Draft Good Design For Medium Density Living For WEB

good design for medium density living
DRAFT
2 good design for medium density living (DRAFT)
Produced by:
Department of Planning
Centres and Urban Renewal Team:
Margaret Petrykowski
in collaboration with Tim Williams Architects
Graphic Design and Production:
Marietta Buikema and Bianca Nardi from the
Government Architects Ofce
We wish to thank all the contributors to
this publication including the architects,
developers and councils.
March 2011
www.planning.nsw.gov.au
Crown copyright 2011
NSW Department of Planning
ISBN 978-1-74263-141-7
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credits
DRAFT
good design
for medium
density living
3
ministers statement
Sydneys population is expected to grow by 1.6
million over the next 25 years, eventually exceeding
6 million people by 2036. This population growth
will require the construction of 770,000 additional
dwellings. How we plan for this growth will
determine how well Sydney maintains its status as
one of the worlds most livable cities into the future.
The recently released Metropolitan Plan for Sydney
2036 aims to locate a greater proportion of these
new homes in existing urban areas, with the
majority being located within walking distance of existing centres that enjoy
good transport accessibility.
The Department of Planning has also prepared regional strategies for the
rest of NSW so as to provide strong strategic planning frameworks for
the growing regions of NSW. The regional strategies contain policies to
strengthen regional centres and minimise unnecessary greenfield and out of
centre development.
This shift towards increased urban intensification across NSW will improve
sustainability, reduce the need for car travel, improve housing affordability,
and reduce greenhouse gas emissions. Increasing residential densities also
aligns with the growing trend towards smaller households, making them more
affordable and energy efficient.
While there is an undeniable imperative to increase densities across NSW,
there is a need to ensure that new developments are well designed, are
respectful of the environment and contribute positively to the existing built
form.
This publication showcases examples of well designed, low rise, suburban
infill residential and mixed use projects suitable for a variety of locations and
contexts. The featured projects demonstrate that innovation and a high level
of design creativity can achieve sustainable and attractive living environments
in sometimes challenging locations, on very small sites. The examples of
featured housing types demonstrate that architects can provide the required
innovation for the housing industry to invent new affordable housing types
that are better suited for the changing demographics and environmental
challenges that NSW is expected to face in the future.
This publication provides real alternatives to the standard suburban house
and offers practical, workable solutions to help solve the challenges facing
growth in NSW.
Tony Kelly
Minister for Planning, Lands and Infrastructure
5
introduction
Sydneys population is projected to grow to almost six million people by
2036, so providing suitable housing in the right locations is a necessity. The
strategic direction of the Metropolitan Plan for Sydney 2036 supports this
goal.
More efficient use of existing urban areas will be needed in future where
small, medium and large centres enjoy good access to services, jobs and
public transport.
Well-designed medium density centres are needed with a suitable scale
of housing and mixed-use development. This will improve urban amenity,
stimulate local economies and deliver new, energy-efficient homes more
suited to Sydneys changing population profile.
A large proportion of this new residential development will be infill housing.
This includes duplexes, townhouses, row houses, villas, subdivision of large
homes into smaller units and other building types, such as warehouses or
commercial buildings redesigned into residential apartments and shop-top
housing, with shops and other businesses at street level.
All these types of housing can be designed to fit well into existing suburban
areas. They are desirable places to live that offer choice to cater for changing
demographics. They also enable increasing densities in existing suburbs in
a sustainable and incremental way without the loss of local character and
amenity.
This publication showcases examples of well-designed, low-rise, suburban
infill residential and mixed-use projects that are suitable for a variety of
locations and contexts. The featured projects show how innovation and a
high level of design creativity can achieve sustainable and attractive living
environments, in sometimes challenging locations on very small sites.
The projects offer design alternatives to the standard house on a typical
suburban block. While carefully selected, they are not intended to be
definitive. This publication is a living document and will be added to as
new projects are completed. These will be posted on our website at www.
planning.nsw.gov.au.
0 - 5
5 - 20
20 - 50
50 - 250
>250
539, 000
why do we need well designed medium density housing?
Sydneys population is growing faster than previously
expected. Revised NSW forecasts show the population is
expected to grow by 1.7 million people between 2006 and
2036. This is an average annual rise of 56,650 people.
While Sydneys population is growing, the average
household size is falling. The growing number of one and
two-person households is increasing demand for smaller,
more affordable homes to help young families and older
residents stay in their communities.
These significant population and social changes mean
Sydney will need 770,000 more homes by 2036; a 46
per cent increase on the current 1.68 million homes.
The location, size and type of new housing must reflect
the populations changing needs. The Metropolitan Plan
requires at least 80 per cent of all additional dwellings are
to be within walking distance of centres with good public
transport.
Currently about 60 per cent of homes in Sydney are
detached suburban houses located in low-density suburbs.
Only about 40 per cent of existing housing are units,
terrace housing, semis and low, medium and high-rise
apartments. It is these housing types which are more
likely to suit the needs of future smaller households (ABS,
2006a).
New homes in Sydney are getting bigger. Between
2001 and 2006, the number of homes with four or
more bedrooms grew by 14 per cent, while the size of
development lots reduced by half. This has resulted in
very large houses on small lots, that have limited or no
backyard space, or deep soil areas, and that are very close
to their neighbours.
The typical new Australian home in 2009-10 was 215m
2
;
this is a 10 per cent increase in size in a decade. In
comparison, the average home size in the USA is 202m
2
,
whilst in Denmark (the biggest average homes in Europe) it
is 137m
2
and in Britain (the smallest homes in Europe) only
76m
2
(ABS, 2009). There needs to be a change of focus
in Sydney towards designing more sustainable, attractive
and smaller homes to offer more affordable options to
the community. Design innovation and housing choice,
more sustainable housing types, such as duplexes, villas,
townhouses, courtyard homes and a range of apartments
featured in this publication, are encouraged.
Low-rise medium density residential development is
desirable because it:
Is less expensive to build
Does not need major site amalgamation
Performs better environmentally than most high-rise
housing (Holloway and Bunker 2006; Pullen 2007)
Can deliver a greater mix of more affordable housing
types
Fits into existing streets and neighbourhoods
Suits a wide range of demographic groups.
Small to medium-size private sector building companies
provide 98.5 per cent of all housing in Australia. They
usually deliver economical housing in greenfield locations
which has made Australian home ownership rates amongst
the highest in the world. However, there has been little
innovation in housing products offered to the community
for many years. The cheap cost of detached house
construction, relying on private labour and low technology
has, with few exceptions, excluded architectural
involvement. Less than 10 per cent of housing projects in
Australia are designed by architects.
The examples of housing types in this publication show
that architects can provide the required innovation into
the housing industry to invent new affordable dwellings
Residential density per hectare Furture dwelling target for urban areas
120m
2
NSW
UK = 76m
2

Denmark = 137m
2

USA = 202m
2
Australia = 215m
2

83m
2
Australia
78m
2
USA

32m
2
UK
7
that suit changing demographics and many future
environmental challenges.
Good design for higher-density housing should focus on
increasing densities without compromising the amenity of
existing residents. They also need to contribute positively to the
character of the locality and offer a high-quality public domain.
Good building design does not need expensive construction
techniques and materials but rather design creativity to
produce smaller, well-designed houses which are more
sustainable with lower running costs. Good urban design
of infill residential projects is vital to promote community
understanding and acceptance of higher densities in
suburban locations.
