SUBMISSION TO THE RHODES EAST DRAFT PRIORITY PRECINCT … · 2019-08-02 · SUBMISSION TO THE...

Submission to DPE_Coptic Church_10 November 2017

10 November 2017

The Secretary Department of Planning & Environment GPO Box 39, Sydney NSW 2001

Dear Madam,

SUBMISSION TO THE RHODES EAST DRAFT PRIORITY PRECINCT PLAN MT MARY & ST MERKORIUS COPTIC ORTHODOX CHURCH, RHODES

1. INTRODUCTION1.1. ST MARY & ST MERKORIUS COPTIC ORTHODOX CHURCHSt Mary & St Merkorius Coptic Orthodox Church (Church) is located at 2A,2B, 2C Cavell Avenue and 59 Blaxland Road, Rhodes (Church Site). The total area of the four allotments, which comprise the site is approximately 4400m2.

The Coptic Orthodox Church is the Orthodox Christian Church of Egypt. The Church was established in 1987, first renting an Anglican Church Building in Burwood. From January 1988 to June the same year, the Church relocated in the Uniting Church building in Concord West. At the end of 1988 the Church bought the Uniting Church in Rhodes, which had the potential to be home the growing Coptic Community. The opening of the current parish church occurred on 3rd of December 1999.

Today, the Church has developed into one of the largest Coptic Orthodox communities in the Sydney Diocese. The Church provides a range of community services, for more than 800 families in various fields, including:

Educations and coaching program, including: Spiritual; Academic; Vocational; Linguistics; Sports; Counselling; and Special training courses for recently arrived professionals.

Senior citizens servicing, including: Health educational program; Social gathering club and function hall; and

Submission to DPE_Coptic Church_10 November 2017 2

House visitations and support.

Youth services, including: Sports and tournaments competition; Educational free tutoring services; and Social club, camps and activities.

Charity, including:

Homeless welfare project (St Merkorious Charity Food Van); and Financial help for the needy

Some of these community services and shown in the photographs at Attachment B.

Across the Sydney Diocese other Coptic communities provide community support services and facilities. For instance, the Saint Maurice Aged Care Ltd and Ark Health Care Bankstown have partnered to provide professional care services to the frail aged of the Coptic community in a residential care facility situated in Bankstown.

The Church has a vision to expand the types of services it provides to support the growing community, by co-locating services at Rhodes.

2. A VISION TO EXPAND SERVICES TO THE COMMUNITY The Church is a long-standing member of the Rhodes and Canada Bay communities. Many of the congregants live in the Canada Bay Local Government Area and surrounding suburbs.

The Church has a vision that sees it remaining in Rhodes, and growing with an expanded offer of services and facilities to the community, including:

Crisis accommodation; Affordable rental accommodation; Aged care accommodation; Bulk bill specialised medical centre and allied health; Sunday School Classes; New offices for seven priests, administration staff, counselling service and social workers; Community hall; and Car park for 200 cars. Residential accommodation

An integrated development model can deliver these growth plans in mixed use development proposal. This type of developed model is not foreign to the Coptic community, who have vertically integrated services and functions of the Church in mixed use tower buildings in other parts of Australia. Refer to the Epuro tower collaboration in Melbourne CBD, which accommodated Coptic Church facilities within a mixed-use development including residential units.

The preferred development model comprises of the following elements:

Retention of the existing Church.


A mix of non-residential uses that are integrated into the lower levels (podium) across three

(3) new buildings, and including:

- Meeting hall and smaller meeting spaces - Medical centre, providing a range of health-related services - On-site car parking for the congregants, and for visitors to these allied services.

A residential accommodation in the upper levels of the largest tower building.

Vehicle access will be off a new street on adjoining property to the south.

Sufficient floor space and building height allowance under the future planning controls are requested to provide sufficient growth for the Church community, including adequate floor space to accommodate affordable and market residential units to provide an economically and socially sustainable development of the site.

Attachment A provides a proposed Urban Design and Building Massing Study for the site with a preferred Concept Plan. Table 1 summarises the uses within each of the three new buildings.

