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Mixed land use precincts

Precinct 1 – Traditional

CharacteristicsLocated on the fringe of the Sydney CBD andpart of a series of traditional neighbourhoods.

Compact urban setting and fine grain,predominantly 19th Century streetscapes.

Bounded by busy roads which give them astrong physical definition.

Contains a patchwork of mixed land uses suchas shops, offices and small light industry, locatedside by side, or on top of each other.

Contains significant pockets of residentialdevelopment.

Some precincts are affected by major institutionsand special uses, e.g. Sydney University.

Includes former industrial sites that have beenconverted to residential uses.

Planning intent• To encourage a mix of low-intensity and small

scale activities including residential andenvironmentally sensitive retail, commercialand light industrial.

• To sustain the employment base of theprecinct.

• To ensure non-residential uses areenvironmentally compatible and respect theamenity of residential uses in the Precinct.

• To ensure activities that locate in the precincttake advantage of the convenient location ofthe precinct and encourage public transport useand pedestrian activity.

• To encourage improvements to the PublicDomain to reinforce the particular characterof the Precinct.

• The non-residential floor space is not to exceed:- 25% of the gross floor area of the building,

or;- the ground floor area of the building,

whichever is the greater.The onus is on the applicant to demonstratehow this can be accommodated withoutimpacting on adjoining land uses.

Land use criteriaActivities compatible with the intent of theprecinct include:• Residential activities for permanent and

transient residents, including for exampledwelling houses, multi-unit development andbackpackers’ hostels.

• Restaurants, cafes and take-away shops whichserve the local as well as a wider population.

• Convenience shops and services whichprovide essential commodities and services forthe local population.

• Educational and medical activities.• Work activities that can be carried out from

the home or associated spaces such as a garageor workshop and which do not detrimentallyaffect residential amenity (e.g. homeindustries).

• Small-scale offices.• Low intensity industries which do not

detrimentally affect the amenity of the localityby way of:– the scale and size of the development– floor space requirements– the size and number of vehicle movements– noise– air and water pollution– hours of operation– any other negative environmental impact.

NB: The above is not an exhaustive land usetable of uses permissible in the 10 Mixed Usezone; it is a generic list of compatible activities.A whole range of other activities may beappropriate in the precinct, depending on theirenvironmental performance.

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Precinct 2 – Mixed-use transitional

CharacteristicsIt includes a series of precincts usually locatedalong major roads that act as transitional areasor buffers to surrounding residential areas. Itincludes parts of Darlinghurst, Botany Road andCleveland Street.

These precincts contain a range of marginal retail,commercial and light industrial uses.

Planning intent• To encourage medium density urban housing

and a range of compatible vibrant non-residential uses such as shops, professionaloffices and studio type workshops.

• To protect the amenity of adjoining residentialareas by providing a buffer.


• The non-residential floor space is not to exceed:- 25% of the gross floor area of the building,

or- the ground floor area of the building,

whichever is the greater.The onus is on the applicant to demonstratehow this can be accommodated withoutimpacting on the amenity of adjoining landuses.

Land use criteriaActivities compatible with the intent of theprecinct include:• Medium density residential activities for

permanent and transient residents, includingfor example, multi-unit development, boardinghouses and serviced apartments.

• Restaurants, cafes and take-away shops whichserve a wide resident and work population.

• Offices (but generally not at ground floor asthey do not encourage great pedestrianactivity).

• Shops and personal service stores whichprovide goods and services for a widepopulation.

• Educational and medical activities.• Work activities that can be carried out from

the home or associated spaces such as a garageor workshop and which do not detrimentallyaffect residential amenity (e.g. homeindustries, studio workshops).

• Low-intensity industries which do notdetrimentally affect the amenity of the localityby way of:– the scale and size of the development– floor space requirements– the size and number of vehicle movements– noise– air and water pollution– hours of operation– any other negative environmental impact.


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Precinct 3 – Urban village centres

CharacteristicsComprise a series of small shopping centres thatprovide a focus for the local community. Theycontain a variety of shops including conveniencestores, restaurants, cafes and personal servicesthat generate pedestrian activity and socialinteraction.

Planning intentTo encourage a range of small-scale shops,offices and cafes compatible with the urbanvillage character of the surrounding area.To encourage development that meets the needsof the local community and encourages socialinteraction.To encourage improvements to the PublicDomain to reinforce the particular villagecharacter of the Precinct.

