4.17 Newtown
Part 4 – Place Specific Controls
Newtown is located on the lands of the Gadigal. Gadigal lands extend south of Sydney Harbour (Port Jackson) stretching from South Head to Petersham with part of the southern boundary lying on the Cooks River. Country in Newtown consists of a ridge that runs through the area, with topographical features including gently sloping ridges and minor creek lines.
Country here is part of the Cooks River catchment; it does not have natural waterways visible on the surface, however underground water is present. The topography in Newtown is gently undulating rises on Wianamatta Shale with local relief 10–30 metres and slopes generally <5% to 10%. Crests and ridges are broad (200–600 metres) and rounded with convex upper slopes grading into concave lower slopes. Rock outcrops are absent. The original ecological community present in Newtown is Sydney Turpentine Ironbark Forest. This Country has been used for hunting marsupials and gathering resources in the surrounding wetlands, collecting fresh water, travelling, and camping for thousands of generations of Aboriginal Peoples. Similar to other parts of Gadigal Country, the landscape and topography of the lands where Newtown is located has been severely altered by colonisation.
The main street of Newtown, King Street, follows an Aboriginal track that was used before colonisation. Country in Newtown remains important to First Nations Peoples. In the 2021 Census, the Australian Bureau of Statistics published that 1.3% of the population of Newtown identified as Aboriginal and/or Torres Strait Islander.
Newtown's existing character is defined by its vibrant, diverse, and densely built urban fabric, characterised by a mix of Victorian and Federation-era terraces, cottages, and heritage shopfronts, particularly along King Street and Enmore Road. These historic high streets feature active frontages with traditional awnings, fine-grain lot patterns, and narrow laneways that create a lively, pedestrian-friendly environment. The Enmore Road Special Entertainment Precinct plays a key role in supporting Newtown's dynamic cultural and nightlife scene, fostering a thriving live music, arts, and hospitality environment. The suburb's eclectic mix of residential, commercial, and cultural spaces supports a dynamic, inclusive community with a strong artistic and alternative cultural presence. Mature street trees, minimal building setbacks, and a strong connection between public and private spaces contribute to Newtown's distinctive urban village feel, while its proximity to public transport enhances accessibility and reinforces its role as a key inner-city hub.
Newtown's future character relies on maintaining its distinct built form, streetscape quality and cultural identity through sympathetic development, enabling mixed-use proposals that support local businesses, arts, and cultural activities to foster an inclusive community.
New buildings in commercial precincts must feature active frontages to ensure a vibrant and safe streetscape through day and night activity and passive surveillance ensuring the vibrancy and character of Newtown is maintained. Additionally, increased density may be considered along rear lanes, provided impacts on the existing neighbourhood character are acceptable.
Objectives
To maintain the distinctly single storey residential streetscapes within the neighbourhood
To protect groups or runs of buildings which retain their original roof forms, original detailing, and finishes
To ensure development maintains and enhances the existing character of each heritage conservation area within the neighbourhood
To protect and enhance the character of streetscapes and public domain elements within the neighbourhood including prevailing subdivision patterns, building typologies, materials and finishes, setbacks, landscaping, fencing, open space, carriageway and footpath design and kerb and guttering.
To ensure that buildings provide strong definition to the street through retention of the existing nil building setbacks in King Street and Enmore Road
To ensure the Enmore Road Special Entertainment Precinct continues to support creative and cultural industries that rely on the night-time economy, including the entertainment and live music sector
To facilitate mixed-use developments that support a diverse range of local businesses, arts, and cultural activities, fostering a dynamic, inclusive community
To ensure that there are active commercial fronts to new buildings facing onto streets to create a vibrant and safe streetscape.
To ensure orderly development on the site-specific precinct at 76 Wilford Street, Newtown to achieve an efficient and high-quality built outcome
Controls
Development, including land uses and urban design, is to enhance and achieve the desired future character of the neighbourhood while retaining elements that contribute to that character and meeting all relevant DCP requirements.
