4.1 Annandale
Part 4 – Place Specific Controls
Annandale is located on Gadigal lands which extend approximately from the southern side of Sydney Harbour from South Head to around what is now known as Petersham, with the southern boundary approximately lying in the area that now forms the Alexandra Canal and Cooks River.
Gadigal Country in Annandale lies primarily on shale with steep slopes towards the water exposing sandstone outcrops. The topography in Annandale in the northern section is mostly undulating to rolling rises and low hills on Hawkesbury Sandstone, whereas the central and southern parts are characterised with gently undulating rises on Ashfield Shale. The original ecological communities present in Annandale are Sydney Turpentine Ironbark Forest, Sydney Coastal Sandstone Foreshores Forest and Samphire Saltmarsh in the mouth of Rozelle Bay.
This Country holds freshwater and saltwater that comes from two tributaries of Parramatta River: Johnstons Creek and Whites Creek. These creeks flow through the suburbs of the Inner West and enter the river through to the saltwater of Rozelle Bay. This Country has been used for gathering seasonal resources, travelling the waterways, fishing, with the lands and water traditionally managed by thousands of generations of Aboriginal Peoples.
Annandale, like many areas of Gadigal Country, has been heavily impacted by colonisation, particularly the waterfront and waterways which have been extensively altered by industrial usage. In the 2021 Census, the Australian Bureau of Statistics published that 1% of the population of Annandale identified as Aboriginal and/or Torres Strait Islander.
Annandale is a small suburb with a very distinct character. This character is shaped by its unique street pattern, dominated by a series of wide, north/south streets, and large terraces and cottages mostly oriented to the east and west. Although strongly defined by its topography and street pattern, incremental development over several decades has resulted in a considerable variety of building forms, style and size. Higher and grander buildings are located on the Johnston Street ridge, reducing in scale towards the creek lines.
The physical and historical social hierarchy is clearly expressed in the contrast between substantial housing on the ridge, more modest terraces on the ridge and semi-detached cottages on the slopes. The built form reinforces the topography and allows views out to the valleys and adjoining ridges.
Residential development primarily consists of low to medium-density housing, with new builds respecting the suburb's traditional form. Accessible by public transport, Annandale offers proximity to the CBD while maintaining a suburban feel. The suburb is enriched by green spaces like Johnston's Creek and Bicentennial Park, supporting high levels of amenity.
Annandale's desired future character is to balance its historic identity and support its evolution in identified growth areas. Through the retention of pre-1940 buildings, the vision reinforces the areas importance as a well-planned nineteenth century suburb, with notable subdivisions till the end of the 1930s. The heritage significance of the area is further supported through the identification of the Witches Houses Precinct on Johnston Street as sites with unique heritage value. In addition, the vision enhances the amenity of Smith, Hogan and Spindlers Parks, and strengthens the vegetative corridors of Whites Creek Lane. The vision retains industrial uses within the Camperdown precinct and allows for orderly growth at 1-5 Chester Street to support the Camperdown Ultimo Collaboration Area.
Objectives
To preserve the predominantly low-density residential character of the neighbourhood, including original detailing and finishes.
To support the heritage significance of the Annandale neighbourhood.
To improve the amenity of Smith, Hogan and Spindlers Parks.
To strengthen the vegetative corridors of Whites Creek Lane.
To retain industrial uses within the Camperdown precinct.
To enable orderly growth at 1-5 Chester Street that supports the Camperdown Ultimo Collaboration Area.
Controls
Design development to achieve the neighbourhood's desired future character. Retain elements that contribute to existing character and comply with all relevant DCP requirements.
Site specific controls apply to the precinct identified in the following list and Figure 4.1.1 below.
