building types in sydney

8/6/2019 Building Types in Sydney

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Masterplan Report: Urban Design Study - City East & Darlinghurst / Surry Hills

page 119

Building Types and Particular Uses 6.0

6.0 BUILDING TYPES AND

PARTICULAR USES

Diverse building types and uses characterisemany o the neighbourhoods within the study

area. Dierent building types require specialconsideration with relation to the proposedbuilt orm guidelines and controls due to

such actors as their respective foor to foorheights and roo types can greatly alter the

desired height or FSR control. Building typeswere thereore identied and analysed to

gain an understanding o the area beyondthe land use zones identied in the existing

planning policies. A comparison o buildingtypes with the building uses in the arearevealed that mixed-use can occur in many

building types and that more discussionabout this relationship is needed.

This section identies the building types in

the area and their key characteristics. It alsoaddresses the specic conditions relating tomixed-use development within the study areaand recommends objectives and provisionor uture mixed use development.

6.1 Building Types

Building types are generic building orms

used to describe buildings with common

three-dimensional orm and characteristics.

Building types provide a means orunderstanding and explaining built ormcharacter o an area. They also contribute toan understanding o development capacityin relation to the site, its adjacent context

and the building use. Building types areadened by:

Their relationship to their site, ie. abuilding may sit in the middle o the site

with landscape around it.

Their relationship to adjacent buildings,

ie. a building may be attached to itsneighbour.

Their relationship to the street, ie. abuilding may have a ront garden.

Their orm, including height, bulk,rontage to the street and roo line.

Their use or original use, ie. a warehousethat is converted to residential.


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Building Types

Detached House

Characteristics:

Typically a reestanding single amily dwelling,.and range in sizerom small cottages to large historical villas (Fig 2);

Landscape setting with ront and rear garden.

Typically pitched roo orms with chimney.

Clear ront entry and ence denes street edge.

Unique building type within the streetscape.

Sometimes adapted to other uses, such as Elizabeth Bay HouseMuseum.

Historical villas and their gardens:

- contribute to the oreshore / landscape setting and provideimportant visual elements within views rom the harbour andother areas,

- are landmark buildings within the streetscape,

- enrich the landscape character o streets, and

- provide a pleasant outlook or surrounding development.

Figure 1 - Detached house, Flinders. Figure 2 - Detached houses, The Bays.

Figure 3 - Detached house, Surry Hills South. Figure 4 - Detached house, Potts Point.


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Building Types

Terrace

Characteristics:

Historically attached single dwellings in a row.

Typically two storeys but may be single storey or three storey

(Fig 3).

Sometimes attics accommodated within a pitched roo orm.

Attics may be detailed with dormer windows or a skillion roo,

particularly at the rear.

Party wall, street edge aligned, narrow building rontage.

Oten ground foor verandah and rst foor balcony or exent

o rontage between party walls with wrought iron ligree

balustrade.

Sometimes with habitable basement which sometimes opens

to rear garden on sloping sites;

Car access, where provided, is generally rom a rear laneway.

Supporting primarily residential use but sometimes converted

to commercial uses or shop ronts at ground levels.

Front setbacks ranging rom zero (Fig 1) to small setbacks withlandscaping. A ew terraces have angled rontages.

Sometimes orm signicant lanescapes, where consistent rowso historical rear wings or outhouses are intact. (Fig 4)

Consistent rows o terraces contribute to the heritage andcharacter o the area.

Parapets and chimnets dene roofine.

Range in detail, oten Victorian, rom simple workers houses(Fig. 1), to grand, ornate residences (Fig.3).

Figure 1 - Terrace houses, East Sydney.

Figure 3 - 3 storey terrace houses, Surry Hills East .

Figure 2 - Terrace houses, Woolloomooloo.

Figure 4 - Terrace houses, Surry Hills Central.


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Building Types

Warehouse

Characteristics:

Oten ull site coverage

Large ootprint buildings

Range in height rom two storeys in the eastern par t o Surry Hillsto 6 to 7 storeys along the edge o the Sydney CBD.

