buildings that make up the area.

4. for the impressive and important views to the harbour from Watt and Clark Parks.



On the waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition


i. Detached houses, semi-detached dwellings, attached dwellings and apartment buildings according to zone.

b. Identity/icons

i. Clark and Watt Parks

ii. Railway

iii. Royal Art Society of NSW

iv. Lavender Bay Wharf

v. St Francis Xaviers Church


i. Harbour View Crescent Lookout (72), Clark Park Lookout (73), Arthur Street Lookout (74), Lower Walker Street Lookout (75), Watt Park (Brett Whitely) Lookout (76), Lavender Crescent Lookout (77), Waiwera Street Lookout (78).

ii. Views to Sydney Harbour, CBD, Harbour Bridge from Lavender Street, Lavender Crescent, Waiwera Street.

d. Natural Features

i. Sydney Harbour Foreshore

ii. Trees in Clark Park (Canary Island Date Palms, Brush Box, Port Jackson Fig)

iii. Trees in Watt Park (Norfolk Pines, Hoop Pine Cook Pine Queensland Kauri Pine, Washington Palms, Moreton Bay and Port Jackson Figs); Street Trees in Waiwera, Miller and Lavender Streets.


Page 378


i. Streetscapes feature double rail timber fences often with slot views, over and between buildings.

ii. Street trees are located in Waiwera, Miller and Lavender Streets.

f. Subdivision

i. The subdivision pattern is rectilinear with the narrowest boundary facing the public road.

ii. 150m2 - 450m2

g. Siting

i. Buildings are located forward on the lot with larger rear gardens.

h. Setbacks

i. Front 2m - 4m (Wilona Avenue, Walker, Lavender, Arthur Streets).

ii. Side Nil - 1.5m

iii. Rear 10m – 15m (Walker Street, Arthur Street); 3m - 5m (Wilona Avenue, Lavender Street).

i. Fences

i. Fences are low scale brick (900mm maximum) or either timber or iron palisade.

j. Form, scale and massing

i. Detached and semi-detached dwellings with verandahs, small scale roofs, projecting gables within the building envelope.

ii. Buildings adjacent to the public open space areas (Clark & Watt Parks) are limited in bulk and scale.

k. Roofs

i. Roofs are pitched between 30 and 45 degrees with some use of parapets to streets, with simple skillion roofs to rear extensions.

l. Materials, colours

i. Buildings are constructed of either face brick, terracotta tiles, corrugated metal, slate, timber joinery and/or sandstone base courses.

m. Details

i. Architectural detail is a mixture of Victorian, Federation and Inter-War styles.


i. Sandstone retaining walls either constructed or natural are retained and not excavated for car parking.


Page 379

5.11 Union, Bank, Thomas, Street Conservation Area

RILEYBANK

RESERVEEUROKA STREETPLAYGROUND

RILEY STREET

ROAD CLOSURE

SHO

RT S

T

CLIFTON STREETROAD RESERVE LORD STREETROAD RESERVEST LORD ST

CLI

FTO

N S

T

TYE

PARK

EURO

KA

ST

ANCRUM ST RESERVEBA

NK

S

T

AN

CRU

M

GANNURARESERVEBANK LANE

COMMODORE STREET

UNION STST

ST

ST

HOLT ST

WEB

B

ST

DUM

BART

ON

THO

MA

S

CHU

TER

O'BRIE N

SG

ARD

E NS

STRI

A

VICTO

VICTORIA ST


VICTORIA STREET

PLAYGROUND

UNION, BANK,THOMAS STREETS

CONSERVATIONAREA

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

History The Union/Bank/Thomas Streets area is loosely contained within two residential subdivisions of the mid-nineteenth century. The land on the south of Union Street was that part of the William Blue grant, inherited by his daughter, Susannah, that was subdivided (circa 1859) by her husband William Chuter. On the northern side of Union Street the land was granted to Thomas Walker who later sold to Edwin Sayers. Sayers built Euroka Villa (which was on the Graythwaite site in Union Street) on the highest section, and subdivision of the western facing slopes as the Euroka Estate occurred during the 1860s. The area saw significant upheaval caused by the construction of the railway, first in the 1890s then again in the 1930s. Despite this, much of the area retains its nineteenth century buildings and streetscape form.

Conservation Area Character There are two distinct characters within the Union/Bank/Thomas conservation area that are defined by their relationship to Union Street, the area to the north of Union Street and the other to the south. Subdivision patterns are evident in changes of street width (different periods of development), for example Thomas and Chuter Streets. The area is characterised by long north/south streets with the streets north of Union Street running mostly across the contours that are steeply graded. The area is characterized by small subdivisions with a large number of cross streets and laneways, giving a fine (and dense) texture to the area.

Open spaces are distributed throughout the area (Victoria Street, Bank Street, Ancrum Street) as pocket parks and lookouts. Regular, processional planting in the street reserves is a feature of the area and there is extensive use of stone elements within streets and street formations. Expansive views occur down streets running south off Union Street, for example, Dumbarton and Thomas Streets.


Page 380

The dominant architectural character is the 19th and early 20th century worker/seafarer’s cottage, varying from attached, semi-detached and detached housing, one and two storeys high, on small allotments. Interspersed amongst there are pockets of larger early 20th century middle-class housing, Interwar three storey apartment buildings. Stylistically the architecture is varied and includes Victorian Georgian, Victorian Regency, Victorian Filigree, Victorian Italianate, Federation Queen Anne and Federation Arts and Crafts much of which is interpreted in a simplified working class manner. The north of Union Street there are largely 19th and early 20th century small working class cottages. The southern part of the area also generally contains 19th to early 20th century small working class terraces and semi-detached housing of one and two storey.

Heritage significance 1. as the largest area of mid to late Victorian buildings in the Council area containing

many significant individual buildings, groups of buildings and unique streetscape for the North Sydney area.

2. for the very fine small scale streetscapes with intact rows of Victorian residences specifically seen in Thomas, Union and Chuter Streets.

3. for the relatively large number of surviving timber residences found throughout the area.

4. for its unity derived from its subdivision history which is still clearly seen in variations in road widths between sections of streets and changes of directions of the subdivision pattern in response to earlier estate subdivisions.

5. for the response to the topography seen in stepped forms of development and large scale excavations in some areas.

6. for the impact of the north shore railway construction on the northern section of the area.



On the waterfront


Landmarks

Layers of history

A vibrant economy

Civic tradition


i. Detached houses, semi-detached dwellings, duplexes, Interwar apartment buildings according to zone.

b. Identity/icons

i. Railway embankments and construction


i. Dumbarton Street Lookout (87), Commodore Crescent Lookout (88), Lord Street Lookout (89).

ii. Views of Berry’s Bay from Dumbarton Street, Commodore Street, John Street.


i. Streetscape features sandstone retaining walls and sandstone kerbing with double rail timber fences.


Page 381

ii. Slot views, over and between buildings are maintained.

iii. Street formations as seen in the lower section of Victoria Street, Clifton Street, with their large scale street gardens and changes in street levels are maintained in Euroka, Bank, Lord and Dumbarton Streets.

e. Subdivision

i. 230m2 – 600m2

ii. Subdivision pattern is rectilinear with the narrowest boundary facing the public road.

iii. Lots are limited in size with small scale elements.

f. Siting

i. Buildings are located forward on the lot with larger rear gardens.

g. Setbacks

i. Front 2m – 5m

Side Nil – 2m

Rear 8m -10m

h. Fences

i. Fences are low (800mm) of timber, iron palisade, or brick.

i. Form, massing and scale

i. Detached and semi-detached dwellings with verandahs, small scale roofs, projecting gables to the street.

ii. No new development within rows of existing attached and terrace style buildings.

iii. Buildings adjacent to public open space are limited in scale and massing.

j. Roofs

i. Roofs are pitched between 30 – 45 degrees with some use of parapets to street with skillion roofs to rear extensions.


i. Windows are double hung sash with a vertical emphasis.

ii. Doors have two or four panels

l. Materials, colours

i. Materials include of face brick, rendered masonry, terracotta tiles, corrugated iron, slate, timber joinery and/or sandstone base courses.

m. Details

ii. Architectural detail is mainly Federation or Victorian.


i. Single carport or car space located at the rear if laneway access is available.

Blank page.


Page 383

6. NEUTRAL BAY PLANNING AREA

HIGH STREETRESERVE

HAYE

S S T RE ET

FO

RES HO RE

SPRUS

ON

STRE

ETRO

AD

RESE

RVE

WILL

OW

TREE

PA

RK

BEN

BO

YDRO

AD

PA

RK

MILS

ON

PARK

ANDERSON

PARK

KESTERTON PARK

ILBERYPARK

HAYES STREET

FORESHORE

AVENUE

LINK

NEU

TRA

L S T

RD

RES

ERVE

WINSL

OW ST

RD C

LOSU

RE

HIG

HVIE

WPE

DEST

RAIN

PHILLIPS STREETPLAYGROUND

CLARK ROAD

ISLAND

RESERVE

STREET

RESERVE

WES

TLEIG

H ST

REET

ROAD

CLO

SURE

ANDERSONST ROAD

CLOSURE

KENNETHBOLTON

LOOKOUT

HOLDSWORTH

ROAD RESERVE

WYA

GDON ST

REET

RESE

RVE

WYA

GDON/N

ORT

H

ALFRE

D ST R

ESER

VE

BARRY STREETPLAZA

MA

RGA

RET

ST R

D R

ESER

VE

WARRINGA PARK

MERLIN STREETRESERVE

MISS GLADYS

CAREY RESERVE

CHEAL PARK

WRIXTON PARK

NEUTRAL BAY

FORESHORE

DORIS STREETRESERVE

RID

GE

STRE

ETRO

AD

CLO

SURE

HARRIETTE STRD CLOSURE

NO

OK

LN

WINSLOW LN

BRADLY AVESTANNARDS

PL

HIPWOOD

ST

CLARK

R

D

ST

WES

TLE I

GH

MARG

HIGH ST

NOOK AVE

ST

RAY

RD

UND

ERCLIFF

RAYM

ON

D

RD

RESERVE STST

SPRU

SON

ANDERSON

ST

ST

ST

BARRY

ST

MOND

HARRIETTE

PHILLIPS ST

WYAGDON STHO

LDSW

ORT

H

ARE

T

S

T

NEU

TRA

L

ST

DO

RIS

ST

MANNS AVE

YEO

LN

OLIVE LN

CHEAL LN

CHEAL LN

AVE

NEU

TRA

L S

T

ROSE AVE

BOYD

LN

BRAYST

WINTER

WESTLEIGH

WYCOMBE LN

AVE

PHILLIPS ST

MAY

LN

ORMISTON AVE

HOLDSWORTH RDBA

RRY

LN

ALF

RED

S

T

LN

LITT

LE

PHI LL IPS

LN

COLINDIA AVE

KIARA CL

ADDERSTONE

WA

RRIN

GA

H

EXP

RESS

WA

Y

FORS

YTH

PARK

Neutral

Bay

Careening Cove

RD

BYD

OW

N

S

TRD

BARR

Y

S

T

WA

TSO

N

S

T

LAYC

OC

K

ST

RD

YEO ST

HARDIE ST

ST

PREM

IER LINDSAY

HIGHVIEW

AVE

BOYD

BEN

Neutral BayWharf

High StreetWharf

McDOUGALL

ST

HIGH

RD

WHALING

ALF

RED

NO

RTH

WYC

OM

BE

ST

RD

ST

RD

WYC

OM

BE

THRU

PP

ST

AUBIN ST

RD

HA

YES

S

T

WYCOMBE

KURRABA

RD

AUBIN

BENBO

YD

EATON ST

ST

RD

ST

CLA

RKE

KURRABA

RAW

SON

ST

DA

RLEY

MILITARY

RD

FALCON ST

ST

MER

LIN

ST

ST

BENTNORTHST

ST

ST

ALF

RED

BENT

SPRUSON

ST

MO

NTP

ELIE

R

WHALING ROADCONSERVATION AREA

FORSYTH

NEUTRAL

HMAS PLATYPUS


Page 384

Neutral Bay Character Statement

The following character statement is the desired future outcome for development in the Neutral Bay planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

Neutral Bay is a diverse residential neighbourhood. Lower density development exists in the neighbourhood where there are small allotments, conservation areas and heritage items. Small shops, community and school facilities cater for the local residents. The waterfront and harbour setting of the Neutral Bay Area provide passive and active recreation pursuits, access to transportation, via ferries, to other parts of the harbour and contribute to the natural and aesthetic qualities of the neighbourhood.

Where:

• residential growth in accordance with Council’s Residential Development Strategy, will mainly be in the form of attached dwellings and apartment buildings

• alterations and additions are of a similar scale to existing buildings

• a wide range of residential types and sizes are distributed throughout the area

• a range of shops, services and facilities is available to the local community, such as in Hayes Street

And where:

Function • there are safe and accessible community facilities and meeting places

• a few non-residential uses operate without adverse effect on the residential neighbourhood

• accessible and safe pedestrian routes are extended from Forsyth Park to the foreshore at Anderson Park

• public transport, cycling and walking are the preferred means of transport in an effort to reduce through traffic within Neutral Bay


Page 385

Environmental Criteria • parkland and natural foreshore areas are conserved and protected and pedestrian

access to these is incorporated and improved

• good sunlight is available to public spaces and parks

• ecology of bushland is protected from adverse impacts of development such as stormwater runoff, dumping of fill soil and vegetation, leaching of fertilisers, spread of introduced plants and weeds and visual impact of structures

• habitat for native fauna is abundant through planting local flora

Quality Built Form • development reflects existing built form

• buildings are of a lower scale and stepped on sloping terrain with vegetation abundant on steep slopes

• buildings are set back from all boundaries and have landscaped front gardens, softening the built form

• views of surrounding areas and the harbour are available through sites and achieved through setbacks of the built form from all boundaries and low, open fencing

• heritage items are protected, and significant streetscape elements are conserved in the Whaling Road conservation area

• wharf areas in Neutral Bay have a high level of amenity, have active uses nearby and provide a safe point for commuters to and from the area

Quality Urban Environment • backyards are used for private recreational needs of residents in apartment buildings,

particularly for families and children

• front fences are low and offer good visual surveillance to house fronts and gardens

Efficient Use of Resources • existing buildings are generally maintained to prevent unnecessary waste of building

materials

• storm water is captured on site and used to water gardens


Page 386

6.1 Forsyth Neighbourhood

CHEAL PARK

ST CHEAL LNMERLIN STREETRESERVE

LAYC

OC

K

ST

WA

TSO

N

S

T

CHEAL LN

KENNETHBOLTON

LOOKOUT

WYA

GDO

N/NO

RTH

ALFRE

D ST R

ESER

VE

NORTH

YEO

LN

OLIVE LNWYAGDON ST

WYA

GDO

N ST

REET

RESE

RVE BENT RD

YEO ST

ROSE AVE

ST

BYD

OW

N

S

T

AVE

BARR

Y

S

T

HARDIE STWINTERST

BARR

Y

LN

BOYD

ST

PREM

IERST LINDSAY

FORS

YTH

PARK

ST

HIGHVIEW

WESTLEIGH

RAYM

ON

DALF

RED

AVEHI

GHV

IEW

PEDE

STRA

INAVEN

UELIN

KBENT BEN

LN

ST

BARRY

MO

NTP

ELIE

R

NO

OK

LN ST

EATON ST

NOOK AVE

UND

ERCLIFF

WILL

OW

TREE

PAR

K

BEN

ST

DA

RLEY

FORSYTH

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Forsyth Neighbourhood



ii. Some pockets of federation style dwelling houses and duplexes in Laycock, Bydown and Barry Streets


i. Kenneth Bolton Lookout (44), Bent & Yeo Streets Lookout (45), Merlin Street Lookout (46), Bent Street Lookout (47), Forsyth Park Lookout (48)

c. Noise

i. Noise reduction measures on windows and doors in proximity to the Warringah Expressway

