2018SNH065 Attachment 4 Design Statement

88 WALKER
NORTH SYDNEY
DESIGN STATEMENT
NOVEMBER 2018
88 WALKER
NORTH
* Rendered SYDNEY
image STCA
fitzpatrick+partners architects
Contents
1. Introduction
2. Location
3. Public domain
4. Ground plane
5. Firehouse Hotel
6. Podium levels
7. The tower
8. Hotel
9. Office
10. Buildiong Top + Architectural roof Feature
11. Building Signage
12. Areas Schedule
13. Project Team
88 WALKER
NORTH SYDNEY * Rendered image STCA
Introduction Development Overview
88 Walker Street is set to be the location for a new Site Area: 1077sqm Rydges
mixed use Hotel, Office and Bar development in (4 star)
the heart of North Sydney.
Total GFA: 24,042sqm
Located on the corner of Walker Street and Spring Total FSR: 20.93:1
Street in the heart of North Sydney’s CBD, the site
incorporates the adjoining Firehouse Hotel. Uses: Ground floor retail
Office
The development Hotel
The development will include a 252 room hotel Roof Top Bar
across 9 levels and 21 levels of office space
above. The building will be topped by a top floor Height: RL 227 to Parapet
bar destination.
STREET
RL 232.6 to top of LMR
T
R STREE
The hotel is planned for 252 rooms with 16 rooms
MILLER
per level together with 2 floors of front of house Parking: Cars: 0
WALKE
facilities such as reception, bar, restaurant, Bicycles: 105
executive lounge, gym etc. and back of house
facilities. ESD: Green Star: 5 Star
Nabers Energy: 5 Star
The incorporation of the heritage listed Nabers Water: 3.5 Star
Firehouse hotel into the scheme has allowed the
development to significantly improve the public Vibe Hotel 1 Denison
M
domain through the realignment and regrading of
the corner of Spring Street and Little Spring Street Future Metro
together with changes to the rear of the Firehouse
EEWAY
Station 100 Mount
building to address the soon to be formed public
88
space in front of 1 Denison.
GAH FR
WALKER
Planning strategy
WARRIN
This application follows the previous lodgment of
a smaller form that conformed with the previous Meriton Suites
building height. As flagged in that application (5 star)
the design was based on the development of this
PA
CI
larger tower with all lifting, servicing etc sized for
FIC
the taller tower.
HIG
HW
As the development sits in the heart of the
AY
CBD and has a limited basement footprint it is
proposed to have no car parking on site. Loading Harbour View Hotel
for all uses will come through a combined dock T (4 star)
on Little Spring Street.
North Sydney
This design report outlines the principles behind Train Station
the development and the proposed resolution of
the buildings form and function.
Sydney CBD
(5 minutes)
88 WALKER
NORTH SYDNEY
Location fitzpatrick + partners
BERRY STREET
BERRY
PLAZA
DENISON STREET
B
LITTLE SPRING STREET

M ENTRY
B FUTURE METRO
M STATION
MILLER STREET
WALKER STREET
M
B SITE 88 EX.RL 52.650
B WALKER
T
EX. RL 52.330
52.40
SPRING STREET
B T B
PA
C
BRETT WHITELEY
IF
MOUNT STREET
B
IC
PLACE
HI
G
HW
A
Y
T
0.4km B PA
C
IF
IC
HI
B G
HW B
A
Y
B
GREENWOOD
PLAZA
BLUE STREET
LEGEND: T
88 WALKER M Metro NORTH SYDNEY
AERIAL MAP
NORTH SYDNEY T Taxi AERIAL PERSPECTIVE TRAIN STATION
B Bus SK-1001 LOCATION PLAN
Wednesday, 24 October 2018 |1:2000 @ A3
Public Domain & Traffic Flows
WALKER STREET
DENISON STREET
DENISON STREET
WALKER STREET
P P
P
P
P P
SPRING STREET
SPRING STREET
MOUNT STREET
MOUNT STREET
EXISTING TRAFFIC FLOW + PUBLIC DOMAIN PROPOSED TRAFFIC FLOW + PUBLIC DOMAIN
1 : 500 1 : 500 88 Walker sits between Walker Street to the East and Little Spring
LEGEND Street to the West with Spring Street linking the two in an east to west
existing traffic flow one way road.
The intention from councils proposed laneway master plan is to
proposed traffic flow
NSC special area zones
pedestrian zone reverse the direction of Little Spring Street to allow traffic to enter on
am/pm clear way zone
proposed setdown area
Spring and exit to the north onto Berry. The proposal has incorporated
shared zone modifications into the rear of the Firehouse Hotel in order to facilitate
P parking stations
MRV truck movements north from Spring to Little Spring.
NOTES CLIENT AMENDMENTS PROJECT NO. SCALE @ A1 PRINT DATE
fitzpatrick+partners 88 WALKER STREET
88 WA LKER
1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT
COPIED, REPRODUCED, RETAINED OR DISCLOSED TO ANY
3. DO NOT SCALE DRAWINGS. CHECK DIMENSIONS BEFORE
COMMENCING WORK.
DATE DESCRIPTION REV 21709 1:500 31/10/2018
31/10/2018 DEVELOPMENT APPLICATION ISSUE A
UNAUTHORISED PERSON EITHER WHOLLY OR IN PART WITHOUT 4. INCONSISTENCIES ARE TO BE REPORTED TO fitzpatrick+partners.
PRIOR CONSENT IN WRITING OF fitzpatrick+partners. 5. NUMBERS FOLLOWING AN ABBREVIATION DENOTE A
23.06.2017 draft issue B DRAWING DRAWING NO. ISSUE
NORTH SYDNEY
© Copyright 2018 2. DRAWINGS SHOW DESIGN INTENT ONLY. SHOP DRAWINGS ARE PARTICULAR TYPE OF ITEM. FOR EXPLANATION OF ITEM TYPES 28.07.2017 draft issue C
p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
a. LEVEL 6, 156 CLARENCE STREET, SYDNEY 2000, AUSTRALIA
TO BE PROVIDED FOR APPROVAL PRIOR TO CONSTRUCTION OR
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH DIAGRAMS - TRAFFIC FLOW
50mm ON ORIGINAL DA-0011 A
Public Domain & Servicing
METRO

CLEAR
WALKER STREET
WAY
ZONE
7-10AM
3-7PM 100 WALKER
WALKER STREET
SET DOWN ZONE
1 DENISON
P
DROP
LOADING/ CONCIERGE
DROP WASTE
OFF
OFF CONCIERGE RETAIL
RETAIL
UNDERGROUND
86 WALKER
SPRING STREET
SPRING STREET
BUS TRAIN
PROPOSED SETDOWN AREA PROPOSED SITE MOVEMENTS

1 : 250 1 : 250
Walker Street has significant hours of clear zone along our

frontage necessitating a Little Spring Street taxi drop off
LEGEND LEGEND
zone to the rear of the building and a through site link to
existing traffic flow concierge/ meet + greet accommodate visitors.
proposed traffic flow accessible path to office
NSC special area zones hotel / lugguage The loading of the various uses is all undertaken through
pedestrian zone office a single loading dock to the rear of 88 Walker. Pedestrian
am/pm clear way zone bicycle
proposed setdown area loading/ waste movement through the CBD will be enhanced by the
shared zone addition of the through site link connecting to the south of
1 Denison.
P parking stations
88 WA L K E R +partners
fitzpatrick
NOTES
1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT 3. DO NOT SCALE DRAWINGS. CHECK DIMENSIONS BEFORE
CLIENT AMENDMENTS
DATE DESCRIPTION REV
PROJECT NO.
21709
SCALE @ A1
1:250
PRINT DATE
31/10/2018 88 WALKER STREET
NORTH SYDNEY
COPIED, REPRODUCED, RETAINED OR DISCLOSED TO ANY COMMENCING WORK. 31/10/2018 DEVELOPMENT APPLICATION ISSUE A
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL DIAGRAMS - SET DOWN AREA DA-0012 A
Berry
Squar
Not to sc
Little Spring Street
CBD Laneways Concept Plan
Development
Future Metro
Walker Street
BERRY SQUARE
Future 1 Denison
Development
Denison Street
Miller Street
Denison Street Precinct

