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PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 1
STREETSCAPE CHARACTER ANALYSIS Prepared to accompany the Development Application submitted for the redevelopment of:
PROPOSED RESIDENTIAL FLAT BUILDING AND HERITAGE CONSERVATION & ADAPTIVE RE-USE
2-6 LACEY ST, KOGARAH BAY & 186- 190 PRINCES HWY, BEVERLEY PARK PREPARED FOR: GEORGES RIVER COUNCIL DATE: OCTOBER 2018 PREPARED BY:
PBD Architects & Project Managers Pty Ltd Level 2, 52 Albion Street Surry Hills NSW 2010 Tel: 9698 8140 Email: [email protected]
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 2
Photographic Analysis
Subject Site
Subject site located within the Georges River Government Area (LGA) and is designate as zone R3. It is also
bounded by 3 street frontages; Princes Highway, Lacey Street and Wyuna Street. The immediate context is
characterized with a mixture of single and double brick buildings as well as commercial developments along
Princes Highway.
01 – Aerial map of subject site. (Source: SIXMAPS)
02 – Approximate dimension of subject site. (Source: Google Map)
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 3
The site comprises of 4 single storey brick cottage with tile roof (No. 190 Princes Hwy, 2-6 Lacey St) and a 2
storey heritage house (McWilliam House on no.186-188 Princes Hwy).
03 – Subject site between the intersection of Princes Hwy & Lacey St, view looking east. (Source: Google Map)
04 – Heritage house on subject site along Princes Highway, view looking south west. (Source: Google Map)
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 4
Surrounding Context
No 184, Princes Highway (Image Source: Google Map)
• Single storey rendered cottage
• Hipped tile and metal roof
• Extensive landscaped front setback, approx. 4.8m
• Approx. 1m high rendered wall and metal fence
• Garage located at the rear boundary
No 182, Princes Highway (Image Source: Google Map)
• Single & double storey residential face-brick building
• Hipped tile roof
• Landscaped front setback, approx. 4.5m
• Approx. 600mm high exposed brick fence
• Garage located at the rear boundary
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 5
No 180, Princes Highway (Image Source: Google Map)
• Single storey residential face-brick building
• Hipped terracotta tile roof
• Landscaped front setback, approx. 4.1m
• Approx. 7m high palm tree present at front setback
• Approx. 1.2m high exposed brick and metal fence
• Garage located at the rear boundary
No 192, Princes Highway (Image Source: Google Map)
• Single storey residential face-brick building
• Hipped terracotta tile roof
• Minimal landscape in front setback, approx. 4.5m
• Approx. 400mm high brick and metal fence
• Garage has direct access located along Lacey St.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 6
No 194, Princes Highway (Image Source: Google Map)
• Single storey residential painted face-brick building
• Hipped terracotta tile roof
• Front setback approx. 800mm from boundary line with no fence.
• Garage located at the rear of the property
No 198, Princes Highway (Image Source: Google Map)
• Single storey residential painted face-brick building
• Hipped terracotta tile roof
• Front setback approx. 650mm from boundary line with approx. 1800 timber fence.
• No landscape present along the front setback.
• Garage located at the rear of the property
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 7
No 329, Princes Highway (Image Source: Google Map)
• Two storey commercial painted face-brick building
• Flat (front) & Hip (rear) roof
• No landscape present along the front setback.
• Driveway towards rear of property (No 329A) located along Prince Hwy
No 325-327, Princes Highway (Image Source: Google Map)
• One & two storey commercial rendered building
• Flat (front) & Hip (rear) roof
• Minimal landscape present along the front setback, approx. 2.8m
• Significant kerb side tree present infront of property along Princes Hwy & Edward St.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 8
No 311, Princes Highway (Image Source: Google Map)
• Single story commercial face-brick building
• Terracotta hip & metal roof
• Driveway / customer parking is located along Edward St boundary
• Minimal landscape with a significant tree present at front setback, approx. 4.6m
• Trees presented infront of property along Edward St.
No 321, Princes Highway (Image Source: Google Map)
• Single story residential rendered building
• Terracotta hip roof
• Garage located at the rear of property, entry via Princes Hwy
• Approx. 5.4m front setback, with several significant trees.
• Approx. 600mm high painted brick and metal fence.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 9
No 319, Princes Highway (Image Source: Google Map)
• Single story face-brick building
• Terracotta hip & metal roof
• Garage located at the side of property, entry via Princes Hwy
• Approx. 5.8m front setback, with minimal landscape.