Quality Built Form d. Fences

i. Buffer planting screens impact from Warringah Expressway


Page 387

6.2 Neutral Neighbourhood

ST

LN

ST

BARRY

SPRUSONM

ON

TPEL

IER

ILBERYPARK ST

RD

WES

TLEIG

H ST

REET

ROAD C

LOSU

RE

ST

ST

WES

TLEI

GH

ST

RESERVE ST

ANDERSON

UND

ERCLIFF

ANDERSONST ROAD

CLOSURE

RESERVE

STREET

RESERVE

BEN

DA

RLEY

HOLDSWORTH RD

PHILL IPS RD

RAYHOLDSWORTH

ROAD RESERVESTPHILLIPS STLN MOND

PHILLIPS STREETPLAYGROUND

ST

PHILLIPS ST

RAW

SON

HARRIETTE

ST

WARRINGA PARK

STCOLINDIA AVE

HO

LDSW

ORT

H

CLARK ROAD

ISLAND

BOYD

THRU

PP

ST

ST

ST

AUBIN STAUBIN

RD ST

SPRU

SON

STRE

ETRO

ADRE

SERV

E

ANDERSON

PARK

BOYD

LN

MANNS AVE

SPRU

SON

DORIS STREETRESERVE

KURRABARD

CLA

RKE

RD

RD

ADDERSTONE

LITT

L E

BEN

BO

YDRO

AD

PA

RK

HIGH

CLARK

HIPWOOD

KESTERTON PARK

AVE

KIARA CL

HIGH ST

High StreetWharf

ST

NEUTRAL

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Neutral Neighbourhood


i. Detached houses and duplexes

ii. Pockets of attached dwellings and apartment buildings


i. Westleigh Street Lookout (49), Reserve Street Lookout (50), Anderson Street Lookout (51), Phillip Street Lookout (52), Holdsworth Road Lookout (53), Spruson Street Lookout (54)

c. Foreshore

i. Remnant natural shoreline areas in Neutral Bay, Anderson Park and Kesterton Park

ii. Wharf areas (Neutral Bay wharf) are active, safe and accessible

iii. Boatsheds are small in scale and generally one storey with a maximum, height of 3m, roof pitch of 35 degrees and a floor area of 22m2

iv. Marina and boating activity is a low scale to ensure compatibility with the surrounding land uses. (refer to foreshore controls in Residential section)

d. Bushland

Refer to Bushland and Wetland section


Page 388

6.3 HMAS Platypus

A comprehensive review of NSDCP 2002 parking controls is currently being undertaken by Council officers in response to a resolution passed by Council on 21 February 2005. Council’s Strategic Planning Department are considering your submission as part of the review process. Feedback will be provided to you following the review.

HMAS PLATYPUS

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


i. Residential with a mix of uses that contributes to diversity including waterfront, open space, neighbourhood shops and cafes

ii. Apartment buildings and attached dwellings

b. Identity/Icons

i. Existing wharf structure

ii. Heritage items and aspects of heritage significance are incorporated in development and reflect the history of the site as a gas works and naval installation

Environmental Criteria c. Contamination

i. Site has been remediated through implementation and measures outlined in a remediation report and a review of remediation works as outlined in the section on Contaminated Land in this DCP

d. Views

i. Views along pedestrian access from High Street of Neutral Bay and Sydney Harbour. View opportunities from a lookout higher on the site

ii. View corridors from High Street and Kiara Close to Sydney Harbour between and over buildings

e. Solar Access

i. Sunlight corridors between and over buildings to foreshore open space


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ii. Buildings designed to maximize solar access to surrounding residential properties and public areas during winter months

Quality Built Form f. Siting

i. Towards the southwestern boundary to allow substantial setback from the foreshore to allow public access and public reserve

g. Setback

i. Buildings adjoining public open space areas are setback 6m to achieve a buffer with parkland/foreshore

h. Characteristic building height

i. Two or three storey at High Street and the foreshore

ii. Five storeys against cliff

iii. Development is stepped down to open space along foreshore resulting in minimised overshadowing of public areas

iv. Residential development on High Street relates to the existing two storey historic terraces

i. Roofs

i. Pitched between 25 and 35 degrees along High Street frontage

ii. Flat on lower site maximising view opportunities

j. Heritage

i. The heritage significance of structures on the site is maintained and conserved through implementation of policies within a conservation management plan for the site

Quality Urban Environment k. Access

i. Pedestrian access along the foreshore by a 10m public open space, connecting to Hipwood Street

ii. Pedestrian links to Kesterton Park and High Street

l. Car accommodation

i. Underground or under building

ii. Hidden from public view

iii. Disabled parking for public access to foreshore and open space

m. Traffic generation

i. Impact of traffic generated by the site has been minimised through implementation of strategies outlined in a traffic study


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6.4 Whaling Road Conservation Area

KURRABA RD

ST

BRAY

NEU

TRA

L ST

RD

RES

ERV

E

ORMISTON AVE

NEU

TRA

L S

T

AL F

RED

S

T

ARE

T

S

T

DO

RIS

ST

NEU

TRA

L

ST

MA

RGA

RET

ST R

D R

ESER

VE

WHALING

MARGRD

WHALING ROADCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Whaling Road Conservation Area

History The Whaling Road Conservation Area was originally the eastern edge of the North Sydney township prior to construction of the Warringah Expressway. It was limited by the physical barrier of the steep escarpment now marked by Clark Road. During the latter half of the nineteenth century, the early farms and occasional large residence were subdivided and developed for close working class housing including small one and two storey dwellings. By the early twentieth century the remaining larger properties were subdivided for speculative development of rows of single storey, semi-detached bungalows. The built form was characterised by unusual arrangements to overcome difficult site conditions around the edge of the escarpment (eg split level semi-detached housing in Margaret Street). The area had been largely developed by 1930 and remained unchanged until 1960 when the construction of the Warringah Expressway isolated the area from North Sydney. From that time there has been some consolidation of sites and construction of uncharacteristic high-rise flat buildings, but most of the early housing stock has survived.

Conservation area character Whaling Road Conservation Area is a discrete residential neighbourhood of dwelling houses on small lots. The area is defined by the Warringah Expressway and the escarpment edge to Clark Road (adjacent to Anderson Park). The area slopes steeply to the northeast, creating some dramatic views, and resulting in stepped forms and houses clinging to the slopes. The urban form of the area is determined principally by topography and period of development. Small lots and short streets, tight street pattern with a large number of intersections. Whaling Road is a wide, bent street from which a number of unusual and steep dead-end streets lead off. Doris Street is split level for most of its length and Margaret Street is not accessible to vehicles, containing a steep pedestrian park and link. Major and minor streets, laneways and sandstone pedestrian walkways and steps form a distinct and legible hierarchy, lower heights in minor streets and laneways. Some streets have remnant cobbling showing through subsequent road surfacing (Doris Street is an example of this). There are small pockets of public open space,


Page 391

some with seating, integrated into pedestrian links. The landscape of the pedestrian links is sometimes blurred with that of the adjacent properties. Fencing is low and made of timber giving coherence throughout the area.

Housing is small-scale, one or two storeys, Victorian Georgian, Victorian Filigree and Federation, in a tight street pattern. Houses have high level retention of original fabric and detail including facade elements, gardens and fencing.

Uncharacteristic elements within the conservation area include1960s and later multi-unit developments occupying large consolidated blocks (end of Whaling Road) alterations and additions to small dwellings (often to capture views) and carports between the front boundary and the building resulting in loss of fencing, front verandahs and the integrity of the street frontages.

Heritage significance Whaling Road conservation area is of significance:

1. as a largely intact late nineteenth and early 20th century subdivision retaining much of the urban detail and fabric in its gardens, fencing, street formations, use of sandstone and sandstone kerbing, with a strong relationship to the topography.

2. as a consistent and intact Victorian and Federation residential area consisting of modest housing on small lots.

3. for its unity derived from its subdivision history, which is still clearly seen in the development of the area.

4. for the integrity and quality of the majority of the buildings.

Cultural Themes A well-respected topography


On the waterfront


Landmarks

Layers of history

Civic tradition


i. Detached houses on small lots

ii. Architectural styles include Victorian Georgian, Victorian Filigree and Federation

b. Identity/icons

i. Proximity of North Sydney CBD

ii. Anderson park

iii. Pedestrian access via a network of footpaths and steps that connect with Anderson Park, North Sydney and the foreshore area


i. Neutral Street Lookout (55), Margaret Street Lookout (56)

ii. Whaling Road, Doris and Neutral Street, vistas along street

iii. Slot views, over and between buildings, of the city and Sydney Harbour Bridge


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i. Changes in levels in Margaret, Doris, Bray and Neutral Streets

ii. Sandstone retaining walls and steps

iii. Street reservation planting

iv. Double rail timber fencing

v. Pedestrian access via a network of footpaths and steps that connect with Anderson Park, North Sydney and the foreshore area

e. Subdivision

i. Rectilinear with the narrowest boundary to street

ii. 250m2-350m2

f. Siting

i. Dwellings have their principle frontage oriented and parallel to the street alignment, and generally towards the front boundary

g. Setbacks

i. Front 4m-5m

ii. Side 1m –1.5m

iii. Rear 5m

h. Front fences

i. Double rail timber, iron palisade or low brick

ii. Fences match style of house they front

iii. Height of fence corresponds to height of neighbouring fence

i. Characteristic building height

i. One storey


i. New development is not built within the rows of existing attached and terrace style buildings

ii. Projecting bays and verandahs to the street

iii. Development adjacent to parks retains the existing historic character with additions limited in scale and mass and minor elements in relation to existing buildings

iv. Additions not visible from the street

k. Roofs

i. Hipped, pitched between 30 and 45 degrees

ii. Variety of roof forms

iii. Terracotta tile, corrugated metal or slate


i. Timber framed, double hung sash and casement


i. Victorian (Georgian and Filigree) and Federation Queen–Anne detailing in timberwork to verandahs, tessellated tiles to verandah floors

ii. Dry pressed face brick

iii. Timber joinery for doors and windows

iv. Sandstone base courses


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7. NORTH CREMORNE PLANNING AREA

PALING STREET

ROAD CLOSURE

LODGE ROADISLANDFO

LLY

POINT

WO

NGA R

OAD R

ESER

VE

GRA

SMER

E

RESE

RVE

CAMMERAY PARK

LODG

E ROAD

PLAYGRO

UND

BROTHERS MEMORIALRESERVE

LAN

GLE

YPL

AC

E

TOBRU

K AVEN

UE

LOOKO

UT

GRASMERECHILDREN'S PARK

WYONG RO

AD

ROAD RESER

VE

RIC

HMO

ND

/TO

BRUK

PED

E STR

IAN

LIN

K

YOUNG/EARLESTREET ISLAND

LLOYD AVENUE

RESERVE

LAMBERT STGARDENS

SAMORA AVE

RD CLOSURE

Willoughby

Bay

LAMBERT ST

VIE

W S

T

OAKS

BARISTON AVE

PROSPECT AVE

FIFTH AVE

FIFT

H

A

VE

LLOYD AVE DAVIDSON PDE

FERNHURST

SAMORA AVE

SHEL

LBANK P

DE

GERARD

LN

LAN

GLE

Y

AV

E

CHURCHILL

AVE

GERARD

LN

LITTLE WO

NG

A RD

LN

LITTLE

ST

YOUNG

LANE

CO

MO

L

N

GRASMERE LN

YOUN

G

LN

BEN

B

OYD

LN

DENOS

GRASMERE LN

WATE

RSLE

IGH

LANE

LAN

E

BENE

LONG

PRIMROSE PARK BRIGHTMORE RESERVE

YOUN

G

S

T

RD

BRIGHTMORE

S

T

RD

AVE

LEVICK

RICHMOND

MONTAGUE RD

AVE

STBENELONG

ST

ELLA

LONG

R

D

RD

LODG

E

RYRI

ES

PDE

RYRIES

PDEWONGA

RD

TOBRUKW

ON

GA

RD

AV

E

CAMMERAY

FALL ST

YOUN

G

ST

EARLE

ST

GRASMERE

SUTHERLAND RD

RD

STG

RAFTON

PARK

Folly Point

ERNEST

RD

BENEL

ONG

GERARD

ST

RD

ADA STREYNOLDS

ILLILIWA

ST

RD

WEAVER

PARK

WATERSLEIGH

PARK

KENNETHBOLTON

LOOKOUT

BARRY STREETPLAZA

CHEAL PARK

CREM

ORN

E

GARD

EN

PLAZA

AVE

PALING ST

CABRA

MATTA RDPARK

A

VE

CHEAL LN

POFF

ORT

H

LN

YEO

LN

CHEAL LN

OLIVE LN

SUTHERLAND LN

LN

EDUCATION

WA

TERS

LN

MARTENS LN

WA

TERS

LN

CO

OPE

R

LN

BELGRAVE LN

CO

OPE

R

LN

LN

GROSVENOR

LN

MIL

ITARY

YOUN

G

L

N

BEN

BO

YD

LN

OLD LN

REED

L

N

FLO

BYRNES AVE

SHO

RT L

N

HARRISON LN

BARR

Y

LN

LN

MAY

MO

NFORD PL

BELGRAVE ST

ST

ST

YEO ST

RD

LAYC

OC

K

ST

YOUN

G

S

T

BEN

WA

TSO

N

S

T

RD

WYC

OM

BE

STBENNETT

RANGERSRD

HARRISON ST

MILITARY

MILITARY

ALLISTE R

FALCON ST

MER

LIN

ST

RD

AVE

HAMPDEN

RANGERS RD

ST

MURD

OC

H ST

AVE

CRANBROOK

AVE

GROSVENOR ST HOLT

RD

SPENCER

WA

TERS

R

D

RD

PARRAWEEN

ST

BOYD

WINNIE ST

SRENCE LN

FLORENCE ST

MONTAGUE ROADCONSERVATION AREA

NORTHERN FORESHORE

BENELONG

WYONG RD

MA

CPH

ERSO

N

ST

WATERS

OAKS AVENUECONSERVATION AREA

WATERS

MILITARY ROADISLAND

TRAM DEPOT

WOOLWORTHS

HAMPDEN

NEUTRAL BAYTOWN CENTRE

FRANKLINS

CREMORNE TOWNCENTRE

SPO

FFO

RTH

S

T


Page 394

North Cremorne Character Statement

The following character statement is the desired future outcome for development in the North Cremorne planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

North Cremorne is a residential neighbourhood providing diverse housing forms for a mixed population. Neutral Bay and Cremorne Town Centres are bustling places on the southern edge of the residential neighbourhood, where people live, shop, eat, work and socialise providing a high level of amenity for all users.