A key factor in housing cost is providing car parking
spaces. About 30 per cent of apartment construction
costs are for below-ground car parking. There is potential
to lower housing costs by reducing car parking spaces
according to location, especially if they are close to
public transport. Site areas used for garaging and access
driveways could also be reduced, leaving more land for
quality private open space, tree planting and residential
amenity.
In past decades, suburban development in Australia has
largely relied on space to achieve good amenity. Design
creativity is now needed to attain amenity at medium and
high densities. More detailed thought is needed about how
buildings relate to their neighbours and streetscapes, and
how to maximise landscaping and vegetation benefits at
each location. The need to encourage a rise in the supply
of affordable housing calls for design innovation.
Increasing the density of housing in existing suburbs is a
challenge and will need creative solutions. The concept
of density is sometimes a cause for concern within
communities. The examples in this publication show that
medium-density housing does not always need to be
achieved through high-rise development.
The key issues to consider when deciding on locations for
increased density include:
Choice of development type
Design of the project
Suitable setbacks from the street and side and rear
boundaries to ensure good privacy and amenity all round
Well-scaled and designed private courtyards with
sufficient deep soil area to plant a small tree
Well-designed street fencing and garbage bin storage
screened from public view
Creative ways to accommodate a car.
The projects featured in this publication will fit well
into existing suburban contexts, can provide desirable
accommodation for our changing demographics,
whilst also increasing densities in existing suburbs in a
sustainable and incremental way, and will not result in a
loss of character and amenity for existing localities.
The architects can provide the required innovation for the
housing industry to invent new affordable housing types
that are better suited for the changing demographics and
environmental challenges that NSW is expected to face in
the future.
Average house size Average house area per person
9-11 Northwood Street, Camperdown
Brandling Lane, Alexandria
15 Esther Road, Mosman
Fairfield Villas
Gobbutch Road, Little Bay
Millard Drive, Little Bay
Regatta Way, Cabarita
19 Beaconsfield Street, Beaconsfield
80 Renwick Street, Redfern
Spurway Street and Eighth Street, Ermington
24 McKye Street, Waverton
Blaxland Avenue, Newington
13 Coronation Avenue, Petersham
Phillip Street, Redfern
62 Frenchmans Road, Randwick
Dover Road, Rose Bay
1A Bond Street, Mosman
23-25 Egan Street, Newtown
Kilmory, 6 Wentworth Avenue, Point Piper
Corner of Pacific Street and Ocean Street, Newcastle
8 Belmore Lane, Surry Hills
Substation 175, Elizabeth Street, Surry Hills
1 12
2 13
3 14
4 15
5 16
6 17
7 18
8 19
9 20
10 21
11 22
project locations
9
Fairfield 15 d/ha
Newington 42 d/ha
Surry Hills
Potts Point
67 d/ha
80 d/ha
Duplexes 12
9-11 Northwood Street, Camperdown
Brandling Lane, Alexandria
15 Esther Road, Mosman
Villas 18
2 typical examples analysed from
Fairfield
Courtyard Houses 22
Gubbuteh Road, Little Bay
Millard Drive, Little Bay
Regatta Way, Cabarita
Townhouses 28
19 Beaconsfield Street, Beaconsfield
80 Renwick Street, Redfern
Spurway Street and Eighth Street,
Ermington
projects
11
Apartments 34
24 McKye Street, Waverton
Blaxland Avenue, Newington
13 Coronation Avenue, Petersham
Phillip Street, Redfern
Shop Top Housing 42
62 Frenchmans Road, Randwick
7-13 Dover Road, Rose Bay
1A Bond Street, Mosman
Adaptive Re-Use 48
23-25 Egan street, Newtown
Kilmory, 6 Wentworth Avenue,
Point Piper
Corner of Pacific Street and
Ocean Street, Newcastle
Compact Houses 54
Substation 175, Devonshire Street,
Surry Hills
8 Belmore Lane, Surry Hills
PROJECT DESCRIPTION
This Torrens-title duplex replaces a former
single-storey mechanics workshop in a
leafy street in Sydneys Inner West. What
appears as a modest infill of two terrace
houses proves to be a spacious, light and
airy contemporary living environment with
generous private open spaces and lap
pools. Each home has three bedrooms with
balconies, atrium, deck and landscaped
courtyard, as well as off-street parking. The
upper-level living/study space opens onto a
large leafy roof terrace.
Surrounding development in Northwood
Street is mainly single and two-
storey residential dwellings with a few
warehouses converted to residential
apartments and some light industrial
buildings. The mature fig trees give the
street a special character.
Due to the wider than typical site
subdivision, the masonry faade is used in
a way that gives the two dwellings a more
vertical appearance. This relates well to
the proportion of other traditional terraces
in the street. Horizontal elements, such
as the parapet and balconies, also give a
residential look to the street faade.
Attention to detail at the entry level of the
development has included forms, texture
and colour, which look aesthetic and blend
in with the transition between residential
and light industrial buildings in the area.
The duplex fits well within the scale
and character of the existing mix of
traditional terrace houses and doubles the
residential density of the site. The design
uses the relatively small site well: it has
two lap-pools and attractive and private
entertainment areas. Overall, the duplexes
are very liveable and light-filled family
homes in an inner-city context.
Council: Marrickville Council
Area Density: 55 d/ha
Development Density: 59.8 d/ha
Architect:
Architects Johannsen + Associates
Builder: AMI United Developments
Landscape Architect: Paul Scrivener
Landscape Architect
Site Area: 334.4m
2

Site area of each dwelling is 167m below
the minimum lot size permitted by the
Council. The design was assessed on merit.
Building Height: 8.75m
FSR: 1.05:1
Site Coverage: 47%
Setbacks: Consistent with the existing
street setback
Car parking: 1 car space per dwelling
and soft landscaped area suitable for car
washing.
Number of dwellings and dwelling mix:
2 x 3/4br dwellings
Cost: $2,500/m
2
Photography: Michael Nicholson
Locality Plan
9 -11 Northwood St, Camperdown, NSW, 2050
0m 5m 10m 15m
13
Private Courtyard
Interior View
Second Floor Plan
Street View
First Floor Plan
Ground Floor Plan
PROJECT DESCRIPTION
This inner-city duplex is on a former
communal amenity patch and located on a
rear lane behind four terrace houses. The
pair of compact houses share a common
entrance. The interiors feed directly onto
a paved rear courtyard and a common
garden. A double-height glazed veranda
contains the stairs and is the focus of both
houses, allowing all spaces direct views of
the garden.
Though compact, the interiors are filled
with light and transparency yet very private,
considering the close proximity of the
neighbouring houses. The privacy is created
with angled bedroom windows to the lane
and high screens to the courtyard spaces.
Integral to the interior are a diverse
range of materials, colours and furniture
elements that allow circulation between
spaces of contrasting character that
further promote a sense of spaciousness.
This project has successfully increased
inner-city density in capturing an
opportunity to develop on a very small
parcel of land using a creative design
solution to accommodate the populations
changing needs.