• Approx. 600mm high rendered fence.
No 317, Princes Highway (Image Source: Google Map)
• Single story rendered building
• Terracotta hip roof
• Garage located at the side of property, entry via Princes Hwy
• Approx. 7.7m front setback, with landscape.
• Approx. 1.2m high rendered fence.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 10
No 1, Lacey Street (Image Source: Google Map)
• Two story cream face-brick dwelling
• Terracotta hip roof
• Street front double garage.
• Approx. 7m front setback, with minimal landscape.
• Approx. 1.8m brick and metal fence.
No 2, Lacey Street (Image Source: Google Map)
• Single story dwelling
• Terracotta hip roof
• Entry to rear garage from the side off Lacey St.
• Approx. 3.7m front setback, with significant palm trees.
• Approx. 1m rendered and metal fence.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 11
No 5, Lacey Street (Image Source: Google Map)
• Single story face-brick dwelling
• Terracotta hip roof
• Entry to garage from the side off Lacey St.
• Approx. 4m front setback, with significant tree on Lacey St.
• Approx. 1m brick and metal fence on Lacey St. 1.8m high metal fence on John St.
No 1A, Lacey Street (Image Source: Google Map)
• Single story face-brick dwelling
• Terracotta hip roof
• Street front double garage
• Approx. 2.4m front setback, with landscaping
• Approx. 400mm brick fence with hedges.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 12
No 8, Lacey Street (Image Source: Google Map)
• Single story face-brick dwelling
• Terracotta hip roof
• Garage entry via Wyuna St
• Approx. 5.5m front setback, with minimal landscaping
• Approx. 900mm high brick fence.
No 9, Lacey Street (Image Source: Google Map)
• Single story face-brick dwelling
• Terracotta hip roof
• Garage entry from the side towards the rear
• Approx. 4.4m front setback, with landscaping
• Approx. 900mm high brick fence.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 13
No 10, Lacey Street (Image Source: Google Map)
• Single story rendered dwelling
• Terracotta hip roof
• Garage entry from the side
• Approx. 5.1m front setback, with landscaping
• Approx. 700mm high brick fence.
No 22, Wyuna Street (Image Source: Onthehouse.com.au)
• Single story face brick dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 8.2m front setback, with landscaping
• Significant tree in front of property boundary
• Approx. 700mm high brick fence.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 14
No 20, Wyuna Street (Image Source: Onthehouse.com.au)
• Single story rendered dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 8m front setback, with moderate landscaping
No 18, Wyuna Street (Image Source: Raine&Horne)
• Single story rendered dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 7.3m front setback, with moderate landscaping
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 15
No 21, Wyuna Street (Image Source: Onthehouse.com.au)
• Double story face brick dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 6.6m front setback, with extensive landscaping
• Significant tree present in front of property boundary
• 600mm – 1000mm brick fence
No 19, Wyuna Street (Image Source: Onthehouse.com.au)
• Single story face brick dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 7.3m front setback, with extensive landscaping
• Significant tree present in front of property boundary
• 1000mm face brick fence
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 16
No 17, Wyuna Street. (Image Source: Onthehouse.com.au)
• Single story painted face brick dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 6.6m front setback, with extensive landscaping
• 1000mm painted face brick and metal fence
No 17, Wyuna Street (Image Source: Onthehouse.com.au)
• Single story painted face brick dwelling
• Terracotta hip roof
• Rear garage entry from the side
• Approx. 7.2m front setback
• 1000mm rendered wall and metal fence
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 17
3. Analysis of Existing Streetscape
Relationship between building and landscaping in the immediate locality
As noted in the heritage feasibility advice, buildings within the vicinity are predominantly from early to mid-
twentieth century single and 2 story residential units comprised of landscaped front setbacks. Contemporary
buildings are also generally single storey with rendered wall.
The street is approximately 25m wide along Princes Hwy whilst secondary streets are approximately 20m wide
along Lacey St and has a verge on either side, consisting of street landscape and concrete footpath. It is also
noted that the streetscape has no consistent canopy trees and vegetation to help soften the visual effect of the
street. Garages are predominantly located at the rear of the property with well-spaced driveways at the front
that distinguished/ characterized the allotment size of the area.
The scale, height and built form character of buildings
The vicinity is zoned R3(Medium Density) and B2(Local Centre) under the Kogarah Local Environment Plan, and
is predominantly single storey residential and commercial buildings along Princess Hwy. However, 2 storey
residential buildings are also present within the locality, predominately along Wyuna St.