Where:

• residential growth, is in accordance with Council’s Residential Development Strategy, will mainly be in the Mixed Use Zones of the town centres with some attached dwellings and apartments in the surrounding residential areas

• residential densities are not increased in areas of steep terrain

• redevelopment in the Residential A1 and A2 zones is of a similar scale to existing characteristic development

• a wide range of residential types and sizes is distributed throughout the area according to zone

• a range of shops, services and facilities is available to the local community within the Town Centres

And where:

Function • there are safe and accessible community facilities and meeting places

• the few non-residential uses operate without adverse effect on the residential neighbourhood

• services and facilities meet the needs of different population groups

• accessible and safe pedestrian routes are extended throughout the neighbourhood to open space at Primrose Park and Brightmore Reserve

• public transport, cycling and walking are preferred means of transport

• local icons, cultural resources and heritage provide tangible evidence of the area’s past and reflect the community’s cultural values


Page 395

Environmental Criteria • parkland and natural foreshore areas are conserved, protected and easily accessible

to pedestrians

• ecology of bushland is protected from adverse impacts of development such as stormwater runoff, dumping of fill soil and vegetation, leaching of fertilisers, spread of introduced plants and weeds and visual impact of structures

• habitat for native fauna is abundant through planting local flora

• good sunlight is available to public and private spaces

Quality Built Form • high quality residential accommodation in the Town Centre incorporates internal

amenity for residents and energy efficient design

• open meeting places in the form of courtyards act as focal points, particularly for people seeking relief from traffic noise;

• development is low scale in the residential neighbourhood, reflects existing characteristic built form with buildings setback from all boundaries and landscaped front gardens, softening the built form

• the built environment is sympathetic to the topography and vegetation, allowing views of the surrounding area and Willoughby Bay

• heritage items are protected and significant streetscape elements are conserved in the Oaks Avenue and Montague conservation areas

Quality Urban Environment • backyards are used for a variety of activities particularly for families with children

and for the practical and recreation needs of residents in apartment buildings

• parking does not adversely affect the built form and quality of residential streets

• front fences are low and offer good outlooks to house fronts and gardens

Efficient Use of Resources • existing residential buildings are maintained to prevent unnecessary waste of

building materials

• stormwater is captured on site and used to water gardens


Page 396

7.1 Neutral Bay and Cremorne Town Centres

LN

BEN

BO

YD

RD

MIL

ITARY

WA

TERS

CO

OPE

R

LNYC

OM

BE

RDW

BARRY STREETPLAZA

LN

MAY

GROSVENOR

MILITARY RD

YOUN

G

ST

GROSVENOR ST

FALCON ST

BEN

BO

YD

RD

NEUTRAL BAYTOWN CENTRE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Neutral Bay and Cremorne Town Centres.


i. Mixed use development

ii. Variety of commercial, retail, restaurants and cafes at footpath level; non-residential or residential on first floor; residential only on upper floors

b. Identity/Icons

i. Orpheum Theatre is a community focal point and regional attraction that enhances the identity of the area

Environmental Criteria c. Noise

i. On Military Road frontage design features are used that reduce noise such as: cavity brick walls; double glazing; minimal amount of glazing in the facade facing the busy road; solid core doors; concrete floors; enclosed balconies

d. 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

e. Awnings


Quality Built Form f. Public Spaces and facilities

i. Outdoor dining is within a clearly defined area and located away from main roads and is weather protected providing equal and unobstructed pedestrian movement

ii. Pedestrian arcades between Military Road and laneways/streets to the north and south

iii. Views of shop fronts not obstructed from footpath and roadway

g. Subdivision


Page 397

i. Frontage 25m-30m

h. Setbacks

i. Built to street boundary at ground level except as specified below

ii. Setback 1.5m from Military Road frontage, at ground level between Young Street and Waters Road

iii. For all other sites setback 1.5m at ground level from laneways

i. Street frontage podium

i. Podium of 8.5m (two storeys) to Military Road, east of Hampden Avenue, with a setback of 3m above the podium

ii. Podium of 10m (three storeys) to Military Road, west of Hampden Avenue, with a setback of 3m above the podium

iii. Podium of 8.5m (two storeys) on laneway frontage and for frontage that is not to Military Road, with a of 3m above the podium

iv. Buildings to the east and west of Barry Street Plaza have a podium of 8.5m (2 storeys) with a 3m setback above the podium

v. Provide adequate podium setback where site adjoins residential or open space zone

j. Building design

i. Balconies incorporated within building envelope not accommodated in setback area

ii. Ground floor access to shops at Military Road frontage, Woolworths courtyard, and dual frontage for properties between Military Road and Parraween Street

iii. Building elements, materials, finishes, and windows relate to neighbouring buildings

iv. Laneways have active frontage

k. Characteristic building height

i. 16m (4-5 storeys)

ii. 20m (5-6 storeys) in the block bounded by Military Road, Cabramatta Road and Spofforth Street


Page 398

7.2 Tram Depot

BEN

BO

YD

RD

MILITARY RD

ERNEST ST

PARK

A

VE

TRAM DEPOT

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


i. Bus depot, apartment buildings

Environmental Criteria b. Noise

i. On Ernest Street frontage design features are used that reduce noise such as: cavity brick walls; double glazing; minimal amount of glazing in the facade facing the busy road; solid core doors; concrete floors; enclosed balconies.


i. Larger facades are broken up with changes in building frontage alignment and architectural detailing

d. Setbacks

i. Setback of 3m at ground level along Ernest Street boundary and adjoining residential development

e. Podium height and setbacks

i. Podium of 10m (three storeys) to Ernest Street, with a setback of 3m above the podium

ii. Side setbacks above the podium provide solar access and views to sky and for adjoining residential development fronting Ben Boyd Road

f. Form, massing and scale

i. Buildings located around public open space and landscaping

ii. Balconies incorporated within building envelope, not accommodated in setback area and away from Ernest Street

g. Heritage

i. Subsurface archaeological material is assessed prior to excavation

Quality Urban Environment h. Landscaped area

i. Internal open space with solar access between 11am and 3pm, 21st June

i. Access

i. Walkways and plazas located within buildings, provide pedestrian links between Ernest Street and Military Road

ii. Private vehicle entry off Ernest Street ensures the flow of traffic is not affected along Ernest Street


Page 399

7.3 Military Road Island

FALCON ST

MILITARY RDMILITARY ROAD

ISLAND

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Military Road Island.


i. Apartment buildings with some mixed use (according to zone)

Environmental Criteria b. Noise

i. On Falcon Street and Military Road frontage design features are used that reduce noise such as: cavity brick walls; double glazing; minimal amount of glazing in the facade facing the busy road; solid core doors; concrete floors; enclosed balconies.


i. Larger facades are broken up with changes in building frontage alignment and architectural detailing

d. Siting

i. Towards the north

e. Setbacks

i. Setback on Falcon Street frontage incorporates substantial landscaping and creates a buffer to traffic

f. Podium height and setbacks

i. Podium of 13m (four storeys) with a setback of 3m above the podium

g. Form, massing and scale

i. Internal courtyard or landscaped open space with solar access between 11am and 3pm, 21st June

ii. Balconies are not accommodated in setbacks

Quality Urban Environment h. Access

i. Pedestrian crossings across Military Road and Falcon Street

ii. Vehicle access off Military Road

iii. Service and delivery vehicle access is combined with parking access

iv. Regional traffic is concentrated on Falcon Street and Military Road to north of site is a local road


Page 400

7.4 Franklins

YEO ST

RANGERS RDLN

MIL

ITARY

FRANKLINS

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


i. Mixed use

ii. Supermarket (if possible), small shops at footpath level fronting street and lanes, non-residential/residential on lower floors, residential above.

Environmental Criteria b. Awnings


Quality Built Form c. Setbacks

i. Setback 1.5m at ground level from Rangers Road frontage

d. Podium height and setbacks

i. Podium of 13m (four storeys) on Military and Rangers Road frontage, with a setback of 3m above the podium

ii. Podium of 10m (three storeys) on Yeo Street and laneway frontage with a setback of 3m above the podium.

e. Form, massing and scale

i. Larger facades are broken up with changes in alignment and architectural detailing

ii. Balconies incorporated within building envelope and not accommodated within setback area

iii. Development addresses laneways with active uses

Quality Urban Environment f. Landscaping

i. Internal spaces provide a safe and pleasant meeting place

g. Access

i. Vehicle access from the laneway


Page 401

7.5 Woolworths

GROSVENOR ST

CO

OPE

R

LN

WA

TERS

LN

GROSVENOR LN

WOOLWORTHS

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


i. Mix of uses which contributes to diversity; retail, including cafes, supermarket, and residential

ii. Shops at footpath level fronting street, residential above

iii. Public plaza in the centre of the site, with parking underground

Environmental Criteria b. Awnings


Quality Built Form c. Setbacks

i. Setback 1.5m from all boundary frontages, at ground level

d. Podium height and setbacks

i. Podium of 10m (three storeys) on Grosvenor Street frontage, with a setback of 3m above the podium


i. Larger facades are broken up with changes in alignment and architectural detailing

ii. Balconies incorporated within building envelope

iii. Active frontages to laneways and the carpark (plaza)

Quality Urban Environment f. Access and Parking

i. Location of loading docks causes no interference with Council car park movement

ii. Pedestrian access from Military Road through to public plaza and Grosvenor Street


Page 402

7.6 Waters Neighbourhood

LAN

GLE

Y

A

VE

AVE

PROSPECT

ST

GERARD

LN

BENELONG

RD

PALING STREET

ROAD CLOSUREPALING STGERARD

S

T

ADA ST

GERARD

LNREYNOLDS

MO

NFORD PL

MILITARY RD

WINNIE ST

WATERSLEIGH

PARK

LANE

WAT

ERS

RD

WA

TERS

LN

RD

WA

TERS

LN

OLD LN

GRASMERECHILDREN'S PARK

MARTENS LN

CO

OPE

R

LN

CO

OPE

R

L

N

YOUN

G

S

T

BELGRAVE ST

GRASMERE LN

YOUN

G

LN

GROSVENOR ST

SUTHERLAND RD

YOUN

G

LN

BEN

B

OYD

LNBELGRAVE LN

SUTHERLAND LNBE

NBO

YD

RD

PARK

A

VE

CO

MO

L

N

GRASMERE LN

GRASMEREPA

RK

SHO

RT L

N

BYRNES AVE

MILITARY RD

ERNEST ST

WATERSWATERS


i. Attached dwellings, apartment buildings, scattered dwelling houses (according to zone)


i. Views along Park Avenue of Cammeray Park

ii. Apartment buildings enjoy views of Willoughby Bay

bb. Noise

i. Where 14-16 Military Road, Neutral Bay is to be used for non-residential purposes, an acoustic wall is to be erected, which:

a. matches the height, alignment, design, materials and finishes of the existing acoustic wall over 18-38 Military Road, Neutral Bay; and

b. extends for the entire length of the northern boundary and its southern face is setback a minimum of 483mm from the common baoundry with No.s 1 to 5 Byrnes Avenue; and

c. extends for the entire length of the western boundary and is setback a minimum of 3m from the eastern alignment of the residential flat building on the adjoining allotment at 12 Military Road.

Quality Built Form c. Form, massing and scale

i. Larger scale development has a sympathetic relationship to other surrounding development in terms of height, bulk and scale, privacy and access to views (for example stepping down to lower height)

d. Visual Impact

i. The setback between the western boundary of 14-16 Military Road, Neutral Bay and the acoustic wall required by bb(i) above must be landscaped with vegetation capable of growing to the height of the acoustic wall to ensure effective screening.


Page 403

7.7 Benelong and Northern Foreshore Neighbourhoods

WYONG RO

AD

ROAD RE

SERVE

FERNHURST

DAVIDSON PDE

PDE

LODG

E ROAD

PLAYGRO

UND

SHEL

LBANK P

DE

BARISTON AVE

AVE

RYRI

ES

RD

ELLA

LONG

R

D

AVE


PROSPECT

LODG

E

LODGE ROADISLAND

SAMORA AVE

RD CLOSURE

RYRIES

PDE

ST

ST

SAMORA AVE

WONGA

RD

RICHMONDLEVICK

RIC

HMO

ND

/TO

BRUK

PED

E STR

IAN

LIN

K

LLOYD AVE

BENELONG

TOBRUK A

VENUE

LOOKOUT

AVE

LLOYD AVENUE

RESERVETOBRUK

RD

WO

NGA R

OAD

RES

ERVE

LITTLE WO

NGA RD

REYNOLDS

ILLILIW

A

STBRIGHTMORE

ST

BRIGHTMORE RESERVEW

ON

GA

RD

Willoughby

BayW

ATER

SLEIG

H LA

NE

ST

YOUNG

GRA

SMER

E

RESE

RVE

LITTLE

LN

YOUN

G

ST

BENEL

ONG

LAN

E

BENE

LONG

DENOS

RD

YOUNG/EARLESTREET ISLAND

YOUN

G

S

T

PRIMROSE PARK

VIE

W S

T

ST

LAMBERT STGARDENS LAMBERT ST

STG

RAFTO

N

GRASMERE

EARLE

FALL ST

AV

E

WYONG RD

MA

CPH

ERSO

N

ST

NORTHERN FORESHORE

BENELONG

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Benelong and Northern Foreshore Neighbourhoods.


i. Detached houses and duplexes

ii. Some attached dwellings

b. Identity/Icons

i. Remnant bushland of Primrose Park, Brightmore Reserve and Willoughby Bay


i. Primrose Park lookout (10), Earle Street lookout (11), Tobruk Avenue Lookout (14), Lodge Road Lookout (15), Ellalong Road Lookout (17)

d. Foreshore

i. Remnant natural shoreline areas in North Cremorne, Primrose Park and Willoughby Bay

ii. Boatsheds are small in scale and generally one storey, maximum height of 3m, maximum roof pitch of 35 degrees and a maximum floor area of 22m2

iii. Boating activity is kept to a minimum and is compatible with the surrounding land uses

iv. Development adjoining foreshore or bushland areas (such as at Wonga Road) use muted colours and non-reflective materials, such as brick and timber to ensure the scenic and environmental qualities are enhanced (refer to the foreshore controls in Residential section)

e. Bushland

Refer to Bushland and Wetland section


Page 404

Quality Built Form f. Subdivision

i. Grid like subdivision pattern and regular sized allotments to the south and southwest

ii. The long narrow lots in Lodge Road are generally not subdivided because of adverse impacts on drainage, landscaping, views and the natural foreshore (refer to residential section)

g. Setback

i. Front 3m

ii. Side 1m

iii. Rear 10m

h. Form, massing and scale

i. Building footprint of development is kept to a minimum preserving natural features, native vegetation and rock outcrops, particularly on land adjoining or near foreshores


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7.8 Hampden Neighbourhood

RD

SPENCER

AVE

ST

AVE

HOLTA

LLISTER

WEAVER

PARK

EDUCATION

LN

MURD

OC

H ST

CRANBROOK

MILITARY RD

AVE

HARRISON LN

HAMPDEN

RANGERS RDHARRISON ST

BENNETT ST

HAMPDEN

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



ii. Some detached houses and duplexes


i. Views between buildings and along Murdoch Street of the city and Sydney Harbour

Quality Built Form c. Setback

i. Front 5m

ii. Side 1m for dwelling houses, apartment buildings 3m

iii. Side 2m from the boundary of Nos 4 and 6 Rangers Road to retain existing trees

iv. Rear 10m

v. Apartment buildings have substantial front, rear and side setbacks


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7.9 Montague Road Conservation Area


AVE

FIFT

H

A

VE

FIFTH AVERI

CH

MO

ND

/TO

BRUK

PED

ESTR

IAN

LIN

K

RICHMOND

MONTAGUE RD

MA

CPH

ERSO

N

ST

MONTAGUE ROADCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Montague Road Conservation Area.