Built form and subdivision proposals are to:
- a)Encourage re-instatement of original fencing materials and dimensions
- b)Retain existing outhouses within this neighbourhood
- c)Retain original building alignments and setbacks
- d)Consider allowing additional density along rear lanes where the impact on the neighbourhood will be minimal
- e)Carefully consider amendments to the existing subdivision in accordance with historic pattern of development
- f)The front portion of all buildings identified as contributory buildings in Figure 4.17.1 are to be retained. This may include the main body of the building under the primary roof form to a minimum depth of two original rooms from the front façade element.
Note: In some cases, only facades of sites are marked as contributory. In these cases, façade retention is required however some redevelopment may be appropriate behind the retained and conserved facades. Where building facades are retained with new development behind, the new development is to align with existing floor levels and fenestration to the retained façade.
This chapter applies to the Newtown Neighbourhood as shown in Figure 4.17.1. The controls for:
- 76 Wilford Street, Newtown apply to the land marked 'A'
Objectives
To facilitate a design that is consistent with the desired future character for 76 Wilford Street, Newtown.
Controls
Massing
Basement mass may cover the full site area.
Building mass on the first and second storey are to:
- a)Generally, be massed in a U shape, to the southern, eastern and northern side of the property, and open as a courtyard in the middle;
- b)Be setback 1 metre from the southern boundary; 1 metre from the eastern boundary; 1 metre from the northern boundary (from the north-eastern corner to a point in line with the south-eastern edge of the residential flat building located on No. 2B Gladstone Street, Newtown); and 6 metres from the northern boundary (from a point in line with the south-eastern edge of the residential flat building located on No. 2B Gladstone Street, Newtown to the north-western corner of the first and second storey mass); and
- c)Have approximately a 15 metre envelope depth.
Building mass on the third storey is to:
- a)Generally be massed to the north-eastern side of the property, located partly on the eastern side for approximately a 25 metre length from the north-eastern corner towards the south; and partly on the northern side of the property for approximately a 27 metre length from the north-eastern corner towards the north-west.
- b)Be setback 1 metre from the eastern boundary; 1 metre from the northern boundary (from the north-eastern corner to a point in line with the south-eastern edge of the residential flat building located on No. 2B Gladstone Street, Newtown); and 6 metres from the northern boundary (from a point in line with the south-eastern edge of the residential flat building located on No. 2B Gladstone Street, Newtown to the north-western corner of the third storey mass).
- c)Have approximately a 15 metres envelope depth.
Building mass on the fourth storey is to:
- a)Generally, be massed to the north-eastern side of the property, located partly on the eastern side for approximately a 25 metre length from the north-eastern corner towards the south; and partly on the northern side of the property for approximately a 12 metre length from the north-eastern corner towards the north-west;
- b)Be setback 1 metre from the eastern boundary and 1 metre from the northern boundary; and
- c)Have approximately a 15 metre envelope depth.
Building entries
Development is to ensure:
- a)Any common building entries are accessed off Wilford Street;
- b)Commercial or residential occupancies oriented towards Wilford Street have separate entries for each occupancy off Wilford Street which may be in addition to entry from a common building entry;
- c)Commercial or residential occupancies oriented towards Thurnby Lane may have separate entries for each occupancy off Thurnby Lane, which may be in addition to entry from a common building entry;
- d)There is no commercial or residential entry off Phillip Lane or Gladstone Lane; and
- e)Basement car parking has car access from either Phillip Lane or Thurnby Lane (on the south-western side of the site).
Building frontages
Development is to ensure:
- a)The Wilford Street building frontage (eastern side) has windows/doors to work spaces for commercial occupancies and/or windows/doors to habitable spaces for residential occupancies that are oriented towards Wilford Street in such a way to create street activation and street surveillance; and
- b)Orientation of windows/doors to work spaces and any terraces/balconies for commercial occupancies and/or windows/doors to habitable spaces and any terraces/balconies for residential occupancies towards Phillip Lane (western side) is minimised to reduce privacy impacts and solar loading.
