Attachment to SOEE

DESIGN IN CONTEXT CHECKLIST Revised: 22.01.2019 for DA Modification

QUEST ORANGE Corner of Kite and McNamara Streets, Orange NSW

INTRODUCTION The design of this project at DA stage was developed in consultation with the developer, Quest and Orange City Council including the Heritage Advisor. The comments and feedback obtained from the pre-DA meetings with the Council Heritage Advisor and planning team were considered and addressed in the original DA documents within the constraints of site and budget. The DA was determined, 4th April 2017. The Developer, Quest and the Architect generally considered the prescriptive finishes in DA Condition 20 to be generally inappropriate to the overall quality of the development. The purpose of the DA Modification is to propose a revised and coordinated palette of materials appropriate for the site, the type of building and the planning context. The proposed materials are commercially available, durable and within an acceptable budget. This statement should be read in conjunction with the revised DA drawings MOD.01, MOD.02 and MOD.03 dated 22.01.2019 and Exterior Finishes rendered drawing dated 18.01.2019 (reduced image below).

EXTERIOR FINISHES rendered drawing 18.01.2019

Attachment to SOEE

Quest Orange NSW Page 2 of 6 HM Job No: 1615 Revised 22 Jan 2019

DESIGN IN CONTEXT PART B CRITERIA

ARCHITECT’S STATEMENT

01. CHARACTER The site is located in the CBD on the SE side of the Kite Street, McNamara Street intersection. This site is in the proximity of several listed heritage items of state and local significance. The site is also opposite the General Conservation Area indicated with a green outline on the map below (See Figure 1).

Figure 1: Site Precinct The general character of the area is defined by 1 and 2 storey buildings. Kite Street has a streetscape characterised by a variety of shopfronts mostly occupied and active and is a precinct of a generally positive character and potential. The former Station Masters Residence forms a focal point at the east end of Kite Street (see Figure 2).

Figure 2: Kite Street vista - Looking East 1 Land use in the immediate area of the development site is mixed and includes retail, café, hotel, railway station and offices. There are no immediate residential neighbours. The site is in walking distance to the shopping precinct, railways station and civic parks and therefore has potential to be further enriched by compatible development. The former Council building is a strong element at the corner of Kite Street and McNamara Street opposite the development site. There are some existing street trees in Kite street with irregular spacing and potential for improvement.

Attachment to SOEE

Quest Orange NSW Page 3 of 6 HM Job No: 1615 Revised 22 Jan 2019

Figure 3: Design Potential of Corner Site The street view above (see Figure 3) is at the Kite St and McNamara St intersection looking south. The image shows the existing one-storey building on the left to be demolished and the former Cabonne Shire Council Chambers on the right. The image demonstrates the potential for the new building to provide better definition, bulk and appropriate character to the corner. McNamara Street is generally of a poorer visual character with sporadic street trees and some cottages converted to commercial use

02. SCALE The overall scale of the building is broken down to provide an appropriate

scale in the existing context via the following design elements:

Active ground floor including Quest Entrance, Quest Café entrance, break-out terraces from the café and common facilities and small retail tenancy,

Street awning wrapping around the corner (see Figure 4) Darker finishes at the base of the building The first and second storeys of the buildings are expressed with lighter

colours, projecting balconies, and a coloured form in a repeated rhythm wrapping around the corner (see Figures 4 and 5)

The top storey and roof is expressed with a darker colour and continuous awning, wrapping around the corner

Infill street trees

Figure 4: Kite St view looking East

Figure 5: Kite St View looking West

Attachment to SOEE

Quest Orange NSW Page 4 of 6 HM Job No: 1615 Revised 22 Jan 2019

03. FORM The functional brief of a modern hotel building generally produces a long

straight slab form of building. Rooms are located both sides of a long straight corridor with escape stairs at each end. Figure 6 below shows an early site study based on a rectangular functional footprint.

Figure 6: Early Site Study - Slab Form 1 The proposed design departs from the straight slab form in a response to the corner site and positive character of the precinct. The proposed “L” shaped building (see Figure 7) has been designed to provide bulk to the corner of Kite and McNamara Streets in response to the context. The height is within the 16 metre height limit and is compatible with the neighbouring hotel immediately adjacent to the east. The building steps down in form at the southern wing as a transition to the cottages adjacent in McNamara Street.

Figure 7: L Shaped Form

Figure 8: View from McNamara St looking South; existing (Left) & proposed (Right). The form of the proposed development contributes positively to the urban character of the intersection from all approaches as illustrated in Figure 8 above which compares the ‘before and after’ views from the narrow end of McNamara St looking south towards the intersection.

Attachment to SOEE

Quest Orange NSW Page 5 of 6 HM Job No: 1615 Revised 22 Jan 2019

04. SITING The building is located to wrap around the street frontage and walls are generally

setback by the depth of the upper balconies. Ground floor walls and terraces are extended to the lot boundaries and form a positive corner form (see Figure 9). The L shape building wraps around the corner with the car parking at the rear. Pedestrian entrances are near the corner. One way driveways are located at NE and SW corners of the site, the entry on McNamara Street and exit on Kite Street.

Figure 9: Corner Building, parking at rear

05. MATERIALS AND COLOUR

The proposed palette of materials and colour has been selected to break-up the overall form of the building and provide an appropriate scale at street level (see Figure 10) compatible to the other buildings in the street.

Figure 10: Materials Break Up Overall Form At ground floor level the walls and corner terrace elements will be finished in a darker colour to read as a base with horizontal coursing lines to reduce the scale. At the corner, a stone type tile with timber finish shopfront provides a tactile finish at the pedestrian level. The dark basalt tile provides a reference to the historic bluestone kerbs of the precinct. The walls of the middle levels will be finished in textured paint in keeping with the rendered walls of surrounding heritage buildings including the pub adjacent and the various rendered gables of the precinct. The general wall colour is a warm neutral. The projecting elements of the 2-Bed Twin Key apartments are finished in a warm colour providing a repeated element along the length of the building and around the corner. Perforated metal balconies break up the scale and form in a repeated rhythm. The upper level walls and roof awning are finished in a darker colour to express the roof element.

Attachment to SOEE

Quest Orange NSW Page 6 of 6 HM Job No: 1615 Revised 22 Jan 2019

06. DETAILING The proposed detailing of the building uses contemporary materials and

conventional construction to create an appropriate response to the street character (see Figure 11). The street awning is a cantilevered element wrapping around the corner generally similar in scale to the elements used on the pub adjacent to the east and several of the shopfront awnings opposite. It also relates in scale to the verandah on the former Council building to the west. The materials at the entry and corner Café are dark basalt stone and timber finish to provide a human scale at street level environment with tactile finishes (see Figure 13).

Figure 11: Compatible and appropriate detail At the upper levels, the fine steel-framed perforated metal balustrades provide a repeated fine-detailed element in the foreground of street frontages. The window and door detailing generally emphasis vertical shapes. See Figure 11 and 12.

Figure 12: Compatible and appropriate detail The upper level walls and roof awning are finished in a darker pre-finished metal to read together as a roof element, sheltering the walls below. Building services and equipment is designed to be concealed from view, setback from the street frontages.

Figure 13: Street level detail at corner café and entry