History The Montague Road Conservation area was originally part of Alfred Thrupp’s land grant, which was later acquired by Daniel Cooper and his heirs. Remote from the centres of development in North Sydney, little development occurred despite subdivision of the area in the 1890s spurred on by the increase in public transport to the area. The establishment of tramways in the vicinity led to substantial residential development in the early 20th Century, this area being largely developed with its present stock of buildings by the 1930s Conservation area character.

Montague Road conservation area is a residential neighbourhood of medium to large-scale houses, set well back from the street. The area demonstrates considerable integrity, with a pattern of west sloping cross streets and the curling arc of Richmond Avenue and Ellalong Road, which exhibit the common form of split road construction. There are no rear lanes and few driveways.

The topography of the area is shaped by Willoughby Bay. Richmond Avenue runs around the contours with Montague Road running across the contours. The street layout is non hierarchical, street relationships are not legible. The area is relatively flat and plateau like with views from the high vantage point to Willoughby Bay. Lots are medium to large. Montague Road is a wide street, with regular setbacks. Street tree planting is variable in size and species. The frontages present retaining walls in a variety of finishes and low picket fences.

Dwelling houses are one-storey, detached or semi-detached. The architectural style is late Federation Queen Anne with some interspersed California Bungalows. Buildings are generally constructed of face brickwork with brick or sandstone bases. Most houses have brick chimneys with terracotta chimney pots as part of their formal composition. Developments considered uncharacteristic of this area include unsympathetic alterations, second floor additions, attic room conversions, apartment buildings and battle-axe townhouse developments.

Heritage significance Montague Road conservation area is of significance:


Page 407

1. as a largely intact late nineteenth century subdivision. The lots are elevated at the west end of Richmond Avenue, consistently sized from one overall subdivision, which step with the slope. Montague Road conservation area was the first stage of subdivision in this area and provides the principal and underlying character of the broader area.

2. as a consistent and intact early 20tth century residential area consisting of medium sized detached and attached Federation Queen Anne and California Bungalow style houses.

3. for its consistent single storey character, which is typical of Federation Queen Anne developments from this period, with very intact streetscapes.

4. as it represents a subdivision geographically defined by the topography. The subdivision pattern is a direct response to that topography. This is seen in both the stepped and elevated housing forms.




Layers of history


i. Detached and attached houses

ii. Architectural styles include Federation, Queen Anne and California Bungalow

b. Identity/Icons

i. Park in Fifth Avenue and memorial plinth to Mr Brothers


i. Brothers Memorial Park Fifth Avenue Lookout (16), Ellalong Road Lookout (17), Richmond Avenue Lookout (18)

ii. Street views along Richmond and Fifth Avenues


i. Split carriageway and changes of level in Ellalong Road and Richmond Avenue

ii. Low timber fences

iii. Slot views between and over buildings

e. Subdivision


ii. 450m2

f. Siting

i. Dwellings have their principle frontage oriented and parallel to the street alignment

g. Setbacks

i. Front 4m-5m

ii. Side 1m-1.5m

iii. Rear 5m-6m

h. Front fences

i. Fences are low scale 800mm and match style of house they front

ii. Face brick or timber including vertical pickets and double rail timber fences


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i. One storey

j. Roofs


ii. Small in scale with a variety of roof forms

iii. Terracotta tiles or slate with corrugated metal to rear extensions



l. Materials, colours and details

i. Federation Queen–Anne detailing in timberwork to verandahs, tessellated tiles to verandah floors

ii. Dry pressed face brick

iii. Timber joinery for doors and windows

iv. Sandstone foundation


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7.10 Oaks Avenue Conservation Area

ERNEST ST

PARK

A

V

OAKS

AVE

OAKS AVENUECONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Oaks Avenue Conservation Area.

History The southern half of Oaks Avenue was first subdivided in 1887 as the “Oaks Brickworks Estate”. J. Cooper, who had bought the land from Alfred Thrupp (holder of the original land grant for the area), leased the land to Oliver Clews, who built seven “Brick and Iron” houses on the southern side in 1898 (these appear as under construction in the Council’s 1897 Valuation book). At this time, the northern side of Oaks Avenue was vacant land. The remaining houses on the southern side of Oaks Avenue, and the houses on the northern side were built between 1899 and 1901 (first appearing as built in the Council’s 1902 Valuation Book).

Conservation area character Oaks Avenue conservation area is a discrete residential neighbourhood of dwelling houses on small lots, with consistent setbacks, and fence lines. Oaks Avenue is a relatively short street, with a slight level change along its length. Oaks Avenue runs with the contours and its gentle curve gives a sense of a closed vista. A slight level change across Oaks Avenue means that buildings to the north of the street are set down and those to the south set slightly higher.

Street vegetation is a mixture of box and eucalyptus trees, planted in the early to mid 20th Century. Street and foreground planting in Oaks Avenue contributes greatly to a verdant aspect, and helps to hide uncharacteristic modern developments.

Verges are grassed and footpaths bitumen with deep-set, sandstone kerb. Public open space is provided in the adjacent Cammeray Park.

The Oaks Avenue Conservation Area is characterised by consistent groups of low scale, modest sized housing. With many allotments splayed to Oaks Avenue the houses present a three dimensional form due to the stepped building alignments and setbacks.

Buildings on Oaks Avenue are in standard face brick with hipped roofs, verandahs wrapping across gables, with false roof gables, and stone base courses and fences. Off-street parking is not characteristic of the area. Windows to the front is deep-set narrow side-lights on either side of step through double hung windows with multi-paned top sashes.

Development considered uncharacteristic of this area, include out of scale alterations to the rear of dwellings, removed or reconstructed front fences, residential flat buildings (post World War II and later) and modern two storey attached dwellings, carriage style development, verandah enclosures, high brick front fences, cement rendering and painting of face brick or stone.

Heritage significance Oaks Avenue conservation area is of significance:


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1. as a consistent early 20th century residential area with a mix of Federation and 1920s single storey dwelling houses of generally Federation Queen Anne style.

2. for its unity derived from its subdivision pattern, which is still evident in the form of development in the area.

3. as a surviving remnant of the former “Oaks Brickworks Estate”.




i. Detached houses, architectural style Federation Queen Anne


i. Street views along Park Avenue of Cammeray Park

Quality Urban Environment c. Subdivision


ii. 450m2

d. Siting

i. Dwellings have their principal frontage oriented and parallel to the street alignment

e. Setbacks

i. Front 4m-5m

ii. Side 1m-1.5m

iii. Rear 5m-6m

f. Front fences

i. Fences are low approximately 800mm and match style of house they front

ii. Face brick or timber including vertical pickets and double rail timber fences

iii. Gates are offset from stairs and front door of houses


i. One storey


i. Detached and attached dwelling houses with projecting bays and verandahs to the street

i. Roofs


ii. Terracotta tiles with corrugated metal to rear extensions



k. Materials, colours and details

i. Dry pressed face brick

ii. Timber joinery for doors and windows

iii. Sandstone base courses

iv. Tessellated tiles to verandah floors


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8. SOUTH CREMORNE CHARACTER STATEMENT

CREMORNE CONSERVATION AREA

CREMORNE POINTCONSERVATION AREA

KURRABA POINTSOUTH NEIGHBOURHOOD

KURRABA POINTCONSERVATION AREA

HAYE

S S T RE ET

FO

RES HO RE

BEN

BO

YDRO

AD

PA

RK

SIRIUS STREET

PLAYGROUND

CREM

ORNE RESERVE

CREM

ORNE RESERVE

KURRABA

POIN

T

RESERVE

ILBERYPARK

CREM

ORNE RESERVE

CREMORNE RESERVE

HAYES STREET

FORESHORE

PRIO

R AV

ENUE

RESE

RVE

WES

TLEIG

H ST

REET

ROAD

CLO

SURE

ANDERSONST ROAD

CLOSURE

BOYLE ST

REET

ROAD CLO

SURE

GUTHRIE AVERD RESERVE

HO

DG

SON

AV

E NU E

RE S

E RV

EHARRIETTE STRD CLOSURE

NEUTRAL BAY

FORESHORE

SPAINS WHARF

LOOKOUT

IREDA

LE AVENUE

KAREELA ROAD RESERVE

KURRABA WHARF

RESERVE

HODGSON

LOOKOUT

HUNTS LOOKOUT

BROMLEY AVE

RESERVE

RD

BROMLEY

AVE

IREDALE AVE

ST

AV

E

BARRY

ST

MANNS AVE

IREDA

LE

PENSHURST AVE

POWELL ST

RAY

GREEN ST

RIALTO AVE

ST

BOG

OTA

AVE

PRIOR

AVE

HARRIETTE

HARRIETTE

ST

BILLONG ST

ANDERSON

WES

TLEI

GH

MOND

SPAINS WHARF RD

WHARF RD

SPO

FFO

RTH

L

N

GUNDI AIN

E AVE

HOND

A

AVE

WALLARING

A

RD

BADEN

WULW

ORRA

AVE

GLENFERRIE AVE

KAREELA

LN

CREM

ORN

E LN

FLORENCE LN

WYCOMBE LN

LN

M

HARRISON LN

BARR

Y

LN

RD

LN

LN

EDUCATION

REED

L

N

MIL

ITARY

HOLLOW

FORT

H AVE

Mosman

Bay

Shell

CoveNeutral

Bay

SHELLCO

VE

RD

AUBIN ST

RD

THRU

PP

ST

WYC

OM

BE

RD

ST

RD

BARR

Y

S

T

ST

Robertsons Point

Kurraba Point

BERTHA

Neutral BayWharf

KurrabaWharf

CremorneWharf

SHELLCOVE

CREM

ORN

E RD

BURR

OW

AY

ST

WYC

OM

BE

BANNE

GUT

HRIE

AV

E

CLA

UDE

A

VE

ST

BOYLE

FLORENCE ST

REED

S

T

ST

MUR

DO

CH

HODGSON AVE

KAREELA

RD

CREM

ORN

E RD

RMAN ST

MILSO

N RD

SIRIUS ST

STM

ILSON RDRANGERS

RD

RDHARRISON ST

RD

RDBENNETT

ST

RD

KURRABA

WYCOMBE

RD

KURRABA

HA

YES

S

T

Old CremorneWharf

LOW

ER S

POFF

ORT

H W

ALK

SPO

FFO

RTH

S

T


Page 412

South Cremorne Character Statement

The following character statement is the desired future outcome for development in the South Cremorne planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

South Cremorne is a green, leafy, area sympathetic to its harbourside setting. The design of new buildings is sympathetic to the landscape and characteristic buildings within the locality, complementing existing building forms in respect to massing, composition, materials, colours and maintaining the original subdivision pattern:

Where:

• there is no substantial change to residential densities

• there is no significant change, any development that occurs is redevelopment of a similar scale to that existing, including alterations and additions to existing buildings

• a wide range of single household residential types is distributed in a number of distinctive built form/landscape areas

• features contributing to local identity are conserved

And where:

Function • A limited number of non-residential uses - very small scale convenience stores and

cafes - coexist peacefully with the residential character without adverse effect

• Tracts of open space are used by locals and the wider regional population for a variety of recreational needs

• Comfortable and safe pedestrian routes are maintained and extended

• Public transport, cycling and walking are the preferred means of transport

• Through traffic is discouraged and commuter parking managed through parking schemes

• Local identity, icons and heritage are conserved


Page 413

Environmental Criteria • The remaining natural foreshores and water courses are conserved and protected, and

pedestrian access to these is extended and improved

• Bushland is protected from the adverse effects of development – such as stormwater runoff, spread of exotic plants and weeds, and visual impact of structures

• Additional street trees and onsite landscaping contribute to amenity while minimising impact on solar access and residents views

• Arrangement of building forms and street pattern allows good sunlight access to properties

• Stormwater management measures prevent runoff and pollution of the harbour

• Boat sheds and other structures along the foreshore minimise bulk and avoid clutter. Materials and colours utilised are unobtrusive

• Use of locally indigenous flora extends habitats for native birds and other fauna

• Sounds are of the natural environment - birds, wind - mechanical noise is controlled

Quality Built Form • Development reflects and reinforces the existing distinctive built form/landscape areas

and distribution of accommodation types

• Development in conservation areas incorporates design, architectural detailing, materials and colours sympathetic with the area

• Buildings address both streets and reserves where appropriate

• Cohesiveness throughout the area a is achieved through landscaping and street tree planting

• Views from lookouts and other vantage points are not obscured by structures or landscaping

• Pedestrian routes such as footpaths and “shortcuts” are maintained as local landmarks important to the community

Quality Urban Environment • Cremorne reserve protected and enhanced by complementary planting and landscaping

in adjoining private gardens

• Backyards are used for a variety of activities particularly for families with children and for the practical and recreation needs of residents in apartment buildings

Efficient Use of Resources • Storm water is retained for watering gardens


Page 414

8.1 Kurraba Point South Neighbourhood

SPAINS WHARF

LOOKOUT

KURRABA WHARF

RESERVE

KURRABA

SPAINS WHARF RD

KurrabaWharf

RD

KURRABA

POIN

T

RESERVE

HODGSON

LOOKOUT

BADEN

RD

KURRABA POINTSOUTH NEIGHBOURHOOD

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for Kurraba Point South.


i. Attached dwellings, apartment buildings

ii. Some duplexes and dwelling houses


i. Hodgson lookout (41), Spains lookout (42), Kurraba Wharf lookout (43)

ii. Views from streets and reserves to the harbour and beyond

c. Foreshore

i. Low topographic profile and steady slopes with sections of shallow topography

ii. Along the eastern side of Kurraba Point, generally retained edges, some small jetties and boatsheds, mixed with natural shoreline

iii. Natural vegetation, varying degrees of private landscaping of native and introduced species

iv. Muted colours and non-reflective materials, such as brick and timber

Quality Built Form d. Siting

i. Residences address street, as well as foreshore where property has foreshore boundary

ii. In narrow streets, towards rear boundary (subject to foreshore building line) to produce a more open streetscape

iii. Setbacks allow for gardens


Page 415

8.2 Cremorne Point Conservation Area

AVE

AV

E

BROMLEY BROMLEY AVE

RESERVE

HUNTS LOOKOUT

HODGSON AVE

CREM

ORNE RESERVE

KAREELA

LN

CREM

ORN

E RDKA

REELA RD

Old CremorneWharf

CREM

ORNE LN

SIRIUS ST

MILSO

N RD

CREM

ORNE RESERVE

SIRIUS STREET

PLAYGROUND

GREEN STKAREELA ROAD RESERVE

Shell

CoveMosman

BayC

REMO

RNE RESERVE

RIALTO AVE

CREM

ORN

E RD

MILSON RDCREMORNE RESERVE

WHARF R

D WULW

ORRA

AVE

Robertsons Point

CremorneWharf

CREMORNE POINTCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for Cremorne Point Conservation Area.

History Little development occurred until the 1850s. An area on Cremorne Point was leased to Clarke and Woolcoot to establish the “Cremorne Gardens” recreation ground. It closed after a short time leaving the area as a well-known picnic spot on the harbour. A number of subdivisions were planned in the 1870s and 1880s. Coal mining was proposed after coal was found in the 1890s. During the 1880s the Government demanded and eventually acquired a 100 foot foreshore reservation for public recreation after many years of negotiations including a court case.