Land use criteriaActivities compatible with the intent of theprecinct include:• Medium-density residential activities for

permanent and transient residents, includingfor example, multi-unit development, boardinghouses and backpackers’ hostels.

• Restaurants, cafes and take-away shops whichserve primarily the local resident and workpopulation.

• Small-scale offices (but generally not at groundfloor as they do not encourage great pedestrianactivity).

• Shops and personal service stores whichprovide goods and services for the localpopulation.

• Small scale educational and medical activities.• Work activities that can be carried out from

the home or associated spaces such as a garageor workshop and which do not detrimentallyaffect residential amenity (e.g. homeindustries, studio workshops).


In the Kings Cross entertainment precinctThe entertainment precinct encompasses the areaof Kings Cross which runs along a short sectionof Darlinghurst Road/Macleay Street and ismarked in the Mixed Land Use Map. This precinctis part of the Kings Cross Urban Village,however, it contains a strong component ofentertainment oriented activities which sets itapart from other urban villages.

The planning intent for this precinct is torecognise and encourage entertainment uses inthe precinct (particularly at lower levels ofbuildings) whilst containing these uses to theassigned area to protect the amenity ofsurrounding residential areas.Whilst activities in the Kings Cross entertainmentprecinct may be of greater intensity and scalethan in other urban villages, they should furtherKings Cross’ true urban village character.

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Precinct 4 – Alexandra Canal

CharacteristicsIt covers the properties adjacent to the banks ofthe Alexandra Canal, bounded by Burrows Road,Huntley Street and properties adjacent to the eastside of the canal.

Main characteristics are:• Predominantly industrial employment Precinct

which contains a mix of transport depots,storage and distribution activities and junkyards (considered at this stage as transitionaluses only).

• Potential for redevelopment and intensificationof uses to include a mix of industrial andcommercial and bulky goods retailingactivities, and ancillary residential.

• Alexandra Canal has potential for upgradingto improve the amenity of the area and createa unique working environment.

Planning intent• To allow a broad range of complementary

industrial and commercial activities andancillary work-based studio typeaccommodation and service infrastructurewhich will not, by the nature of theiroperations, detrimentally affect theenvironment or the amenity of adjoining ornearby land, or the efficient operations of thelocal or regional road system.

• To retain the employment base in the area,provide flexibility and encourage initiatives tocreate a unique and innovative workingenvironment.

• To improve services and facilities foremployees such as take away shops, a fewcafes, seating and resting areas, and footwayimprovement.


Land use criteriaActivities compatible with the intent of theprecinct include:• Restaurants, cafes, take-away shops and small

shops which primarily serve the workforcepopulation.

• Residential accommodation which isintegrated with work-based activities andprimarily provides residence to the workforce.

• Complementary industrial, commercial, studio/workshop and bulky goods retailing activitieswhich do not detrimentally affect the amenityof the locality by way of:– the scale and size of the development– floor space requirements– the size and number of vehicle movements

– noise– air and water pollution hours of operation– any other negative environmental impact.


Refer to:Part G – Alexandra Canal.

It identifies urban design opportunitiesassociated with development adjacent to theCanal.

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4.2 Site Planning

4.2.1 Subdivision pattern and lot layout

Objective• To ensure the location, size and shape of the

allotment can accommodate mixed-usedevelopment.

• To ensure an appropriate transition or separationis provided between housing and more intenseuses which may potentially have detrimentalimpacts.

• To ensure the design and arrangement of buildingsand servicing areas provides a high degree offlexibility to accommodate changes in the typeof occupancies.

Performance criteriaLot size is sufficiently large to accommodate therange of uses proposed, to provide adequateseparation between the different uses within thesite and in relation to adjacent properties.

The design creates a walkable context that isstimulating, legible, comfortable and safe forpedestrians.

Home workspaces, studio/workshops or othermedium intensity uses are included as a noiseand visual transition between housing andindustry.

Mixed used development is designed so that overtime can adapt to different activities with aminimum of retro-fitting.

The design and arrangement of buildings canprovide a separate street-front access for aboveground floor, allowing different uses and userson different levels.

Home-based businesses have a clearlyidentifiable separate area for the business, ideallydesigned to close off from the rest of the dwellingif desired, to provide security and privacy and toallow for future use as separate occupancy.

NB: Development in mixed use areas will berequired to include more than one use, unless it isimpractical to do so because of site constraints.

4.2.2 Open space

ObjectiveTo ensure open space is provided in a form thatmeets the needs of the users and occupants of thedevelopment, and is creatively designed to respondto the characteristics of the site.

