This section outlines the land use and
design concept for each of the eight RWA 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
• proposed land use zone.
The proposed land use and design concept is
illustrated in the accompanying land use, height and floor space ratio diagrams
that have been prepared for each RWA strategic site.
The land use and design concepts for each
site reinforce the broader land use and design principles included in the
previous section.
The proposed land use zones are based on the
land use zones included in the draft Standard Instrument (Local
Environmental Plans) Order 2005 prepared by the Department of Planning.
A comparison between existing and proposed
planning controls for each RWA strategic site 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 ratio 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.
• Floor space controls for the southern part of the Eveleigh Street site have been increased
from FSR of 1:1 to 1.5:1 to encourage employment growth. Residential floor
space will be limited to a maximum FSR of 0.5:1. The maximum height on the site
will be generally limited to 3 storeys to ensure compatibility with the
surrounding character and sensitivity to the site’s orientation.
The proposed mixed use land use zoning for the majority of the site
provides opportunities for the establishment of a greater range of activities,
including non residential uses.
• Activities on the northern part of the Eveleigh Street site 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 higher proposed
floor space ratio and height.
• 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 parcel of land physically
separated from existing residential development by Wilson Street and Ivery Lane. A grade separation between Wilson Street of
around 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 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 adjoining existing
development.
Table 4.1 [36 KB] 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 [656 KB] in Section 3.
[The Land
use and Design Concepts proposed in the RWA Draft Redfern-Waterloo Built
Environment Plan February 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].
4.1
Australian Technology Park (ATP)
4.2
North Eveleigh
4.3
South Eveleigh
4.4
Eveleigh Street
4.5
Redfern Railway Station, Gibbons and Regent Streets
4.6
Former Rachel Forster Hospital
4.7
Former Local Court House and Redfern Police Station
4.8
Former Redfern Public School