Use
The residential component of the development is to be no greater than 70 percent of the total gross floor area.
This section contains objectives and controls that apply to the Heritage Conservation Areas listed below and shown in Figure 4.17.2.
- Enmore-Newton Heritage Conservation Area Heritage Conservation Area apply to the land listed as C71
- Holmwood Estate Heritage Conservation Area apply to the land listed as C72
- King Street and Enmore Road Heritage Conservation Area apply to the land listed as C73
The objectives and controls for the following Heritage Conservation Areas are found elsewhere in this DCP:
- Hopetoun-Roberts-Federation Streets Heritage Conservation Area (C33) – Part 4.6 – Camperdown Neighbourhood
- North Kingston Estate HCA (C34) – Part 4.6 – Camperdown Neighbourhood
The Enmore-Newtown Heritage Conservation Area is of local heritage significance for its streetscapes, which demonstrate the pattern and growth of the terrace house typology in Sydney during the mid to late 19th century. It reflects the evolution of Enmore-Newtown from early estates to a dense suburban cultural landscape and provides evidence of successive subdivision and the development of medium-density housing prior to the rise of suburbia in the 20th century.
Key Features:
- Characterised by mid to late Victorian terraces and cottages on narrow lots, with minimal setbacks.
- Evidence of successive re-subdivision, resulting in a maze-like street pattern with terminating vistas and intimate streetscapes.
- Notable groups of terraces and detached cottages along Station Street, Bailey Street, Simmons Street and Sloane Street
- Range of housing typologies including detached cottages, terrace houses and early examples under a single hipped roof span
- Design variations such as single and two-storey forms and Federation period terraces
- Socio-topographical pattern with substantial terraces on higher ground and modest single-storey dwellings in lower areas
- Dense urban form with narrow streets and frequent attached dwellings creating intimate streetscape qualities
- Cohesive rhythm and materials within terrace groups reinforcing residential character
- Public domain elements including sandstone kerbing and guttering, small parks and mature street trees
- Historical association with Mary Reiby, early landowner, and presence of community facilities such as Reiby Hall, Masonic Temple, and former church at 60 Reiby Street.
Objectives
To facilitate development that is consistent with the statement of significance and controls for Enmore-Newtown Heritage Conservation Area.
Controls
Note: These controls apply in addition to the general heritage provisions in Section 2.12 of this DCP. Applicants are to address both the general heritage controls and the locality-specific controls below.
Retain the following elements that define the heritage significance:
- a)All pre-1916 buildings
- b)High urban density, narrow streets and frequency of attached dwellings that creates an intimate streetscape quality
The Holmwood Estate Heritage Conservation Area is of local heritage significance as the subdivision of the last remaining grounds of the 1837 "Holmwood" house (also known as Bello Retiro), which led to the development of distinctive late 19th to early 20th century residential streetscapes. It reflects the historical pattern of urban growth and the evolution of the terrace typology for both middle and working classes.
Key Features:
- Subdivision of the former Holmwood estate with cohesive late 19th and early 20th century streetscapes
- Fine examples of single and two-storey terraces set within a highly cohesive streetscape with mature street tree planting
- Narrow and dense development creating a tightly described street wall and a sense of intimacy and privacy
- Groups and runs of terraces demonstrating strong streetscape qualities including consistency of form, scale, rhythm and materials
- Evidence of interrupted development during the 1890s depression with some lots developed later but still original
- Historical association with Josiah Gentle, owner of Bedford Brickworks, who built 15 Dickson Street in 1896 and terraces at 17–23 Dickson Street circa 1900
- High quality detailing to front elevations of intact and substantially intact houses and terraces
- Substantially intact roofscapes including original chimneys and detailing
- Low incidence of major alterations, additions or infill development
- Cultural layering primarily cosmetic with original building envelopes remaining intact
Objectives
To facilitate development that is consistent with the statement of significance and controls for Holmwood Estate Heritage Conservation Area.