Table 1 – Proposed land uses and functions across the proposed three buildings

Building Use Levels

Building A

(7 levels)

Canteen / Cafeteria Indoor and Outdoor space to seat 200 persons Ground

Bookshop / Gift shop / Chemist Ground

Medical Centre Facility 1-4

Holy Bread Room / Commercial Oven / Youth Facility / Computer Room / 5

Admin/ Offices with Tea Making Facilities 6

Building B

(22 levels)

Community Hall / Events Facility / Audio studio

Ground

Commercial Kitchen @ 300 sqm Ground

70 Place Child Care including Indoor & Outdoor spaces 1

Age Care Facility @ 35 single bed / 25 double bed in 2/3 levels 2-7

Emergency Accommodation

2-7

Affordable Housing

8-10

Market housing - 100 x 2 Bed @ 85 sqm

11-25

Building C

(5 levels)

Sunday School Classes 16 @ 16 sqm

Ground – 2

Conference / Board Room

3


3. DRAFT RHODES EAST PRIORITY PRECINCT PLAN 3.1. INTRODUCTION The Department of Planning and Environment (DPE), in collaboration with the City of Canada Bay Council (Council), has prepared a draft Precinct Plan for the Rhodes East Priority Precinct Investigation Area. The draft Precinct Plan identifies the area between the railway line, Concord Road and the Parramatta River as suitable for accommodating growth.

In summary, the draft Planning Controls relevant to the subject site, include:

Zoning: It is proposed to rezone the Church site from R3 Medium Density to R4 high Density Residential.

Terrace housing requirement: The proposed LEP clause which requires development in R4 High Density Residential zone to have at least 85% of any primary street frontage and 60% of any secondary street frontage of a development site to be terrace housing with each dwelling having frontage to a public road with no other dwellings above or below. It is noted that this proposed clause will not apply to mixed use developments in the a B4 Mixed Use Zone.

Height: The height of building proposed in the draft Precinct Plan are: - Blaxland Road frontage: 26 metres (equivalate to 7-8 levels); and

- Caville Avenue frontage: 20 metres fronting Caville Avenue (equivalent to 5-6 levels)

Floor Space Ratio (FSR): The maximum FSR standard proposed in the draft Precinct Plan is: - Blaxland Road frontage: 1.5:1 FSR

- Caville Avenue frontage: 1.18:1 FSR

Maximum lot size control. The site is partially located within area effected by the requirement for a maximum lot size of 4,000 sqm under the draft Priority Precinct controls.

Car parking: The subject site is included within the area where no on-site additional car parking is permitted for residential accommodation in the draft Precinct Plan.

Affordable housing: The priority precinct seeks to apply SEPP 70 in Rhodes, which would allow Council to levy development for provision of affordable housing in the LGA.

New street: A new street is proposed to the south of the site connecting Cavell Avenue to Blaxland Road.


3.2. CONCERNS AND RECOMMENDED AMENDMENTS The draft Precinct Plan proposes several requirements, which will undermine the vision of the Church by limiting development to a predominantly residential outcome. Our concerns with the draft Precinct Plan that prevent the achievement of the Church’s vision are described in this section of the report:

3.2.1. General There has been little regard to or recognition given to the needs of the Coptic Church community in the draft Precinct Plan. As a key landowner and provider of services and facilities to the Church community, it is unfortunate that this group have not been directly consulted during the preparation of the draft Precinct Plan.

Whilst the draft Precinct Plan provides for some additional development potential, there is very little opportunity to integrate a mix of uses required to support the church community and provide for an economically substantial model of development.