65 BERRY STREET
The reworking of the CBD laneways increases the
DENISON STREET
11
Development
Future 100
Mount
pedestrian amenity of the CBD and works with the
proposed ground planes of 100 Mount Street, 1 Dension
Brett Whiteley Place Mount Street
BEAU MONDE TOWER
Elizabeth Plaza
ay
hw
and the Metro site.
7
ig
cH
cifi
Pa
Following on from these projects the impact of 86-88

Walker is to enable the storm water over land flow paths,
9
151 MILLER STREET
traffic turning circles, redirection of the path of travel and
the pedestrian amenity of the east west movements that
link the front doors of all the major new buildings currently
under construction.
FUTURE 1 DENISON ST
DEVELOPMENT
10

FUTURE METRO
Upgrade kerb and gutter / asphalt road surface.

4
Raised pedestrian threshold

Vehicle direction change
Upgraded Berry Square

MLC CENTRE
Two way shared road
Spill out retail space

ROOF
DENISON STREET
Design subject to change pending feedback from traffic engineers
Draft concept for consultation purposes
Note:
Not to scale Mount Street Precinct

flush kerbs.
10
11
8
9
7
Fully pedestrianised street ‘laneway’ with feature paving and Crossover to loading zone /parking in 88 Mount Street. 4
3
Walker Street 8
Future loading bay. 12 North Sydney Council Standard footpath paving. 3
Paving to seamlessly integrate with Brett Whiteley Place. 7
11 Spring Street shared space road.
Mount Street
Development Stage 2 Works, Elizabeth Plaza 6 Asphalted road two way - raised kerb and footpath. 2
Mount
Future 100 10 Fixed bollards to restrict access. transition from Walker St.
location for performance / relaxation.
80 Mount Street garage access. 9 Raised platform area including seating and trees, flexible 5 Raised threshold entry of Mount Street with cross-over to 1
Through site link - Feature paved in material to tie

Flush Kerb and road shared zone - Feature paved
Square Development

Berry Future 1 Denison
LEGEND
Spill out retail and food + beverage offerings

Berry Street
Elizabeth Plaza
Denison Street
7
Brett Whiteley Place
ELIZABETH 1:500 @ A3
MLC CENTRE
PLAZA
SITE12
DEVELOPMENT)
Pa
Development
cifi
to delineate vehicle path of travel.

Future Metro 1 DENISON (FUTURE
cH
ig
6
2
hw
ay
Entry plaza for 1 Denison St

11
Future metro spill out area

NOT TO SCALE

1
Miller Street
REE T
Catenary feature lighting

90 MOUNT 88 MOUNT G ST
STREET STREET SPRIN
10
PA
CI
4
FI
SPRING ST
C
DENISON ST
3
into building
HW
9
Y
100 MOUNT
80 MOUNT
2 MOUNT ST 5
LEGEND
1
STREET
STREET
7
Note:
6
4
2
5
1
STREET DEVELOPMENT
WALKER ST
80 MOUNT 100 MOUNT STREET (FUTURE BRETT WHITELEY PLACE
8
WALKER ST
8
BRETT WHITELEY PLACE 100 MOUNT STREET (FUTURE 80 MOUNT
DEVELOPMENT STREET
7
5 MOUNT ST 2 1
DENISON ST
9
Y
HW
3
SPRING ST 4
C I
IF C
PA
10 STREET STREET
88 MOUNT 90 MOUNT
Miller Street
11
6
ay
12
Brett Whiteley Place

hw
1 DENISON (FUTURE
ig
cH
Future Metro
cifi
DEVELOPMENT) Development
Pa
PLAZA
1:500 @ A3
Berry Street
ELIZABETH
Denison Street
Elizabeth Plaza
LEGEND Future 1 Denison Berry

Development Square
1 Raised threshold entry of Mount Street with cross-over to 5 Raised platform area including seating and trees, flexible 9 80 Mount Street garage access.
transition from Walker St. location for performance / relaxation.
Mount Street
10 Fixed bollards to restrict access. Future 100
Mount
2 Asphalted road two way - raised kerb and footpath. 6 Stage 2 Works, Elizabeth Plaza Development
11 Spring Street shared space road.
3 North Sydney Council Standard footpath paving. 7 Paving to seamlessly integrate with Brett Whiteley Place.
12 Future loading bay.
4 Crossover to loading zone /parking in 88 Mount Street. 8 Fully pedestrianised street ‘laneway’ with feature paving and Walker Street
flush kerbs.
Mount Street Precinct
88 WALKER
Not to scale
NORTH SYDNEY
Note:
LEGE
Site Plan
54.00
The proposed development contributes a number of

significant changes to enabling the lane way master plan. 110 walker street
office building
Through the reconfiguration of the internal workings of the

rear portion of the Firehouse we can amend how deliveries
to the Firehouse work, easing congestion in the Spring
Street particularly in the early morning peak period.
The rear elevation of the firehouse has also been amended

to provide an extension of the public domain, provide a
new entry to the pub and to reconfigure the presentation
of the pub to the new public domain to the front of 1
Denison. The integration of a public artwork into the
southern and western faces of the pub will highlight the
former use of the Firehouse and act as a local marker.
The proposed adjustment of the carriageway on Spring

141 walker street
office building
Street will result in the removal of a tight footpath adjacent 04 03 02 01
to the Firehouse and the enhancement of a tight footpath 5,800 6,050 9,100 6,200 5,650
to the north of 100 Mount making the movement of 1 denison street
pedestrians safer and more convenient.

office building
A 1 B
DA-0250 DA-0200 DA 006
The reconfiguration of the rear of the Firehouse also

enables the reworking of turning paths for the laneways
100 walker street
office building
boundary
design vehicle which is a MRV accessing 1 Denison’s

A
retained/ made good

existing footpath
hotel/ office/
office office office office office
gd gd
BOOSTER
03 04 05 06 07
loading dock. The new kerb lines enhance the extent of

01 02
s4 s2 s3 s1
7,350
WALKER STREET
hotel entry entry
pedestrian space while facilitating truck movements.

SLOPE UP ground +RL 53.35
lobby
+RL 53.200
ramp 1:20 hotel lift lobby
retained/ made good

existing footpath
concierge
loading
bay hotel hotel hotel B
08 09 10
luggage
store
In line with the laneway master plan Spring and Little

2
DA-0201
retail retail
waste
7,555
room
1
boundary
boundary
Spring can both be considered shared zones prioritising the
DA-0201
retained/ made good

entry + RL 54.30
ramp 1:21
SLOPE UP SLOPE UP
ramp 1:21 +RL 53.35 +RL 53.200 +RL 52.42
existing footpath
D entry
pedestrian movement over vehicles.

