NELSON BAY RSL CLUB REZONING PROPOSAL

URBAN DESIGN ANALYSIS

November 2007

Contents
1.0

Background and Introduction

2.0

Context

2.1 Sub Regional Context

2.2 Local Structure

2.3 Movement

2.4 Natural and Built Features

2.5 Visual Impact and Views

2.6 Landform and Open Space

2.7 Character / Identity / Pattern

2.8 Land Use

10

2.9 Landscape Character

11

3.0

The Site

12

3.1 Existing Development

12

3.2 Local Character

13

3.3 The Proposal / The Site

14

4.0

Urban Design Principles

15

4.1 Coastal Guidelines

15

4.2 Activation at Street Level

16

4.3 Street Character

17

4.4 Landscape Enhancements / Open Space Connections

17

4.5 Building Height

18

4.6 Building Envelopes

22

4.7 Appropriate Typology

22

4.8 Discreet Parking

23

5.0

Urban Design Justification

24

5.1 Coastal Policy

24

5.2 Context

24

5.3 Urban Structure

24

5.4 Connections

25

5.5 Detailing the Place

26

5.6 Appropriate Buildings

26

6.0

Conclusions and Public Benefit

27

6.1 Direct Benefits

27

6.2 Impacts

27

6.3 Public Benefits

27

Appendix 1
Photos towards the site from the water

N elson Bay RSL Site Ur b a n D e s i g n A n a l y s i s

November 2007

1.0 Background and Introduction

1.0 Background and Introduction
This report sets out to provide Urban Design Justification for a proposed rezoning for
part of the subject site to permit its redevelopment for a range of uses including a 150
plus apartment room tourist hotel serviced apartments and a small amount of service
and convenience retail. This report also provides justification for redevelopment of
the eastern half of the site for a medical centre and 60 bed private hospital and a
range of self care retirement housing.
In order to justify the entire redevelopment, the site is described in terms of its context,
its place in the local urban structure, its land use and its landscape character.
The site is then described in the context of the proposal and how the proposal
might contribute to the site in terms of land use, street activation, street character,
building heights etc.
The proposal is then justified in terms of Urban Design Principles established in
Coastal Guidelines of NSW (context, structure, connections, edges, street pattern,
appropriate coastal buildings and place making) and the Public Benefits of a
sustainable approach to development are described.

N elson Bay RSL Site Ur b a n D e s i g n A n a l y s i s

November 2007
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