draft canterbury development control plan · pdf filepart 1 - introduction canterbury...

Adopted by Council:

Effective from:

Jim Montague PSM GENERAL MANAGER

City Planning Division

Draft

Canterbury

Development

Control

Plan 2012

CONTENTS

PREFACE Relevant dates Table of amendments

PART 1 INTRODUCTION 1.1 1.1 Purpose 1.1 1.2 Aims 1.1 1.3 Compliance, and variation of controls 1.1 1.4 Structure and how to use the CDCP 1.1 1.5 Explanation of terms used in CDCP 1.2 1.6 Land to which the CDCP applies 1.2 1.7 Relationship of the CDCP to other plans 1.2 1.8 Development application guide 1.2 1.9 Site context and analysis 1.2

PART 2 RESIDENTIAL NEIGBOURHOODS 2.1

2.1

Objectives for residential neighbourhoods 2.2

2.1 Envelope controls 2.1 2.1.1 Avoid isolating undeveloped sites 2.2 2.1.2 Subdivision 2.3 2.1.3 Minimum frontage 2.4 2.1.4 Height 2.5 2.1.5 Maximum height 2.6 2.1.6 Depth/footprint 2.7 2.1.7 Setback 2.8 2.1.8 Exceptions to setback 2.12 2.1.9 Building separation 2.13 2.1.10 Maximum floor area/maximum

sitecoverage

2.14 2.1.11 Vehicle parking 2.14

2.2 Design controls 2.14 2.1.1 Context 2.14 2.2.2 Street address 2.15 2.2.3 Façade design and articulation 2.15 2.2.4 Roof design 2.18 2.2.5 Fences 2.18 2.2.6 Services and utility areas 2.18

2.3 Performance controls 2.10 2.3.1 Visual privacy 2.10 2.3.2 Acoustic privacy 2.10 2.3.3 Open space 2.10 2.3.4 Internal dwelling space and design 2.13 2.3.5 Housing choice 2.13

PART 3 BUSINESS CENTRES 3.1

Canterbury business centre character 3.1

DCP controls 3.1

Objectives for business centres 3.2

3.1 Envelope controls 3.2 3.1.1 Building envelope components 3.2 3.1.2 Site amalgamation 3.2 3.1.3 Major development sites 3.3 3.1.4 Avoid isolating undeveloped sites 3.4 3.1.5 Retention of traditional facades 3.4 3.1.6 Height 3.5 3.1.7 Depth 3.6 3.1.8 Setback 3.6 3.1.9 Exceptions to setback 3.6 3.1.10 Building separation 3.7 3.1.11 Public domain 3.7 3.1.12 Car, bicycle and delivery facilities 3.8

3.2 Design controls 3.10 3.2.1 Context 3.10 3.2.2 Street address 3.10 3.2.3 Façade design and articulation 3.10 3.2.4 Façade details 3.12 3.2.5 Shopfront 3.13 3.2.6 Corners, gateway sties and foreground

treatments 3.13

3.2.7 Frontage types 3.14 3.2.8 Roof design 3.15 3.2.9 Services and utility areas 3.15

3.3 Performance controls 3.16 3.3.1 Visual privacy 3.16 3.3.2 Acoustic privacy 3.3.2 3.3.3 Open space 3.17 3.3.4 Internal dwelling design 3.18 3.3.5 Housing Choice 3.19 3.5.6 Creation of new lanes

3.19

3A Use of footpaths 3A.1

PART 4 INDUSTRIAL AREAS 4.1

About industrial development 4.1

Objectives for industrial development 4.1

4.1 Envelope controls 4.1 4.1.1 Site requirement 4.1 4.1.2 Height 4.1 4.1.3 Setback 4.1 4.1.4 Maximum site coverage 4.2 4.1.5 Car parking 4.2

4.2 Design controls 4.3 4.2.1 Façade design and articulation 4.3 4.2.2 Storage and handling facilities 4.3 4.2.3 Open space and landscape design 4.4 4.2.4 Fencing 4.4