Council: City of Sydney
Development Density: 133 d/ha
Architect: David Langston-Jones
Builder: Joe and Sebastian La Rosa
Site Area: 150m
2
Building Height: 7m
FSR: 0.95:1
Site Coverage: 70%
Setbacks: 0m side setbacks and to lane
frontage
Car parking: 1 car
2 x 2br dwellings
Cost: $5,500/m
2
(note: this design could be
built for a much lower rate)
Photography: Trevor Mein
Locality Plan
Brandling Lane, Alexandria, NSW, 2015
0m 5m 10m 15m
15
Street View
First Floor Plan Ground Floor Plan
Interior View Private Courtyard
PROJECT DESCRIPTION
The Esthers is a luxury small-scale duplex
development built on a sloping site about
200 metres from Balmoral Beach on
Sydney Harbour.
This development replaces a dilapidated
single-storey house on a prominent corner
block. The development includes two
single-level, duplex-style, three-bedroom
apartments, over a basement car park
excavated into the site.
The modern, contemporary-style building
has an open-plan interior with good natural
light and cross ventilation. Extensive
external covered deck areas, designed for
outdoor entertaining, take full advantage
of the view.
The upper dwelling, which the owner
occupies, is designed to function as
an independent house. It includes an
extensively-landscaped backyard garden
with a BBQ, deck and wet-edge swimming
pool. The lower apartment is identical
in its internal layout and opens out onto
a large landscaped terrace designed for
outdoor living.
The building sits comfortably amongst
apartment buildings, duplexes and houses.
The horizontal stacking of the apartments,
the use of a low-pitch skillion roof, and the
extensive use of landscaping, gives the
building a form, bulk and scale that suits
its urban context and the corner position
of the site.
The design response doubles the
residential density, achieves high
amenity for both dwellings, maintains
a good local street address and has an
appropriate scale protecting the amenity of
neighbouring homes.
Council: Mosman Municipal Council
Architect: Corben Architects
Builder: SX Projects
Landscape Architect: Marcia Hosking of
The Hosking Partnership
Site Area: 695.6m
2
FSR: 0.6:1
Site Coverage: 50%
Setbacks: Matching surrounding setbacks
Car parking: 5 cars
2 per apartment and 1 visitor
2 x 3br apartments. The upper level
apartment has an additional study/family
room.
Development complies with Councils
planning requirements
Cost: $5,500/m
2
Photography: Craig Bryant
Locality Plan
15 Esther Road, Mosman, NSW, 2088
0m 5m 10m 15m
17
Street View
Basement
E
s
t
h
e
r

R
o
a
d
First Floor Plan
Ground Floor Plan
Villas, Fairfield, NSW, 2165
CASE STUDY
Villas and townhouses have been a popular form of low-
scale, infill development since the 1980s. Suburbs such as
Caringbah and Fairfield have seen a huge increase in these
developments over the last 10 years.
Typically, they occur on two 15m wide or more single
house lots joined together. Dwelling numbers can be
multiplied several times over, depending on the site area.
They are usually arranged around a central paved driveway
with single or double garages attached to each dwelling.
As a consequence, dwellings are placed towards the
boundaries reducing the amount of landscaped area and
private open space. Driveways and garages tend to occupy
about 30% of the site area which is more than the private
courtyard area of approximately 18%. Wide driveways
impact negatively on the street character and create
alienating pedestrian environments. These developments
typically achieve an FSR of about 0.4:1. There is usually
no change in the design of a villa development in response
to differing site orientations. This results in poor amenity
for some dwellings and overshadowing of neighbours.
There is a need to explore other design approaches to this
common dwelling form for increasing suburban density to
improve the built form outcomes, residential amenity and
environmental performance. The two hypothetical case
studies look at different ways to address these issues.
They both assume that car parking is kept to a common
on grade area to the front of the site, thus reducing the
area of driveways and giving more room for landscaping,
private open space and building floor space.
The two design strategies use a zero-lot courtyard house
design typology that provides an excellent amenity for each
dwelling and achieves generous north-facing courtyards. The
design of the houses and the location of the upper floor can
be changed to suit the orientation of the block to maximise
winter sun for the houses and gardens.
The courtyards size of approximately 6m
2
allows for
the planting of a small tree. The designs have wide rear
and side setbacks to adjoining properties and room for
landscape screening to maintain privacy. Both design
concepts include two-storey houses and apartments over
a combined car parking area facing the street, which
significantly improves their appearance from the street.
The car parking area is incorporated into the design of
the development, with a relatively narrow garage door
opening. The street is activated with first-floor apartments
with direct street-level entries. The driveway width is
minimised allowing for safer pedestrian footpath crossings.
Dwelling entries are arranged via landscaped garden paths
rather than a concrete driveway lined with garage doors.
The area of the site dedicated to car space is reduced to
Council: Fairfield City Council
Development Density:
Existing: 49 d/ha
Proposed: 49 d/ha
Architect: Tim Williams Architects
Site Area: 2,000 m
2
Building Height:
Existing: 8m , Proposed: 8m
FSR:
Existing: 0.4:1, Proposed: 0.61:1
GFA:
Existing: 957.5m
2
, Proposed: 1,220m
2
Dwellings:
Existing: 12, Proposed: 12
Average Dwelling Size
Existing: 80m
2
, Proposed: 123m
2
Site Coverage:
Existing: 51%, Proposed: 56%
Landscaped Area:
Existing: 18%, Proposed: 40%
Setbacks:
Existing front: 7m, Proposed front: 7m
Existing side: 1-5.2m, Proposed side: 3-4m
Existing between habitable rooms: 6-7.5m
Proposed between habitable rooms: 12m
Car parking: 12
1 per dwelling,
10 off street car parks + 2 street spaces
Photo Montage: Brigitte Buchholz - ARUP

PROJECT DESCRIPTION
18% Open Space 30% Car Space Building Area
30m
8
0
m
19
Existing Street View
Artists Impression of Proposed Street View Indicative only
Typical Villa Development Plan at FSR 0.4:1
12% of the site and the landscaped area increased to
40%.
These alternatives to the current villa developments
could also accommodate streetscape improvements
such as angled parking, new street trees and
more landscaping to reduce the amount of un-
shaded, impermeable surfaces and lessen ambient
temperatures in summer.
Both case studies show that private open space can
be doubled in some cases and the FSR increased
to 0.61:1 with a better site design and layout of
individual houses. The amenity of individual homes is
also improved without affecting neighbours and the
wider community.
This alternative design approach achieves dwellings
with better sun access, an excellent relationship to
outdoor space and greater privacy from neighbours.
The upper levels of dwellings in both case studies
are located to maximise the sun access to the private
courtyards.
0m 5m 10m 15m
Ground Floor Plan
Section A-A
deep soil area
fence
40% Landscape 12% Car Space FSR 0.65:1
A
B B
A
future development existing house
Section B-B
First Floor Plan
Case study 1. North South site orientation.
8
0
m
30m
0m 5m 10m 15m
21
Ground Floor Plan
Section A-A
deep soil area
40% Landscape 12% Car Space FSR 0.65:1
A
B B
A
future development
existing house
Section B-B
First Floor Plan
Case study 2. East West site orientation.
8
0
m
30m
Locality Plan
PROJECT DESCRIPTION
This group of 12 small-lot, attached
courtyard houses is part of the Prince
Henry redevelopment at Little Bay. The
houses are arranged in two groups with a
car court separating them.