3.2.2. Zoning The draft Precinct Plan envisages that Rhodes East would transition from a predominantly low density residential and light industrial area to a mid-rise high density area comprising a range of high quality housing types near public transport, supported by retail and commercial uses, a primary school, community facilities and open space. To support this, the land use zones which apply to the site are proposed to be amended to include the following zones: B4 Mixed Use: in the areas, adjacent to Rhodes Train Station and around the Leeds Street

foreshore R4 High Density Residential: within the central spine of the peninsula RE1 Public Recreation: for the proposed 20 metre wide foreshore reserve extending from the Uhrs

Point Reserve to the termination of Blaxland Road. The subject site is proposed to be zoned R4 High Density Development under the Draft Precinct Plan. A R4 zoning of the site will prevent the achievement of the Church vision for a mixed-use development. One of the proposed uses, a Medical Centre is prohibited in the R4 zone.

Recommendation: The Church requests a B4 Mixed Use Zone apply to the Land. The Church vision for a mix of uses integrating business, medical office, residential, retail and community uses is consistent with the B4 Mixed Use Zone objectives and permissible uses. The B4 Mixed Use zone will provide an extension of business zones to support employment growth in the Rhodes Strategic Centre.


3.2.3. Minimum and Maximum Lot Size The draft Precinct Plan seeks to encourage a diversity of building types and architectural styles, and discourage buildings with a large footprint. It is proposed to introduce a maximum lot size control of 4000m2 in The High Point character area, where the subject site is located to discourage buildings with a large footprint. Refer to Figure 1. Figure 1 – Maximum and Minimum Lot size Map (Extract). The subject site is shown outlined in red.

The Church site is approximately 4400m2. The imposition of a maximum lot size will prevent the opportunity for the Church to develop a mixed-use development. The retention of the Church building, which is located on the northern part of the site, means that there is less land area to accommodate development. Despite this, a maximum 4000sqm will constrain the development of the site in accordance with the Church Concept Plan. Recommendation: It is recommended that the maximum 4000m2 lot size is removed from the final Precinct plan, where it applies to the Church Site. 3.2.4. Maximum Height of Buildings and Floor Space Ratio The draft Precinct Plan sets a range of building heights to create a mid-rise, high density development, with taller buildings closest to the station and focused around a proposed retail area along Leeds Street.

The maximum height proposed for the subject site in the LEP amendment is 20 metres (Q) and 26 metres (T2). Refer Figure 2.


Figure 2 – Maximum and Minimum Lot size Map (Extract). The subject site is shown outlined in red.

The maximum height in storeys is equivalent to 5-6 and 7-8 storeys. Recommendation: It is recommended that the maximum height of building standards in the draft Precinct Plan be amended to 90 metres (equivalent to 26 levels plus roof plant) to accommodate the Church’s current and future needs. The maximum floor space ratio (FSR) for the site is 1.18:1 (O) and 1.5:1 (S1). Recommendation: It is recommended that the maximum FSR standards in the draft Precinct Plan be amended to 5.57:1 FSR to accommodate the Church’s current and future needs. 3.2.5. Affordable Housing The Draft Precinct Plan, includes a proposal to amend State Environmental Planning Policy 70 – Affordable Housing (SEPP 70) to impose an affordable housing levy for the Rhodes East Precinct. The Church intends to offer affordable housing on the site, with preference given to Clergy and congregants. Recommendation: It is recommended that the draft Plan be amended to allow a range of options for developers to provide affordable housing, and should not rule out landowners, providing affordable housing with developments. Indeed, the draft Plan should incentivise the delivery of affordable housing in coordinated with development proposals.


3.2.6. Car parking The car parking rates in the draft Plan are minimalist. Adopting these minimalist approaches for the Church does not recognise the car parking demand generated by the Church at peak times during Sunday services and festivals. Sufficient car parking must be allowed for on site, as part of the Church’s vision. If this is not to be available in the future planning controls, the current situation of parking spilling over into surrounding streets will continue to occur, which will be detrimental to the local community.

Recommendation: The proposed car parking rates in the draft Precinct Plan should be amended for the subject site. Instead, we recommend sufficient parking provision for the Church congregants, for all of uses on the site (250 car spaces). This will include adopting a car parking rate for the residential units consistent with the Rhodes West control of a maximum 1 space per dwelling.