Performance criteriaThe amount of open space for individual develop-ments takes into account the availability of openspace in the vicinity.

Open space is designed to cater for the needs ofall users and supplements activities at street level.

Open space is provided in the form of courtyardsor enclosed spaces such as atria, squares andplazas.

Open space creates a pleasant environment withsufficient solar access.

Open space areas are adaptable for differentactivities.

Refer to:Ü Part E – 1.4 Private open space.Ü Part F – 2.1.1 Private and Communal open

space, for Residential Flat Buildings.

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4.2.3 Parking, access and servicing

Objectives• To minimise conflicts between vehicular

movements and pedestrians.• To provide separate vehicular access and parking

between different uses, with least impact toadjacent precincts.

Performance criteriaParkingThe design of parking areas takes account of:• the need for multiple use of the parking areas,

and• the need to provide separate parking areas for

each use.

AccessPedestrian entries from the street to upper levelshave sufficient and clearly identifiable accesswithout breaking up retail continuity.

Pedestrian access from rear parking areas to theupper levels is efficient and safe, particularly forresidents at night.

Home-based businesses include a separateentrance from the street to the home business forclients and outside employee/s.

Driveways are located:• where they will cause minimal interference

with vehicular and pedestrian movement onpublic roads;

• do not cause congestion, delay or hazards totraffic movement on an adjoining street; and

• to take advantage of the site opportunities suchas multiple street frontages.

Servicing areasRetail activities have appropriate delivery andgarbage collection access.

Where possible, loading facilities are located atthe rear of the development with access off alaneway system.

Vehicular movements are separated wheneverpossible, and all pedestrian movements aresegregated.

ControlOff-street parking layout and design complies withnumerical standards set out in Council’s TransportGuidelines for Development.

Refer to;Ü DCP No. 11 Transport Guidelines

Operational issuesThis element is additional to the designconsiderations in Part E Operational Controls of thisDCP.

ObjectiveTo ensure uses located together can operate harmoni-ously, complementing and having minimal negativeimpacts on each other.

Performance criteriaNoise impact associated with goods delivery andgarbage collection, particularly in early morningis minimised.

Possible late night noise from restaurant activitiesis contained to minimise impact on nearbyresidents.

Venting from ground floor occupancies isprovided to minimise negative impact of cookingsmells on upper storey occupants.

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4.3 Building form andappearance

4.3.1 Height and scale

ObjectiveTo ensure height and bulk is compatible with thescale of the area and consistent with the UrbanDesign Principles of the Plan.

Performance criteriaHeight relates to the proportion and width of thestreet pattern and reinforces the functional roleof the street network.

The bulk of the building does not detrimentallyaffect development at the rear.

ControlsHeight and Floor Space Ratio comply with theHeight Control and Floor Space Ratio Mapsrespectively.

Height complies with PART E Design Criteria forEnvironmental Planning, E 2.1 Building Envelope andis consistent with the Urban Design Principles inthis Plan.

Refer to:Ü Part E – 2.1 Building Envelope.Ü Part E – 2.2 Floor Space Ratio.Ü Part E – 2.3 Height and scale.

4.3.2 Facade treatment

ObjectiveTo ensure mixed-use development is designed toarchitecturally express the different functions of thebuilding to achieve richly articulated facade treatmentthat enhances the character and diversity of thestreetscape.

Performance criteriaThe facade treatment reflects the activities carriedout within the buildings, whilst respecting themass, scale, articulation and proportions ofexisting adjoining buildings.

Plant equipment and machinery used by the non-residential use are located and planned to bewithin the building, or are suitably screened fromresidential uses.

Buildings used as buffer are constructed ofmaterials with good sound insulating quality anddo not have large openings that would transmitnoise. Solid masonry walls compatible withstreetscape amenity are used to complementbuildings to maintain continuity of noise buffer.

Vehicular entrance openings are integrated withinthe design of the building.

In large mixed-use developments, the design ofservice and vehicle manoeuvring areas do notdetrimentally affect the continuity of the buildingfacade.

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No. of Residents

10 or less residents andless than 10 staff

11-20 residents andless than 10 staff



Water Closet

1 plus 1 unisex WC forstaff




Wash Basin

1 plus 1 unisex WB forstaff




Bath/Shower

1

2

3

4

Minimum number of water closets,wash basins and showers/baths.

Note. 1 Water Closet for every 12 males may be provided if 1 urinal is provided for every 25 males up to 50and 1 additional urinal for each additional 50 males (or part thereof). Where there are more then 40residents proposed to be accommodated, refer to the Building Code of Australia for further requirements.