Cremorne Point Reserve was gazetted in 1905. Subdivision finally occurred from this time and residential development was rapid thereafter with the major phase of development taking place in the first 20 years of the century. Access to the peninsula was principally by water and tram. Cremorne Point opened as a tram terminus in 1911, with a line from Cremorne Junction to the ferry wharf. The line operated until 1956. Two ferry wharves operated from the earliest development of the area at Old Cremorne and Cremorne Point.

Conservation area character Cremorne Point Conservation Area is a residential neighbourhood with varied housing types. The urban form of the area is determined by the streets combined with the steep slopes. Dwellings are set well up on the high side with prominent stone bases. Dwellings are set well down on the waterside with dual frontages to the street and the reserve.


Page 416

The houses fronting the foreshore reserve are generally large, mainly detached and of two storey form with some single storey building. Styles include Federation Queen Anne and Arts and Crafts. Interspersed are a number of Inter-war and postwar apartment blocks of Art Deco and Free Classical styles. Later houses are Late Twentieth Century Sydney Nostalgic and Post Modern Free Classical in style.

The characteristic buildings on Cremorne Point are those which rise vertically and are set in generous, well landscaped gardens. The building style varies between symmetrical and asymmetrical arrangements of elements, picturesque and classical building forms, with pitched and flat roofs, small and large windows. The typical articulation includes a stone base, masonry walls and slate or terracotta roofs. The setback and height of buildings vary according to their position in relation to the topography and lot size. However, within a local context the adjoining buildings often share similar heights and setbacks providing a consistent streetscape. Usually a single building form occupies each lot. The regular use of stone for understoreys and masonry for main walls predominates and lends cohesion to the varied architectural style.

There is a mix of large and small buildings in a varied streetscape, with smaller buildings providing relief from the dominating effect of the larger buildings.

Uncharacteristic development includes the 3 to 8 storey apartments and attached dwellings in terraced or stepped buildings.

Heritage significance Cremorne Point Conservation Area is significant for:

1. Consistent early 20th Century residential area with a mix of Federation and 1920s one and two storey housing mixed with inter-war residential flat buildings of two to three storeys all built on large allotments with a strong orientation to the water.

2. Largely intact early 20th century suburb retaining much of the urban detail and fabric seen in gardens, fencing, street formations, use of sandstone and later reinforced concrete ‘naturale’ fencing, sandstone kerbing, natural rock faces, wide streets and compatible plantings, all of which are a response to the topography of the peninsula.

3. Unique foreshore reserve that predates the residential subdivision and which defines the character of the peninsula and sets it apart from the other harbour peninsulas in the North Sydney area. The reserve demonstrates the historical concern for recreation and suburban amenity, the importance of headlands in the visual character of the harbour and the site of significant nineteenth century occupation. The foreshore reserve is of historical and social heritage significance in the development of Sydney Harbour.

4. Unity derived from its subdivision history which is still clearly seen in the development of the area.



On the waterfront


Landmarks, including public open space

Layers of history

Civic tradition


i. A mix of large and small residential buildings, mainly detached two storey with some single storey building


Page 417

ii. Federation and Interwar period housing, including apartment buildings

b. Identity/icons

i. Cremorne Point Reserve

ii. Cremorne lighthouse

iii. MacCallum Pool

iv. Lex and Ruby Graham garden

v. Cremorne Point kiosk

vi. Cremorne Point and Old Cremorne Wharves


i. Cremorne Reserve Walk lookouts (many, including 34, 35, 38, 40), Hodgson Avenue lookout (24), Bromley Avenue lookout (25), Bogota Avenue lookout (26), Cremorne Road lookout (27), Sirius Park lookout (28), Kareela Lane lookout (29), Green Street lookout (30), Cremorne Lane lookout (31), St Chads lookout (32), Milson Road lookout upper level (33), Wallenundgal lookout, Milson Road (36), Wharf Road lookout (37), Kareela Lane lookout (29)

ii. Views from Rialto Avenue, Kareela Avenue

d. Foreshore


ii. Natural shoreline on Cremorne Point, no jetties or boatsheds

iii. Extensive natural vegetation on reserve, with some cleared areas

iv. Extensive private landscaping using native and introduced species


i. Mix of residential types and built form

ii. Existing slot views, over and between buildings

iii. Continuity of fences and landscaping

iv. Sandstone outcrops, retaining walls and steps

f. Subdivision pattern and lot sizes

i. Minimum 600m2

ii. Development on subdivided or amalgamated lots maintains characteristic development patterns, by articulation into distinct parts, including significant landscaped indents at the original lot line

g. Setbacks

i. Front: generally 7-9m, 10-15m east side of Karella Road and west side of Cremorne Road between Sirius Street and Hodgson Avenue

ii. From Cremorne Reserve: 4m

iii. Side setbacks 1.5 m, or 5 m where lots are amalgamated

h. Front fences

i. Low scale (approximately 800 mm) and constructed of face brick, stone or timber

i. Gardens

i. Gardens on the Reserve integrated with reserve plantings

ii. Landscaped areas remain consolidated and are not divided or fenced off into private courtyards


Page 418

iii. Planting from adjacent private properties substitute and enhances street planting

j. Form massing and scale

i. Buildings fronting the foreshore reserve are generally large, have an address to both the reserve and the road

ii. A vertical emphasis

iii. Wall and ridge heights generally consistent with nearby contributory items

iv. Building footprint has a similar shape and orientation to nearby contributory items

v. Single building form broken down by bays, verandahs or wings

vi. Buildings at the northern end of the area are of smaller scale

vii. Mix of large and small buildings interspersed throughout the area

k. Materials, colours and details

i. Brickwork (rendered and facework) set on stone bases, terracotta tiles with corrugated iron used on rear additions, timber framed windows and doors

ii. Apartment buildings use the above materials and rendered masonry

iii. Outbuildings use the same external materials and articulation as major buildings on the site

iv. Detailing on new buildings reflect the quality of the existing detailing with the use of verandahs, projecting gables, mixed use of materials such as stone and brick and careful attention to proportion

v. Natural colours and tones (eg earth colours, brown and green) for majority of building, bright colours used only for highlights and details


i. Garaging is provided behind or to the side of the dwelling, not on street frontage

ii. Garaging that is clearly subordinate in size and form may be set back less than principal buildings

iii. Parking on lots with Reserve frontages is accessed from rear lane, or lanes within the road reservations

iv. Vehicle access not through excavated cliff faces or by way of over bridges

v. No continuous “walls” of garages close to road, or in sandstone cuttings on high side of street


Page 419

8.3 Kurraba Point Conservation Area

AVE

PRIOR PR

IOR

AVE

NUE

RESE

RVE

RMAN ST

RD

HOND

A BOG

OTA

ST

BANNE

AVESHELLC

OV

E

AIN

E AV

EGUNDIM

BILLONG ST

HOLLOW

FORT

H AVE

RD

KURRABA

PENSHURST AVE

HARRIETTE

AVE

SPAINS WHARF

LOOKOUT

RD

WALLARING

A

NEUTRAL BAY

FORESHORE

KURRABA

RD

MANNS AVE

WYCOMBE LN

HA

YES

S

T

HAYES STREET

FORESHORE

Neutral BayWharf

WYCOMBE

KURRABA POINTCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Kurraba Point Conservation Area.

History The Kurraba Point Peninsula was part of a grant, to Alfred Thrupp, later acquired by Daniel Cooper. It remained in the Cooper family until the 1880s when long term leases began to be converted to freehold. Early development was limited to a small number of waterfront residences near the present Hayes Street, established in the 1830s. Leasehold properties became available from the 1850s and from the 1860s and 1870s a number of large mansions were built on Kurraba Point as well as on the slopes above Neutral Bay. Industry in the area was minimal: a quarry on Kurraba Point (now a foreshore park) operated during the 1840s to supply stone to Fort Denison; later it was used as the site for a soap works then a ferry depot. From the 1880s land development companies subdivided large areas, mainly as desirable expensive home sites. The improvements in transport, both ferry and trams, opened the area for development. Waterfront properties were taken up with large architect designed homes and from the 1920s replaced with residential flat buildings. Most of the original subdivisions have been further subdivided, often several times, to provide for infill housing, this has resulted in the original housing stock being wedged between layers of development and isolated from water and street.

Conservation area character Kurraba Point Conservation Area is a residential neighbourhood, with a mix of medium to large Federation homes, often two storey, some earlier late Victorian buildings, many Inter-War houses and 1930s flats. The houses are generally oriented to face views rather than to the street. Recent uncharacteristic development includes medium to high rise flat buildings.

Outstanding development includes the group of surviving waterfront houses in Wallaringa Avenue, of which Nutcote is one, the large mainly early 20th century housing in the northern


Page 420

section of Kurraba Road and the large number of surviving houses from 1880 to the 1930s in Shellcove Road. Of particular interest is the group of houses and reserve in Bannerman Street and Prior Avenue, where the houses, built as one group turn their backs to the main street and front a formerly private reserve with tennis courts and recreation area making a unique subdivision within North Sydney.

Heritage significance Kurraba Point conservation area is of significance:

1. As an early harbourside suburb that has retained significant elements of its major 19th century development phase with good examples of later periods of development including some fine and distinctive inter-war flat buildings.

2. For the large number of architecturally distinguished houses many of which are heritage items of regional or state significance and many of which have a strong relationship to the water and are principally seen from the harbour in contrast to being viewed from the street.

3. For its irregular subdivision pattern which is in contrast to much of the waterfront subdivision patterns on adjacent peninsulas, this is seen in irregular street patterns and street widths and varying responses of individual houses to the street and water.

4. For the gardens and landscaping associated with residences which are often extensive and well established and with mature trees throughout the area give a luxuriant character particularly when viewed form the harbour.



On the waterfront


Landmarks

Layers of history

Civic tradition


i. Medium to large Federation detached dwellings, late Victorian buildings, many Inter-War houses and 1930s flats

b. Identity/Icons

i. “Nutcote”

ii. Spains Wharf Road steps

iii. Kurraba Wharf jetty

iv. Kurraba Point reserve

v. Shellcove jetty footpath

vi. Prior Avenue reserve and tennis court


i. Prior Avenue lookout (23); Bogota Avenue lookout (26); Kurraba Wharf lookout (43);

ii. Views from Hayes Street, Lower Wycombe Road

d. Foreshore


ii. Natural shoreline, extensive retained edges, some wharves/boatsheds along the eastern side of Kurraba Point, mixed with natural shoreline


Page 421

iii. Extensive natural vegetation on Shellcove generally, cleared areas at parks, varying degrees of private landscaping of native and introduced species

iv. Muted colours and non-reflective materials, such as brick and timber


i. Slot views, over and between buildings

ii. Street plantings

iii. Sandstone outcrops, retaining walls and steps

f. Front fences

i. Low scale (approximately 800mm) and constructed of face brick or timber. Timber fences are either vertical pickets or horizontal railing fences.

g. Gardens

i. Individual houses are generally set in well established gardens with mature trees and plantings.

ii. Substantial gardens in front and side setbacks

h. Materials, colours and detail

i. A range of architectural features including dark brick, rough stone, plaster and timber

ii. Tile roofs

Quality Urban Environment i. Car Accommodation

i. Garaging provided to the side of the dwelling

ii. Vehicle access not through excavated cliff faces or by way of over bridges

iii. No continuous “walls” of garages close to road, or in sandstone cuttings on high side of street


Page 422

8.4 Cremorne Conservation Area

SPO

FFO

RTH

L

N

GLENFERRIE AVE

ST

REED

S

T

RANGERS RD

FLORENCE LN

AVE

IREDA

LE AVEN

UE

FLORENCE ST

REED

L

N

IREDA

LE

HODGSON AVE

IREDALE AVE

BOYLE

BOYLE ST

REET

ROAD CLO

SURE

MUR

DO

CH

ST

HO

DG

SON

AV

ENUE

RE S

ERVE

RD

ERMAN ST

CLA

UDE

A

VE

ST

GUTHRIE AVERD RESERVE

BANN

GUT

HRI

E

AV

E

BERTHA

POWELL ST

BENNETT

ST

RD

BURR

OW

AY

ST

HARRIETTE

SHELLCOVE

RD

WYC

OM

BE

HARRIETTE STRD CLOSURE

WYC

OM

BE

LOW

ER S

POFF

ORT

H W

ALK

CREMORNE CONSERVATION AREA

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

History The Cremorne Conservation Area was contained within the Alfred Thrupp grant of 1815, which was subsequently acquired by Daniel Cooper. The Coopers did little to improve the property but commenced leasing land around 1850. From the 1870s, with Military Road constructed and the ferry services available on the Harbour, demand for residential land boomed. This area was promoted as highly desirable and included large blocks of land on which expensive mansions were built. Freehold land was available from the 1890s and such development continued until the early twentieth century. The Neutral Bay Land Company, who employed architects such as Walter Liberty Vernon and William Wardell to prepare house designs, developed an area of Wycombe and Shellcove Roads north of Harriette Street, which features substantial, architecturally distinguished housing of the 1890s.

Conservation area character The Cremorne Conservation Area is a residential neighbourhood characterised by a mix of small, medium and substantial sized 1890s and Federation era dwellings with Inter-war blocks of two and three storey residential flat buildings. Buildings are mostly set in established and well maintained gardens.

The houses are mainly detached and of 1 or 2 storeys. Styles include Federation Queen Anne and Federation Arts and Crafts. The Inter-war buildings are generally 3 storey walk-up residential flats in red-textured or liver coloured.

Heritage significance Cremorne Conservation Area is of significance:

1. As a consistent late 19th early 20th Century residential area with a mix of Victorian, Federation one and two storey housing, mixed with Inter-war residential flat buildings,


Page 423

of two to three storeys, built on medium to large allotments with a strong orientation to the slope and the topography.

2. As a largely intact early 20th Century suburb retaining much of the urban detail and fabric seen in gardens, fencing, street formations, use of sandstone, sandstone kerbing, natural rock faces, wide streets and compatible plantings, all of which are a response to the topography of the area.