3.2.7. Heritage The draft Priority Precinct Plan includes a supporting Heritage Assessment prepared by GBA Heritage. The Heritage Assessment provides an assessment of the existing heritage items in Rhodes East and within the vicinity. Of relevance to the Coptic Church, are the following aspects of the Heritage Assessment:

59 Blaxland Road, Rhodes, existing house and garden listed as an item of heritage significance under the Canada Bay LEP 2013; and

The Coptic Church, not listed as an item of heritage significance under the Canada Bay LEP 2013 Each of these aspects are considered below, in the context of the Church Concept Proposal:

59 Blaxland Road, Rhodes

The heritage assessment describes the existing house and garden, as follows:

There is one individual storey house with associated garden, although this garden has been largely destroyed since heritage listing in the late 1990s.

The Assessment provides the following recommended specific locality controls for 59 Blaxland Road, Rhodes:

The existing heritage listed house should be retained in-situ unless there is a specific advantage to be gained by incorporating the property into a potential educational mixed use development to its north.

Future uses could remain as residential or incorporate a change to uses that compliment the potential educational or community uses to the north.

The two palm trees in the front garden should be retained and/or relocated within the current

site. The existing front lawn presentation to the north of the house should be retained.

The paved court at the rear can be redeveloped with a low scale building that potentially expands a change of use for the retained house.

As the historic house is set close to its southern boundary medium to high rise building

volumes to the south should be set back by at least two metres from the common boundary


and limited to two storeys before a further setback of 2 metres. Street setback should match the prevailing front setbacks.

If the historic house is retained in-situ consideration should be given to the application of a

Heritage Floor Space award similar to that operating in Sydney CBD. The award would be on condition that the historic building was conserved and upgraded, that a high quality front/side garden was re-established and the generated floor space was directed towards a nearby property or sector that had been identified in the Structure Plan as capable of additional FSR and height.

The Concept Proposal includes the retention of the front garden including large trees and front portion of the dwelling. A new building is proposed to the rear, to be used for a range of Church related functions. This is one potential option should the heritage listing remain.

Recommendation: The preference is to remove the heritage listing that applies to 59 Blaxland Road, as the gardens have been highly modified, and the retention of the dwelling in situ comprises the specific advantage of incorporating 59 Blaxland Road within a Church community mixed use precinct.

Non-Listed Coptic Church Centre

The Heritage Assessment takes note of: the large, modern Coptic Church Centre located at the southern end of Cavell Avenue. While this site is not heritage listed, the centre is a major community facility within the Study area.

The Heritage Assessment includes urban design guidelines that have been developed in conjunction with the Vision and Objectives of the Rhodes East Structure Plan and recommends:

The existing non-heritage Coptic Church Centre should be retained in-situ, given its strong community role.

The pedestrian walkway that runs along the northern side of the Church site should be considered for retention unless its connectivity is to be replaced as part of a future redevelopment.

Any medium to high rise building volumes to the north should be set back by at least the width of the existing walkway.

If the Church complex is ever heritage listed in the LEP, consideration should be given to the application of a Heritage Floor Space award similar to that operating in Sydney CBD. The award would be on condition that the historic building was conserved and upgraded, that a high quality front/side garden was re-established and the generated floor space was directed towards a nearby property or sector that had been identified in the Structure Plan as capable of additional FSR and height.


The Church does not accept the proposal to heritage list the church building. The structure is less than 20 years old. Whilst there is no intention to develop the church building land, the basis of the concerns is that heritage controls will create a financial burden on the church's already stretched resources as well as limit the land value which may be used for borrowing and mortgage purposes. If the church was to borrow against its land, any heritage restriction will limit the land valuation when used as security by a bank.

3.2.8. Proposed road to the south

The Church supports a Cavell/Blaxland vehicle and pedestrian connection. The location of the proposed road is located to the south of the Church site. The location of the vehicle and pedestrian connection should be further north than the location shown in the draft Precinct Plan, to provide new frontages and access points to the Church site and give sufficient separation, and visual privacy between the buildings shown in the Church Concept Plan and developments on land to the south.

Recommendation: Align the Cavell/Blaxland vehicle and pedestrian connection immediately to the south of the Church site.