DA 006
C
54.13
boundary
7,060
toilets acc. wc loading dock store
new rear walls +
The laneway to the rear of 88 Walker Street has an isolated

alignment
line of existing
back wall of the new
low point as part of the laneway overland flow network

105 miller street firehouse hotel entry to
spring 86 walker street
office building street
D
C firehouse hotel
2,360
DA-0251
hatch indicates
from a civil storm-water point of view. The reconsideration

existing firehouse hotel
restaurant/ bar retained
E
of the Little Spring Street frontages from 88 Walker through

368.8
54.06
gaming gaming waste
toilets store bar
room room store
office
to Spring Street allows us to adjust the levels across the rear proposed
shared zone area of
121 walker street
of both properties to remove the low point by both raising

roller shutter
perforated 'art' screen
ventilation to line of office building
outdoor proposed kerbs
line of existing
gaming area 2 kerbs
DA-0200
the levels at 88 and lowering them at the rear of 86 to allow

an overland flow path onto Spring Street and further to
Walker Street.
The development also creates a new pedestrian through

site link through the ground plane of 88 Walker further
enhancing the pedestrian permeability and connectivity of 80 m o u n t s t r e e t 100 m o u n t s t r e e t
the CBD. office building office building
NOTE: COLOURED CONTEX

SYDNEY COUNCIL'S CBD L
DOMAIN CONCEPT PLAN N
DEVELOPMENT APPLICATIO
INDICATIVE PURPOSES ON

fitzpatrick+partners 1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT 3. DO NOT SCALE DRAWINGS. CHECK DIMENSIONS BEFORE DATE DESCRIPTION REV 21709 1:250 31/10/2018 88 WALKER
88 WALKER COPIED, REPRODUCED, RETAINED OR DISCLOSED TO ANY
UNAUTHORISED PERSON EITHER WHOLLY OR IN PART WITHOUT
PRIOR CONSENT IN WRITING OF fitzpatrick+partners.
COMMENCING WORK.
4. INCONSISTENCIES ARE TO BE REPORTED TO fitzpatrick+partners.
5. NUMBERS FOLLOWING AN ABBREVIATION DENOTE A
31/10/2018 DEVELOPMENT APPLICATION ISSUE
23.06.2017 draft issue B
A
DRAWING DRAWING NO.
NORTH SYDNEY
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL SITE PLAN DA-0050
Public Domain Plan
LEGEND
04 03 02 01 EXISTING WALLS
PROPOSED WALLS
54.00
PROPOSED RL'S
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
100 walker street

office building
boundary
+ RL 54.40
A
hotel/ office/
gd gd
BOOSTER
03 04 05 06 07
01 02
s4 s2 s3 s1
7,350
WALKER STREET
+ RL 54.38 entry
ground +RL 53.35 53.200
+RL 53.200
loading
bay hotel hotel hotel B
08 09 10
2
DA-0201
retail
waste
7,555
room
proposed 1
boundary
boundary
drop off DA-0201
zone
+ RL 54.27 entry
53.205
+ RL 54.30
ramp 1:21 thru-site ramp 1:21 +RL 53.35 +RL 53.200
52.530
+RL 52.42
52.532
D laneway entry
DA 006
+ RL 54.25
C
54.13
+ RL 54.22
boundary
+ RL 54.21
7,060
86 walker street
C firehouse hotel D
2,360
DA-0251
hatch indicates
E
368.8
54.06
gaming gaming waste
toilets store bar
room room store
office
spring street + RL 53.92 + RL 51.58
765
shared space
road
line of proposed kerb re-alignment to
proposed kerbs civil engineer's details and
line of existing
2 kerbs council's 'design +
DA-0200
implementation of shared
zones'
785
PUBLIC DOMAIN 2000
1 1:100 88 WALKER
NORTH SYDNEY
fitzpatrick+partners 1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT
COMMENCING WORK.
DATE DESCRIPTION
REV
A
21709 1:100 31/10/2018 88 WALKER STREET
23.06.2017 draft issue B DRAWING DRAWING NO. fitzpatrick+partners architects
ISSUE
p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com TO BE PROVIDED FOR APPROVAL PRIOR TO CONSTRUCTION OR REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL PUBLIC DOMAIN PLAN DA-0051 A
Building Footprints

WALKER STREET
WALKER STREET
SPRING STREET SPRING STREET
PROPOSED PODIUM FOOTPRINT PROPOSED TOWER FOOTPRINT

1 : 250 1 : 250
At street level the building holds the street alignment of the Firehouse
on Walker Street in the new form of the through site lobby. To the
north the tower form lands creating an additional setback to the
LEGEND LEGEND street.
existing firehouse hotel overall podium footprint
proposed podium footprint proposed tower footprint

To the lane the new form of the rear of the pub is allowed to take
prominence with the new lobby setback to provide for hotel drop off
and an extended footpath to the rear entry to the building.
88 WALKER NOTES CLIENT AMENDMENTS PROJECT NO. SCALE @ A1The northern

PRINT DATE servant tower form is allowed to ground in the lane also
itzpatrick
NORTH+SYDNEY
partners DATE DESCRIPTION REV 21709 1:250 31/10/2018 88 WALKER STREET
highlighting the hierarchy of tower forms. DRAWING NO.
23.06.2017 draft issue B DRAWING ISSUE
Copyright 2018 2. DRAWINGS SHOW DESIGN INTENT ONLY. SHOP DRAWINGS ARE PARTICULAR TYPE OF ITEM. FOR EXPLANATION OF ITEM TYPES 28.07.2017 draft issue C
. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
. LEVEL 6, 156 CLARENCE STREET, SYDNEY 2000, AUSTRALIA
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL DIAGRAMS - BUILDING FOOTPRINT DA-0015 A
Ground Plane 04 03 02 01
5,800 6,050 9,100 6,200 5,650
The ground plane of the new development brings together

all uses in the tower as they integrate with the public
domain. As such the emphasis has been on maximising
the public aspects of the development while allowing the
ground plane to still function from a deliveries and waste
management perspective.
A 1 B
DA-0250 DA-0200 DA 006
From a public perspective the hotel lifts land on the ground

level and are accessible from both the drop off on Walker
Street and via the through site connection to the drop off
100 walker street
location at the rear of the building in Little Spring Street. office building
boundary
In addition 2 of the office lifts also land on ground level

+ RL 54.40
FH
FH
allowing access to the office levels from a fully accessible hotel/
gd
office/
gd
BOOSTER
03
location and to provide access to the top floor bar out
04 05 06 07
01 02
s4 s2 s3 s1
of commercial peak hours. These two lifts also serve the
WALKER STREET
elevated EOT levels.
+ RL 54.38 hotel entry entry
ground +RL 53.35
lobby
+RL 53.200
The office lift lobby is accessed via a top lit pair of concierge
escalators up to level 1.
loading
bay hotel hotel hotel
08 09 10
luggage
store
The remainder of the ground plane public function revolves 2

DA-0201
around facilitating hotel and office experiences with

retail retail
waste
room
1
concierge and cafe spaces allowing the ground plane
boundary
boundary
DA-0201
atmosphere to be busy and lively. ramp 1:21 ramp 1:21

+ RL 54.27 entry + RL 54.30 +RL 53.35 +RL 53.200 +RL 52.42
D entry
DA 006
The loading dock is deliberately tight in both its entry and + RL 54.25
overall scale which has led to a number of additional 54.13

+ RL 54.22
strategies within the tower. boundary

+ RL 54.21
Within the upper levels of the podium the buildings end of new rear walls +
alignment
trip facilities are spread over three levels which will allow for line of existing
major tenant facilities and independent facilities for other back wall of the new
firehouse hotel entry to
86 walker street
tenants. Level 34 also contains the office levels waste room
spring
street
C firehouse hotel
with a waste handling room only on ground level. DA-0251
hatch indicates
The hotels waste storage area is located on its BOH

level 7 which includes bin wash areas as per the waste
368.8
54.06
gaming gaming waste
toilets store bar
management plan.
room room store
office
The loading dock distributes both goods in and out of + RL 53.92 + RL 51.58
the building via two separate methods; To the tower via

proposed
shared zone area of expressed joint between heritage
ventilation to roller shutter
goods lifts (one to the hotel and the other a shared goods/ perforated 'art' screen
outdoor
building & later additions
passenger lift to the office levels and top floor bar) and to
gaming area 2
DA-0200
the Firehouse via a conveyor system beneath the through

site link to the Firehouse Loading dock.
GROUND LEVEL 88 WALKER

1 1:100
NORTH SYDNEY
COMMENCING WORK.
DATE
21-08-18
DESCRIPTION
31/10/2018 FIREHOUSE FACADE
DEVELOPMENT AMENDED
APPLICATION ISSUE
REV
AA
21709 1:100 31/10/2018 fitzpatrick+partners architects
23.06.2017 draft issue B DRAWING
Ground Floor
Hotel / Office
Lobby
88 WALKER
NORTH SYDNEY
First Floor Office Lobby
04 03 02 01
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
boundary
FH
FH
hotel office/ office office office office office
gd gd 03 04 05 06 07
01 02
s2 s1
level 01
commercial void
office lift lobby
hotel hotel hotel