Single storey buildings are well seated within the context with sensible landscaped setback, generally roof forms
are a mix of pitched terracotta hip and metal roof. Two storey buildings are generally further setback in order
to be read as a single storey along the streetscape.
Architectural character and dominant materials and finishes
The architecture of the vicinity is predominantly from the early to mid-twentieth century.
Dominant materials and finishes includes face-brick construction, timber elements and terracotta tiles or
metal roof. It is also noted that contemporary dwelling reflects the locality by using similar materials such as
painted face-bricks or rendered wall.
The landscape character
Landscape within the locality are inconsistent with the streetscape and only provided in front of dwelling
setbacks, which consisting of only small trees and shrubs.
Tree canopy are inconsistently presented towards the streetscape along the verge of either side.
Character of spaces between buildings including vehicular and pedestrian entries
Existing garages are generally located at the rear of the property and entry is via a well-spaced driveway from
primary street frontages behind boundary line. Garages are designed as a single story pitched roof in order to
sit sensibly within the context.
Side setbacks within the locality varies between properties and in some cases this setback is used as driveways
for rear garage entry. Generally, newer 2 storey building provides a single storey garage at front in order to
continue the local streetscape.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 18
Typical Roof shape and forms of roofs
Roof forms surrounding the area generally are terracotta pitched roof, including newer dwellings. Timber
detailing in verandah is also present and consistent with the architectural character of early to mid-twenty
century.
Front setback treatment, fencing and front garden area characteristics
Front setbacks are generally inconsistent and varies between 3m to 7m with the exception of certain dwellings
along Princes Highway. Setbacks are also predominantly landscaped, consisting of small trees and shrubs.
Fences are generally consistent throughout the study area, ranging from 300mm to 1600mm high solid face
brick or with metal fence. Contemporary dwellings adopted rendered solid wall as to face bricks.
Architectural style and composition
Buildings in the vicinity are predominantly built in the early to mid-twenty century, therefore federation style
with hipped and gable roofs were adopted. Front façades are generally double fronted with a single storey
outlook and an additional setback from the street on the 2nd level.
Architectural features were retained in a number of dwellings such as timber details in verandahs, face brick
finishes, terracotta pitched roof.
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 19
4. Proposal
The massing strategy of the proposal has been designed to respond to the future planning controls set out by
the KLEP as well as the existing context of the streetscape.
Building Scale
Control Notes
Built form The proposal presents a three-storey multi-level
apartment along Princes Hwy in order to retain the
existing streetscape height in relation to the
heritage house (McWilliam House) and progressively
transition to a higher built form along Lacey St.
Additional setbacks were also introduced and
extensively landscaped to provide additional relief
towards visual bulk between the proposed built
form and heritage house.
Height A maximum height of 21m is permissible throughout
the subject site under the KLEP. However, a sensible
massing strategy and approach has been adopted
with respect to the existing heritage house.
Modulation & Articulation The proposed development has a floor area of 5701
sqm (1.85:1), which is under the permissible FSR of
2:1.
The articulation of the proposed massing is adopted
in order to provide a highly articulated and
modulated front elevation which continues the
existing street tectonic.
Rhythm of built elements in the streetscape
Elevation Proposed dwelling along the street edge are
articulated to respond to the existing street tectonic
through visual frames and warm materials such as
timber clad.
Building setbacks Building setbacks were adopted as per DCP and ADG
requirements. Additional building separation were
also provided between the proposed built form and
the heritage house to aid/ relief visual bulk along
Princes Hwy.
Street Edge
PBD Architects + Project Managers Pty Ltd
Streetscape Character Analysis– 2- 6 Lacey Street, Kogarah Bay & 186- 190 Princes Highway, Beverley Park | 20
Fence A low stone and metal fence with additional
landscape setback is proposed to delineate the
transition of public domain and proposed
development.
Existing street vegetation Majority of existing street vegetation along the
verge is to be retained. Additional trees along the
landscape setback is proposed as part of the
development.
Vegetation within the heritage garden is improved
with additional landscaping elements to increase
amenity to the residents and the heritage item.
Driveway A single juvenile tree will be removed to
accommodate the proposed driveway. The
proposed driveway is located at the lowest point of
the subject site along Wyuna Street to minimize
excavation and to separate it from the pedestrian
entries along Lacey Street.