All living areas have a northerly aspect
and are designed to maximise cross-
ventilation. The houses feature a direct
and seamless connection from the living
spaces to a north-facing, landscaped,
private courtyard. This is essential in
small-lot housing to maximise the use and
visual perception of space. The external
landscape elements form a buffer between
the private and public domain and also
give protection from the wider coastal
environment.
The material palette includes fibre cement,
metal-sheet roofing, operable louvres and
small elements of brickwork. The skillion
roof form is popular in traditional coastal
housing and was used in this development
to reflect the local type of roofing within a
contemporary context.
The design of the houses uses the land
efficiently and creates an attractive living
environment on a small, compact lot.
This is achieved by building to the lot
boundaries and maximising the private
courtyard space whilst maintaining the
amenity of surrounding homes. This design
could become a good model for house
design on small lots, in other locations in
suburban Sydney.
Council: Randwick City Council
Architect: Order Architects
Developer: Stockland
Builder: JPS Constructions
Landscape Architect: Melissa Wilson
Landscape Architects
Site Area: 3,726m
2
FSR: 0.56:1 (max permissible 0.75:1)
Site Coverage: 26%
Setbacks: 3m and 7.5m (staggered) from
front boundary (2m required as minimum)
Car parking: 13 garages and 11 car spaces
within the property
12 x 4br dwellings
Photography: Margaret Petrykowski
Gubbuteh Road, Little Bay, NSW, 2036
0m 5m 10m 15m
23
Street View
First Floor Plan
Rooftop Terrace Ground Floor Plan
Locality Plan
PROJECT DESCRIPTION
This row of 10 small-lot courtyard houses
is part of the Prince Henry redevelopment
at Little Bay. The attached houses have
either three bedrooms or two and a study,
and are oriented around their own north-
facing courtyard.
Double-storey forms wrap around the
private, internal courtyards so as not to
affect the amenity of the lots on either
side. The design responds well to the
small lot size and maximises the amenity
of the recreation area. The living spaces
are arranged to visually blend with the
outdoor zone. This enhances the sense of
space, volume and light, and also allows
a seamless transition between indoor and
outdoor living.
The development responds to its coastal
location by blending a relaxed, yet
sophisticated, design that reflects a beach
lifestyle in an urban setting. The low scale
of the houses and the repeated faade
elements give unity and definition to the
street. The end lots are a different plan
type and act as bookends.
The palette of materials used for the
houses is limited to the natural textures
inspired by the marine setting. They also
reflect the existing historic structures
located on the site. The natural colours
of the timber, galvanised steel, bricks and
rendered surfaces will blend well with the
coastal environment.
The compact design of these houses
offers an efficient and attractive living
environment on a small lot, as they are built
to the boundaries, maximise the private
courtyard space and maintain the amenity
of surrounding homes. This clever and
efficient courtyard house design should be
considered for small lots in other suburban
locations in Sydney.
Architect: Order Architects
Builder: AMD Holdings
Landscape Architect: Anton James Design
Site Area: 2,206m
2
FSR: 0.74:1
Site Coverage: 43%
Setbacks: 2m from the street, 0m setbacks
elsewhere
Car parking: 11 garages and 9 car stand
spaces within boundary
10 - 9 x 3br (or 2 + study), 1 x 4br
(or 3 + study)
Millard Drive, Little Bay, NSW, 2036
0m 5m 10m 15m
25
Ground Floor Plan
Site Plan
First Floor Plan
Artists Impression Of Street View
Millard Drive
Locality Plan
PROJECT DESCRIPTION
The 18 Torrens-title courtyard houses are
located on a former paint factory site on
the waterfront of Hen and Chicken Bay on
the Parramatta River. The houses are all
two storeys and some have roof terraces.
They have been cleverly designed around
north-facing courtyards and the upper
level is set back sufficiently to give them
good solar access. The central courtyard
becomes the outdoor living focus of the
dwelling and allows good natural light and
ventilation to all the rooms. The efficient
design of each small lot and the excellent
residential amenity achieved is exemplary.
It is a good model for similar small-lot
housing in other Sydney areas.
Council: Canada Bay Council
Architect:
Mirvac Design and Eeles Trelease Pty Ltd
Builder: Mirvac Constructions
Landscape Architect: Aspect
Site Area: 5,330m
2
Building Height: 2 - 3 storey
FSR: 1:1
Site Coverage: 60%
Setbacks:
Front 0.7m-3.0m
Rear 4m-7m, side 0m
Car parking: 2 per dwelling
18 x 3-4br dwellings
Development complies with sites
masterplan
Cost: $1,870/m
2
(in 2003)
Photography: Rowan Turner
Roof Terrace View
Regatta Way, Cabarita, NSW, 2137
0m 5m 10m 15m
27
Riverfront View Internal Courtyard
First Floor Plan Ground Floor Plan
Locality Plan
internal rooms.
Their great advantage is that they are
able to capture natural light access to all
the living spaces without reducing the
amenity of the surrounding houses. The
design achieves full cross ventilation and
living areas that face north, which reduces
reliance on air conditioning and heating.
The townhouses are conceptually described
as row houses and would therefore be
classed as a Class 1 building in the Building
Code of Australia (BCA); however with
car parking located in the basement, the
development is classified as a Class 2
building. Such a residential building would
not normally be achievable on this small site,
due to the setback distances required for
privacy, ventilation and fire protection, to
the adjoining properties.
Through a creative design process and
consultation with the BCA specialist, an
alternative design solution was developed.
The ground-floor concrete slab acts as a
horizontal fire barrier, like vertical party
walls required in a Class 1 building, so it
could be built without all the additional fire
measures. This allowed three townhouses
over the car park slab instead of the usual
two traditionally-designed ones.
The townhouses now stand as a valuable
precedent and an excellent design
alternative to the traditional Sydney terrace
house design and are a model of higher-
density living.
Architect: Southmarc
Developer: Grahame South
Builder: Australian Construction
Management Enterprises
Site Area: 386m
2
Building Height: 9m
FSR: 1.14:1
Site Coverage: 71%
Setbacks: 0m setback from side and
western boundaries. 1m from eastern
boundary
Car parking: 4 cars
3 x 3br townhouses on 2 levels
planning controls
Cost: $3,800/m
2
Photography: Brett Boardman
PROJECT DESCRIPTION
These three identical townhouses replace
an old weatherboard cottage at the border of
the terrace house area of Beaconsfield and
the semi-industrial landscape of Alexandria.
The dense and difficult context demanded
an inventive solution to protect the amenity,
privacy and sun access to the surrounding
homes and, at the same time, create a
private and attractive living environment for
the three dwellings on the site.
The townhouse design solution challenges
the traditional terrace house forms mainly
found in the area. Each house is designed
as an L-shaped individual dwelling, built
around a north-facing courtyard. They
act as a light scoop and provide a private
outdoor space which is the focus for all
19 Beaconsfield Street, Beaconsfield, NSW, 2015
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Ground Floor Plan
First Floor Plan
Street View Courtyard View
Locality Plan
PROJECT DESCRIPTION
The site is located in a transitional mixed-
use area of the Redfern heritage village
where there used to be a small industrial
warehouse and car parking.
With increasing pressure to use tight
inner-city sites for residential use, these
contemporary townhouses set a new
example for dense urban living in the back
lanes of Redfern.