08 09 10
2
DA-0201
boundary
boundary
DA-0201
void
void to through site link below
D
DA 006
boundary
new rear walls +

alignment
line of existing
back wall of the
firehouse hotel
C existing firehouse hotel

terrace restuarant/
DA-0251 restaurant/ bar retained
bar
expressed joint between heritage

building & later additions
2
DA-0200
88 WALKER
NORTH SYDNEY
LEVEL 01
1
Walker Street
88 WALKER
NORTH SYDNEY
End-of-Trip
The end of trip facilities are split over three levels in the
buildings upper podium with each level containing both
bikes and shower / locker amenities. While not typical 04 03 02 01
this arrangement has the additional opportunities of
5,800 6,050 9,100 6,200 5,650
vertical connection direct to the office tower and limits
the excavation on what is a very tight site excluding the
Firehouse component.
The end of trip also occupies space in these structurally

complex levels of the building as it lifts the building to the
first tower level, optimising the overall efficiency of the
building. A
DA-0250
1
DA-0200
B
DA 006
boundary
FH
FH
gd gd
03 04 05 06 07
01 02
s2 s1
40 lockers
end of trip level 03 facilities
(108 total lockers)
44 bikes
(total 105 bikes)
hotel hotel hotel

08 09 10
2
DA-0201
boundary
boundary
DA-0201
D
DA 006
boundary
C
DA-0251
2
DA-0200
88 WALKER
NORTH SYDNEY
Heritage Strategy

DENISON STREET
WALKER STREET
MILLER STREET
SPRING STREET
MOUNT STREET
eq
eq
HERITAGE ITEMS - NORTH SYDNEY LEP 2013 WALKER STREET ELEVATION
1 : 750 1 : 200
At ground level the primary building relationship is with the Firehouse

LEGEND
hotel. The primary spatial consideration has been to set the tower
FORMER NORTH SYDNEY FIRE STATION
underside
PROPERTY ADJOININGto SITEdouble
- 86 WALKER the
STREET height of the heritage item and to set
Theit back 5.5m above the existing allowing the heritage item the
listed heritage items
- Item 0983 Former Fire Station, 86 Walker Street, North Sydney former North Sydney Fire Station has characteristics of the Victorian
when services were rationalised. It subsequently was refurbished and context.

necessary curtilage to the taller
- Item 0893 MLC Building, 105-153 Miller Street, North Sydney Italianate style, built in 1895 and operational as a Fire Station until 1945,
used
as a restaurant in the late 20th Century and retains little original fabric other
than the façade and exterior walls.
At ground the proposed podium addresses the form and materiality

NOTES CLIENT AMENDMENTS ofPROJECT
theNO.Firehouse with a@ A1horizontally
SCALE PRINT DATE banded sandstone facade that
fitzpatrick+partners 88 WALKER STREET
echoes the alignments of the various cornices and parapets of the
21709 31/10/2018
1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT 3. DO NOT SCALE DRAWINGS. CHECK DIMENSIONS BEFORE DATE DESCRIPTION REV VARIES
23.06.2017 draft issue B
firehouse.
PRIOR CONSENT IN WRITING OF fitzpatrick+partners. 5. NUMBERS FOLLOWING AN ABBREVIATION DENOTE A DRAWING DRAWING NO.
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH DIAGRAMS - HERITAGE ITEMS
50mm ON ORIGINAL DA-0017
The curved form of the sandstone facade mediates to the forms

of the tower above. As such the sandstone form acts as a bridge
between the two scales.
88 WALKER
NORTH SYDNEY
Firehouse Hotel
The 1895 North Sydney Firehouse is now a pub over two levels of
heavily remodeled interiors. The existing buildings facade is still clear
on both Walker Street and Spring street however it has been added
to substantially at the rear. The reworking of the rear of the pub has
fitzpatrick + partners
been discussed earlier in relation to the public domain and this forms
the majority of the works to the pub.
The other significant body of work on the pub is the reestablishment

of a heritage colour scheme to the original building and describing
the original building from later additions. Evidence of the original
colour scheme is scant and the below image has been relied upon
to establish the colour hierarchy of detail. The final colour scheme
was then established in line with the sandstone facade of the
proposed podium building.
Legend
Base paint colour - propose beige
Highlight paint colour - propose beige 88 WALKER
NORTH SYDNEY
Firehouse Hotel
E D C B A
2,360 7,060 7,555 7,350
LEVEL 08 HOTEL FLOOR

87.050
LEVEL 07M MEZZ. PLANT

83.950
LEVEL 07 HOTEL BOH

80.850
LEVEL 06 HOTEL LOUNGE

77.550
LEVEL 05 HOTEL LOBBY

73.900
LEVEL 04 EOT
100
mount
100
walker
69.350
LEVEL 03 EOT
65.950
LEVEL 02 EOT
62.650
LEVEL 01
58.800
spring st
GROUND LEVEL
53.200
BASEMENT 01
48.400
88 WALKER
NORTH SYDNEY Detailed East Elevation
1 1:100
Walker Street
88 WALKER
NORTH SYDNEY
Spring Street Elevation
04 03 02 01
6,050 9,100 6,200
LEVEL 09
90.150
LEVEL 08 HOTEL FLOOR

87.050
LEVEL 07M MEZZ. PLANT
#1
83.950
denison
LEVEL 07 HOTEL BOH
80.850
LEVEL 06 HOTEL LOUNGE

77.550
LEVEL 05 HOTEL LOBBY

73.900
LEVEL 04 EOT
69.350
LEVEL 03 EOT
65.950
LEVEL 02 EOT
62.650
little spring st
new paint colour to

existing masonry walls.
refer to DA-266 for details
LEVEL 01
new metal trim to
58.800 delineate original
firehouse buidling fabric
area of ventilation
facade conceived as integrated into artwork
an integrated artwork
to future detail
roller shutter
walker street
GROUND LEVEL
53.200
original firehouse
88 WALKER
NORTH SYDNEY
boundary
boundary
Detailed South Elevation
88 WALKER
NORTH SYDNEY
DCP Tower Setbacks
5m weighted
average
Site Boundaries
setback line
126

122
Site Boundaries
118
4m setback 5m setback
BOUNDARY
PROPOSED NORTH 110
WALKER STREET
BOUNDARY
BOUNDARY
SYDNEY METRO
WALKER STREET 1
DENISON
100
STREET
88 WALKER
STREET
4m weighted average 86
setback line - Spring/L.