4. CONCLUSION The Church thanks the DPE for the opportunity to comment on the draft priority precinct plan for Rhodes East. As a key member of the community, the Church provides services and facilities for the community, with nil cost to government. The Church has a vision that sees it remaining in Rhodes, and growing with an expanded offer of services and facilities to the community, including:

Crisis accommodation; Affordable accommodation; Aged care accommodation; Bulk bill specialised medical centre and allied health; Sunday School Classes; New offices for seven priests, administration staff, counselling service and social workers; Community hall; and Car park for 250 cars. Private market residential accommodation

Having regard to this vision, the following recommendations are made to the draft Precinct Plan:

1. Amend the proposed R4 zone to B4 Mixed Use Zone apply to the Land. The Church vision for a mix of uses integrating business, medical office, residential, retail and community uses is consistent with the B4 Mixed Use Zone objectives and permissible uses. The B4 Mixed Use zone will provide an extension of business zones to support employment growth in the Rhodes Strategic Centre;

2. Remove the maximum 4000m2 lot size control where it effects the subject site.


3. Amend the maximum height of building standards in the draft Precinct Plan to 90 metres

(equivalent to 26 levels plus roof plant).

4. Amend the maximum FSR standards in the draft Precinct Plan to 5.57:1 FSR.

5. Amend the draft Precinct Plan to allow a range of options for developers to provide affordable housing, and not rule out landowners providing affordable housing in developments. Indeed, the draft Plan should incentivise the delivery of affordable housing through the provision of additional floor space, where affordable housing is provided within development proposals;

6. Remove the heritage listing that applies to 59 Blaxland Road, as the gardens have been highly modified, and the retention of the dwelling in situ compromises the specific advantage of incorporating 59 Blaxland Road within a Church community mixed use precinct;

7. Remove any reference to the potential listing of the Church building, in the final precinct Plan and supporting reports, as no grounds for listing have been established; and

8. Remove the proposed car parking rates in the draft Precinct Plan for the subject site. Instead, we recommend sufficient parking provision for the Church congregants, for all uses on the site (250 spaces). This will include adopting a car parking rate for the residential units consistent with Rhodes West control of a maximum 1 space per dwelling.

If you have any questions about this submission please do not hesitate to contact me on 8233 9953.

Yours sincerely,

Murray Donaldson Director

Attachment A - Urban Design and Building Massing Study, prepared by Urbis

Attachment B – Photos of current Church services

Attachment C – Eporo Tower, Melbourne CBD


ATTACHMENT A

URBAN DESIGN AND BUILDING MASSING STUDY, PREPARED BY URBIS

VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTSUBJECT SITE & CONTROLS

DATE: 08.11.2017JOB NO: SA6807DWG NO: 001REV: A

1:5000 @ A3

2013 CONTROLS EAST RHODES DRAFT PRECINCT PLAN 2017

CLIENT’S BRIEF / ADOPTED

LOCAL ENVIRONMENTAL PLAN (LEP)

FSR

- BLAXLAND ROAD0.5:1

1.50:15.57 : 1

- CAVELL AVE 1.18:1MAX BUILDING HEIGHT

- BLAXLAND ROAD8.5M

26m 26m - CAVELL AVE 20m 82.5m

ZONING R3 - Medium Density ResidentialR4 - High Density Residential T.B.C.

DEVELOPMENT CONTROL PLAN (DCP)

SETBACKS

- BLAXLAND ROAD

4.5m (or prevailing)Note: Pg 40 of draft strategy identifies 5m as existing setback

1-2m & 2-4m 2m

- CAVELL AVENUE

4.5m (or prevailing)Note: Pg 40 of draft strategy identifies 5m-7m as existing setback

0.6-1m 1m

- OTHER STREET 1m & 2-4m

- SIDE 5m Not specified

5m on northern boundary2m on southern boundary (subject to future road being located adjacent to this boundary)

- REAR 6m Not specified min 6

- BASEMENT Limited to ground floor building footprint Not specifiedLimited to ground floor building footprint