Limitations in site area required an
innovative design strategy to create five
dwellings and a vibrant mix of living and
bedroom spaces that face the lane and
take advantage of the northern aspect.
Each townhouse has direct street access
via a flexible car space, studio or childs
play area with see-through doors to
maintain visual interest and activity on
the street. Only three townhouses have a
car space. The footprint of the two corner
one-bedroom townhouses was too small
for a car. Council allowed the car parking
requirement to be dropped, as the site is
close to Redfern Station.
The building design has functional
balconies with screens and a rooftop
terrace that defines the buildings
corner and provides a private outdoor
entertainment area to a one-bedroom
corner apartment.
As the building faces the north and east,
remotely-operated louvres are used to
control privacy, light and solar access.
They give an interesting play of volumes
and textures to the buildings faades.
The buildings ingenious design makes
excellent use of the entire site and creates
high-quality, inner-city homes.
Architect:
Architects Johannsen + Associates
Developer: TG2 Properties
Builder: Olding Constructions
Site Area: 164m
2
Building Height: 12m
FSR: 2.09:1
Site Coverage: 100%
Setbacks: 0m at ground level, 3m from rear
boundary at 3rd level
Car parking: 2 spaces provided for 2 x 2br
townhouses designed as flexible ground
level studio
5 - 2 x 1br townhouses on 3 levels, 3 x 2br
townhouses on 4 levels
planning controls
Cost: $3,500/m
2
(in 2002)
Photography: Anthony Fretwell
80 Renwick Street, Redfern, NSW, 2016
0m 5m 10m 15m
31
First Floor Plan
Third Floor Plan
Ground Floor Plan
Second Floor Plan
Elevation View
Street View
Locality Plan
Spurway Street and Eighth Street, Ermington, NSW, 2115
PROJECT DESCRIPTION
Ermington Riverwalk is a large, new
residential development on the site of the
former naval stores on the Parramatta
River. The three and four-storey
townhouses fit well with the four-storey
apartments and the one and two-storey
houses on either side.
The townhouses have been designed
as a contemporary version of the tried
and tested row houses, but present an
attractive rhythm of glazed and screened
portals giving a desirable identity and look
to the street.
The faades are also articulated with a
refined palette of colours and well-chosen
materials that are used consistently
throughout the development.
The townhouse layouts fit some of the
garages into a car court. The garages
are designed with a wall opening facing
the private garden space, to allow a
flexible use of the space as a patio for
entertaining, childrens play area or just for
parking. One townhouse has a studio over
a double garage.
The result is an elegant collection of
contemporary homes with designs that
offer privacy and good amenity for the
residents and achieve a high-quality
public domain.
Council: Parramatta City Council
Area Density: 15d/ha
Development Density: 41d/ha
Architect: Turner + Associates
Landscape Architect: Context
Site Area: 4,147m
2
Building Height:
9.5m (2 storeys), 10.5m (3 storeys)
FSR: 0.61:1
Site Coverage: 55%
Average lot area: 220.5m
2

Average building footprint area: 122m
2

Average landscape area: 98.5m
2
Setbacks: 4m to street
Car parking: 22 in garages and 7 off-street
17: 1 x 4br + study, 5 x 3br + study,
10 x 3br, 1 x 3br + studio
planning controls
Cost: $1150/m
2
0m 5m 10m 15m
33
First Floor Plan Second Floor Plan
Ground Floor Plan
Street View
Locality Plan
Blaxland Avenue, Newington, NSW, 2127
PROJECT DESCRIPTION
The site was previously used as a naval
armament depot, before it was developed
as the athletes village for the Sydney
Olympic Games.
Stage 1 of the Newington apartments is
made up of several four-storey walk-up
apartment buildings over basement car
parks. They are built with concrete slabs
and painted brick walls. All the apartments
are cross-ventilated making the best use of
solar access and natural airflow.
Three of the buildings are U-shaped
arranged around a terraced garden court.
These buildings are stepped in sections,
allowing use of roof terraces over
apartments below, and are a good model
for leafy locations. Each dwelling takes full
advantage of city, water or garden views.
They are designed to benefit from the
central garden, while still having privacy
and their own entries.
The buildings face the street with generous
balconies and setbacks. The entries to
apartment lobbies are prominent and
together with the landscaped setbacks,
they add to the richness of the streetscape.
The car parking is screened well from
all sides of the building and the car park
driveways are combined to reduce the
impact on pedestrians..
Council: Auburn Council
Architect: Mirvac Design, Eeles Trelease
Pty Ltd, Vote Associates
Builder: Mirvac Constructions
Landscape Architect: EDAW
Site Area: 4,660m
2
Building Height: 2 - 4 storey
FSR: 1.7:1
Site Coverage: 43%
Setbacks: 5-8m from street boundary
Car parking: 1 per 2br apartment
2 per - 3br apartment
Number of dwellings and dwelling mix: 27
Development complies with sites
masterplan
Photography:
Courtyard - Patrick Bingham-Hall
Street View - Margaret Petrykowski
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35
Street View
Ground Floor Plan
Courtyard View
Locality Plan
Section
24 McKye Street, Waverton, NSW, 2060
PROJECT DESCRIPTION
A single-storey cottage has been replaced
with five apartments on the north-west corner
of McKye and Carr Streets in Waverton.
The character of the local area is mainly three-
storey flats built over the past 30 to 40 years,
two-storey townhouses and higher residential
towers.
The building uses the site well in building to
within one metre of the boundary on one side
and including private north-facing courtyards
with the two-storey apartments and a large
terrace capturing city views for the top-floor
penthouse.
The building is well articulated using colour,
building forms and stepped roofs. The car
parking access is in the podium of the
building and has little impact on pedestrians.
All five apartments have high environmental
performance and full cross-ventilation. The
design offers a strong sense of identity,
individual layout and good amenity to each of
the dwellings.
The design achieves good density on the
site, gives definition to this prominent corner
position and uses a scale that suits the areas
character.
Council: North Sydney Council
Architect:
Joshua Farkash & Associates Pty Ltd
Builder: Ozbuild Constructions P/L
Landscape Architect: Jocelyn Ramsey
Site Area: 614.3m
2
FSR: 1:1
Site Coverage: 46%
Setbacks: 3m to the West, 11m to the
North, 6m from Mckye Street and 1m to
Carr St
Car parking: 8 cars
5 dwellings, 2 x 3br apartments,
2 x 2br two storey apartments,
1 penthouse
Development generally complies with
Councils controls with the exception of
the marginally greater height on the Carr
Street frontage which was negotiated and
endorsed by the Council
Cost: $2,000/m
2

0m 5m 10m 15m
37
Second Floor Plan
First Floor Plan
Ground Floor Plan
Street View
Locality Plan
13 Coronation Avenue, Petersham, NSW, 2049
PROJECT DESCRIPTION
This development is located on the former
Eversleigh Hospital site that included
wards and nurses quarters. The fine
Federation architecture of this heritage-
listed ensemble has been kept and adapted
for residential use. New buildings have
been added to the site and arranged
classically around a formal garden, which
is visible from the street.
The residential complex consists of five
multi-storey buildings with 109 dwellings
and an underground security car park
for 130 vehicles. The design includes 11
adaptable dwellings.
The pitched-roof forms of the new
buildings and the use of traditional
materials, such as brick and render,
complement the heritage buildings and suit
the scale and character of the area.