Controls
Note: These controls apply in addition to the general heritage provisions in Section 2.12 of this DCP. Applicants are to address both the general heritage controls and the locality-specific controls below.
Retain all pre-1931 buildings
The King Street and Enmore Road Heritage Conservation Area is of local and state heritage significance as one of Sydney's premier retail "high streets", providing an evocative physical record of the development of "New Town" from the 19th to the early 20th century. It demonstrates the area's role as a civic, retail and entertainment hub and retains remarkably intact streetscapes of late Victorian and early 20th century commercial buildings.
Key Features:
- Streetscapes of 19th and early 20th century two and three-storey retail buildings reflecting the development of "New Town"
- Evidence of the working-class residential boom of the late 1870s and 1880s, including the rail station and surviving tramsheds
- High-quality late Victorian building stock exemplifying the economic boom of the late 19th century
- Continuous stucco facades and uniform scale creating outstanding townscape qualities, particularly in central King Street
- Consistency and relative intactness of late 19th to early 20th century building stock unique in Sydney and NSW
- Large number of Art Deco and Inter-War hotels reflecting the highly populated, working-class nature of the suburb in the early 20th century
- Architectural styles represented include Victorian Italianate, Filigree, Mannerist, Georgian, Federation Free Style, Federation Warehouse, Inter-War Functionalist and Art Deco
- Streetscape aesthetic values enhanced by enclosed vistas created by street curves and views over surrounding areas due to ridgeline alignment
- Mixed retail uses and shopfront changes from the 1950s and 1960s reflecting post-war migrant influence
- Social significance demonstrated through community involvement in management and recognition by the National Trust and Australian Heritage Commission
Objectives
To facilitate development that is consistent with the statement of significance and controls for King Street and Enmore Road Heritage Conservation Area.
Controls
Note: These controls apply in addition to the general heritage provisions in Section 2.12 of this DCP. Applicants are to address both the general heritage controls and the locality-specific controls below.
Retain all pre-1951 buildings
Locate signage within bays created by facade articulation and ensure it matches their geometry and proportion. Encourage traditional painted signs on awning fascias, below parapet cornices, and on windows or door glazing (e.g., gold lettering).
Do not paint signs directly onto face brickwork; use a face plate with a maximum thickness of 5mm.
Actively repair and retouch the "I Have a Dream" mural (305 King Street, Newtown).
Activate the street frontage of No. 8 Mary Street Newtown facing into the plaza
Provide pedestrian access at the rear or side of the building in line with the established circulation network.
Set roof angles at approximately 25–30 degrees to avoid visual intrusion.
Limit parapet height to a proportion of the facade or to neighbouring building heights.
Ensure masonry parapets have wall thickness similar to late 19th and early 20th-century buildings.
Retain and reposition parapets when building height increases to match the new parapet level.
Awnings and under-awning lighting are to be provided for visual continuity and pedestrian safety and comfort.
Existing white-way lighting is to be maintained by the proponent during development.
Missing sections of white-way lighting are to be extended at the proponent's cost including the cost of design by the electricity provider.
White-way lighting extensions are to be designed in sympathy with the adjoining and nearby white-way lighting.
Existing switch panels for white-way lighting located within the shop are to be relocated to the building frontage under the awning in a suitable vandal-proof enclosure.
Awnings on corner buildings are to wrap around into side streets to promote a safer and more welcoming environment.
Awnings are to be in the height range of 3.6 metres to 4 metres and no higher (or lower by more than 600mm) than neighbouring awnings, for continuity.
Awnings are to be flat or near-flat in keeping with the context.