SITE COVERAGE

BLAXLAND ROAD Not specifiedNot specified N/A

CAVELL AVE Precinct 2 - 40%PRIVATE OPEN SPACE

- GROUND FLOOR 40sqm per dwelling (min 5m x 5m) Not specified

- ABOVE10 sqm per dwelling (1.5m min balcony dim)Balcony must be recessed

Not specified

COMMUNAL OPEN SPACE

- BLAXLAND ROAD Not specified Not specified

- CAVELL AVESmall - 55 sqmMed - 75 sqmLarge - 90 sqm

Not specified

- PATH & DRIVEWAY 1M from common boundary Not specifiedBrays Bay

Parramatta River

1:1000 @ A3


VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTEAST RHODES DRAFT PRECINCT PLAN 2017 - COMPLIANT BUILDING ENVELOPE MASSING

SITE A BLAXLAND RD

SITE B CAVELL AVE

SITE C (CHURCH)

TOTAL

SITE AREA 1,012.5 sqm 2,040 sqm 1,023 sqm 4,075 sqmDRAFT PRIORITY PRECINCT 2017 - COMPLIANT

ALLOWABLE FSR 1.5:1 1.18:1 1.18:1 1.25:1ALLOWABLE MAX GFA 1,519 sqm 2,407.2 sqm 1 207.14 sqm 5,132.5 sqmMAX HEIGHT OF BUILDINGS 26m 20m 20m

NO. LEVELS 8 6 6MAX BUILDING ENVELOPE

GROSS BUILDING ENVELOPE (GBE)- PODIUM LEVEL 1 347 sqm 1,340 sqm- PODIUM LEVEL 2 315 sqm 1,340 sqm 105 sqm - UPPER LEVEL 940 sqm 105 sqm - TOTAL 2,237 sqm 6,440 sqm 315 sqm 8,992 sqmGROSS FLOOR AREA (GFA)- PODIUM LEVEL 1 295 sqm 1,139 sqm- PODIUM LEVEL 2

220.5 sqm1,139 sqm 89 sqm

- PER LEVEL 799 sqm 89 sqm - TOTAL 1,901 sqm 4,910 sqm 268 sqm 7,079 sqmFSR (PROJECTED) 1.7:1

ASSUMPTIONS:

70% Efficiency GBE to GFA for Res

85% Efficiency GBE to GFA for Non Res

35 sqm Per car parking space (multi-deck)

5.0m Floor to floor height ground floor

3.1m Floor to floor height above ground

SITE A

SITE B

EXISTING CHURCH

20 M HEIGHTS CONTROL

26 M HEIGHTS CONTROL

CAVELL AVE

CAVELL AVE

BLAXLAND ROAD

BLAXLAND ROAD

5M

5M

9M

30M22M

35M45M

5M

5M

6M

6M

5M

3M 3M

CONCORD ROAD

PEDESTRIAN THROUGH LINK

PROPOSED NEW ROAD CONNECTION - DRAFT

PRECINCT PLAN

PROPOSED NEW ROAD CONNECTION - DRAFT

PRECINCT PLAN

PEDESTRIAN THROUGH LINK - CONTINUES

THROUGH TO CAVELL AVE BETWEEN

EXISTING CHURCH AND NEW BUILDINGS

1:1000 @ A3


VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTCLIENT BRIEF - BUILDING ENVELOPE MASSING

SITE A BLAXLAND RD

SITE B CAVELL AVE

SITE C (CHURCH)

TOTAL

SITE AREA 1,012.5 sqm 2040 sqm 1,023 sqm 4,075 sqmCLIENT BRIEF

TOTAL REQUIRED GFA 18,460sqm# LEVELS REQUIRED 7 26 5GROSS BUILDING ENVELOPE (GBE)EXISTING BUILDING N/A N/A- PODIUM LEVEL 1 347 sqm 1,340 sqm - PODIUM LEVEL 2