4.3 Performance controls 4.4 4.3.1 Staff amenity 4.4 4.3.2 Visual privacy 4.4 4.3.3 Acoustic privacy 4.4 4.3.4 Operating hours 4.5 4.3.5 Ancillary uses 4.5 4.3.6 Climate control 4.5 4.3.7 Water and air 4.5 4.3.8 Chemical storage 4.6

PART 5 SPECIFIC DEVELOPMENT TYPES 5.1

5.1 Advertising and signage 5.1

5.2 Amusement centres 5.5

5.3 5.7

5.4 Restricted premises and sex services premises

5.10

5.5 Taxi operations 5.11

5.6 Telecommunications facilities 5.12

5.7 Wills Oval 5.13

PART 6 GENERIC CONTROLS

6.1

6.1 Access and mobility 6.1

6.2 Climate, and energy and resource efficiency

6.2.1

6.3 Crime prevention 6.3.1

6.4 Flood, stormwater and engineering 6.4.1

6.5 Heritage 6.5.1

6.5A Ashbury conservation area 6.5A.1

6.6 Landscaping 6.6.1

Appendix 6.6 6.6..1.1

6.7 Tree Preservation order 6.7.1

6.8 Vehicle access, parking and transport 6.8.1

6.9 Waste management 6.9.1 PART 7 Notification of development

applications 7.1

Appendices

Appendix 1 Glossary

FIGURES Figure 2.1: Example of a modern dwelling that reflectsfeatures of a characteristic bungalow

2.2

Figure 2.2: Illustration of dual occupancy requirement

2.3

Figure 2.3: Measurement of lot and access width 2.4 Figure 2.4: Example of maximum height measurement

2.5

Figure 2.5: Example of maximum height measurement and one storey rear building adjoining backyards

2.6

Figure 2.6: Example of footprint measurement and separating courtyard

2.7

Figure 2.7: Example of building separation and footprint

2.8

Figure2.8 A and 2.8B: Demonstration of setback requirements on narrow lots

2.9

Figure 2.9: Description of podium and upper storey elements

2.11

Figure 2.10: Example of average and minimum setbacks and location of deep soil

2.11

Figure 2.11: Example of minimum and average setback and location of deep soil on corner lot

2.12

Figure 2.12: Example of encroachment permitted 2.13

into setback for parking Figure 2.13: Location and limited width of carports to maintain sight lines from dwelling to street and view of dwelling from street

2.16

Figure 2.14: Illustration of some articulation principles

2.18

Figure 15: Illustration of articulation and pavilion elements

2.19

Figure 2.16 :Illustration of articulation principles 2.20 Figure 2.17: Careful style design for addition to older style dwellings

2.21

Figure 2.18 Typical arrangement of open space adjacent to living area

2.24

Figure2.19: Illustration of landscape requirements for multi unit housing

2.25

Figure 3.1: Potential site amalgamation in Canterbury Town Centre

3.3

Figure 3.2: Characteristic façades 3.4 Figure 3.3: Development behind characteristic facades

3.4

Figure 3.4 Building height plane side 3.6 Figure 3.5: Building height plane rear 3.6 Figure 3.6: Building separation 3.7 Figure 3.7: Illustration of common terms used in articulation

3.10

Figure 3.8: Articulated shopfronts 3.11 Figure 3.9: Infill development to match existing built form using existing datum lines

3.12

Figure 3.10: Punched opening for base elements and a mix of void and punched opening on upper elements.

3.12

Figure 3.12: Articulated building façade 3.13 Figure 3.13: Architectural features and footpath dining emphasise gateway site

3.13

Figure 3.14: Transparent shopfront 3.13 Figure 3.15 Frontage types 3.14 Figure 3.16: Planting on structures in communal area

3.18

Figure 3.17: Courtyard areas with landscaping 3.18 Figure 3.18A: Figure 3.18A Land prior to lane formation

Figure 3.18B: Figure 18B: Creation of temporary access street

Figure 3.18C: Figure 18B: Creation of temporary access street

Figure 3.1.1: Belfield structure plan 3.1.1 Figure 3.1.2: Narwee structure plan 3.1.1