Eaves and fascias are to be a maximum of 300mm high and in keeping with the scale and character of the building.
Awnings are to be opaque to provide shade, shelter and consistency with streetscape.
Set awnings back 600mm from the kerbface. Where post supported awnings and verandahs are proposed they are to also be set back 600mm from the kerbface and be designed to be self supporting in the case of vehicle impact with the posts.
The pattern of shopfront windows and openings are to be sympathetic with the overall proportion of the building and the division of the building into bays.
Recessed shop frontages are only permitted where the recess provides useable space and is sympathetic to the character of the building.
Solid fences for residential uses are not permitted. Street setback, verandahs or visually permeable fencing (such as palisade or picket fencing) is preferred.
Materials are to be sympathetic to the characteristic rendered masonry, dark brick and tiled or rendered feature panels of heritage and contributory buildings.
The palette of contemporary materials are to be sympathetic to the prevailing colour and texture and are to not include, for example, large areas of polished metal or curtain walls.
New face brickwork is to be sympathetic to the prevailing colour and finish of existing brickwork, that is, smooth-faced and of dark brown/red colour. The use of patterned and mottled brickwork is not permitted.
Repair or replacement of wall tiles are to be in keeping with the style, colour, dimensions and texture of the original tiling.
Colours for large areas of building are to be predominantly pastel and earth shades.
Highlighting is to be used in a way which enhances rather than detracts from the architectural proportions of the building, any heritage features, and the vertical proportions which contribute to the street pattern.
Buildings are to be massed towards the street frontage, stepping down to the rear.
The height of buildings at the street boundary are to be determined by the prevalent height of adjacent and neighbouring contributory buildings' parapets.
Note: Building to the prevalent height of neighbouring heritage items and contributory buildings is not to be considered 'as of right'.
Buildings can only be stepped at the street frontage where:
- a)The new building is adjacent to a heritage item or contributing building which is lower than the prevalent height in that block, and where the higher setback portion helps to retain the prominence of parapet and cornice and corner details of the adjacent contributory building; or
- b)The new building is to the rear of a heritage item or contributory building which is lower than the prevailing height in that block and is conditional on consideration being given to the visual setting of the heritage item and/or contributing building.
At the street frontage, only minor features such as parapets can project above the building height limit, and only to a maximum of 50% of the parapet width.
Side setbacks are required to the rear of the 'street wall' part of the building (this means those spaces behind the continuous retail strip opening onto the footpath). Side setbacks are to ensure natural light and solar access to neighbouring properties.
Setbacks to the street are only supported where:
- a)The existing footpath is narrow and there is a need to provide additional pedestrian space. The setback is to be continuous and connected at its ends to adjoining footpaths
- b)The established pattern is set back, for example residential building, garage or institutional building. Conditions apply to the design treatment of setback building frontage and space
- c)The setback enhances visual appreciation of adjacent heritage item/s (in this instance it can be an alternative to height reduction)
- d)There is a significant small-scale frontage which would be overshadowed by a built-to-boundary development. The setback may need to be as great as 8 metres -10 metres
- e)The setback reveals an important parapet corner return on an adjacent building. Here the building may be set back at the upper level but lower floors are to be built to the street boundary
- f)The new development has a non-retail frontage (such as a terrace) and provides a transition between public and private realms
- g)The setback is not visible from the street and does not interfere with the visual appreciation of existing parapets and rooflines
Buildings may be built to rear lane boundaries subject to preserving or enhancing:
- a)The amenity of neighbouring residential uses.
- b)The amenity of the laneway; for example, in providing opportunities for overlooking or casual visual surveillance.
Buildings on corners are permitted some variation in height and setback for corner features along the building frontage on both streets, to a maximum of 5 metres from the corner, subject to a satisfactory resolution of the form in terms of scale, proportion, materials and finishes.
Corner buildings are to wrap around the corner into the side street to provide more active street frontage.