4m setback Spring Streets
SPRING STREET
BOUNDARY
SPRING STREET
100 MOUNT
STREET
5m weighted
average
setback line
DCP (ABOVE PODIUM) SETBACKS SETBACK SURVEY ALONG WALKER STREET

1 : 250 1 : 750
Walker Street and Little Spring Street both have variable existing
setbacks with no defined street wall. The controls call for a weighted
average setback approach which further enhances the approach of
not having a defined street wall.
The above analysis of the existing built form demonstrates the

weighted average setback line on both sides of the two laneways
and demonstrates the relative positions of the various buildings.
88 WALKER NOTES CLIENT AMENDMENTS PROJECT NO. SCALE @ A1 PRINT DATE
itzpatrick
NORTH+SYDNEY
partners 1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT
COMMENCING WORK.
DATE DESCRIPTION
REV
A
21709 VARIES 31/10/2018 88 WALKER STREET
Copyright 2018 2. DRAWINGS SHOW DESIGN INTENT ONLY. SHOP DRAWINGS ARE PARTICULAR TYPE OF ITEM. FOR EXPLANATION OF ITEM TYPES 28.07.2017 draft issue C
. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
. LEVEL 6, 156 CLARENCE STREET, SYDNEY 2000, AUSTRALIA
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL DIAGRAMS - SETBACKS DA-0013 A
Proposed Tower Setbacks
The proposed setbacks seek to provide an optimised
setback to the street curtilage of the Firehouse along
Walker Street maximising its heritage setting in both
elevation and plan. The tower form is elevated above
the Firehouse and setback 5.5m from its front face for a
weighted average street setback of 5m.
To Spring Street the building is setback 3m from the

boundary which is less than the DCP 4m but far in excess of
the opposing 100 Mount at zero. To the rear the weighted
average setback is 3.7m which is again greater than the 1
Denison opposite.
8m 4.8m
6m
3.5m 5.0m
weighted weighted
average average
setback setback
0.7m setback 2.8m setback
3.3m setback 5.5m setback

5.5m
WALKER STREET
45m
3.0m
1.4m
6.3m setback SPRING STREET
FIREHOUSE
20m 20m
WEIGHTED AVERAGE SETBACKS WALKER ST SETBACK COMPARABLE SYDNEY 88 WALKER

1 : 250 1 : 250 CBD SETBACK NORTH SYDNEY
1 : 250
7.6 Indicative Future Height Controls
Building Heights
ation of a 10am to 2pm overshadowing It is important to note that the indicative heights on the
n residential land outside the North Sydney map below are subject to further detailed consideration
d
the continued application of special areas during exhibition of the Study and recommende
strategies. This further consid eration will assess other built
within the Centre would result in the following
eight controls. form and impact issues, particularly where sites interface
e
directly with lower scale and residential properties outsid
Sydney Centre but do not oversh adow those
rols, both existing and proposed, are expressed the North
levels, or RLs (metre s above sea level). proper ties.
RL 232.60 RL 232.60
e existing ground levels can be ascertained at
sydney.nsw.gov.au/Building_Development/
RL 227.00 ARCHITECTURAL ROOF FEATURE RL 227.00
ney_Centre/North_Sydney_Centre_Review .
Subject to further
consideration
under Ward Street
Masterplan
max. permissible height

RL 227.00
LEP 2013 Height of Buildings map
SPRING STREET
WALKER STREET
AIR RIGHTS DATUM
RL 67.00
eq
eq
Figure 62 - Indicative Future Building Height Controls (RLs)
LEP BUILDING HEIGHTS MAP (RLS) PROPOSED BUILDING ENVELOPE - SPRING STREET ELEVATION -
FIG 62 - INDICATIVE FUTURE BUILDING HEIGHT CONTROLS RL 227.00 93
ey Centre Capacity and Land Use Study ALONG WALKER STREET SPRING STREET
NTS
1 : 500 1 : 500
88 WALKER
NORTH SYDNEY
The Tower
The proposed building height seeks to maximise the parapet height roof top bar
at RL 227 with the architectural roof feature which contains the Lift
Motor Room in the northern servant wing of the building running past
to RL 232.6 to its parapet.
The minor height variance beyond the allowable RL of 227 has

been tested in shadow diagrams which prove it does not negatively office
impact residential or special areas during the alloted hours and
as such is considered an appropriate top to the building and an
acceptable urban form.
While the development is adjacent to a 2 storey heritage building

it also significantly sits adjacent two other major new high rise
developments in 100 Mount Street and 1 Denison. Both of these
towers sit at approximately RL200 which necessitates as a tripartite
of buildings the three towers will add significant scale to the heart of
the north Sydney CBD.
In a context of such scale difference it is important the development

provides a clear and legible built form and addresses both scales. office
The heritage relationships within the podium have been described
previously as has the separation of the served form from the podium
providing a visual separation of forms and curtilage to the heritage
item.
The tower is organised into 2 curved volumes, a served and servant

pairing. The northern volume is the servant form containing the
buildings core and amenities, this is the buildings backbone both
visually and structurally. This form lands on the ground plane and
extends past the main served form to accommodate plant and lift
motor rooms in the architectural roof feature at its top.
The servant form begins at level 5, where it cantilevers off columns hotel rooms
adjacent to the Firehouse and the servant form allowing it to
cantilever partly over the Firehouse below.
The two part elevation and planning logic is followed through

to the facade materiality where The servant form is expressed in
concrete and terracotta cladding while the cantilevered served
form is a glass curtain wall divided into a visual expression of its uses
by an expressed series of horizontal joints containing louvres and an
expressed horizontal.
hotel front and
back of house
88 WALKER
NORTH SYDNEY
Shadow Diagrams Winter
EXISTING VS PROPOSED EXISTING VS PROPOSED
SHADOW ANALYSIS: WINTER 14:15 SHADOW ANALYSIS: WINTER 14:30
STREET
STREET
STREET
STREET
WALKER
WALKER
WALKER
WALKER
1. 1. 1. 1.
2. 2. 2. 2.
MOUNT 3. MOUNT 3. MOUNT 3. MOUNT 3.
ST ST ST ST
PA
PA
PA
PA
CI
CI
CI
CI
FI
FI
FI
FI
C
C
HI
HI
HI
HI
G
G
HW
HW
HW
HW
AY
AY
AY
AY
EXISTING 21st JUNE 2.15PM PROPOSED 21st JUNE 2.15PM EXISTING 21st JUNE 2.30PM PROPOSED 21st JUNE 2.30PM
1 2 1 2
PROPOSED DEVELOPMENT - 88 WALKER STREET SPECIAL AREAS (NO ADDITIONAL OVERSHADOWING 12PM - 2PM) ADDITIONAL SHADOW PROPOSED DEVELOPMENT - 88 WALKER STREET SPECIAL AREAS (NO ADDITIONAL OVERSHADOWING 12PM - 2PM) ADDITIONAL SHADOW
EXISTING VS- 1PROPOSED

1. UNDER CONSTRUCTION DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21ST JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227 EXISTING VS -PROPOSED
1. UNDER CONSTRUCTION 1 DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21ST JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227
SHADOW ANALYSIS: WINTER 14:45 SHADOW ANALYSIS: WINTER 15:00