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5. SHOPPING STREETS

IntroductionThe shopping streets of South Sydney include suchstreets as Oxford, King, Crown, Cleveland, Redfern,Abercrombie, and Elizabeth Streets and Darlinghurstand Erskineville Roads. (Refer to MAP No. 9).

These streets display important features such as shopfronts, awnings and advertising signage, whichcontribute to the unique architectural and functionalcharacter of the streets.

The following controls complement and are to beapplied in conjunction with the provisions of Part EDesign criteria for all development types.

Development must also contribute to the PublicDomain improvement initiatives set out in the PublicDomain Improvement Plan.

This section includes:

5.1 Building appearance and conservation

5.2 Shop-fronts and pedestrian activity

5.3 Awnings

5.4 Signage

5.5 Vehicle entrances and footpath crossing

5.6 Security and design

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5.1 Building appearance andconservation

Several of the major shopping streets arecharacterised by substantial components of late 19thand early 20th century buildings which formarchitecturally and historically significantstreetscapes and are in conservation areas.

In-fill development and alterations and addition toexisting buildings, should relate sympathetically toadjacent buildings, the streetscape, existing buildingheights, alignments, forms and facade detailing intheir design.

The emphasis should be on restoration and/orreconstruction of original (missing or deteriorated)elements and detailing to reinstate the traditionalcharacter of these shopping streets.

Shopping malls with recessed plazas and/or blankfacades, except where required for pedestrianlinkages or open space, are not appropriate forms ofdevelopment in major shopping streets.

Where there is a painting scheme, the painting ofbuildings in heritage colours will be encouraged.

ObjectiveTo ensure the character of shopping streets isappropriately conserved and enhanced by preservingindividual buildings of significance, and their uniquecomponents (windows, shop-fronts, awning supportsetc.).

Performance criteriaNew in-fill development and alterations toexisting buildings are designed to be compatiblewith the important historic character of theexisting streetscape and include:• Sympathetic height and alignment of adjacent

buildings.• Lining up major horizontal elements (e.g.

eaves/ parapets, windows sills and /or headsetc.).

• Repeating the major vertical bay widths/rhythms established by adjacent buildings.

• Matching the general proportions /forms offacade modulations of adjacent buildings,particularly fenestration and balcony elements.

• Using materials similar to, and compatiblewith, those in the existing context (generallyrendered and painted masonry).

• Reinstatement of missing components ordecorative details on existing buildings.

• Reinstating original facade elements (aboveawing level) such as windows, parapets,balconies and ornamental detailing on all earlybuilding.

• Paint schemes which match the heritage colourschemes prominent in the streetscape.

• Where the size and depth of building sitesallows shopping arcades, the street frontagescomply with the general height, form,alignment and facade character controlsestablished for the street.

ControlsStreet-fronting development should not be lessthan two stories in height, or more than one storeylower than at least one of its neighbours (whichever is greater). Buildings are painted in heritagecolours (similar to the heritage paint schemesadopted for Oxford Street and King Street).

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Refer to:Ü Part E – 4.3 Security Devices

5.2 Shop-fronts and pedestrianactivity

Original shop-fronts which contribute to the uniquecharacter of shopping streets should be preservedand integrated with the design of new developmentto provide active street frontages.

Shopping malls with recessed plazas and/or otherblank facades are not appropriate for shoppingstreets.

Objectives• To encourage the retention of original shop-fronts

and ensure the design of street frontages are notdetrimental to the aesthetic quality of the street.

• To encourage the location of active uses such ascafes, that contribute to street liveliness andvitality in the major shopping streets.

• To provide highly stimulating street frontagescomprising a large number of buildings with manyentries within a short distance.

• To enhance and expand the public domain withstreetscape improvements (such as footpathwidening) and the provision of forecourts orplazas in new development.

Performance criteriaDevelopment along street frontages containsretail activity at ground level.

Original or early shop-fronts in existing buildingsare preserved and significant features (windowframing, tiled entries, doors, etc.) repaired/restored.

Where early shop-fronts are to be replaced, newshop-fronts:• are a modern design• are a reconstruction of an earlier shop-front

using forms and detailing from existingexamples in the area or from other sources.

Modern shop-fronts are simply detailed withappropriately designed areas of glazing andnarrow mullions/framing.

Existing shop-fronts are not bricked up orreplaced by solid roller shutters.