Tall ground foors approximately 4.5 7 metres (Fig 4).

Tall foor to foor heights approximately 4.5 metres.

Popular to convert to residential and commercial uses.

Deep foor plates do not always support a change o use; other

design solutions are required to achieve amenity standards and

private open space requirements.

Residential conversions oten:

- have communal open space on the roo;

- accommodate parking above ground;

- introduce courtyards and/or atrium to resolve deep foor

plate considerations;

- provide inset balconies, where buildings are built to the

boundary;

- incorporate additional set back levels at the top o the existingbuilding orm.

Figure 2 - Warehouse, Prince Alfred Park.Figure 1 - Warehouse, City Edge.

Figure 3 - Warehouse, Prince Alfred Park. Figure 4 - Warehouse, City Edge.


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Building Types

Shed

Characteristics:

Large, utilitarian, clear span structure oten single storey (Fig 3)but may have a mezzanine (Fig 4).

Originally supported industr ial uses (Fig 3) and some commercialuses such as a smash repair.

Adaptable, can accommodate range o uses with clear span

requirements, such as theatres (Fig. 1 and 2)

Disappearing in the study area. Sheds are oten part o aconsolidated land holding and represent a high potential or a

change in land use and orm.

Figure 1 - Old Fitzroy Hotel Theatre, Woolloomooloo. Figure 2 - Stables Theatre, Darlinghurst East.

Figure 3 - Shed, Woolloomooloo. Figure 4 - Shed, Darlinghurst East.


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Building Types

Walk-up Apartment (


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Building Types

Street Retail

Characteristics:

Traditional retail street with ne grain subdivision pattern with

narrow lot rontages or shop ront divisions, oten with continuousawnings.

High pedestrian amenity with continous awning or weather

protection and visual interest and high levels o social activity

(Fig. 4).

Party wall construction, street edged aligned (Figure 1 and 4).

Typically 2 storeys. New orms may be up to 4 with additional

1 or two storeys setback rom the street wall. In some cases,

existing buildings signicantly exceed this height and becomelandmarks.

Supports a variety o overall uses with the ground foor typicallyretail/commercial.

May take the orm o shop top housing, where the narrow buildingrontage is limited to one or two residential storeys above aretail/commercial base (Fig. 1).

Vehicle and service access is oten via a secondary streetrontage or a rear laneway. On-site parking is oten limited or

non-existent due to narrow rontage.

Figure 1 - Street retail, Darlinghurst Road, Kings Cross.

Figure 3 - Street retail, Oxford Street.

Figure 2 - Street retail, Crown Street, Surry Hills Central.

Figure 4 - Street retail, Oxford Street.


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Building Types

Street Wall Buildings

Characteristics:

Typically party wall construction, supporting commercial useor mixed-use.

Buildings are generally aligned to the street edge and reinorce

the spatial dention o the street.

Ideally range in height rom 4 to 6 storeys to dene wellproportioned streets (Fig. 2). Where they exceed this height

they otern punctuate street datum or incorporate space betweenbuildings (Fig. 3).

On larger sites upper levels may take the orm o an L or T to

improve amenity and provide elevated private open space.Where a development denes a block, a perimeter block buildingreinorces the street edges with a central courtyard oten used

a private open space but may also be semi-public.

Ground foor and sometimes rst foor utilise the whole site,

especially on small narrow sites.

On upper levels residential units typically overlook the ront and/or rear. Where buildings are excessively deep, lightwells have

been used in the past to introduce limited amenity.

Lower foors orm a podium that is attached to adjoiningdevelopment and reinorce the street edge with upper foorsreestanding, such as, along the eastern side o Macleay Street(FIg. 3).

May have narrow building separations but orm a consistent

scale and edge to the street, such as in Potts Point (Fig. 2).

Figure 1 - Street wall buildings, Prince Alfred Park. Figure 2 - Street wall buildings, Potts Point.