2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) 2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) ADDITIONAL SHADOW ABOVE RL227 (GLAZING)
3. UNDER CONSTRUCTION - 118 MOUNT 3. UNDER CONSTRUCTION - 118 MOUNT
NOTES CLIENT AMENDMENTS PROJECT NO. SCALE @ A1 PRINT DATE NOTES CLIENT AMENDMENTS PROJECT NO. SCALE @ A1 PRINT DATE
COMMENCING WORK.
DATE DESCRIPTION
REV
A
<PRO. NO.> 1:100 26/10/2018 88 WALKER STREET fitzpatrick+partners 1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT
COMMENCING WORK.
DATE DESCRIPTION
REV
A
<PRO. NO.> 1:100 26/10/2018 88 WALKER STREET
UNAUTHORISED PERSON EITHER WHOLLY OR IN PART WITHOUT 4. INCONSISTENCIES ARE TO BE REPORTED TO fitzpatrick+partners. UNAUTHORISED PERSON EITHER WHOLLY OR IN PART WITHOUT 4. INCONSISTENCIES ARE TO BE REPORTED TO fitzpatrick+partners.
PRIOR CONSENT IN WRITING OF fitzpatrick+partners. 5. NUMBERS FOLLOWING AN ABBREVIATION DENOTE A DRAWING DRAWING NO. ISSUE PRIOR CONSENT IN WRITING OF fitzpatrick+partners. 5. NUMBERS FOLLOWING AN ABBREVIATION DENOTE A DRAWING DRAWING NO. ISSUE
© Copyright <year> © Copyright <year>
STREET
STREET
STREET
STREET
2. DRAWINGS SHOW DESIGN INTENT ONLY. SHOP DRAWINGS ARE PARTICULAR TYPE OF ITEM. FOR EXPLANATION OF ITEM TYPES 2. DRAWINGS SHOW DESIGN INTENT ONLY. SHOP DRAWINGS ARE PARTICULAR TYPE OF ITEM. FOR EXPLANATION OF ITEM TYPES
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - WINTER 2:15 DA-0906 A p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - WINTER 2:30 DA-0907 A
WALKER
WALKER
WALKER
WALKER
1. 1. 1. 1.
2. 2. 2. 2.
ST ST ST ST
PA
PA
PA
PA
C
C
IFI
IFI
IFI
IFI
C
C
HI
HI
HI
HI
G
G
HW
HW
HW
HW
AY
AY
AY
AY
EXISTING 21st JUNE 2.45PM PROPOSED 21st JUNE 2.45PM EXISTING 21st JUNE 3PM PROPOSED 21st JUNE 3PM
1 2 1 2
1. UNDER CONSTRUCTION - 1 DENISON ST

RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21 JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227 1. a full set of shadow diagrams are available in the DA drawing set
UNDER CONSTRUCTION - 1 DENISON ST
RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21 JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227
2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) ADDITIONAL SHADOW ABOVE RL227 (GLAZING) 2. associated with this Design Statement
UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) ADDITIONAL SHADOW ABOVE RL227 (GLAZING)
8 8 fitzpatrick
W A+partners
LKER
1. THIS DRAWING IS ISSUED UPON THE CONDITION IT IS NOT
COMMENCING WORK.
DATE DESCRIPTION
REV
A
COMMENCING WORK.
DATE DESCRIPTION
REV
A
NORTH SYDNEY
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - WINTER 2:45 DA-0908 A p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - WINTER 3:00 DA-0909 A
Shadow Diagrams Summer and Spring
EXISTING VS PROPOSED EXISTING VS PROPOSED
SHADOW ANALYSIS: SUMMER 14:00 SHADOW ANALYSIS: SPRING 15:00
STREET
STREET
STREET
STREET
WALKER
WALKER
WALKER
WALKER
1. 1. 1. 1.
2. 2. 2. 2.
ST ST ST ST
PA
PA
PA
PA
CI
CI
CI
CI
FI
FI
FI
FI
C
C
HI
HI
HI
HI
G
G
HW
HW
HW
HW
AY
AY
AY
AY
EXISTING 22nd DECEMBER 2PM PROPOSED 22nd DECEMBER 2PM EXISTING 23rd SEPTEMBER 3PM PROPOSED 23rd SEPTEMBER 3PM
1 2 1 2
EXISTING VS -PROPOSED
1. UNDER CONSTRUCTION 1 DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21ST JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227 EXISTING VS -PROPOSED
1. UNDER CONSTRUCTION 1 DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21ST JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227
SHADOW ANALYSIS: SUMMER 14:00 SHADOW ANALYSIS: SUMMER 15:00

2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) 2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM)
COMMENCING WORK.
DATE DESCRIPTION
REV
A
COMMENCING WORK.
DATE DESCRIPTION
REV
A
STREET
STREET
STREET
STREET
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - SUMMER 2:00 DA-0915 A p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - SPRING 3:00 DA-0923 A
WALKER
WALKER
WALKER
WALKER
1. 1. 1. 1.
2. 2. 2. 2.
ST ST ST ST
PA
PA
PA
PA
C
C
IFI
IFI
IFI
IFI
C
C
HI
HI
HI
HI
G
G
HW
HW
HW
HW
AY
AY
AY
AY
EXISTING 22nd DECEMBER 2PM PROPOSED 22nd DECEMBER 2PM EXISTING 22nd DECEMBER 3PM PROPOSED 22nd DECEMBER 3PM
1 2 1 2
ST ST
1. UNDER CONSTRUCTION - 1 DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21 JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227 1. UNDER CONSTRUCTION - 1 DENISON RESIDENTIAL AREA (NO ADDITIONAL OVERSHADOWING 21 JUNE 10AM - 2PM NS CLUS) ADDITIONAL SHADOW ABOVE RL227
2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM) 2. UNDER CONSTRUCTION - 100 MOUNT PUBLIC RECREATION SPACE (NO ADDITIONAL OVERSHADOWING 11:30AM - 2:30PM)
8 8 88WWALKER
A L KSTREET
ER
COMMENCING WORK.
DATE DESCRIPTION
REV
A
COMMENCING WORK.
DATE DESCRIPTION
REV
A
<PRO. NO.> 1:100 26/10/2018
NORTH SYDNEY
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - SUMMER 2:00 DA-0915 A p. +61 (0)2 8274 8200 w. www.fitzpatrickpartners.com
MANUFACTURE.
PROJECT NORTH 50mm ON ORIGINAL SHADOW ANALYSIS - SUMMER 3:00 DA-0916 A
Hotel
The hotel occupies the lower 20 levels of the tower with
2 floors of public amenity including a reception, bar and
restaurant level and an executive lounge, gym level.
Above these, and considered as one formal component of
the tower expression are a BOH and plant level.
Together these 3 levels contain the structural outriggers that

enable the building to cantilever 9m over the Firehouse
hotel below. The interconnection of levels 5 and 6 via
a void to the southern end of the floor plate affords the
opportunity for a grand main space for the hotel.
Above the amenity floors the hotel consists of 15 typical

floors of 16 rooms per floor and a top level of 12 rooms. The
hotel rooms face predominantly east and west with most
rooms being afforded views past the neighbouring towers.
The hotel plant floor sits on top of the last of these levels.
88 WALKER
NORTH SYDNEY
Reception, Restaurant, Bar Level 5
04 03 02 01
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
boundary
FH
FH
gd gd
03 04 05 06 07
01 02
level 05
male
lift lobby
female
acc
hotel hotel hotel
08 09 10
2 concierge
DA-0201
reception
meeting 1
boundary
boundary
room / kitchen kitchen DA-0201
private foh baggage
dining room offices store
D service riser
DA 006 in ceiling zone
boundary
show kitchen
restaurant
indicative layout only
line of level 6 over
bar
C
DA-0251
* Rendered image STCA

2
DA-0200
88 WALKER
NORTH SYDNEY
Hotel Restaurant
88 WALKER
NORTH SYDNEY
Executive Lounge Level 6
04 03 02 01
3,525 2,275 6,050 9,100 6,200 2,125 3,525

gd gd
03 04 05 06 07
01 02
s2 s1
level 06
lift lobby
administration
office
hotel hotel hotel
08 09 10
executive lounge
gym
layout indicative only
void to
restaurant below
88 WALKER
NORTH SYDNEY
Hotel Levels

S
WALKER STREET
EW
VI
T
IC
TR
18 m2
LIFTS 18 m2
IS
D
21 m2 21 m2
22 m2 22 m2
CORE
22 m2 22 m2
HARBOUR VIEWS
21 m2 22 m2
22 m2 22 m2
25 m2 30 m2 30 m2 26 m2
100
M
SPRING STREET
CI
TY
VIE
WS
DISTRICT VIEWS HOTEL ROOM VIEWS & SIZES

1 : 750 1 : 250
LEGEND
core
circulation
hotel rooms
8fitzpatrick
8 W A L+K ER
partners
NOTES
CLIENT AMENDMENTS
DATE DESCRIPTION REV
PROJECT NO.
21709
SCALE @ A1
VARIES
PRINT DATE
31/10/2018 88 WALKER STREET
NORTH SYDNEY
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL DIAGRAMS - VIEWS DA-0018 A
Typical Hotel Level
04 03 02 01
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
boundary

gd gd
03 04 05 06 07
01 02
18 m2 18 m2
21 m2 levels
LEVEL 08 - 22
11-22 21 m2
lift lobby
hotel hotel hotel