- Witches Houses Precinct apply to the land marked 'A'
- Smith, Hogan and Spindlers Park Precinct apply to the land marked 'B'
- 1-5 Chester Street, Annandale apply to the land marked 'C'
- Camperdown Precinct apply to the land marked 'D'
- Whites Creek Lane (Annandale) Precinct
The properties which make up 'The Witches Houses' Precinct are as follows:
- 258-272 Johnston Street, Annandale – Sandstone wall and gateways along Johnston Street frontage
- 'Kenilworth' 260 Johnston Street, Annandale
- 'Highroyd' 262 Johnston Street, Annandale
- 'Hockingdon' 264 Johnston Street, Annandale
- 'Creba' 266 Johnston Street, Annandale
- 'Oybin' 270 Johnston Street, Annandale
- 'The Abbey' 272 Johnston Street, Annandale
Objectives
To protect and maintain this unique and outstanding collection of high-quality late Victorian dwellings.
Controls
Ensure all works comply with a Conservation Management Plan prepared for the development site.
Conserve and maintain elements identified as having historic, aesthetic, technological, or social significance, including key features such as:
- a)The long stair window on the southern façade
- b)Leaded glazing at 'Highroyd' and 'Hockingdon'
Retain architectural elements that contribute to the buildings Johnston Street's character, including:
- a)The form, height, and scale of the main section of the building
- b)The tower and spire
- c)Roof form, ridge, and associated elements such as gables, gablets, and chimneys
- d)Open verandahs, balconies, and associated ironwork and tiling
- e)The pattern of openings on the front façade
Retain the existing front setback of all buildings and limit any additions to the rear.
- a)Retain the existing side setbacks of heritage items and ensure any extensions do not exceed the width of the existing building.
- b)Conserve the stone wall and associated features at 258–272 Johnston Street, including gated openings, pediments, wrought iron palisade fencing, return stone walls, and stone steps. To achieve this:
- c)Retain the existing height and length of the wall and gateways
- d)Keep stonework unpainted and in face stone finish
- e)Use lime mortar mix for repairs and repointing; do not use cement mortar or brick infill
- f)Allow adaptation and replacement of gates only where they do not detract from the existing character or impact the fabric of the fence
Objectives
To protect and enhance the amenity of Smith, Hogan and Spindlers Parks.
Controls
Provide a minimum building setback of 10 m from the common boundary with Hogan Park or Smith Park to the nearest external wall of the proposed development (excluding decking and pergolas).
Maintain a minimum 2m landscaped buffer between residential development and any side or rear boundary adjoining the parks.
Objectives
To positively contribute to the transformation of the Camperdown Ultimo Collaboration Area through high quality-built form, public domain activation, and integration with surrounding development.
To enhance and activate the Johnstone Creek corridor by delivering ecological restoration, landscaped pedestrian and cycle connections, and improved visual and physical access.
To provide a sensitive interface with surrounding properties and open space through appropriate building setbacks, transitions in scale, and design that minimises visual bulk and amenity impacts.
To provide high quality affordable student housing and flexible floor space to accommodate a range of business premises, office premises and light industries in the technology, bio-medical, arts, production, and design sectors.
To optimise solar access and protect amenity by minimising overshadowing, ensuring privacy, and incorporating acoustic attenuation measures.
To promote ecologically sustainable development and mitigate urban heat island effects through green infrastructure, deep soil planting, and high-quality landscaping.
To ensure high-quality, durable finishes and materials that contribute to a visually appealing and welcoming street environment.
To support sustainable transport and efficient site operations by encouraging active transport, car sharing, and public transport use, and providing safe access and waste management systems.
Controls
Built Form, Height, and Design
Limit building height to a maximum of 17 metres and no more than five storeys including any lift overruns.
Ensure the built form layout aligns with Figure 4.1.2 - Indicative Site Plan.
Design proposed buildings to be consistent with Figure 4.1.3 (Indicative North-South Section) and Figure 4.1.4 (Indicative East-West Section) to:
- a)Minimise visual impacts and building scale
- b)Reduce overshadowing
- c)Facilitate the Johnstons Creek corridor landscaped pedestrian and cycleway
Land Use
Provide a minimum of 980 m² of flexible floor space to accommodate a range of business premises, office uses, and light industries.
Locate student housing exclusively on upper levels to ensure appropriate separation from non-residential uses.
Design all employment floorspace with a minimum floor to ceiling height of 4m to support adaptability and amenity.
