On January 15 2025 West Botany Projects Pty Ltd lodged a development application with Bayside Council. The proposal aims to redevelop 17-19 West Botany Street, Arncliffe into a 10-storey co-living housing facility. This project, designed to provide modern and affordable accommodation, aligns with the urban renewal goals for the area.
Development Proposal
The project aims to replace two existing residential properties with a state-of-the-art co-living facility, designed to offer a modern and affordable housing option in a high-density format. The building will feature 90 private rooms, each equipped with ensuite bathrooms and kitchenettes to provide residents with comfort and privacy. Among these, 12 rooms will have private balconies, offering outdoor space with views of the surrounding area, and 5 rooms will be designed to accommodate individuals with mobility challenges, meeting accessibility standards.
The private rooms range in size from 19 to 24 square metres, with all including essential amenities such as sleeping and living areas, storage, and natural light. In addition, the accessible rooms will feature combined washing and drying machines to enhance functionality for their occupants.
The design also prioritises community engagement through thoughtfully integrated shared spaces. These include multiple communal lounges, kitchens, dining spaces, and study areas, fostering interaction and collaboration among residents. Landscaped outdoor terraces at ground level and upper levels further extend communal living areas, providing spaces for relaxation, recreation, and socialising.
To support these facilities, the project includes plans for significant excavation work to accommodate a basement level. This level will house 17 parking spaces, storage for 18 bicycles, and essential services such as waste management facilities, ensuring the development operates efficiently while maintaining a minimal footprint at ground level.
Photo montage by JSA Studio
Parking and Accessibility
The development complies with State Environmental Planning Policy (Housing) 2021 requirements for parking in transport-accessible areas. Specifically:
- The project includes 17 car spaces, with one designated for disabled use and another as a car-share space.
- To encourage active transport, 18 bicycle parking spaces and 2 motorcycle spaces will be provided.
- Access points are strategically placed along Duncan Street to ensure seamless entry and exit for vehicles and pedestrians.
Environmental and Compliance Aspects
The proposal addresses key environmental and planning considerations to minimise impacts and align with local regulations.
- Building Height and Density: While the proposed height of 32.6 metres slightly exceeds the allowable limit of 31 metres, this variation is limited to rooftop structures, such as the plant enclosure and lift overruns. Meanwhile, the Floor Space Ratio (FSR) of 2.51:1 complies with the permitted 2.75:1.
- Stormwater Management: On-site detention systems and sediment control measures are included to prevent runoff and ensure compliance with stormwater regulations.
- Noise Management: Acoustic treatments for façades and restrictions on outdoor communal space usage (7 am to 10 pm) will minimise noise impacts on neighbouring properties.
- Tree and Vegetation Management: Four low-retention trees on-site will be removed and replaced with 11 new trees, alongside six additional street trees. This approach enhances biodiversity and improves the streetscape.
Social and Urban Impact
This development aligns with the strategic objectives of the Bayside West Precincts 2036 plan, which identifies Arncliffe as a key area for high-density housing. Several benefits are expected to result from this project:
- Affordable living options will cater to young professionals, students, and small households, addressing demand for flexible accommodation.
- Increased population density will support local businesses and contribute to the vibrancy of the area.
- Landscaping and modern architectural features will enhance the visual appeal and character of West Botany and Duncan Streets.
Design Features and Landscaping
The building’s design integrates contemporary architectural elements with thoughtful landscaping to create a cohesive and inviting space. For instance, the curved façade of the tower provides a striking visual feature, while the slim profile ensures minimal overshadowing of neighbouring properties. Additionally, setbacks along the northern and southern boundaries preserve privacy and daylight access for adjacent developments.
The landscaping plan incorporates native and exotic plants to enhance the public realm. Specifically:
- Native trees and shrubs will create privacy buffers and soften the visual impact of the building.
- Communal outdoor spaces, including terraces and lawns, will foster social interaction among residents.
- Sustainable practices, such as water-sensitive landscaping, ensure the site remains environmentally friendly.
Project Team
- Developer: West Botany Projects Pty Ltd.
- Urban Planner (Author of Environmental Statement): Design Collaborative Pty Ltd, led by David Rippingill.
- Architectural Design: JSA Studio Architects.
- Landscape Design: Zenith Landscape Design.
- Traffic and Parking Analysis: TTPA.
- Acoustic Design: ANAVS – Acoustic Noise & Vibration Solutions.
- Geotechnical Investigations: NR Engineering Consultants.
- Stormwater Management: John Ramanous & Associates.
- Arborist Report: The Tree Guardian.
- Construction and Operational Waste Management: LID Consulting.
For More Information
To learn more, search the application number DA-2025/2 on the Bayside Council’s website.