Figure 3 - Street wall buildings, Potts Point. Figure 4 - Street wall buildings, City Edge.


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Building Types

Corner Shops and Corner CommercialBuildings

Characteristics:

Typically party wall construction.

Street rontage wraps the corner with equal detailing alongboth streets.

Entries sometime located on both street ontages (Fig 1) or

along splay at corner (Fig 2).

Where awnings are included they wrap the corner.

Sometimes mark the corner with an additional level, higher

parapet (Fig 2), or architectural eature such as the domedturrets in Figs 1, 3 & 4.

Historically corner shops (Fig. 2) provide daily convenience

shopping or the local residents.

Figure 3 - Corner commercial, Crown St, Surry Hills North.

Figure 1 - Hotel, East Sydney. Figure 2 - Corner shop, Surry Hills East.

Figure 4 - Hotel, City Edge.


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Building Types

Commercial Block

Characteristics:

Sometimes reestanding (Fig. 1) but may be attached (FIg. 3).

Range in height rom 2 to 4 storeys.

Block orm, without articulated roofine.

Elevation typically expessed as a reestanding building with littleor no reerence to streetscape elements such as subdivision

patterns, parapets, party walls, and datum lines.

Oten have a singular entrance marked with a canopy or porticoe(Fig. 1).

Typically lack active street edge.Sometimes ground foor elevated above partially underground

parking level (Fig. 1 and 4).

Figure 1 - Commercial block, Prince Alfred Park.

Figure 3 - Commercial block on Riley Street, Riley. Figure 4 - Commercial block, Surry Hills Central.

Figure 2 - Commercial block, Woolloomooloo.


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Building Types

Residential Block

Characteristics:

Freestanding oten located in the centre o the site (FIg. 4).

Typically our to ten storeys in height, usually with an internal

lit.

Lots are typically narrow along the street resulting in narrowbuilding rontage and deeper buildings (Fig. 3).

Late 20th Century residential blocks take the orm o small towersoten sited within a landscape setting (Fig. 1).

May also take the orm o a slab apartment, where a building

orm is rectangular in plan and has a limited buiding depth. Units

are usually arranged along a corridor with a single or multiplecores (Fig 2) depending on the building length.

Figure 1 - Separated dual residential blocks, Potts Point. Figure 2 - Harbour edge residential block, The Bays.

Figure 3 - Residential blocks, The Bays. Figure 4 - Residential block, The Bays.


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Building Types

Tower

Characteristics:

Freestanding vertically proportioned building over ten storeys

with or without a podium.

Typically organised around a central core(s).

Where towers are stretched into thick rectangular massing,suites/units may be organised along a corridor with single or

multiple cores.

Generally mixed use with retail/commercial uses in the podium

and commercial or residential in the tower.

Sometimes vertically zoned into a variety o uses.

Podiums relate to the surrounding street edge aligneddevelopment, typical o centres (Fig. 3).

Podium roos can be landscaped and used as communal openspace.

Dene the skyline by orming landmarks and visual eatures.

Form an edge to a precinct, where a group o towers are aligned(Fig. 2).

Figure 1 - Street framing towers, William Street.

Figure 3 - Landmark tower, Kings Cross. Figure 4 - Grouping of towers in plinth, Elizabeth Street, City Edge.

Figure 2 - Towers, East Sydney.


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Building Types

Other

Characteristics:

Landmark building or public buildings that are primarilyreestanding or part o a campus.

Oten heritage items.

May include churches, schools, hospitals, libraries, re stationsand park structures (gazebos).

Traditionally sited in prominent locations such as along importantstreets or on corners (Fig. 2), in relation to topographic eatures(i.e. along ridges), or terminating vistas.

Oten listed as heritage items.

May have particular redevelopment issues relating to heritage,

streetscape, public perception, development capacity, builtorm, and landscape character.

Figure 3 - Church, Albion Street, Surry Hills North. Figure 4 - Church, Surry Hills South.