Activate Chester Street and provide passive surveillance by locating employment uses along the street frontage and residential lobby access is from Chester Street.
Maintain and operate student accommodation and employment uses as a single entity. Strata subdivision, company title, or community title subdivision of the site is not permitted.
Setback and Separation
Set back all buildings, including basements, a minimum of 6 metres from the boundary fronting Johnstons Creek.
Provide an additional upper-level setback of at least 3 metres for residential uses along the Chester Street frontage.
Amenity - Student Accommodation
Design and deliver student accommodation to meet or exceed the minimum requirements set out in Table 4.1.1.
Table 4.1.1. 1-5 Chester Street, Annandale minimum requirements for Student Accommodation
| Design feature | Minimum requirement |
|---|---|
| Bedroom | |
| Bedroom size | 12sqm, including 1.5sqm required for wardrobe space + 4sqm if a second occupant is intended |
| Ensuite (in addition to the Bedroom size) | 2.1sqm, which is to include a hand basin, toilet and 0.8sqm for any shower within the ensuite |
| Laundry (in addition to the Bedroom size) | 1.1sqm, which is to include a wash tub and washing machine |
| Kitchenette (in addition to the Bedroom size) | 2sqm, which is to include a small fridge, cupboards and shelves and a microwave |
| Ceiling height (in addition to the Bedroom size) | 2.7m if the room contains double bunks. Triple bunks are not permitted |
| Communal Kitchen | |
| Communal kitchen size | 6.5sqm or 12sqm per resident without a kitchenette, whichever is the greater |
| Sink | 1 per 6 residents. The sink is to provide hot and cold running water |
| Stove top cooker | 1 per 6 residents. The stove cook top is to be accompanied by appropriate exhaust ventilation |
| Refrigerator storage space | 0.13 cubic metres for every resident that occupies a bedroom without a kitchenette |
| Freezer storage space | 0.05 cubic metres for every resident that occupies a bedroom without a kitchenette |
| Lockable drawer or cupboard storage space | 0.30 cubic metres for every resident that occupies a bedroom without a kitchenette |
| Communal bathroom and laundry facilities | |
| Accessibility | Communal bathroom and laundry facilities are to be accessible to residents 24hrs a day |
| Laundry Tub | 1 laundry tub |
| Washing machine | 1 per 12 residents, with a 6kg capacity |
| Dryer | 1 per 12 residents, with a 6kg capacity |
| Wash basin | 1 per 10 residents that occupy a bedroom without private amenities |
| Toilet | 1 per 10 residents that occupy a bedroom without private amenities |
| Shower | 1 per 10 residents that occupy a bedroom without private amenities |
| Indoor Communal Living Areas | |
| Communal living area size | 12.5sqm or 1.25sqm per resident, whichever is the larger, and a minimum width of 3m at all times |
| Location | Indoor communal living areas are to be located: Near commonly used spaces, such as a kitchen, laundry, lobby entry area, or manager's office, with transparent internal doors, to enable natural surveillance from resident circulation. Adjacent to the communal open space, where appropriate. On each level of the student accommodation portion of the development, where appropriate. Where they will have minimal impact on bedrooms and adjoining properties |
| Communal Open Space | |
| Communal open space size | 190sqm |
| Orientation | North facing |
| Privacy | Screened from adjoining properties and the public domain with plantings, such as a trellis with climbing vines |
| Private Open Space | |
| Access | 30% of all bedrooms are to have access to private open space |
| Private open space size | 4sqm |
| Private open space form | Balcony or terrace area |
Note: Note 1: Minimum requirements generated by Table 2 above are to be rounded up to the nearest whole number.
Note: Note 2: The communal living area can include any dining area, but cannot include bedrooms, bathrooms, laundries, reception area, storage, kitchens, car parking, loading docks, driveways, clothes drying areas, corridors and the like.
Design student accommodation so that at least 65% of habitable rooms include a window oriented within 30 degrees east and 20 degrees west of true north, providing direct sunlight to least minimum 50% of the glazed surface for at least two hours between 9.00am and 3.00pm on 21 June.