ControlSolid roller shutters are not permitted.Transparent or open grill type shutters areacceptable if located behind the shop front.

5.3 Awnings

Objectives• To ensure traditional awnings (posted and

suspended) are reinstated where appropriate andare designed to match the traditional pattern.

• To achieve a balance between the provision ofawnings and the enhancement of the publicdomain

Performance criteriaBuildings are designed to incorporate:• Traditional suspended steel box-section type

awnings.• Awnings that match the form of adjacent

awnings and maintain the same alignment andwhich reinforce the continuity of the street.

Buildings with multiple bays incorporate centralarched ‘canopy’ elements provided these areappropriately scaled and are compatible withother awning types in the street.

Canvas or corrugated steel awnings do notinterrupt a continuous run of awnings, do notconflict with established streetscape character inheritage areas and do not compromise the needto enhance the public domain.

Trafficable awnings are generally inappropriatein shopping street, but where proposed, aredesigned to complement the streetscape

Street awnings to new arcade developmentsincorporate raised or arched canopy elementsover entrances and are appropriately scaled andcompatibly with the prevailing street awningcharacter.

Awnings are designed to permit street treeplanting to be provided at regular intervals.

Reinstated posted verandahs or balconies aredesigned to be self supporting in the event of theremoval of one or more post supports.

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5.4 Signage

ObjectiveTo ensure signage respects the historic and uniquecharacteristics of shopping precincts.

Performance criteriaSigns do not protrude above eaves, parapet orroof lines, nor above suspended awnings.

Large signs are not fixed above awning level tobuilding facades and especially buildings that arein conservation areas or are items ofenvironmental heritage.

Small signs above awning level do not obscurewindows or other important facade features.

Early building names (on parapets, pediments,etc.) are preserved wherever possible.

The design and painting of signs complementHeritage Paint Schemes.

ControlsLarge, elevated, solid panel advertising and buildingname signs including those fixed on parapets orroofs are not be permitted in shopping streets.Floodlit signs may be appropriate, but illuminatedsigns above awning level or on side walls are notpermitted. Signs complies with Council ’sDevelopment Control Plan No. 7- Guidelines forOutdoor advertising.

Refer to:Ü Part E – 2.6 Signage.Ü DCP No. 7 Guidelines for Outdoor Advertising.

5.5 Vehicle entrances andfootpath crossings

Objectives• Minimise pedestrian and vehicular conflicts along

footpaths.• Minimise disruption to streetscape continuity

resulting from vehicle crossings over footpaths.

Performance criteriaVehicle access to loading docks and off-streetparking takes place from rear lanes.

Where rear-lane access is not possible, vehicleaccess is kept to a single footpath crossover atright angles to the street. In this instance, Councilmay require warning signs to warn drivers ofpedestrians on the footpath.

‘Porte-cocheres’ which have a driveway acrossthe footpath take into consideration the impacton the continuity of the footpath, pedestrian flowand streetscape issues.

ControlAccess to off-street loading zones and car-parkingcomplies with Council’s Transport Guidelines forDevelopment.

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5.6 Security and design

Objectives

• To ensure that commercial development isdesigned to minimise opportunities for criminaland anti-social behaviour and maximise naturalsurveillance so that people feel safe at all timesof the day and night.

Performance criteriaStreet level activity• Ground/street level uses provide active retail

and commercial frontages and reinforcepedestrian activity

• Uses promote casual surveillance of the street

Lighting• Buildings should have well lit and colour

adjusted lighting at all entries• Lighting is positioned in such a way so as not

to create light spill into adjoining residentialareas

• Lighting fixtures are vandal proof

Building entry points• Are clearly visible from the street frontage• Are readily identifiable from public areas• Are well lit at night

Building DesignThe building has been designed to:• Minimise entrapment spots• Have openings in all walls which have

frontage to a street, parking area, laneway orother public area

• Overlook public areas• Incorporate mixed uses at ground level which

encourage pedestrian activity and surveillance.

Signage• Street number and entrance/egress is clearly

displayed and complements the architecturalstyle and/or streetscape

Landscaping• The type and location of landscaping does not

obstruct sightlines

Parking• Parking for large sites is located in a basement• Ground level parking contributes to the

streetscape and pedestrian environment

Security DevicesSecurity devices and materials have beencarefully selected and used to:• Minimise a fortress-like appearance• Contribute to the streetscape• Provide views out of the premises.

In special circumstances where design alonecannot achieve the objective, security devices,such as convex mirrors and security officers maybe used to maximise safety for users.

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