Landmarks

Layers of history

Civic tradition


i. Houses are mainly detached and of one or two storeys, Victorian and Federation period

ii. Some Inter-war apartments

b. Identity/Icons

i. Planting in the street reservation of Guthrie Street

ii. The planting of palms to Reed Street, framing the view

iii. Tall palms at the bottom of Murdoch Street

iv. Anglican Church complex in upper Shellcove Road

Quality built environment c. Views

i. Bertha Road lookout (19), Guthrie Avenue lookout (20), Boyle Street (Hunts and Cremorne Point lookouts - 21, 22)

ii. Views from Lower Murdoch Street, Glade Avenue, Reed Street, Burroway Street, Wycombe and Shellcove Road intersection, Barry Street and Wycombe Road intersection

d. Streetscape

i. Split roads and changes of level seen in Wycombe, Shellcove and Bertha Roads, Guthrie Avenue, Murdoch and Florence Streets

ii. Double rail timber fences

iii. Street reservation planting

e. Front fences

i. Low scale in timber or iron palisade, generally match adjacent fencing in material and height

f. Gardens

i. Low plantings with pathways leading from the front gate to the front door or stairs

ii. Substantial gardens in front and side setbacks

h. Materials, colours and details

i. Dry pressed face brick of matching colour, corrugated iron or terracotta tiled roofs, timber joinery for doors and windows

ii. Apartment buildings also rendered masonry


Page 424

iii. Detailing on new buildings reflects the quality of contributory items detailing with the use of verandahs, small scale roofs, projecting gables, mixed use of materials such as stone and brick and careful attention to proportion and detailing

Quality Urban Environment i. Car Accommodation

i. Vehicle access not through excavated cliff faces or by way of overbridges

ii. Garages and car ports behind front building line



Page 425

9. WAVERTON WOLLSTONECRAFT PLANNING AREA

LINE

RAILWAY

SHORE

NO

RT

H

DAVID

HARRY HOWARD RESERVE

WALLUMETTA PARK

RESE

RVE

GO

RE

CO

VE

BADANGIRESERVE

BRENNAN PARK

SHIRLEY RO

AD

PEDE STRIA

N LIN

K

NICHOLSON

STREET R

OAD

CLOSURE

SINCLAIR STREET

PEDESTRIAN LINK

RIV

ER R

OA

DP E

DES

T RIA

N L

INK

RIVER RO

AD

PEDES TRIA

N L IN

K

MO

RTO

N LA

NE

ROAD

RES

ERVE

SINCLAIR ST

ROSE GARDEN

MATER GARDENS

LITH

GO

W S

TREE

TRO

AD

CLO

SURE

AN

GELO

ST

SINCLAIR STBR

IDG

E E N

D

MYRTLE

WALUMETTA DR

DOOHAT AVE

CARLYLE

CH

URCH LN

LANE

TON

LN

LANDS

LN

LANE

LANE

RIVER

LAN

E

KING

LANE

ROCK

SHIRLEY

L

ANE

MO

R

BELMO

NT LA

NE

NICHOLSO

N LN

LAN

E

BROW

NS

NEWLANDS

WO

LLSTONEC

RAFT

STATION

SMOOTH

EY P

ARK

HIGHW

AY

PACIFIC

HIGHW

AYGILLIES

ST

LITHGO

W

RUSSELL

BALFOUR ST

SELWYN ST

LAM

ON

T

CAR

LYLE

S

T

TELOPEA

ST

BRUCE ST

ST ST

STST

BORONIA ST

ST

BELMONT

ROCKLANDS

IVY ST

HAZELBANK

ST

ST

RD

RD

McHATTON ST

NEST

HARRIOTT ST

CROWS

ST

BAY

KING

McKYE

KING

ST

NEWLANDS ST

BELMONT

AVE

AVE

MO

RTON

RIVER RD

NICHOLSO

N

SINCLAIR ST

RD

HUM

E

GA

S

RDWORK

S

STCHRISTIE

MILNER

CRES

SHIRLEY RD

SHIR

LEY

RD

PRIORY

RD

RD

AVE

CABLE ST

SHIR

LEY

AVE

RD

MILR

AY


DOWLING ST

REET

ROAD RESERVE

TOONGARAH ROAD

ROAD RESERVE

MARY FRENCH

RESERVE

SUGAR WORKSRESERVE

WILL ASHTON

LOOKOUT

KING ST

ROAD RESE

RVE

OYSTER COVE RESERVE

EX BP SITE

BADANGIRESERVE

EX C

OA

L LO

AD

ER/C

ALT

EX S

ITE

WAVERTONPARK

SAWMILLERS RESERVE

BAY ROAD

RESERVE

BOA

TBUI

LDER

S W

ALK

BANK

RESERVE

DAVIDEARLE

RESERVE

ANCRUM ST RESERVE

RILEY STREET

ROAD CLOSURE

WHATMORELANE

RESERVE


DON BANK

MUSEUM

GARDENS

CLIFTON STREETROAD RESERVE

FRENC

H STREET

RESERVE

WA

KELIN RESERVE

TYE

PARK

EUROKA STREETPLAYGROUND

HORACE ST

WEST

ST

CRESC

ENT

ROSS ST

FRENCH ST

WHATM

ORE ST

DUM

BART

ON

ST

JOHN ST

WOOLCOTT ST

OAK ST

ST

RILEY

WA

VERTON

LN

DOWLING ST

COMMODORE STREET

WO

OLC

OTT

A

VE

BANK LANE

WH

EELE

R LN

WHA

TMO

RE LN

NO

TTING

HAM

ST

WAVERTONSTATION

CRES

CO

MM

OD

ORE

AVE

QUEEN

S

STRI

A

ST

MUN

RO

Mc

MA

NUS

HARRIOTT

AN

CRU

M

VICTO

CHARLES ST

NA

PIER ST

MIL MIL ST

ST

OA

K LN

BERRY ISLAND

RESERVE

BALLS HEAD

RESERVE

Gore

Cove

Berrys Bay

Balls Head

Bay

BALL

S

Balls Head

CA

RR

DRIVE

HEA

D

ST

WOOD ST

ST

HEA

D

WOOLCOTT STRD

LARKIN

TUNKS

ST

BAY

RD

CARR ST

EURO

KA

ST

CLI

FTO

N S

T

AVE

MOUNT ST

TOO

NG

ARA

H

WA

VERTO

N

BALL

S

BERRY ST

EDW

ARD

ST

RD

TRYON

UPPER SLOPES

WOLLSTONECRAFTCONSERVATION AREA

WOLLSTONECRAFTPENINSULA

CROWS NESTCONSERVATION AREA

RIVER

RD

OXLEY

PRIORY ROADCONSERVATION AREA

WAVERTON PENINSULANEIGHBOURHOOD

WAVERTON VILLAGENEIGHBOURHOOD

SRALAND

SOUTH

BAY ROADCONSERVATION

AREA

WAVERTONVILLAGECENTRE

WATERFRONT

HORACE STREET

SRALAND

NORTH

FORMER BP SITE


Page 426

Waverton / Wollstonecraft Character Statement

The following character statement is the desired future outcome for development in the Waverton/Wollstonecraft planning area. It does not necessarily describe the existing character or existing features of any area contained within the planning area.

Waverton is a small, bustling village centre surrounded by a diverse residential neighbourhood. Wollstonecraft is a diverse residential neighbourhood with the railway station at its centre and the larger scale mixed-use centres of St Leonards and Crows Nest on its northern and eastern boundaries. Both neighbourhoods are in a leafy setting with strong links to the water.

Where:

• residential growth in accordance with Council’s Residential Development Strategy, will mainly be in the form of attached dwellings and apartment buildings;

• redevelopment of a similar scale to that existing, and includes alterations and additions to existing buildings;

• a wide range of single household residential types is distributed in a number of distinctive built form/landscape areas;

• local shops cater to the local community and are balanced between basic needs - food and grocery - and recreation – such as cafes and galleries;

• features contributing to local identity are conserved.

Function • a community centre, in an accessible location in the Waverton neighbourhood, provides

a meeting place for the local community and is part of North Sydney’s network of community and cultural centres;

• a limited number of non-residential uses - waterfront industrial, defence, hospital and school - coexist peacefully with the residential character without adverse effect;

• large tracts of open space are used by locals and the wider regional population for a variety of recreational needs;


Page 427

• comfortable and safe pedestrian routes are maintained and extended to achieve a continuous route from Smoothey Park to Waverton Park and McMahons Point;

• public transport, cycling and walking are the preferred means of transport;

• through traffic is discouraged from using the already overloaded road network and commuter parking managed through parking schemes;

• local identity, icons and heritage are conserved.

Environmental criteria • the remaining natural foreshores and water courses are conserved and protected, and

pedestrian access to these is extended and improved.

• bushland is protected from the adverse effects of development – such as stormwater runoff, spread of introduced plants and weeds, and visual impact of structures.

• use of local flora extends habitats for native birds and other fauna.

• sounds are of the natural environment - birds, wind - mechanical noise and the noise generated by industry is controlled.

Built form • any development that occurs reflects and reinforces the existing distinctive built

form/landscape areas and distribution of accommodation types.

• cohesiveness throughout the area and its many built forms is achieved through landscaping and street tree planting.

• major views from lookouts and other vantage points are not obscured by structures or landscaping.

• man-made features such as the railway cutting at Waverton Station and the tank cuttings on the BP site are maintained as local landmarks important to the community.

Quality urban environment • backyards are used for a variety of activities particularly for families with children and

for the practical and recreation needs of residents in apartment buildings.

Efficient Use of resources • existing buildings are maintained to prevent unnecessary waste of building materials.

• storm water is retained on site to use in watering gardens.


Page 428

9.1 Waverton Village Centre

WAVERTONSTATION

BAY ROAD

RESERVERD

BAY WAVERTON

VILLAGECENTRE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Waverton Village Centre.


i. Small scale shops or small scale shops with shop top accommodation

b. Identity/Icons

i. Railway cutting between the Bay Road Bridge and tunnel entry is not built upon or over.

ii. Waverton Railway Station is the prominent building within the centre.


i. Unobstructed views, from the Bay Road Bridge, of the railway cutting, tunnel and cliff face.

ii. Vistas towards Balls Head and water along Balls Head Road.

Built form d. Setback

i. Generally no setback provided from street frontage.

ii. Setbacks from boundaries near residential and open space land maintain amenity of that land.


Page 429

9.1.1 SRA land (southern side of Bay Road)


BAY RD

WAKELIN RESERVE

WAKELIN RESERVE

SRALAND

SOUTH

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the SRA land (southern side of Bay Road).


i. Mixed-use building with shops on ground floor (fronting Bay Road), non-residential or residential on first floor, residential behind, associated car parking (underground), open space/pedestrian linkage, and a new community centre.

b. Identity/Icons

i. A new community centre is a social focus and meeting place for the community.


i. Views toward Railway Station building from Bay Road and Crows Nest Road.

ii. Views from Wakelin Reserve towards the harbour.

d. Open space/Natural features

i. Wakelin Reserve maintained as public park.

ii. Creek line into Wakelin Reserve conserved.

e. Access

i. Pedestrian access from Bay Road to Carr Street.

f. Solar Access

i. Dwellings and ground level retail plaza of Waverton Station north east side of 100 Bay Road have good solar access.

Quality Built form g. Siting

i. Building sited to maintain access (approximately 3.65m wide) to North Shore Railway.


Page 430

ii. Views from Wakelin Reserve, surrounding residential properties, and solar access (particularly to Waverton Station platforms), considered when siting building.

h. Setback

i. Built to street boundary on Bay Road

ii. Buildings are set back at least 3m from Wakelin Reserve.


i. One or two storey at the Bay Road frontage

ii. For the remainder of the site additional storeys are set back at least 6m from the Bay Road frontage above the second storey with little impact on views, overshadowing and privacy.


i. Building bulk and facades are articulated providing gaps for natural light and direct sunlight to penetrate onto Waverton Station platforms.

Quality urban environment k. Car accommodation

i. Emergency vehicle access is provided to the North Shore Railway.

ii. Parking underground, one access only from Bay Road adjacent to Wakelin Reserve.


Page 431

9.1.2 SRA Land (northern side of Bay Road)

WHA

TMO

RE LN

WHATMORELANE

RESERVESRALAND

NORTH

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome the SRA land (northern side of Bay Road).


i. Small building, set back from street frontage in large, landscaped open area of land.

ii. Land is used for plant nursery, café, or childcare.

Quality built form b. Subdivision

i. No subdivision of lot

c. Siting

i. Building is located towards the street frontage of the block with pedestrian access directly off Bay Road.

ii. Large side and rear yard

d. Setback

i. Front: 5m

ii. Side: 3m

iii. Rear: 20m

e. Fences

i. Building and front garden are seen through and over front fence.

f. Characteristic building height

i. One storey

g. Form, massing and scale

i. Single building

ii. Large area of open space


Page 432

9.2 Waverton Village Neighbourhood

TUNKS

ST

KING

ST

WHATM

ORE STROSS ST

KING ST

ROAD RES

ERVE

WAVERTON VILLAGENEIGHBOURHOOD

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome the Waverton Village Neighbourhood.


i. Detached houses, semi-detached cottages, duplexes


i. From the end of Tunks Street to the harbour and beyond.

ii. McKye Street Lookout (95), King Street Lookout (96)

Quality built form c. Subdivision pattern and lot size

i. Generally 400 - 460m2

d. Characteristic building height

i. One storey

ii. Rear extension within one storey roof-line if possible.

Quality urban environment e. Car accommodation

i. On the street or to the side where width of lot permits.

ii. No onsite parking forward of building line.


Page 433

9.2.1 Bay Road Conservation Area

WHATM

ORE ST

BAY

R

D

BAY ROADCONSERVATION

AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome the Bay Road Conservation Area.

History Bay Road conservation area was originally part of the land granted to Edward Wollstonecraft in 1825 known subsequently as the Berry Estate when it passed to Alexander Berry. Berry and Wollstonecraft were business partners and related by marriage. The conservation area is adjacent to the Waverton Railway Station which opened in 1893 as part of the St Leonards to Milsons Point line extension making way for additional residential development on the lower north shore. This part of Bay Road was originally known as Crows Nest Road as it gave access to the Crows Nest Estate from Berrys Bay. The name of the road appears to have changed when the roads were realigned as a result of the construction of the railway line.

The western side of Bay Road was subdivided from 1883-1888. It was part of the land owned by the Colonial Sugar Refining Company which operated a sugar works, one of the earliest industries along the foreshores. The Sugar Company Estate included Ross Street, Whatmore Street, Tunks Street and McKye Street. The oldest building in the conservation area appears to be the Victorian cottage behind the Uniting Church Hall at 75 Bay Road. Nos 116, 118 and 122 Bay Road are part of an area subdivided in 1910.

Conservation Area Character The Bay Road conservation area is located at the end of Bay Road where the road flattens and slows at the end of its run down the hill from the Pacific Highway ridge before becoming Balls Head Road on the peninsula. The quiet character of the area is enhanced by the low scale residential buildings, traffic calming devices and street tree planting. The conservation area has an enclosed character due to the topography of the area (located at the base of two hills) and the narrowing of the street. At the end of Bay Road the area opens dramatically to the view of Balls Head Bay and the Balmain peninsula beyond. The area has a village atmosphere focussing on Waverton railway station with a mixture of residential and commercial buildings and activity spilling onto the footpath.

Housing is mainly single storey, semi-detached from the Federation period and there are a number of shops and 1920s buildings.

The scale is single storey for housing, 2 storey for flats and shops. On the eastern side, the area includes two large Federation era single storey houses at 116 and 122 Bay Road, and an intact 1920s residential flat building at 118 Bay Road.


Page 434

Sandstone is used in bases of buildings, fences, garden edges, kerbs and gutters, and rock outcrops in backyards.

Off-street car parking is limited.

There are a few modern intrusions on the western side of Bay Road, the exceptions being no. 65, a modern 3 storey building and no. 83 Bay Road which is a 3 storey block of 1950s flats.

Heritage Significance Bay Road conservation area is of significance because:

1. The area is characterised by single storey Federation era housing, representative of the Federation period of subdivision.

2. Views of the harbour to the south are available from the southern end of the area, and the historic Waverton Railway Station forms the northern entry to the area, along with the small reserve and palm trees on the western side.

3. The area has an enclosed character due to the topography of the area and the narrowing of the street, and opens out to harbour views at the southern end.