08 09 10
2
DA-0201
FH
22 m2 22 m2
1
boundary
boundary
FH
DA-0201
D housekeeping
DA 006
22 m2 22 m2
21 m2 22 m2
boundary
22 m2 22 m2
C 25 m2
DA-0251 25 m2
accessible
x 11 floors
30 m2 30 m2
2
DA-0200
88 WALKER
NORTH SYDNEY
Office Levels
Sitting on top of the Mid plant floor the 21 office levels
clearly express the served and servant form of the buildings
tower in both plan and materiality.
All lifts, amenities and service risers are held in the servant
core allowing the served floor plate to be a dramatic
expression of its side core from the moment one steps onto
the floor plate.
The facade is articulated as a series of near square

openings of approximately 2.8 x 2.7m. This fenestration
strategy differs from the neighbouring towers by providing
framed views which highlights the spectacular views of the
harbour and beyond. This strategy is devised bespoke for
the smaller floor plate size and scale of tenant likely to be
attracted to it.
The buildings services strategy is also configured to allow for

individual floor by floor usage rather than running a large
central plant to all levels at all times minimising energy
usage and optimising the building for the expected tenant
profile.
88 WALKER
NORTH SYDNEY
Typical Office
04 03 02 01
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
boundary
s2 s1
FH
FH
office/ office office office office office
gd
03 04 05 06 07
02
male
levels 25 - 33
female
acc commercial office
2
DA-0201
boundary
boundary
DA-0201
D
DA 006
boundary
C
DA-0251
2
DA-0200
88 WALKER
NORTH SYDNEY
Building top
Crowning the top of the building will be a roof top bar with
expansive views to the harbour and beyond. The views
from this vantage point will capture a panoramic from the
northern suburbs past the entrance to the harbour and
over the entire southern shore out to the distant view of the
Blue Mountains to the west.
Also situated on this level is the buildings cooling towers

however the majority of the level will offer a unique outlook
on the city beyond capturing stunning views from the
heads to the mountains.
Access to this level will be via the two most easterly lifts and
the office goods lifts for deliveries. The public lifts will also
stop at the hotel reception level affording guests of the
hotel direct access to the rooftop bar.
Above the bar level the buildings architectural roof feature

is an expression of the buildings functional form with the
servant bar to the north of the main floorplate projecting
above the served form crowning the curved form of the
east and west faces with a 2 level glass expression.
Captured between the two glass curved forms is the

central body of the lift tower and structural mass damper
which is viewed as a continuation of the servant form in a
singular expression integrating the necessary plant into the
form of the building.
On the northern and southern faces of the architectural

roof feature centred on the tower form are two integrated
signage zones.
88 WALKER
NORTH SYDNEY
Top floor Bar
04 03 02 01
5,800 6,050 9,100 6,200 5,650
A 1 B
DA-0250 DA-0200 DA 006
boundary
FH
FH
fh
fh
s2 s1
office/ lift lift lift office office
gd
03 04 05 06 07
02 overrun overrun overrun
wc female acc wc male
2
DA-0201
boundary
boundary
DA-0201
CT - C CT - H
D back of house
DA 006
cooling towers
CT - C CT - H boundary
roof top bar

indicative bar layout only
C
DA-0251
2
DA-0200
88 WALKER
NORTH SYDNEY
Building Signage Facing North
88 WALKER
NORTH SYDNEY
Building Signage Facing South
88 WALKER
NORTH SYDNEY
Building Materiality
MATERIAL/ FINISHES PALETTE
01
02
03
02
03
04
04 04
07
07
05
03
08
04
07
09
04
09
08
01
01
05
06 05
06
LEGEND
01 SANDSTONE FINISH
02 OFF-FORM CONCRETE- CLASS 2 FINISH
03 TERRACOTTA PANEL FINISH
04 ANODIZED SANDSTONE ALUMINIUM FINISH
05 BRONZE STEEL FINISH
06 CLEAR GLASS FINISH
07 HIGH PERFORMANCE LOW-E DGU GLASS
08 SILVER PAINT FINISH
09 MATT WHITE FINISH
88 WALKER
NORTH SYDNEY
COMMENCING WORK.
DATE DESCRIPTION
REV
A
21709 26/10/2018 88 WALKER STREET
MANUFACTURE.
REFER TO SPECIFICATION AND FINISHES SCHEDULE. 12.09.2017 da issue D PROJECT NORTH 50mm ON ORIGINAL MATERIALS BOARD DA-0850 A
Building Materiality
The form of the building is defined by the two part construct
of the tower with its pairing of served and servant forms.
The gently curved corners of both volumes serve to unify
the expression of the building as a cohesive identity.
An honest expression of structural mass and building

function leads to a legible reading of the built form on
the skyline with the hierarchy of served and servant forms
legible in both form and materiality.
The palette of masonry and glazed facades together with

the description of volumes instead of planes provides a
calmness to the tower when viewed in a fast changing
context of towers.
At the ground level the use of sandstone for the podium

facade to Walker Street grounds the building in the North
Sydney context and provides a clear link to the building in
the soft curves of its form.
The palette is deliberately minimal and refined in keeping

with the building form and expression.
88 WALKER
NORTH SYDNEY
88 WALKER
NORTH SYDNEY
88 WALKER
NORTH SYDNEY
Area Schedule
schedule of areas - TALL SCHEME fitzpatrick+partners
88 walker st, north sydney
concept development
Date: 17 October 2018
Issue: X
Prepared by PR
Checked by PR
amendments highlighted
LIFT option 3
USE RL F TO F GBA GFA NLA GBA/GFA GFA/NLA COMMENTS
maximum height limit 227.00
difference / parapet 0.00 OFFICE HOTEL