Visual and Acoustic Privacy
Design student accommodation to maintain high levels of amenity, safety, and privacy by:
- a) Locating communal spaces in safe, accessible positions
- b) Separating bedrooms from noise sources and incorporating sound insulation
- c) Including pest-resistant fittings and insect screening with all cracks and crevices sealed and insect screening to all openings
- d) Positioning the main entry at the front of the site
Ensure employment and residential uses incorporate design and acoustic measures to protect amenity onsite and for surrounding properties, including orienting residential uses away from the adjacent industrial premises at 17 Chester Street to minimise potential land use conflicts. Development applications are to include:
- a) An operating Plan of Management for student accommodation and employment uses
- b) An acoustic report by a qualified consultant verifying design and construction achieve appropriate internal noise levels, considering existing and future non-residential uses
Environmental Management
Enhance site sustainability by increasing urban green cover through tree planting, WSUD, and green roofs and walls, and by installing photovoltaic solar panels co-located with green roofs where possible to improve efficiency.
Deep Soil and Landscaping
Provide a minimum of 17.4% of the site as deep soil, predominantly fronting Johnstons Creek, to support large canopy trees and ecological restoration.
Achieve at least 15% site canopy coverage through mature tree planting and high-quality landscaping.
Deliver a landscaped pedestrian and cycle path adjacent to Johnstons Creek, designed to:
- a) Integrate seamlessly with future links north and south
- b) Contribute to creek rehabilitation and create an appropriate interface with the creek
- c) Reflect the character of Douglas Grant Park
- d) Enhance visual outlook
Enhance streetscape quality by:
- a) Screening basement walls facing Johnstons Creek
- b) Relocating overhead power lines underground
- c) Installing appropriately scaled street lighting
- d) Planting new street trees along Chester Street to reinforce the green character of the public domain
Finishes and Materials
Design buildings to reflect the surrounding industrial warehouse character and heritage buildings by incorporating:
- a) Façade articulation that emphasises vertical rhythm, such as brick pilasters and tall parapet walls
- b) A higher solid-to-void ratio with regularly spaced, similarly sized windows
- c) Materials and finishes sympathetic to the industrial character, including the encouraged use of face brickwork and corbelling
Parking and Access
Provide parking in accordance with Table 4.1.2
Table 4.1.2 Parking rates for 1-5 Chester Street Annandale:
| Parking Type | Parking Rate |
|---|---|
| Maximum Parking Allowed | |
| Private car parking | 1 space per 150m² of employment floor space |
| Minimum Parking Requirements | |
| Private car parking | 1 accessible parking space for the student accommodation manager |
| Car share | 1 space per 50 student housing rooms |
| Motorcycle parking | 1 space per 5 student housing rooms |
| Bicycle parking | 1 space per 3 student housing rooms |
| 1 visitor space per 10 student housing rooms | |
Design basement access to accommodate medium rigid vehicles movements, ensuring convenient servicing of light industrial uses.
Provide one accessible parking space for the accommodation manager and exclude private car parking for student accommodation.
Position the car park entry level above RL5.45 AHD to minimise flood risk.
Ingress and egress from the site is to be in a forward direction.
Waste Management
Provide accessible garbage and recycling disposal points on every residential level, using inlet hoppers or bin storage areas. For buildings of 4 storeys or more, include a waste chute to improve convenience and efficiency.
Include a dedicated space (room or caged area) within or near the bin storage area for interim storage and management of Council-collected bulky waste and mattresses. Allocated a minimum of 8 m² for every 50 rooms.
Create an additional communal space for the separate recovery of materials including textiles, hazardous, e-waste, polystyrene, materials under product stewardship schemes and problem wastes. Provide a minimum of 2 m² for every 50 rooms.
Allocate a minimum of 4m² of dedicated space is to be provided for every 500m² of non-residential floor space for the interim storage of bulky or fit-out waste, paper, cardboard packaging, batteries, equipment containing printed circuit boards, computers, televisions, fluorescent tubes or other recyclable resources.
Objectives
To support the ongoing viability of industrial uses in the Camperdown Precinct and the retain industrial character of the subarea.