The preservation of the existing trees and
the generous grounds around the re-used
heritage buildings has seen the site keep
its attractive, leafy character. This adds to
the high residential amenity in this inner
city location. It is a good example of a
medium-density development that will be
ideal for other heritage-rich and leafy areas
in Sydney.
Council: Marrickville Council
Architect: SARM Architects Pty Limited
(Formerly TGP Architects and Planners) in
association with Spence Pearson Architects
Builder: Abigroup Limited
Landscape Architect: SARM designed all
hard landscape areas
Site Area: 10,096m
2
FSR: 1.15:1
Site Coverage: 40%
Setbacks: 4m minimum
Car parking: 130 cars
109 dwellings accommodated in 5 buildings
with a mix of 24 x 1br, 69 x 2br and
16 x 3br
planning controls
Cost: $1,455/m
2
(approx.)
Photography: Tim Williams
0m 5m 10m 15m
39
Street View
Site Plan Addison Road
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Locality Plan
Phillip Street, Redfern, NSW, 2016
PROJECT DESCRIPTION
This is a city block bounded by Walker,
Phillip, Morehead and Kettle streets in
Redfern. The development is part of
the Redfern Public Housing Project, to
revitalise the inner-city neighbourhood of
Redfern. It provides new public housing for
young families, the elderly and those most
in need.
The site used to have 106 walk-up units,
built in 1953. A master plan was prepared
for the entire site which includes two
adjoining blocks. The west block is not
part of this development and will be sold
to help fund the renewed social housing.
The redevelopment of the eastern block
involved demolition of 10 two and three-
storey public housing buildings, and the
construction of 106 new low-to-medium
rise dwellings.
The four corners of the site are anchored
by the three-to-four-storey apartment
buildings, which act as bookends to
the townhouses that directly front both
Morehead and Walker streets. Strong
design elements define each corner with
the use of colour and form, seen in the
white, cantilevered balconies that wrap
around masonry elements.
The townhouses are designed to ensure
a robust and interesting array of faade
treatments. An innovative arrangement
and combination of materials and colours
provides a lively streetscape.
The project is only the second public
housing development in Australia to
achieve a Green Star rating. It was awarded
a 5-Star Green Star rating under the Multi-
unit Residential PILOT tool in 2009.
The project fits well into the surrounding
context of the high-rise towers of the
McKell Building and Poets Corner to the
east and the two-storey historic terraces,
within a heritage conservation area, to the
south. It offers a high-quality environment
for a diverse range of demographic groups,
which is close to a local park, transport
and shops.
Architect: LFA (Pacific) Pty Ltd
Builder:
Richard Crookes Constructions Pty Ltd
Landscape Architect: LFA (Pacific) Pty Ltd
Site Area: 9,709m
2
(3 - 4 storey apartment buildings &
1, 2 and 3 storey townhouses)
FSR: 0.96:1
Site Coverage: 44%, 4,260m
2
Setbacks: To street 4m min. to apartment
buildings. 4 - 10m to townhouses to retain
existing trees
Car parking: 6 accessible off-street parking
spaces
106 dwellings.
44 x 1br apts, 14 x 2br apts, 8 x 2br
accessible apts, 13 x 2br townhouses,
17 x 3br townhouses, 6 x 3br accessible
townhouses, 4 x 4br accessible
townhouses
Development Application conditions
Cost: $3,650/m
2
(approx.)
0m 5m 10m 15m
41
Site Plan
Street View of Apartments Street View of Townhouses
Walker Street
Morehead Street
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Locality Plan
62 Frenchmans Road, Randwick, NSW, 2031
PROJECT DESCRIPTION
The development is situated on the
prominent corner of Frenchmans Road
and Kemmis Street, which was formerly a
Caltex service station. The building design
responds well to two very different street
characters.
On Frenchmans Road the building is
designed as a mixed-use development with
shops on street level with three levels of
residential apartments above.
On Kemmis Street the building suits
the terrace house context with greater
street setbacks, articulated faades and
individual balconies, which add interest
and scale.
The recessed upper floor reduces the
developments scale and the green roof
softens the buildings definition. The
corner design reflects the sharpness of the
street intersection with a blade wall, two-
storey apartment and roof garden.
The individual identity of the apartments is
enhanced with separate doors in different
locations rather than one central entry.
The rooftop apartments have access to
individual private gardens with plants
hanging over the building faades creating
an attractive green-curtain wall.
All apartments have natural cross-ventilation
and the development employs green
technologies to reduce water and energy use.
The high-performance glazing will reduce
the heat load whilst letting in good levels
of daylight. The landscaped roof provides
evaporative cooling to the apartments in
summer and insulation in winter.
The project is an excellent example of
shop-top development that contributes
to the vitality of the local area. It offers
attractive medium-density and diverse
dwellings that are well-suited to mixed-use
suburban centres.
Architect: Brenchley Architects
Builder: Solitarii Developments
Landscape Architect: 360 Degrees
Site Area: 1,192m
FSR: 1.6 :1
Site Coverage: 93.9%
Setbacks:
0m on Frenchmans Road
3.5m to terrace frontage on Kemmis Street
Car parking: 25 car spaces in one basement
dwellings and 3 shops
planning controls
Cost: $3000/m
2
(approx.)
Photography: Elizabeth Allnutt
Margaret Petrykowski
0m 5m 10m 15m
43
Frenchmans Road View
Ground Floor Plan First Floor Plan
Second Floor Plan Thrid Floor Plan
Kemmis Street View
Locality Plan
7-13 Dover Road, Rose Bay, NSW, 2029
PROJECT DESCRIPTION
The project is located in the traditional
suburban commercial centre in Rose Bay.
It is a mixed-use development with 10
residential apartments, two shops and a
basement car park on a compact urban site.
The plan of the building has a T-form that
sets the sides back from the adjoining
buildings, whilst giving all units good
cross-ventilation. On each typical floor, two
units face the road as a continuous street
wall, which the Councils DCP requires
for Rose Bay. The upper-level apartments
have rooftop terraces with views towards
the harbour and a leafy, elevated outlook
to Vaucluse. A third unit to the rear is
set back from the property boundaries
and shares no common walls with its
neighbours, allowing extensive harbour and
city views to the north-west.
Two light wells penetrate the ground floor
to give natural light and ventilation to this
level and the car park. A small landscaped
court provides a pleasant outlook from the
entry lobby at the centre of the building.
This development has generous apartments
with excellent amenity. It shows how a
mixed-use, suburban shopping centre-scale
development can achieve high-quality
dwellings together with commercial uses.
It fits well into the local street context and
is a benchmark for the future character of
the area.
Council: Woollahra Municipal Council
Architect: Hill Thalis Architecture & Urban
Projects
Builder: Beach Constructions
Landscape Architect: Jane Irwin Landscape
Architecture
Site Area: 609m
2
Floor Area: 1,220m
2
(812m
2
residential /
127m
2
retail)
Building height: 14.4m (4 storeys)
FSR: 2:1
Site Coverage: 84%
Setbacks: 0m
10 dwellings - 2 x home offices, 2 x 1br,
5 x 2br, 1 x 3br and 2 x shops
Car parking: 14 cars in one basement level
Cost: $3,750/m
2
0m 5m 10m 15m
45
Street View
Rear View
Dover Road
Ground Floor Plan First Floor Plan Second Floor Plan
Locality Plan
1A Bond Street, Mosman, NSW, 2010
PROJECT DESCRIPTION
This development, along an arterial
road, is a mixed-use, urban project that
successfully joins a commercial two-storey
heritage building together with a multi-unit
development.
