This section outlines the land use and design concept for
the eight RWA’s strategic sites. The land use and design concept for each
strategic site comprises the following: description of the existing character;
description of the existing land use zone; proposed land use concept; proposed
design concept; and proposed land use zone.
The proposed land uses and design concepts are illustrated
in the accompanying land use, height and floor space ratio (FSR) diagrams that
have been prepared for each of RWA’s strategic sites.
The land use and design concepts for each site reinforce the
broader land use and design principles included in the previous section. Indicative
locations of publicly accessible open space and items of heritage are discussed
in Section 3 of the Plan.
The proposed land use zones are based on the land use zones
included in the Standard Instrument (Local Environmental Plans) Order 2006
under the Environmental Planning and Assessment Act 1979 prepared by the
Department of Planning.
A comparison between existing and proposed planning controls
for RWA’s strategic sites has led to the following conclusions:
- Floor
space controls for the former Local Court House, Rachel
Forster Hospital
and Redfern Public School sites are compatible
with existing floor space ratios and height controls surrounding these
sites. It is noted that the South Sydney Local Environmental Plan does not
prescribe floor space ratio or height controls for these sites. - The
maximum floor space ratio for the southern part of the Eveleigh Street site adjoining the
existing 2 storey terraces has increased from 1:1 to 1.5:1 with a maximum
residential floor space ratio of 0.75:1. This is intended to encourage
employment and mixed uses as well as to provide for some residential
development. The maximum height has increased from 2 to 3 storeys to
support development while also ensuring compatibility with adjacent
residential development, character of the area and sensitivity to the
site’s orientation. - The
maximum floor space ratio on the eastern part of the Eveleigh Street site which is
adjacent to the railway line has been increased from 1:1 to 2:1 with a
maximum residential floor space ratio of 1:1. The maximum height has been
increased from 3 to 5 storeys. The existing open space zone adjacent to
the railway line will be rezoned to ‘Business Zone-Mixed Use’ with an
overall maximum floor space ratio of 2:1 and maximum residential floor space
ratio of 1:1. The maximum height has been increased to 5 storeys. This
will encourage employment and mixed uses as well as allow some residential
development. The 5 storey height limit is an extension of the maximum
height permitted to the north and will facilitate a built form which could
provide a barrier between the railway line and the lower density
development to the west. - Activities
on the northern part of the Eveleigh
Street site (north of Vine and Holden
Streets) are predominantly non-residential at present. The proposed mixed
use zoning is consistent with the existing land use zoning. Lot sizes, existing character, proximity to the
Redfern Railway Station and Cleveland
Street and the site’s orientation offer the
opportunity to encourage a greater proportion of employment generating
uses, which is reflected in a higher floor space ratio and height. The
maximum overall floor space ratio has been increased from 1.5:1 to 3:1
with a maximum residential floor space ratio of 1:1. Existing 3 and 4
storey limits have been increased to 5 storey, however a 3 storey limit
along Vine Street
has been maintained to ensure solar access for properties to the south. - The Australian Technology
Park and South
Eveleigh sites are important employment hubs. Proposed development
will reflect the character of the railway yards, lot sizes and
configuration. The ATP is physically separated from lower rise residential
development by major roads. Where this does not occur, appropriate heights
in the ATP and South Eveleigh adjoining
the existing residential area have been considered. The proposed increase
of floor space ratio and heights offers the opportunity to anchor these
sites as major employment generating centres for the local and
metropolitan workforce. - The
Redfern Railway Station and surrounding area is distinctive and the
proposed maximum floor space ratio of 7:1 is similar to the floor space
ratio of 7.5:1 applying around Railway Square at Central Station (with an
increase of 1:1 FSR subject to meeting certain requirements in the City of
Sydney LEP). - North Eveleigh comprises one large land parcel
physically separated from existing residential development by Wilson Street
and Iverys Lane.
A grade separation between Wilson
Street of 3 to 5 metres further isolates the
site. Currently there are no prescribed height limits on the site and no
floor space ratio for residential uses. The proposed maximum floor space
ratio of 2:1 for the western and eastern sections of the site responds to
the larger lot sizes and building footprints characteristic of its
previous industrial character. Future development along Wilson Street and Iverys Lane will be required to
respect the character of the existing adjoining development.
Table 4.1 provides a summary of the existing and proposed
land use zones, height controls and floor space ratios.
Notes to accompany Table 4.1:
Existing height controls have been converted from metres to
storeys.
Existing height and floor space ratio controls do not
necessarily reflect the height and floor space ratio of existing buildings on
the sites.
For certain RWA strategic sites a maximum residential floor
space ratio component has been proposed. This is indicated in Diagram
3.4 in Section 3.
[The Land
use and Design Concepts proposed in the Final RWA Redfern-Waterloo Built
Environment Plan August 2006 for each State Significant Area has been added
into the section of the REDWatch website dealing with that particular area. To
avoid duplication they have not been repeated here. The links to the 8 sections
have been provided below – REDWatch].