315 sqm1,340 sqm 105 sqm

- UPPER LEVEL 940 sqm 105 sqm - TOTAL 2,237 sqm 24,651 sqm 420 sqm 27,308sqmGROSS FLOOR AREA (GFA)EXISTING BUILDING 100 sqm 1,500 sqm- PODIUM LEVEL 1 295 sqm 1,139 sqm- PODIUM LEVEL 2

268 sqm1,139 sqm 89 sqm

- PER LEVEL 658 sqm 89 sqm - TOTAL 2,001 sqm 18,839 sqm 1,856 sqm 22,696 sqmFSR (PROJECTED) 5.57 : 1

PROJECTED HEIGHT AS PER REQUIRED FLOOR

SPACE BY CLIENT

CAVELL AVE

BLAXLAND ROAD

CONCORD ROAD

SITE A

SITE B

CAVELL AVE

BLAXLAND ROAD

5M

5M

9M

30M22M

35M45M

5M

5M

6M

6M

5M

3M

PEDESTRIAN THROUGH LINK EXISTING CHURCH

3M

PROPOSED NEW ROAD CONNECTION

PROPOSED NEW PRIVATE DRIVEWAY

NEW ROAD CONNECTIONNEW PRIVATE DRIVEWAY

CONNECTION - 6M WIDE




MINIMUM SEPARATION DISTANCES BETWEEN BUILDINGS INCLUDING

PODIUM*


PODIUM*

24M

12M

ASSUMPTIONS:

70% Efficiency GBE to GFA for Res

85% Efficiency GBE to GFA for Non Res

35 sqm Per car parking space (multi-deck)

5.0m Floor to floor height ground floor

3.1m Floor to floor height above ground

86 sqm GFA per Affordable Housing - 2 Bdrm

98 sqm GFA per Market Housing - 2 Bdrm

* This is agreed understanding between Church, adjoining land owners and their consultants SJB

VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTCLIENT BRIEF - FLOOR SPACE ALLOCATIONS


SCHEDULE OF ACCOMMODATION

FUNCTION SITE LEVEL GBE / FL GFA / FL # FLS TOTAL GFASITE A

Canteen / Cafeteria Indoor and Outdoor space to seat 200 persons

A Exist bldg & open space N/A 100 sqm1

100 sqm + 120 sqm of

outdoor spaceBookshop / Gift shop / Chemist A GND 347 sqm 294 sqm 294 sqm

Medical Centre Facility A Lvl 2-5 315 sqm 268 sqm 4 1,072 sqmHoly Bread Room Commercial Oven A

Lvl 6315 sqm 268 sqm

180 sqm

Youth Facility / Computer Room A 315 sqm 268 sqm 187 sqm

Admin/ Offices with Tea Making Facilities A Lvl 7 315 sqm 268 sqm 1 268 sqm

TOTAL FLOOR SPACE SITE A 2,001sqmSITE B

Community Hall / Events Facility with a stage and storage / audio studio

B GND1,340 sqm 1,139 sqm 1

900 sqm

Commercial Kitchen @ 300 sqm B GND 239 sqm

70 Place Child Care incl Indoor & Outdoor B Lvl 2 751 sqm 639 sqm 1 639 sqm

Age Care Facility @ 35 single bed / 25 double bed in 2/3 levels

B Lvl 3-8940 sqm 799 sqm 6

4,500 sqm

Emergency Accommodation B Lvl 3 294 sqm

Affordable Housing - 26 mix of 1 and 2 bed B Lvl 9-11 940 sqm 658 sqm 3 2,397sqm

Market housing - 100 x 2 Bed @ 85 sqm B Lvl 12 -22 940 sqm 658 sqm 15 9,870 sqm

TOTAL FLOOR SPACE SITE B 18,839 sqmSITE C

Sunday School Classes 16 @ 16 sqm C Lvl 2-5 (void at GND)

105 sqm 89 sqm 3 267 sqm

Conference / Board Room 105 sqm 89 sqm 1 89 sqm

CHURCH (EXISTING) C 1 N/A 1,500 sqm 1 1,500 sqmTOTAL FLOOR SPACE SITE C 1,856 sqmPROJECTED GFA 22,696 sqmPROJECTED FSR 5.57 : 1 Parking 250 cars (100 for market housing and 150 for public)