Layers of history



i. Single storey Federation era detached and semi-detached houses on garden lots.

ii. Some 1920s apartment buildings and shops.

b. Identity/Icons

i. Community hall

ii. Small park with palm trees, Australian native street trees.

iii. Contained area contrasting with the open views from the Balls Head peninsula.


i. Retain district views of trees and houses from higher levels of the apartment buildings.

ii. Protect views to Balls Head Bay from the southern end of Bay Road.

d. Streetscape

i. Street trees on footpath and adjacent to street narrowing for traffic calming.

ii. Low fences in a variety of styles complementary to buildings they front.

iii. Widened footpaths at shops to allow for outdoor seating associated with cafes.

iv. Traffic calming using street narrowing and tree planting.

v. Grass verges, sandstone kerbs and gutters.

vi. Houses raised above street level for part of street north of Whatmore Street corner.

vii. High level footpath for part of Bay Road north of Whatmore Street, with winding steps to street level.

e. Subdivision

i. Rectangular blocks with irregular shaped blocks at the corners.

ii. 220m2


Page 435

iii. Street frontage 6m

f. Siting

i. Detached houses towards the front of the block addressing the street, leaving a small back yard.

ii. Apartment buildings towards the middle of the block.

iii. Shops built to the street boundaries

iv. Principal frontage orientated and parallel to the street alignments, except for the 118 and 122 Bay Road which are orientated to a side boundary.

g. Setbacks (minimum)

i. Front: 5m for houses

15m for apartment buildings

no setback for shops

ii. Side: 900mm

h Fences

i. Variety of fences in timber, stone, iron 900mm maximum.

i. Gardens

i. Large trees in bigger gardens make a significant contribution to the public domain.

ii. Apartment buildings set well back from the street boundary have large front areas with trees.


i. One storey detached houses

ii. Two storey parapeted shops

iii. Two storey apartment buildings


i. Clearly defined ‘front’ of building orientated to the street.

ii. Reduced scale and bulk to the rear.

iii. Simple forms strongly articulated with projecting bays and verandahs.

iv. Shops in the Residential D zone not allow their balconies, verandahs or the like to project over footpaths.

l. Roofs

i. Pitched between 35 and 40 degrees with terracotta tiles or slates and overhanging eaves.

ii. Shops have parapets to the street front

iii. Variety of chimney designs


i. Face brick walls, red Marseilles pattern tiles roofs for Federation era dwellings, roughcast render.

ii. Lead light glazing decoration

iii. Sandstone bases to bungalows


Page 436

9.3 Waverton Peninsula neighbourhood

HORACE ST

ROSS ST

SUGAR WORKSRESERVE

BAY

RD

WOOLCOTT ST

WAVERTONPARK

WO

OLC

OTT

A

VE

WOOLCOTT ST

RD

LARKIN C

OM

MO

DO

RE

CRESWILL ASHTON

LOOKOUT

DAVIDEARLE

RESERVE

HEA

D

WOOD ST

JOHN ST

BALL

S

ST

SAWMILLERS RESERVE

FRENCH ST

ST

MUN

RO

BOA

TBUI

LDER

S W

ALK

WAVERTON PENINSULANEIGHBOURHOOD

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome the Waverton Peninsula neighbourhood.


i. Detached houses – brick and tile on garden lot

ii. No significant increase in dwelling numbers

b. Identity/Icons

i. Coal Loader and former BP oil tank cut outs.


i. Waverton Park Lookout (98), Will Ashton Lookout (99), Balls Head Lookouts (100 -109).


Page 437

9.3.1 Horace Street

HORACE ST

BALLS

HEAD

RD

HORACE STREET

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

The community would prefer that this land be maintained as public open space. The following provides the preferred outcome if the site is redeveloped from its vacant state. The aim is to achieve development that is appropriate in scale to the site and nearby homes. The following material is adapted directly from DCP 29: the Land at Horace Street and Balls Head Road 11 November 1996.

Function a. Public Open Space

i. Public pedestrian access along the cliff top to foreshore is dedicated to Council.

ii. Open space area with views to Iron Cove and Parramatta River (“Area A”) is owned and maintained by Council.

iii. A further open space area for residents and public is located in “Area B” for passive outdoor recreation and use as a community facility.

b. Building typology

i. Attached and detached dwellings

c. Natural features

i. The cliff face is stable and intact in accordance with the geo-technical report with no built structures and is visible from other points of the Harbour and nearby land.

ii. On site drainage installations do not compromise water quality in Sydney Harbour, its foreshores and the cliff face.

d. Identity/Icons

i. Any evidence of aboriginal occupation is conserved in accordance with the archaeological survey.

e. Views

i. Significant public views of Iron Cove and the Parramatta River from Horace Street, Balls Head Road and the cliff top.

ii. Horace Street Lookout (97)

Quality Built Form f. Siting


Page 438

i. Buildings are sited to avoid obstructing public view corridors to Iron Cove and the lower reaches of the Parramatta River.

ii. The electrical sub-station and power lines in Horace Street have been relocated to avoid obstruction of public views.

iii. Buildings address Horace Street and Balls Head Road.

iv. Adequate separation between dwellings provides visual and acoustic privacy and maintains views within the site.

v. Outdoor courtyards are located to maximise solar access (at least 3 hours of winter sunlight between 9am and 3pm) and to minimise privacy loss.

g. Setbacks

i. Similar front setbacks to dwellings on eastern side of Balls Head Road.

ii. Separation between buildings reflect side setbacks between dwellings on eastern side of Balls Head Road.

h. Gardens

i. Gardens incorporate existing landscape features, trees and rock formations.


i. Non-residential buildings are no higher than residential dwellings.


i. Separate buildings minimise visual impacts when viewed from Sydney Harbour.

ii. Buildings follow the natural topography of the land enhancing the scenic qualities of the foreshores.

iii. Power lines are underground minimising visual clutter.

iv. Outdoor courtyards are not less than 36m2 with minimum dimensions of 4m.

k. Materials, colours and detail

i. Buildings facing Balls Head Road have similar roof form, detailing and building materials to those on the eastern side of Balls Head Road.


i. Garages and carports are not located in front of dwellings.

ii. Car parking structures are subordinate in mass and scale to residential buildings.

iii. Vehicular access reflect driveway pattern in Balls Head Road.

iv. Off Street car parking is limited to a maximum of 0.5 car space per 1 bedroom unit and a maximum of 1 car space per 2 or more bedroom dwelling unit unless more parking is required by the Traffic Study.

m. Traffic management

i. A traffic report confirms no adverse impacts on nearby intersections (Carr Street, Crows Nest Road, Woolcott/Horace Streets).

ii. Additional traffic flows from the development is safely accommodated on existing local streets.

iii. A traffic report has satisfactorily investigated the environmental capacity of roads west of the Pacific Highway (Bay, Crows Nest Hazelbank Roads and Woolcott Street) leading to the Waverton Peninsula in the context of the AGL site.

iv. Additional traffic from the development and traffic flows from HMAS Waterhen, tourist traffic associated with Balls Head Reserve, the AGL site, and the former BP site have been assessed in the traffic report and found to be satisfactory.


Page 439

9.3.2 Former BP Site

LARK

IN

ST

BALL

S

HEAD

RDFORMER BP SITE

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Former BP Site.


i. Detached houses on garden lot; attached dwellings.


i. Enhanced views of the site, from the harbour and nearby land.

ii. Public views through the site.

iii. Views from adjoining residential properties are maintained.

c. Natural features

i. The existing rock outcrop on the site is retained in a landscaped setting and not built upon.

Quality built form d. Siting

i. Buildings are sited away from southern boundary to avoid impacts from industrial development and on open space to the south.

ii. Buildings sited to avoid additional shadowing to the adjoining open space.

iii. Buildings are sited to maintain solar access, to private and public open space and internal living spaces of any homes on the site.


i. Scale, massing, materials and landscaping of development blends into the local geography and relates to nearby residential development.

ii. Residential buildings that address the public open space to the south.

f. Roof

i. Flat roof to preserve views

j. Car accommodation

i. Single car width driveway or accessway to garages, or under-croft.


Page 440

ii. Vehicle access is screened from open space and adjacent residences, depending on location.


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9.4 Waterfront

EX BP SITE

EX C

OA

L LO

AD

ER/C

ALT

EX S

ITE

Balls Head

Bay

Berrys Bay

BALLS HEAD

RESERVE

Balls Head

BALL

S

H

EAD

RD

BALL

S

DRIVE

HEA

D

WATERFRONT

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


i. Waterfront industrial buildings and structures, hard stand, wharves and jetties, administrative buildings, car parking.

ii. Modern, lightweight materials

b. Identity/Icons

i. Tank cuttings on the former BP site


i. Views from the end of Larkin Street, from the rock outcrop towards the city, harbour and river.

ii. Views through the site from streets, adjoining open space and nearby residences.

Quality built form d. Subdivision

i. One hectare or greater

e. Siting

i. Buildings are located against the cliff with a setback from cliff for access and maintenance.

ii. Area adjacent to foreshore free of buildings


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f. Fences

i. Cyclone wire or similar screened with landscaping


i. 10m

ii. Height kept below cliff line where possible

iii. Height minimised to preserve views


i. Monolithic structures (such as the enclosed sheds)

ii. Large open areas including landscaping, hard stand

i. Roofs

i. Flat or curved

ii. Flat roofs to preserve views where appropriate

Quality urban environment j. Car accommodation

i. Onsite parking area close to Balls Head Road, screened from public view with landscaping.


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9.5 Wollstonecraft Peninsula

SMOOTH

EY

PARK

WO

LLSTON

ECRAFT

STATION

AVE

TELOPEA

RESE

RVE WALUMETTA DR

BRID

GE

END

WALLUMETTA PARK

GO

RE

CO

VE

RDWORKS

MILR

AY

BADANGIRESERVE G

AS

KING

ST

AVE

BADANGIRESERVE

Gore

Cove

Balls Head

Bay

BERRY ISLAND

RESERVE

KING ST

ROAD RESER

VE

OYSTER COVE RESERVE

SHIR

LEY

RD

TRYON


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


i. Detached houses – generally brick and tile on garden lot.

ii. Bungalow style to some large “mansion” style dwellings.

iii. Restricted increase in number of dwellings.

b. Identity /Icons

i. Berry Island

ii. Smoothey Park bushland and wetlands


i. Bridge End Lookout (110), Tryon Avenue Lookout (111), Berry Island Lookouts (112-114), Gore Cove Track Lookouts (115).


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9.5.1 Wollstonecraft Conservation Area

EA ST

WO

LLSTONEC

RAFT

STATION

TELOP

RD

SHIR

LEY

CABLE ST


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

History The Wollstonecraft Peninsula was one of the last areas of the Wollstonecraft/Berry Estate to be developed. It was subdivided from 1912 and the prime building sites, near the railway, were developed with large Federation style homes. The major phase of development was after World War I, when Federation or Californian Bungalow and Inter-war apartment building styles were used. After World War II, uncharacteristic residential flat buildings and town houses were developed at the edges of the peninsula as further subdivision in Milray and Tryon Avenues took place.

Conservation Area Character Wollstonecraft conservation area is a residential neighbourhood of detached houses and some apartment buildings on large garden lots. The area is relatively isolated, being partially surrounded by bushland reserve and severed from the adjacent hinterland by the North Shore railway line. Access to the conservation area is via Shirley Road that runs along the ridge. Subordinate circuit streets, Milray and Tryon Avenues run with the contours, around the peninsula.

The conservation area forms part of the Wollstonecraft Peninsula that lies between Gore Cove and Balls Head Bay. The vista along Shirley Road terminates dramatically at Berry Island, an area of regenerated bushland, and there are expansive views of Sydney Harbour and Berry Island from the end of Shirley Road. Milray Avenue is narrower, curved and, therefore, has closed vistas. One side of Tryon Avenue is not built on and is open to the bushland reserve and Balls Head Bay, providing filtered views of the bay and beyond.

Streets within the conservation area incorporate level changes across their width, through split level carriageways or lowered pedestrian pathways that are both retained by characteristic sandstone walls. Sandstone steps provide pedestrian access between the levels and there is widespread use of the two railed timber fence that defines public walkways throughout the North Sydney area.

Some streets have planting both in the street reservation and on the grass verge. Planting in front gardens contributes to the landscape, particularly where there is no street planting.


Page 445

Shirley Road is a wide suburban street containing impressive Federation Arts and Crafts style housing, some Inter-war, Old English and Californian Bungalow housing.

At the top end of Shirley Road there are some large Inter-War flats of red textured brick construction. The houses are generally large, set well back from the street, in established gardens with mature plantings. Most are on original lots. There are a number of tennis courts visible from the road.

Milray and Tryon Avenues have a similar character to Shirley Road with houses of various Inter-war styles set on large garden lots. The two corner buildings on Shirley Road are impressive for their setting and siting taking full advantage of the prominent and elevated corner location. Cable Street appears to be one subdivision with consistent housing stock forming an intact late Federation group of more modest houses.

Uncharacteristic elements within the conservation area are principally around the fringe of the conservation area to the west and east and include townhouse developments on subdivided or amalgamated lots. These are of low scale but have broken the consistent development pattern of an otherwise intact precinct. The other intrusions are the more recent unit blocks in Shirley Road and a number of alterations and additions that are progressively changing the scale of the buildings.

Heritage significance Wollstonecraft conservation area is of significance:

1. as a largely intact early 20th century subdivision retaining much of the urban detail and fabric in its gardens, fencing, street formations, use of sandstone, sandstone kerbing, wide streets and compatible plantings, and response to the topography of the peninsula.

2. as a consistent and largely intact early 20th century residential area with a mix of Federation and Inter-war housing on large lots.

3 for its unity derived from its subdivision history which is still clearly seen in the development of the area.

4 for the integrity and quality of the majority of the buildings.




Landmarks

Layers of history

Civic tradition


i. Detached houses on large garden lots

ii. Existing Inter-war apartment buildings

iii. Generous front and side gardens containing trees, shrubs and lawn.

b. Identity/Icons

i. Most of the area is within access of a corner shop, good access to rail transport, good access to open space in the reserves that surround the precinct.


i. Tryon Avenue Lookout (111)


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ii. Shirley Road, vista along the street and views from the lower end over Berry Island and the harbour.

iii. Cable Street and Tryon Avenue, views through the bushland to the harbour.

iv. Slot views over and between buildings of the Harbour and foreshore.

Quality built form d. Streetscape

i. Changes in levels, split road and pathway formations

ii. Sandstone retaining walls and steps

iii. Post and rail fencing

iv. Footpath from Shirley Road to Milray Avenue

e. Subdivision

i. Rectilinear with the narrowest boundary at street frontage.

ii. 900m2 - 1500m2

f. Siting

i. Middle of lot or slightly forward of middle

g. Setback

i. Front: 5m-10m

ii. Side: 2m-3m - larger on one side to accommodate driveway

iii. Rear: 20m

h. Fences

i. Low scale - 1m high

ii. Timber, iron palisade, brick or similar


i. One or two storey


i. Projecting bays and verandahs

k. Roofs


ii. Gabled or hipped

iii. Jerkin head roof forms (on Arts and Crafts style buildings)

iv. Terracotta tiles or slate



m. Materials, colours and detail

i. Restrained Federation Arts and Crafts detailed timberwork to verandahs, tessellated tiles to verandah floors, painted roughcast stuccoed walls, rusticated face sandstone base courses and fences (on Federation Arts and Crafts houses).

ii. Face brick, cement rendered masonry, terracotta tiles, corrugated iron, slate, timber joinery (on bungalows and Inter-war dwellings).

iii. Dry pressed face brick of matching colour, corrugated iron or terra terracotta tiled roofs and timber joinery for doors and windows (on new building).