Figure3.1.3: Belmore structure plan 3.1.1 Figure 3.1.4: Wiley Park structure plan 3.1.2 Figure 3.1.5: Campsie structure plan 3.1.2 Figure 3.1.6: Lakemba structure plan 3.1.2 Figure 3.1.7: Hurlstone Park structure plan 3.1.3 Figure 3.1.8: Croydon Park structure plan 3.1.3 Figure 3.1.9: Earlwood structure plan 3.1.3 Figure 3.1.10: Punchbowl structure plan 3.1.4 Figure 3.2.1: Canterbury Town Centre structure plan

3.2.1

Figure 3.2.2: Specific heights in storeys 3.2.2 Figure 3.2.3: Canterbury Town Centre public domain structure plan

3.2.2

Figure 3.2.4: Canterbury Town Centre corner treatment sites

3.2.3

Figure 3.2.5: Parking and vehicle access 3.2.3 Figure 3.3.1: Impression of Canterbury with public domain improvement and business development

3.3.1

Figure 3.3.2: Impression of Canterbury Road with public domain improvement and residential development

3.3.1

Figure 3.3.3: The transformation of Canterbury Road through interim works that are achievable in stages

3.3.2

Figure 3.3.5: Canterbury Road creation of new lanes

3.3.4

Figure 3.4.1: Campsie Civic Centre foreground treatment sites

3.4.1

Figure 3.4.2: Campsie Civic Centre upper level open space

3.4.1

Figure3.4.3: Campsie Civic Centre pedestrian through site links

3.4.1

Figure 3.5.1: Undercliffe Bridge specific heights 3.5.1 Figure 3.5.2: Undercliffe Bridge specific setbacks 3.5.1 Figure 3.5.3: Undercliffe Bridge open space and view corridors

3.4.2

Figure 3.6.1: Roselands structure plan 3.6.2 Figure 4.1: Setback from residential boundary 4.1 Figure 4.2: A contemporary design with its office components oriented towards the street - building façade is effectively articulated with a combination of window openings, wall indentations and colours.

4.3

Figure 5.1: Signage related to heritage building 5.4

Figure 5.2: Signage related to contemporary building

5.4

Figure 5.3: Wills Oval 5.14

PREFACE

Canterbury City Council adopted this development control plan on.

This development control plan came into force on.

TABLE OF AMENDMENTS

Amendment No. Exhibition dates Date adopted Date in force Clauses amended

PART 1 - INTRODUCTION

CANTERBURY DEVELOPMENT CONTROL PLAN 2012 P1-1

PART 1 INTRODUCTION

1.1 PURPOSE

The Canterbury Local Environmental Plan 2012 (CLEP) permits a wide range of land uses and sets height and floor space ratio controls where appropriate. The development standards in the CLEP are broad brush and cover a range of locations and potential development. The general numerical controls in the CLEP provide guidance as to the final form, quality, function and impact of development within the different areas of Canterbury and the CLEP objectives require development to be consistent with this context and existing character. The Canterbury Development Control Plan (CDCP) provides more detailed objectives, controls and performance standards to:

Guide the form of development, as it relates to its context and the different areas of Canterbury,

Achieve good building and landscape design, Enhance amenity for people in Canterbury, Conserve non-renewable resources, Protect natural features and the environment, Ensure development in Canterbury functions

in a way that meets the needs of the community.

1.2 AIMS

The aim is to provide a comprehensive suite of development controls that:

Highlight to landowners and applicants the need for full and proper consideration of human, environmental and servicing requirements in relation to proposed development,

Provide some guidance to achieving well-designed development that is compatible with its context and acceptable to the community,

Provide some flexibility that allows designers to respond to the individual circumstances of a site,

Support the CLEP and strategic focus for Canterbury, and

Support a comprehensive development assessment process.

1.3 DEVELOPMENT CONTROLS COMPLIANCE AND VARIATION

The numerical controls in the CDCP may be absolute minimums tor maximums that need to be considered in conjunction with the matters listed below, and mere compliance with the numerical controls does not guarantee consent will be granted.

The numerical controls specified in the CDCP may need to be increased, decreased or amended through design, in order to satisfy the objectives and performance standards of the CDCP.

Each development application will be considered on its merits and against:

State environmental planning policies, Objectives, zone objectives and development

standards in the CLEP, Objectives, development controls and

performance standards in the CDCP, Impact of the development on the locality, Suitability of the site for the development, Views of public authorities, and Views of the community that may be affected

by a development proposal.