The site slopes to the rear, away from the
main road. Its corner location allows for the
six-storey residential apartment building to
merge in behind a low-scale commercial
and retail building that fronts Military Road.
The building is well articulated, looks
attractive from Bond Street and has well-
screened car parking. It steps down in
scale to an adjoining three-storey residential
building down the street.
The apartments face north and away from
the busy road. Natural cross-ventilation is
achieved by clustering the units around a
small central courtyard.
The success of this development is due
to the heritage faade of the commercial
building being retained with retail activities
continuing to activate Military Road. The
separation of the residential part of the
building away from the noisy arterial road
ensures good amenity. This is an attractive
residential development that fits well into
the local street.
Council: Mosman Municipal Council
Architect: Blackmore Design Group
Builder: Construction Pacific
Project Manager: Norfolk Property Group
Site Area: 1,055m
2
FSR: 3:1
Site Coverage: 80%
Car parking: 37 cars in 2 basements
Cost: $2,600/m
2
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47
M
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Street View from Military Road
Street View from Bond Street
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Ground Floor Plan
Locality Plan
23-25 Egan Street, Newtown, NSW, 2042
PROJECT DESCRIPTION
The development is located in the inner-
city Sydney suburb of Newtown in a
heritage conservation area. A single-storey
brick building was adapted into three
strata dwellings and a studio. Built in
1923, the structure had been used as a
metal workshop, panel beaters and auto
mechanics for 77 years.
The original perimeter brick walls were kept
and the existing roof trusses raised by 600
mm to sit on top of the parapet without
causing major additional overshadowing
to the adjoining properties. This enabled a
two-storey development within the existing
building fabric.
The tight urban nature of the site meant
that the apartments were arranged around
three private north-facing courtyards.
This provides natural ventilation, light and
outlook for all the rooms. The tree tops from
neighbouring gardens give them additional
privacy and green screening. The courtyards
significantly extend the ground-floor living
spaces with an attractive entertaining
area. The bedroom, study and bathroom
are located on the first floor between the
original trusses, with large skylights allowing
excellent light and ventilation.
The original roller door to Egan Street was
replaced with new steel-framed glazing to
the commercial studio. There is a separate
inset entry that gives access to the three
apartments via a common corridor to the
south. The studio and the entrance both
activate the street frontage.
Passive solar design principles and natural
ventilation have reduced the need to
depend on artificial heating and cooling in
the apartments.
The project shows design innovation and
creativity in combining three homes and an
office on a small urban site. The council
dropped its usual car parking requirement
to allow the higher-density project to occur.
This is an excellent example of a successful
inner-city, residential, adaptive re-use of an
older building.
Architect: Mackenzie Pronk Architects with
architects in association Julie Mackenzie,
Shack Design and Kieran McInerney
Builder: W.F. Pullan and Sons John Pullan
Site Area: 210m
2
(7.8m x 27m)
Building Height: 2 storey
FSR: Existing use rights enabled the mixed
use zoning to be achieved and an increased
floor space ratio based on the existing FSR
of 1.2:1 rather than 0.7:1 permissible in
the City of Sydney LEP.
Site Coverage: 88%. Each apartment
site area is 6.6m x 7.0m and achieves an
internal courtyard of approximately 9m
2
Setbacks: 0m
Car parking: 0 cars / 5 bike racks located in
corridor
3 dwellings x 70m
2
each and one
commercial studio
Cost: $1,570/m
2

(total construction cost $550,000)
Photography: Oliver Berlin
0m 5m 10m 15m
49
Street View Interior Courtyard
First Floor Plan
Ground Floor Plan
Locality Plan
Kilmory, 6 Wentworth Street, Point Piper, NSW, 2027
PROJECT DESCRIPTION
This project involved the adaptation of a
large Arts-and-Crafts-style mansion into
seven large apartments with four new
houses in the lower grounds.
Kilmory was built as a residence in
1913 for leading surgeon Sir Alexander
MacCormick. It was converted from
19461954 into a preparatory school for
Riverview and later in 1954, to a retreat for
the Franciscan Missionaries of Mary.
Kilmory was located on the high ground
of Point Piper, commanding spectacular
views of Sydney Harbour. Surrounded by a
formal garden with encircling hedge, a stable
building in the south-west corner of the
property was adapted into a separate home.
It is a large masonry building in the Arts
and Crafts style with decorative stone
detailing, pebbledash render and slate roof.
New additions kept the grand estate
image of the site. They reinforced the
dominant form and visual presence of the
house using sympathetic materials in a less-
modelled form. High-quality contemporary
design for the new houses in the lower
grounds included finishes such as stone
cladding and copper roofs.
This is a good example of an adaptive re-
use of a heritage house in beautiful grounds
to a community of 10 dwellings that all
benefit from the wonderful garden setting.
Based on Sydneys average occupancy rate
of 2.5 people per dwelling, 25 people can
now live on a site which was once used
by only one family. The adaptation means
the original house and garden are preserved
into the future and maintains the character
of the area.
Kilmory is an item of High Local Heritage
Significance and the design was developed
and agreed to during collaborative meetings
with Woollahra Municipal Council.
Council: Woollahra Municipal Council
Development Density: 15.5 d/ha
Architect: Conybeare Morrison International
Builder: Byrne Lewis Construction
Landscape Architect: Context Landscape
Design
Site Area: 6,424m
2
Building Height: 3 storey with additional
space created within a new basement and
the steeply pitched roof space.
FSR: 0.625:1 (675m
2
Minimum allotments
for individual houses)
Site Coverage: 40%
Car parking: 25
7 large apartments in the former mansion,
the adaptation of the stables to a new
residence and 3 new copper-roofed houses
in the lower grounds below an encircling
hedge
Cost: $4,000/m
2
Photography: Neil Fenelon
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Ground Floor Plan
Attic Plan
Basement Plan
First Floor Plan
Kilmory Viewed From The Garden
Aerial View
Locality Plan
The North Wing Corner of Pacific Street and Ocean Street,
Newcastle, NSW, 2300
PROJECT DESCRIPTION
The building stands adjacent to Newcastle
Beach, with Pacific Park to the north and
the former Royal Newcastle Hospital site to
the south.
Built in 1915, the North Wing was originally
designed by G. M. McRae. It was a large
four-storey brick building that linked to the
former York Wing of the Royal Newcastle
Hospital via a stair tower and an enclosed
four-level corridor bridge. The building was
designed using traditional Nightingale
wards. It had large open spaces, good cross-
ventilation, generous open-verandah space
and featured superb octagonal towers and
high-pitched roofs.
Demolition of the building was not allowed as
it is a heritage item of regional significance.
The building forms part of the major urban
renewal project of the former Newcastle
Hospital site. Its adaptive re-use adds richness
and superb architecture to the Newcastle
public domain. It also allows for the creation
of 16 elegant, high-quality apartments in
the most spectacular location in Newcastle.
They have high ceilings, generous loggias and
individual floor plan layouts.