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9.6 The Upper Slopes

BRUCE ST

TON

LNM

ORT

ON

LANE

ROAD

RES

ERVE

ST

SHIR

LEY

ST

LANE

LAM

ON

T

NICHOLSO

N

RIVER

NICHOLSON

STREET R

OAD

CLOSURE

HUM

E

RIVER RD

CHRISTIE

ST

BALFOUR STCARLYLE

LIT H

GO

W S

T REE

TRO

AD

CL O

S URE

RIV

ER R

OA

DPE

DES

TRIA

N L

INK

BORONIA ST

ST

RUSSELL

LITHGO

W

MO

R

SINCLAIR ST

RI VER RO

AD

PE DE S T RI A

N L IN

K

CAR

LYLE

S

TSM

OOTHEY

PARK

LANE

CRESSINCLAIR ST

ROSE GARDEN

GILLIES

LANDS

LN

ST

SELWYN ST

MILNER

ROCK

MATER GARDENS

NEWLANDS ST

SHIRLEY

LANE

MO

RTON

RD

AVESH

IRLE Y ROA

D

PEDESTRIA

N LIN

K

SHIRLEY R

D

LANE

SINCLAIR STSINC

LAIR STREET

PEDESTRIAN LINK

BELMONT ST

BROW

NS

RD

McHATTON ST

LAN

EST

HAZELBANK

RD

ROCKLANDS

KING

CROWS

NEST

RD

ST

BELMO

NT LA

NE

WO

LLSTON

ECRA

FT

STATIO

N

HARRY HOWARD RESERVEBELMONT

NEWLANDS

AVE

BRENNAN PARK

WALUMETTA DR

KING

IVY ST

DOOHAT AVE

LAN

E

BAY

LANE

HARRIOTT ST

BERRY ST

WA

VERTO

N LN

WA

VERTO

N

AVE

HARRIOTT

WOOLCOTT ST

CARR ST

ST

WHA

TMO

RE LN

WHATMORELANE

RESERVE

CA

RR

RD

ST

McKYE

OXLEY

RIVER

RD

UPPER SLOPES

In addition to the character statement for the planning area the following character statement applies to the Upper Slopes.


i. Apartment buildings on garden lots, according to zone

ii. Attached dwellings, according to zone

iii. Detached houses and duplexes particularly in the Balfour and Carlyle Street area

iv. Rows of semi-detached housing in Sinclair Street

v. Some residential growth in the form of attached dwellings and apartments.

vi. Hospital development on the Mater Hospital land or school development on the Bradfield College land is residential in scale, similar to attached dwellings and smaller apartment buildings - with bulk and scale of larger buildings broken down into a number of elements.


i. Vistas to the harbour along Crows Nest Road are maintained

ii. Remaining views from Brennan Park are maintained


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9.6.1 Crows Nest Conservation Area

RD

McHATTON ST

RD

HAZELBANK

CROWS

NES

T CROWS NESTCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies and is the desired future outcome for the Crows Nest Conservation Area.

History The Crows Nest conservation area was subdivided from the Wollstonecraft/Berry Estate between 1921 and 1934 as a select, spacious and beautiful suburb for the middle class. It covers what was the 1890s curtilage of the Estate’s 1850s residence known as Crows Nest House. The subdivisions progressively alienated the perimeter land of Crows Nest House. Roads were extended or created to serve each new subdivision. As in the earlier sale of the surrounding Estate subdivisions building covenants ensured a strictly residential area and regulated the siting, type and quality of houses.

Crows Nest House remained the residence of the Estate owner, Sir Hay, and subsequently his widow, Lady Jessie Hay until the 1930s. Lady Hay’s Will made provision for a school, shown on the 1932 subdivision plan and now known as the North Sydney Demonstration School. The final 1934 subdivision of the core grounds of Crows Nest House occurred after the death of Lady Hay and the demolition of Crows Nest House, and extended across the site of the original house.

A land parcel known as the “Branthwaite Estate” was subdivided in 1935 separately to the rest of the Crows Nest House grounds.

Conservation Area Character The Crows Nest conservation area is a residential neighbourhood of medium to large sized detached houses on large garden lots.

The area is relatively level, sloping slightly from the ridge of the Pacific Highway towards the west. Streets respect the topography, creating linear subdivision pattern of large, regular, rectangular lots, with wide street frontages. Most of the original subdivision patterns are retained.

Introduced and native species of trees are planted on grass verges and within roads, forming avenues that unify the streetscape; the most significant of these plantings are the large plane


Page 449

trees along Hazelbank Road. Most street trees originate from the 1920/1930 subdivision of the area, as part of the deliberate planning of a well-presented and beautiful suburb.

Planting in front gardens contributes to the landscaping of the streets. Front gardens are large, generally symmetrical, with large areas of lawn, introduced plant species, and straight stone-flagged or brick-paved paths leading to the house. Gardens are open to the street, generally without a fence, and at street level or above low retaining walls.

The housing stock is individual, often architect-designed, with a variety of Inter-War architectural styles (1915-1940). The variety of Inter-War housing styles are united by the regular subdivision pattern, building materials, building massing and setbacks, and quality of construction. Building massing is well modulated as a result of the large lots and setbacks with houses intended to be viewed from at least 3 sides. Facades are modulated by strong, simple, recessed and projecting geometric forms consistent with each building style. Ornament is stripped and relatively heavy in design and particular to each architectural style. Each house features a single entrance to the street located on the front or recessed on the side facade, maintaining the direct relationship to the street.

Heritage significance Crows Nest Conservation Area is of significance:

1. as a fine example of Inter-War garden suburb planning and subdivision for non-speculative middle class housing.

2. for its rarity in the locality as a largely intact and consistent residential area from the 1920s - 1930s era, retaining a fine range of Inter-War style houses of one or two storeys, situated on large lots, with intact gardens and single garages.

3. for the strong landscape quality of the area with established street trees, grassed verges and large open front gardens which formed part of the original subdivision and unifies the streetscapes.

4. as evidence of the historic site and 1890s curtilage of the original Estate residence known as “Crows Nest House”, still apparent in the regular grid subdivision pattern, direction of the streets and the common age of the building stock in this area that contrast to the surrounding development patterns.




Landmarks

Layers of history


i. Detached medium-large houses on large garden lots

ii. Duplexes within existing buildings that maintain characteristic form.

iii. Single-width garages matching house style, behind the front building line, if desired.

b. Identity/Icons

i. Street trees planted in avenues from 1920s and 1930s, such as along Hazelbank Road.

ii. Gates and fence of former Crows Nest House

iii. North Sydney Demonstration School


i. Street vistas along Hazelbank Road, Crows Nest Road, McHatton Street, Bay Road, McHatton Street slot views to harbour.


Page 450


i. Street trees planted in verges and carriageways, mainly Plane Trees, Brushbox and Melaleucas

ii. Low retaining walls of sandstone and face brick, stepped in height following changes in street level;

iii. Deep grass verges, concrete paths and concrete kerbs

e. Subdivision pattern and lot size

i. Large rectilinear lots, narrowest boundary at street frontage generally of 18m-22m

ii. Generally 600m2

f. Siting

i. Principal frontage oriented and parallel to the street alignment

g. Setback

i. Front: 9m-13m

ii. Side: 1m-4m (one larger for side driveway)

iii. Rear: 10m-18m

h. Fences

i. Garden beds instead of fences

ii. 900mm-1200mm in height

iii. Gates of open iron construction

i. Gardens

i. Large front gardens

ii. Open to the street with simple, generally symmetrical designs


i. One storey - Californian Bungalows, Arts and Crafts and Queen Anne Revival Style houses and houses on 1921 subdivision.

ii. A mix of one and two storey-houses of Old English, Georgian Revival, Mediterranean, Art Deco and International Styles


i. Well-modulated on front and side facades with recessed and projecting geometric forms, such as bays, verandahs and cantilevered balconies, consistent with architectural style of house

l. Roofs

i. Pitched – hipped or gabled

ii. No dormer windows viewed from street

iii. Low pitch for Californian Bungalow and Mediterranean styles.

iv. Steeper picturesque roofs pitched at 35-45 degrees for Georgian Revival and Old English styles.

v. Flat roofs concealed behind parapet walls for International style houses.

vi. Unpainted brick chimneys

vii. Glazed terracotta tiles (mostly Marseille) and slate.

m. Windows and doors


Page 451

i. Narrow vertical windows and doors within solid masonry walls.

ii. Entrance doors with porches or porticos contained under a separate roof with arched openings.

iii. Casements or double-hung sash windows (except International style houses).

iv. Timber window shutters for the revival house styles of Old English/Tudor and Georgian.

v. Horizontal steel windows and doors for International style houses.

vi. Stripped and relatively heavy Inter-War detailing around window arrangements, the front door and gable ends, such as wrought iron grills to windows, masonry balustrades.

n. Materials, colours and detail

i. Face brick walls

ii. Sandstone for foundation walls, retaining walls, verandah balustrades, stone-flagged driveways and flagging paths.

iii. Rock-faced ashlar stonework

Providing for the Community o. Car accommodation

i. Single-car width garage, carport or carapace at the side or rear of house.

ii. Garage doors paired, side-hung

iii. Garage design matches the style, form and materials of the main house - but in simplified design.

iv. One single car width driveway and verge crossing per lot.


Page 452

9.6.2 Priory Road Conservation Area

RD

BAY

PRIORY

RD

TOO

NG

ARA

H

RDPRIORY ROADCONSERVATION AREA

In addition to the character statement for the planning area the following character statement applies to and is the desired future outcome for the Priory Road Conservation Area.

History The Priory conservation area was originally part of the land granted to Edward Wollstonecraft in 1825 known subsequently as the Berry Estate when it passed to Alexander Berry. Berry and Wollstonecraft were business partners and related by marriage. Colonel George Barney (Commander of Royal Engineers) leased the Priory Estate from Berry in the mid-1830s and held freehold title to the estate from 1840. In 1843 he purchased an extra 1½ acres, which included “Toongarah”, forming an estate of about 10acres. “The Priory” was built in the 1840s at a time when the north shore was becoming more attractive as a residential location. The mansions built between the 1830s and the 1860s developed with the support of the growth of working class residents who provided the work and services to support them. In the first half of the 20th century the estate was subdivided into 40 lots forming Toongarah Road and Priory Roads. At this time both of the original houses, “Toongarah” and “The Priory” were still standing. Further subdivisions occurred in the 1920s and 1930s.

“Toongarah” was purchased by SCEGGS in 1917 for use as a school. The land was subdivided in 1939 into 6 blocks including Nos 18 and 20 Toongarah Road and “Toongarah” was demolished. The original “Priory” building was incorporated into the redevelopment of the site into flats.

Conservation Area Character The Priory Road conservation area is a small residential neighbourhood of detached houses on medium sized lots and a few apartment buildings on larger lots. The area is a quiet contained cul-de-sac defined by the horseshoe shape of the two streets, Priory Road and Toongarah Road, which reflect the original subdivision pattern around the two original estates, “The Priory” and “Toongarah”. The road system has been affected by the topography with Priory and Toongarah Roads falling down the slight hill and finishing at dead ends. Both streets are relatively wide.

“The Priory” subdivision was attractive as its location close to both a train and a tram line provided easy access to public transport and enabled residents to commute to the south side of the harbour for work. The majority of buildings are single storey and were built between 1915 and 1928 soon after subdivision, in the Inter-war California Bungalow style. There are a few Federation era buildings, 1930s flats and several buildings from the 1940s built following the subdivision of the site of “Toongarah” in 1939. “The Priory”, old Colonial Georgian although altered, survives at 5 Priory Road. “San Carlos” a 1930s block of flats at 26 Toongarah Road, is a spectacular Interwar Mediterranean style building. At the bottom end of Priory Road are a collection of apartment buildings generally built in more recent times. The generally small scale


Page 453

modest buildings provide a contrast to the larger dwellings in the nearby Crows Nest conservation area.

With few exceptions, materials used in the buildings within the conservation area are dark face brickwork, unglazed terracotta tiled hipped and gable roofs, and timber framed casement windows. Front fences are generally low, frequently in brick to match the houses, and Priory Road features some sandstone retaining walls. Setbacks from the streets allow for small front gardens.

Topography is an important part of the character of the conservation area with the southern end of the conservation area strongly defined by the cliff. There are views to trees and rooftops of the Bank Street valley and to the CBD. There is a view over the valley below to the city from the small public reserve at the end of Toogarah Road. The street tree plantings, together with the plantings in the front gardens, make an important contribution to the streetscape. Toongarah Road is planted both sides with paperbarks and the entrance to Priory Road is marked by plane trees.

A pedestrian path from Priory Road to Edward Street links this conservation area with the Edward Street conservation area. There is another pedestrian path which links Toongarah Road with Waverton Avenue.

Heritage Significance Priory Road conservation area is of significance:

1. as evidence of the 1840s curtilage of the early mansions, “The Priory”, which is still standing, though altered, and “Toongarah” which has been demolished.

2. as a largely intact early 20th century subdivision reflecting the residential growth of North Sydney.

3. as a consistent early 20th century residential area with a mix of Inter-War buildings, including bungalows and apartment buildings in good original condition. “San Carlos” at 26 Toongarah Road, an exuberantly detailed Inter-War Mediterranean style block of flats, introduces an elegant element of surprise into the predominantly single storey streetscape.

4. for the quiet landscape setting derived from the mature street plantings, grassed verges, small open front gardens, low front fences and backdrop of trees in the valley below.

5. for the contained character derived from the cul-de-sac street pattern, the topography and the consistency of building form and materials.



Layers of history


i. Detached houses on garden lots, and apartment buildings

ii. Existing Inter-War Californian bungalows and 1930s/40s apartment buildings

b. Identity/Icons

i. “The Priory”

ii. An entirely residential area with tree lined streets forming a quiet cul-de-sac with good access to local shops, North Sydney CBD, schools (North Sydney Demonstration School, Monte Sant’Angelo), universities (Australian Catholic University).



Page 454

i. District views of trees and houses in the valley below and limited views to the tops of the higher buildings in North Sydney CBD, largely from the private domain.

ii. Views from Toongarah Street Lookout over the valley to Sydney CBD (90).

d. Streetscape

i. Street trees in verges, mainly small eucalyptus, plane trees and paperbarks.

ii. Footpath from Priory Road to Edward Street, and from Toongarah Road to Waverton Lane.

e. Subdivision

i. Generally rectangular blocks with irregular shaped blocks on the corners and along the eastern side of Toongarah Road; and “The Priory” lot which is roughly square.

ii. Approximately 500m2

iii. Street frontage of 12m

iv. One house per lot

f. Siting

i. Detached houses towards the front of the block, leaving a small back yard.

ii. Apartment buildings towards the front of the block.

iii. Principal frontage is orientated and parallel to the street alignments except for the dwellings on the eastern side of Toongarah Road which are orientated to side boundaries.

g. Setbacks

i. Front: 7-8m

ii. Side: 900mm, or 3m to accommodate driveway

iii. Back: 10-15m

h. Fences

i. Low fences in a variety of styles that match the style of the dwelling they front.

ii. 900mm-1200mm in height


i. One storey


i. Single residential building

ii. Simple forms strongly articulated with a strong contrast between voids of verandahs and solid massing of walls and roof.

iii. Semi enclosed deep verandahs

iv. Projecting bays

k. Roofs

i. Pitched between 30-40 degrees

ii. Terracotta and slate tiles

l. Windows, doors




Page 455

i. Face brick walls, wall shingles Marseilles pattern tiles roofs, asbestos cement sheet, sandstone bases, rough cast render.


i. Not in front gardens

ii. No long sloping driveways visible from the public domain.

iii. Where houses were originally built with garages these are located at the rear of the block.

o. Public parks

i. The view across the valley below from the public domain is preserved by landscaping of reserve at the end of Toongarah Road.

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