A & B B1-B3 2,220 sqm 4 8,880 sqm

AGE CARE FACILITY &

EMERGENCY ACCOMODATION

1ST FLOOR: 70 PLACE CHILD CARE INCL

INDOOR & OUTDOOR

GND FLOOR: COMMERCIAL KITCHEN &

COMMUNITY HALL

CAVELL AVE

BLAXLAND ROAD

CONCORD ROAD

GND FLOOR: CHEMIST/GIFT

SHOP/ BOOK SHOP

MARKET HOUSING

MEDICAL CENTRE FACILITY

RESIDENTIAL FOYER OFF SIDE

STREET

RESIDENTIAL LIFT CORE ALIGNED TO WESTERN FACADE TO MINIMISE INTERRUPTION TO

COMMUNITY HALL

SUNDAY SCHOOL & BOARD ROOM

HOLY BREAD ROOM COMMERCIAL OVEN / YOUTH FACILITY / COMPUTER ROOM / ADMIN / OFFICES WITH TEA

MAKING FACILITIES

AFFORDABLE HOUSING

EXISTING BUILDING: CAFETERIA INCLUDING

OUTDOOR SEATING

NEW PRIVATE DRIVEWAY

CONNECTION - 6M WIDE





PODIUM*


PODIUM*

24M

12M

PROPOSED NEW ROAD

CONNECTION

VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTCLIENT BRIEF - FLOOR SPACE ALLOCATIONS


GND FLOOR: CHEMIST/GIFT SHOP/ BOOK SHOP

POTENTIAL PUBLIC DOMAIN

3 LVL BASEMENT CARPARK

70 PLACE CHILD CARE INCL INDOOR & OUTDOOR

HOUSING FOR MARKET

SUNDAY SCHOOL & BOARD ROOM

MEDICAL CENTRE FACILITY

SITE A

SITE C (CHURCH)

SITE B

HOLY BREAD ROOM COMMERCIAL OVEN / YOUTH FACILITY / COMPUTER ROOM / ADMIN / OFFICES WITH TEA

MAKING FACILITIES

EXISTING BUILDING: CAFETERIA INCLUDING OUTDOOR SEATING

AGE CARE FACILITY & EMERGENCY ACCOMMODATION

GND FLOOR: COMMERCIAL KITCHEN & COMMUNITY HALL

RESIDENTIAL FOYER OFF SIDE

STREET

PARKING - 250 SPACES

RESIDENTIAL LIFT CORE ALIGNED TO WESTERN FACADE TO MINIMISE INTERRUPTION TO

COMMUNITY HALL

AFFORDABLE HOUSING

PEDESTRIAN THROUGH LINK - CONTINUES THROUGH TO CAVELL AVE BETWEEN EXISTING CHURCH AND NEW

BUILDINGS

TOTAL GFA : 2,001 sqmNO LEVELS : 7

TOTAL GFA : 1,856 sqmNO LEVELS : 4

TOTAL GFA: 18,839 sqmNO LEVELS : 26

VIRGIN MARY & ST MARKORIOUS COPTIIC ORTHODOX CHURCH - RHODES EASTARTIST IMPRESSIONS


1:1000 @ A3

Perspective 2 : View from Cavell Avenue towards existing church and potential development on site with indicative future development on adjoining sites.

CAVELL AVE

BLAXLAND ROAD

1

2

Perspective 1 : View from Blaxland Road towards adaptive reuse of existing heritage house for street activation and future pedestrian linkages through the site.

Key Plan

EXISTING CHURCH

PROPOSED NEW ROAD CONNECTION

PROPOSED NEW PRIVATE DRIVEWAY

PEDESTRIAN THROUGH LINK


ATTACHMENT B

PHOTOS OF CURRENT CHURCH SERVICES

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SUBMISSION TO THE RHODES EAST DRAFT PRIORITY PRECINCT … · 2019-08-02 · SUBMISSION TO THE...

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