This is a good example of an adaptive re-use
of a disused public building into a community
of 16 dwellings that benefit from a wonderful
ocean-front setting. Forty residents can now
live in the building, based on the average rate
of 2.5 people per dwelling. The adaptation
preserves the heritage building while keeping
the character of the area.
.
Council: Newcastle City Council
Architect: Tzannes Associates Pty Ltd
Builder: Abigroup Limited
Landscape Architect:
EJE Landscape Architecture
Site Area: 1,650m
2
Building Height: 20m (complies with DCP
57 upper height limit of 25m)
FSR: 1.83:1
Site Coverage: 58%
Setbacks: The building is as per the
existing set-backs with some sections of
the buildings, notably the octagonal towers
on the north and north-east corners are
built within 1m of the boundary. On the
south boundary the two new cores are
built within the line of the towers and set-
backs vary from 2.7m 5.1m. On the east
boundary the building is situated 6m from
the edge of the new York apartments.
Car parking: 20 cars
12 apartments on ground floor: gallery,
caf, gym, entry lobbies and car parking.
Levels 1 3 comprise of 4 x 3 bedroom
units per level
Cost: $2,294/m
2
Photography: John Gollings
0m 5m 10m 15m
53
Street View
Typical Floor Plan
Locality Plan
Substation No 175, Devonshire Street, Surry Hills, NSW, 2010
PROJECT DESCRIPTION
This substation is located in the traditional
context of Surry Hills. The area consists
of low-scale row housing, medium-rise
commercial buildings along Elizabeth
Street and close to the adjoining 15-storey
commercial building that faces a pocket park.
Originally completed in 1925, the electricity
substation building was a small-face brick
structure housing oil-filled transformers
for the City of Sydneys power supply
until 1996. Situated on a 44 m plot at
the southern edge of Sydneys CBD, the
substation was not in use for many years.
The 4.8 m by 9 m site has been redeveloped
as a miniature residential tower with a
street-level caf and two apartments over
six storeys.
The living rooms within the tower have
dual orientation, facing both the park and
street frontages, while maximising light,
ventilation and privacy to the interiors.
A carefully-designed pattern of windows
achieves a reinvigorated urban faade to
the adjacent pocket park.
The creative design of the building enriches
the public domain, makes the site look more
urban and achieves a high-density inner-
city living environment in a highly-desirable
location.
Architect:
Hill Thalis Architecture + Urban Projects
Builder: Mr John Mavros, Trinium Group
Site Area: 44m
2
Building Height: 6 storeys
FSR: 6:1
Site Coverage: 100%
Setbacks: contained within existing building
footprint
Car parking: 0
2 x 1 br apartments, one with study
z...z...z...z...
0m 5m 10m 15m
55
Fifth Floor Plan
Fourth Floor Plan
Third Floor Plan
Second Floor Plan
First Floor Plan
Interior View
Ground Floor Plan
Section
West Elevation View
Locality Plan
8 Belmore Lane, Surry Hills, NSW, 2010
topped with a working roof garden.
All floors are connected via a stair void
which enables light to pass through each
floor. The void also acts as a thermal
stack drawing air out through each level
via the roof-top glazing to increase cross-
ventilation. The large sliding windows
are positioned to maximise daylight and
frame city views, whilst ensuring privacy
from surrounding commercial buildings. A
services riser connects each level to allow
for all services and additional storage.
The structure of this house was built
entirely from high-quality precast concrete.
It was made off-site and erected on-site
over a four-day period.
The council received the design well on
the basis that it is an exemplar project in
urban consolidation and a new typology
for housing in limited urban living spaces.
Compact houses use innovative solutions
yet still reflect a contemporary lifestyle.
They are diverse, creative and focus on
the essentials and a less is more design
concept. Quality of design, materials,
functional use, interior and technologies are
key objectives for city living.
The house also activates a city lane,
which had been a decrepit corner, and
considerably improves the public domain,
especially at night. Compact houses are an
affordable way to live in the inner city and,
most importantly, avoid the need to cope
with the gruelling commute.
Zoning: Zone No. 10 - Mixed Uses Zone
(SSLEP)
Architect: Domenic Alvaro
Builder: Baseline Constructions
Landscape Architect: 360 Degrees
Site Area: 46m
2
FSR: 2.6:1
Garden Area: 36m
2
(roof garden)
Site Coverage: 100%
Car parking: space used as utility room
Cost: $3,000/m
2
Photography: Trevor Mein
PROJECT DESCRIPTION
The site is located in the Surry Hills urban
village area. It is a mixture of small narrow
lots and fine grained terraces or row houses
and large commercial and light industrial
buildings, with continuous street frontages.
The compact house is an ultra-compact
home built on a site so small it can fit into
the garage space of a typical suburban
home (7 m by 6 m). As the size of cities
continues to expand, the compact house
builds upwards, rather than outwards,
using a number of design devices to make
micro-spaces more liveable. The house is
designed to have one multi-purpose room
per floor with no corridors or doors and
diversifies the use of each floor for adding
spaces in the future.
The house is therefore zoned vertically:
utility/store/bicycle/parking is located on
ground level, sleeping/bathing on first level,
living space on second level, eating/food
preparation/entertainment on third level and
0m 5m 10m 15m
57
Interior View
Laneway View
Section
Rooftop Garden Plan
Kitchen Plan
Living Plan
Bed/Bath Plan
Garage Plan
DENSITY
Development density
The ratio of the number of dwellings to the
area of the site they occupy.
Net density
area of land they occupy (precinct or a block),
including internal public streets and half of the
width of adjoining streets that provide access
to the dwellings.
Gross density
The ratio of the number of dwellings to the area
of land they occupy. The area includes internal
public streets, all areas of public open space,
local shops, employment areas, primary and
secondary schools, local community facilities
and half the width of adjoining streets.
Area density/urban density
area of land they occupy, including all other
land within the urban area.
COMMON HOUSING TERMS
Duplex
A dwelling that is on its own lot of land (not
being an individual lot in a strata plan or
community title scheme) and is attached to
only one other dwelling.
Townhouses
An attached dwelling, with two or more
storeys, that is on one lot of land. May be
Torrens or strata titled.
Villas
Three or more dwellings (whether attached
or detached) on one lot of land (not being an
individual lot in a strata plan or community title
scheme) each with entry access at ground
level.
Residential apartment building
A building, with three or more storeys, that
contains three or more dwellings.
Shop-top housing
One or more dwellings located above (or
otherwise attached to) ground-oor retail or
business premises.
denitions
BUILDING HEIGHTS
Low rise
Three storeys or less: including terraces,
townhouses, shop-top housing, semi-
detached housing and small residential at
buildings.
Medium rise
Four to ve storeys: including residential at
buildings and shop-top housing.
High rise
Six storeys or more: including residential at
buildings, shop-top housing and large mixed-
use developments, such as ofces and shops,
with housing above.
RESIDENTIAL DENSITY
Low density
Fewer than 25 net dwellings per hectare. This
only includes the number of dwellings within
land zoned for housing, not land for open
spaces, roads, etc.
Medium density
Between 25 and 60 net dwellings per hectare.
High density
More than 60 net dwellings per hectare. High-
density living does not necessarily mean high
rise. There are many development forms that
result in medium and high density which are
low or medium rise.
Floor space ratio
The oor space ratio (FSR) of buildings on a
site is the ratio of the gross oor area of all
buildings within the site, to the site area.

59
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