Eloura Services Pty Ltd has submitted a development application to the City of Canada Bay Council on 20 December 2024. This application seeks approval for a residential project at 176-184 George Street, Concord West. The proposal involves demolishing existing industrial buildings to construct a six to eight-storey residential development. It includes 183 residential units, 32 of which are affordable housing, along with a neighbourhood shop, landscaped areas, and parking facilities.
The site is zoned R3 Medium Density Residential, allowing for residential flat buildings. This project aligns with the State Environmental Planning Policy (Housing) 2021 (Housing SEPP), which supports the inclusion of affordable housing in accessible areas.
Key Features of the Proposal
The development consists of the following:
- Residential Units: The project includes 183 apartments. These consist of one-, two-, three-, and four-bedroom options, with 15.1% of the Gross Floor Area dedicated to affordable housing.
- Neighbourhood Shop: A 93.3m² retail space is planned on the ground floor of Building C.
- Parking Facilities: Two basement levels will provide 198 car spaces, including 37 visitor and 22 accessible spaces.
- Landscaped Areas: Communal open spaces total 2,018m², with 1,566m² allocated for deep soil planting.
Artist Impression by Turner Architects
Site Description
The site at 176-184 George Street spans 8,071m². It is currently occupied by one- and two-storey brick warehouses, which lack heritage significance. The site is located near Powell’s Creek Reserve and Victoria Avenue Public School. It is accessible, being 400 metres from Concord West train station and 1.2 kilometres from the under-construction North Strathfield Metro station.
The surrounding area includes older residential properties and newer medium-density developments. Approved projects nearby, such as residential flats on Rothwell Avenue and a 6-12 storey complex proposed for 1 King Street, reflect the area’s ongoing transition.
Breakdown of Residential Units
The project is divided into three buildings:
- Building A: This six-storey building will include 58 units and features recessed upper levels.
- Building B: An eight-storey structure with 85 units and rooftop communal spaces.
- Building C: This building comprises 40 units and the neighbourhood shop.
The units exceed Apartment Design Guide (ADG) standards for internal space, ensuring they meet the required sizes.
Compliance with Planning Controls
The proposal complies with key requirements of the Housing SEPP and Canada Bay LEP 2013:
- Affordable Housing: The project exceeds the 10% affordable housing requirement with 15.1% of the Gross Floor Area allocated.
- Height and Density: The buildings conform to height and floor space allowances under Housing SEPP.
- Deep Soil Planting: At 19.3%, the site surpasses the 7% requirement for deep soil areas.
- Solar Access: 77% of units receive three hours of sunlight during midwinter, exceeding the ADG benchmark of 70%.
- Parking and Accessibility: The development provides sufficient parking for residents, visitors, and accessible needs.
Local Context and Accessibility
The site sits within a precinct transitioning from industrial and low-density residential use to medium-density housing. This trend aligns with urban renewal strategies. Proximity to public transport enhances the site’s suitability for higher-density housing. Nearby amenities, including schools, parks, and shops, support the project’s residential focus.
Design Features
The project incorporates the following design elements:
- Building Setbacks: The design adheres to required setbacks, with minor variations considered acceptable under planning controls.
- Natural Ventilation and Light: 72% of the units feature cross-ventilation, and 77% receive adequate sunlight.
- Landscaping: Communal areas include 1,566m² of deep soil planting to support stormwater management and greenery.
- Adaptability: A total of 28 units meet adaptability standards.
Mitigation of Impacts
The development addresses potential impacts through:
- Privacy Measures: Landscaping, setbacks, and balcony designs reduce overlooking and maintain privacy.
- Shadowing: While some overshadowing occurs, adjacent properties retain at least 50% solar access to private open spaces.
- Traffic Management: A traffic impact assessment indicates the local road network can accommodate increased demand.
Community Contributions
The project provides 32 affordable housing units, addressing housing needs for low- and moderate-income households. The inclusion of a neighbourhood shop offers added convenience for the area.
Development Team
The project team for this development includes:
- Developer: Eloura Services Pty Ltd
- Urban Planner: ABC Planning Pty Ltd
- Architectural Design: Turner Architects
- Landscape Architecture: Paddock Landscape Architects
- Surveying: Total Surveying Solutions
- Stormwater and Engineering: Capital Engineering Consultants
- Acoustic Assessment: Acoustic Logic
- Access and Building Code Compliance: AED Group
- Waste Management: Auswide Consulting
- Environmental and Geotechnical Studies: WSP
- Traffic and Parking Assessment: Transport and Traffic Planning Associates
For more information, search application number DA2024/0250 on the City of Canada Bay Council’s website.