Figure 2 - Firestation, William Street; Church, Oxford Street.Figure 1 - Hospital, Civic Precinct.


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6.2Mixed-Use

6.2 Mixed-Use

Mixed-use as a land use zone can be used

to supports a variety o uses within an area.It can reinorce a diverse urban area with a

mix o existing uses and limit the occurrenceo non-complying uses. Alternatively amixed-use zone can be used to promote

the introduction o additional uses within

single use zones, such as recent trend to

attract residents into city centres.

The SSDCP notes that Development inmixed use areas will be required to include

more that one use, unless it is impractical

to do so because o site constraints (p.141).Much o the Mixed-Use Zones in the area

are characterised by a ne grain distributiono uses (rather than consolidated zones),

a range o building types, and heritage.A requirement or all development in this

zone to incorporate more than one usemay undermine the specic buildingtype characteristics o the area or impact

negatively on heritage items. Reer toSection 4.4: Land Use Recommendations.

The SSDCP notes that mixed-usedevelopment should architecturally expressthe dierent unctions o the building toachieve a richly articulated aade treatmentthat enhances the character and diversity othe streetscape (p.143). Within the study

area, mixed-use development takes the orm

o a variety o building types. The integrityo the building types should prevail over theexpression o individual building uses.

Mixed-use buildings typically integrateuses either horizontally with dierent uses

adjacent to each other or, more commonly,

vertically with dierent uses stacked within

the same buildings. Uses generally includea retail or commercial component with a

residential component.

Objectives

To respect the lot pattern and building

types within the study area.

To reinorce the primary and secondary

active rontage areas identied in the

Neighbourhood Strategies.

To allow or their conversion to amix o uses where appropriate (ie.warehouse).

To ensure adequate residential amenityor residents within the development andon adjacent properties.

To manage dierent uses and their

requirements within the developmentand with neighbouring buildings.

General Provisions

Ensure development responds tothe subdivision, built orm and usepatterns established by surroundingdevelopments.

Ensure the development lot size andshape, can adequate respond to the

service, layout and amenity requirementso mixed-use development. (Reer to 7.2:Subdivision - Site Amalgamation)

In many DCPs, mixed use buildings arerequired to have a minimum site rontage(typically 18 to 24m) or site size. While

this is a useul tool in areas undergoing atransition o uses (i.e. small lot residentialwith detached houses to mixed-use),the diversity o lot sizes and buildingtypes, combined with heritage values,

within the study area does not supportthis approach. Mixed-use can beaccommodated in a variety o building

orms. Thereore narrow retail streetbuilding could accommodate residentialuses on the upper level. The orm o thebuilding would result in residential unit(s)that orient habitable rooms to the streetand rear boundary to provide adequate

amenity and a useul apartment layout.

(Reer to gures).

Locate active uses along the primary

and secondary active rontage areas

identied in the NeighbourhoodStrategies.

Respond to the appropriate buildingtype characteristics. Mixed-use buildingscould include the ollowing buildingtypes:

- terraces with commercial premise

on ground foor;

- warehouse and streetwall withground foor retail or commercialand with upper levels commercial

or residential;

- street retail or corner shops with

residential uses above groundfoor;

- residential blocks with commercial

component at ground level or homeoce units;

- commercial block with the potential

to convert to residential uses at levelsabove ground; and

- towers with retail, commercial and

residential foors in a variety ocombinations.

Reer to Section 6.1: Building Types.

Provide adequate amenity, includingvisual and acoustic privacy, to residentialuses within and adjacent the site.

Minimise potential conficts betweendierent uses. Reer to Section 7.3:

Activity/Use Requirements, Adjacenciesbetween uses.

Infill Mixed-Use Streetwall or StreetRetail Scenarios

The examples below show a selection opossible scenarios or the layout o mixed

use buildings.

Scenario 1

Scenario 2

Scenario 3

PLAN

ELEVATION

PLAN

ELEVATION

PLAN

ELEVATION

building types in sydney

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