Controls
Protect existing industrial sites by discouraging conversion or redevelopment into residential or commercial uses.
Encourage adaptive reuse of original manufacturing buildings to retain neighbourhood character while supporting contemporary, compatible industrial uses. Where appropriate, original buildings, building elements and materials are to be retained.
Preserve the existing industrial subdivision pattern of large allotments. Ensure future lot subdivision aligns with prevailing industrial lot sizes.
Allow consolidation of smaller lots to enable expansion of industrial activities within the neighbourhood.
Locate industrial uses predominantly within the building area to minimise noise and maintain streetscape amenity.
Where rear lane access exists, build to the street alignment to maintain consistent setbacks and street walls.
Where development is set back, landscape front and internal areas to provide visual relief and a buffer to the street.
Ensure new development complements the scale and character of existing industrial buildings by:
- a) continuing symmetrical, articulated façades and horizontal proportions
- b) using compatible materials such as face brick or rendered masonry
- c) applying heritage colour schemes to harmonise with adjoining development
Retain original buildings, elements, and materials where appropriate.
Improve and extend open space corridors adjacent to Johnstons Creek and create pedestrian links through and around industrial areas to enhance connectivity.
Provide vehicular access via rear lanes where available and include appropriate off-street servicing facilities (e.g., loading bays), considering street size limitations when determining service vehicle dimensions.
Promote viable, compatible industrial development (including showroom uses) at street level along Parramatta Road to activate the frontage.
Maintain the large-scale service character of development on Guihen Street.
Objectives
To preserve and enhance vegetative corridors created by rear yard planting to strengthen biodiversity and visual amenity.
To maintain the sympathetic, low-density residential development along Whites Creek Lane.
Controls
Ensure development on sites in Annandale that adjoin Whites Creek Lane:
- a) Provide low-density residential development
- b) Avoid creating frontages onto Whites Creek Lane
- c) Do not allow vehicular access via Whites Creek Lane
- d) Respond to the existing laneway width
- e) Respect the historical and functional significance of Whites Creek
- f) Maintain the laneway's highly vegetated appearance
This section contains objectives and controls that apply to the Heritage Conservation Area listed below and shown in Figure 4.1.5.
- Annandale Heritage Conservation Area apply to the land listed as C1
The objectives and controls for the following Heritage Conservation Area can be found elsewhere in this DCP:
- Parramatta Road HCA (C35) – Part 4.13 – Leichhardt Neighbourhood
Annandale is significant as one of Sydney's best-preserved 19th-century suburbs, illustrating suburban growth between 1871 and 1891, with later infill up to the 1930s. It reflects the vision of John Young and the planning skills of Ferdinand Reuss, showcasing Victorian architecture and subdivision patterns.
Key Features:
- Represents a well-planned 19th-century suburb originally aimed at the middle-class market.
- Demonstrates layers of development from 1878 through the 1880s boom, 1900 slump, and 1930s subdivision.
- Contains a range of building types illustrating evolution from villas to terraces and semis including:
- Rare weatherboard buildings
- Fine Victorian Italianate villas with intact decorative details.
- Densely developed Victorian commercial buildings
- Subdivision patterns illustrate the evolution from villas to terraces and semis, including presence or absence of back lanes.
Objectives
To facilitate development that maintains and enhances the existing neighbourhood character, ensuring alignment with the Statement of Significance for the Annandale Heritage Conservation Area.
Controls
Maintain the original corner-shop form and detailing; prevent unsympathetic alterations; and support ongoing commercial use where compatible.
Preserve and enhance the sandstone street walls along Nelson Street. Do not permit sub-ground development (e.g., garages) that undermines these walls or the adjoining streetscape character.
Retain and enhance mature rear gardens along Johnstons Creek to maintain amenity and continuity of the vegetated corridor.
Design new development to reinforce the north–south street orientation and respect the ridge topography characteristic of Annandale.
Maintain distinctly single-storey residential streetscapes where they are a defining local characteristic, ensuring main building and roof forms visible from the public domain remain single storey.
Retain Brush Box Street trees and replace where necessary in their original carriageway alignment to preserve the patterned avenue effect.