4. Land Use and Design Concepts for RWA Strategic Sites

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].

4.1 Australian Technology Park (ATP) - Final

4.2 - North Eveleigh - Final

4.3 South Eveleigh - Final

4.4 Eveleigh Street - Final

4.5 Redfern Railway Station, Gibbons and Regent Streets - Final

4.6 Former Rachel Forster Hospital

4.7 Former Local Court House & Police Station Final

4.8 Former Redfern Public School - Final