51 roof 232.60
50 LMR 228.90 3.70 249m² 0 m² 0 m² n/a n/a LMR LMR LMR LMR LMR LMR
49 PARAPET 227.00 1.90
48 roof / BMU 226.20 0.80 249 m² 0 m² 0 m² n/a n/a LMR and BMU TBC OR OR OR OR OR OR
47 rooftop bar & roof plant 221.70 4.50 736m² 505m² 501m² n/a n/a
46 12 office 217.75 3.95 738m² 598m² 559m² 81% 93% insulation to soffit
45 11 office 214.15 3.60 738m² 598m² 559m² 81% 93%
44 10 office 210.55 3.60 738m² 598m² 559m² 81% 93%
43 9 office 206.95 3.60 738m² 598m² 559m² 81% 93%
42 8 office 203.35 3.60 738m² 598m² 559m² 81% 93%
41 7 office 199.75 3.60 738m² 598m² 559m² 81% 93%
40 6 office 196.15 3.60 738m² 598m² 559m² 81% 93%
39 5 office 192.55 3.60 738m² 598m² 559m² 81% 93%
38 4 office 188.95 3.60 738m² 598m² 559m² 81% 93%
37 3 office 185.35 3.60 738m² 598m² 559m² 81% 93%
36 2 office 181.75 3.60 738m² 598m² 559m² 81% 93%
35 1 office 178.15 3.60 738m² 598m² 559m² 81% 93%
34 10 commercial plant 173.85 4.30 738m² 0m² 0m² n/a n/a assumed 300 slab
33 9 office 170.10 3.75 738m² 598m² 559m² 81% 93% insulation to soffit
32 8 office 166.50 3.60 738m² 598m² 559m² 81% 93%
31 7 office 162.90 3.60 738m² 598m² 559m² 81% 93%
30 6 office 159.30 3.60 738m² 598m² 559m² 81% 93%
29 5 office 155.70 3.60 738m² 598m² 559m² 81% 93%
28 4 office 152.10 3.60 738m² 598m² 559m² 81% 93%
27 3 office 148.50 3.60 738m² 598m² 559m² 81% 93%
26 2 office 144.90 3.60 738m² 598m² 559m² 81% 93%
25 1 office 141.30 3.60 738m² 598m² 559m² 81% 93% MACHINE ROOM LESS LIFTS
24 hotel plant 136.80 4.50 744m² 0 m² 0 m² n/a n/a stair transfer, 300 slab OR OR OR OR
23 16 hotel 133.55 3.25 744m² 555m² 553m² 75% 100% 12 rooms insulation to soffit
22 15 hotel 130.45 3.10 744m² 555m² 553m² 75% 100% 16 rooms
21 14 hotel 127.35 3.10 744m² 555m² 553m² 75% 100% 16 rooms
20 13 hotel 124.25 3.10 744m² 555m² 553m² 75% 100% 16 rooms
19 12 hotel 121.15 3.10 744m² 555m² 553m² 75% 100% 16 rooms
18 11 hotel 118.05 3.10 744m² 555m² 553m² 75% 100% 16 rooms
17 10 hotel 114.95 3.10 744m² 555m² 553m² 75% 100% 16 rooms
16 9 hotel 111.85 3.10 744m² 555m² 553m² 75% 100% 16 rooms
15 8 hotel 108.75 3.10 744m² 555m² 553m² 75% 100% 16 rooms
14 7 hotel 105.65 3.10 744m² 555m² 553m² 75% 100% 16 rooms
13 6 hotel 102.55 3.10 744m² 555m² 553m² 75% 100% 16 rooms
12 5 hotel 99.45 3.10 744m² 555m² 553m² 75% 100% 16 rooms
11 4 hotel 96.35 3.10 744m² 555m² 553m² 75% 100% 16 rooms
10 3 hotel 93.25 3.10 744m² 555m² 553m² 75% 100% 16 rooms
9 2 hotel 90.15 3.10 744m² 555m² 553m² 75% 100% 16 rooms
8 1 hotel 87.05 3.10 744m² 555m² 553m² 75% 100% 16 rooms
7M mezzanine plant 83.95 3.10 744m² 0m² 0m² n/a n/a plant and structure over
7 hotel BOH & transfer 80.85 3.10 744m² 470m² 454m² n/a n/a stair transfer & boh
6 hotel exec lounge / gym 77.55 3.30 744m² 389m² 383m² n/a n/a
5 hotel reception / restaurant 73.90 3.65 744m² 563m² 559m² n/a 99%
heritage line 72.15 1.75 truss bottom must be 72.15 and structure above
4 waste room 69.35 2.80 285m² 97m² 0m² n/a n/a
3 End of Trip 65.95 3.40 285m² 96m² 0m² n/a n/a
2 bike storage 62.65 3.30 285m² 96m² 0m² n/a n/a
1 commercial lobby 58.80 3.85 549m² 130m² 0m² n/a n/a
G entry lobby 53.20 5.60 538m² 258m² 58m² n/a n/a

B1 plant 47.80 5.40 589m² 0m² 0m² n/a n/a GOODS
B2 substation 43.60 4.20 589m² 0m² 0m² n/a n/a 2 3 4 5 6 7 1 8 9 10
HOB 179.40 36,214 m² 24,042 m² 22,542 m² 66% 94% 252 rooms
86 walker FIREHOUSE HOTEL site area 1,077 m²

LEVEL EXISTING GFA PROPOSED GFA FSR proposed 20.93:1
Level 1 455m² 449m² GFA Office 13,106 m²
Ground 467m² 459m² GFA Hotel 10,381 m²
TOTAL 922m² 908m² GFA proposed 24,042 m²
Difference 14m² NLA office 11,739 m²
88 WALKER NLA TOTAL hotel 9,691 m²
NORTH SYDNEY
NLA hotel rooms 8,295 m²
NLA hotel facilities 1,396 m²
88 WALKER
NORTH SYDNEY
88 WALKER
NORTH SYDNEY
Project Team
OWNER/DEVELOPER: Billbergia ARCHITECT:
ARCHITECT: Fitzpatrick + Partners Architecture is the fine balance between innovative design solutions and the practical importance of fitting
buildings to people, the environment and budgets.
PLANNER: Ethos Urban
Since its foundation, fitzpatrick+partners has created inspiring architectural response to unique problems
STRUCTURAL + CIVIL ENGINEER: TTW throughout Australasia.
HERITAGE ARCHITECT: NBRS Architecture
Their work originates from a particular stream of architecture that is independent of the self-conscious style
based-approach and is more about technical problem solving, This approach is much closer to engineering
SERVICES ENGINEER: WSP
than the high aesthetic ground, but is not unaware or unconcerned about the aesthetic outcome. Instead,
it sees this as more a result of good thinking than as a goal in and of itself.
ESD CONSULTANT: WSP
FIRE ENGINEER: WSP Their creative and inventive solutions relate to the immediate environment and the context of the project,
resulting in buildings that are a pleasure in which to live and work.
FACADE ENGINEER: Prism Facade
The studio does not limit itself to a particular scale or typography or project, preferring to work across all
QUANTITY SURVEYOR: RLB scales and building uses, where they believe they can add value to the design and construction process.
TRAFFIC ENGINEER: GTA Consultants
BCA CONSULTANT: McKenzie Group
ACCESS CONSULTANT: McKenzie Group
WASTE CONSULTANT: Mack Group
WIND ENGINEER: CPP
88 WALKER
NORTH SYDNEY

2018SNH065 Attachment 4 Design Statement

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88 WALKER

10. Buildiong Top + Architectural roof Feature

11. Building Signage

12. Areas Schedule

13. Project Team

LITTLE SPRING STREET

B SITE 88 EX.RL 52.650

LITTLE SPRING STREET

LITTLE SPRING STREET

LITTLE SPRING STREET

PROPOSED SETDOWN AREA PROPOSED SITE MOVEMENTS

Walker Street has significant hours of clear zone along our

Denison Street Precinct

BEAU MONDE TOWER

and the Metro site.

Following on from these projects the impact of 86-88

LITTLE SPRING STREET

Upgrade kerb and gutter / asphalt road surface.

Raised pedestrian threshold

Upgraded Berry Square

Two way shared road

Spill out retail space

Not to scale Mount Street Precinct

Through site link - Feature paved in material to tie

Design subject to change pending feedback from traffic engineers

Spill out retail and food + beverage offerings

to delineate vehicle path of travel.

Entry plaza for 1 Denison St

Future metro spill out area

Draft concept for consultation purposes

Catenary feature lighting

Brett Whiteley Place

LEGEND Future 1 Denison Berry

The proposed development contributes a number of

Through the reconfiguration of the internal workings of the

The rear elevation of the firehouse has also been amended

The proposed adjustment of the carriageway on Spring

Street will result in the removal of a tight footpath adjacent 04 03 02 01

to the north of 100 Mount making the movement of 1 denison street

pedestrians safer and more convenient.

The reconfiguration of the rear of the Firehouse also

design vehicle which is a MRV accessing 1 Denison’s

retained/ made good

loading dock. The new kerb lines enhance the extent of

pedestrian space while facilitating truck movements.

retained/ made good

In line with the laneway master plan Spring and Little

retained/ made good

pedestrian movement over vehicles.

The laneway to the rear of 88 Walker Street has an isolated

low point as part of the laneway overland flow network

from a civil storm-water point of view. The reconsideration

of the Little Spring Street frontages from 88 Walker through

of both properties to remove the low point by both raising

the levels at 88 and lowering them at the rear of 86 to allow

The development also creates a new pedestrian through

the CBD. office building office building

NOTE: COLOURED CONTEX