Minor variations to the numerical controls specified in the CDCP may be acceptable, where it is demonstrated that such variations will have a minor impact and the proposed development is consistent with the aims and objectives of the CLEP and the CDCP and any other relevant documents. In considering a variation, Canterbury Council will consider the need to maintain the consistent implementation of the CDCP and the relevant provisions of the CLEP.

1.4 STRUCTURE AND HOW TO USE THE CDCP

Part 1 provides an explanation of the CDCP, how it works and how it relates to other plans.

Parts 2 to 4 apply to general types of development (residential neighbourhoods, business centres and industrial areas respectively), which are identified by zone. Each section has objectives stated and is broken down into sub-sections that cover building envelope. Generally each of these sub-sections provides numeric controls and performance standards that are identified as the means of achieving the objectives of the CDCP.

Part 5 provides controls for specific types of development that require more specific detail than the general types of development in Parts 2-4 (such as signage and child care centres), or for specific areas (such as Wills Oval).

Part 6 provides generic development controls for aspects of a development that impact on amenity (such as privacy and overshadowing), on the environment (such as storm water management and air quality), and on building design (such as relationship to the street and neighbouring properties). Each section has objectives stated and is broken down into sub-sections that cover building envelope, design and performance. Generally each of these sub-sections provides numeric controls and performance standards that are identified as the means of achieving the objectives of the CDCP.

PART 1 - INTRODUCTION

CANTERBURY DEVELOPMENT CONTROL PLAN 2012 P1-2

It is possible that controls from more that one section will apply to a development proposal. References are made throughout the DCP to other sections that may be relevant.

Unless otherwise stated in the DCP controls apply to new development as well as alterations and additions to existing development, a/or to change of use.

Objectives are provided at various levels of the DCP, for each section, for aspects of development or for controls. All objectives apply if relevant, regardless of where they sit in the DCP.

1.5 EXPLANATION OF TERMS USED IN THE CDCP

Explanations of terms used specifically in the DCP are defined in the Glossary in Appendix 3 and in the Part where they are used. The definitions of terms that are defined in the CLEP, or another piece of legislation, are not repeated in the CDCP.

1.6 LAND TO WHICH THE CDCP APPLIES

This Development Control Plan applies to all land in the Canterbury Local Government Area.

1.7 RELATIONSHIP OF THE CDCP TO OTHER PLANS

This development controls provides supplementary controls for the Canterbury Local Environmental Plan 2012 and is to be read in conjunction with that document.

1.8 DEVELOPMENT APPLICATION GUIDE Council provides the following development application guides and checklists to assist applicants to understand the process:

DA guide class 1 and 10 buildings (dwelling, additions to dwellings, carport/garages, swimming pools etc),

Development application checklist class 1 and 10 buildings,

DA guide class 2 9 buildings (dual occupancy, semi-detached, attached and multiple dwellings, commercial, industrial and other non-residential),

Development application checklists class 2 9 buildings.

These documents provide details of all the things an applicant needs to do before submitting a development application. The Checklists are designed to ensure that all the necessary information and plans are provided with a development application.

Customer Services Centre, and they can be downloaded www.canterbury.nsw.gov.au.

available for consultation prior to the lodging of a development application. A pre-lodgement meeting can save time by helping to clarify expectations and requirements in the early stages of the planning and design process.

1.9 SITE ANALYSIS AND CONTEXT Site analysis Undertake a site analysis before designing a development proposal and lodge with the development application. A site analysis documents and provides and analysis of the existing site conditions in relation to surrounding land and buildings, as well as the condition affecting the site. Use the site analysis to inform the design of the proposal so that and incorporate features to take advantage of beneficial site conditions, reduce negative site conditions, fit into the context and reduce adverse impact on occupiers of neighbouring properties. Contextual analysis The controls and guidelines in the DCP are focussed on development that reflects the local context, and enhances character and residential amenity. Context includes social, economic and environmental factors as well as the physical form of the area and its surrounds. Physical form is a combination of features such as subdivision pattern (street layout, lot size and orientation), the spaces between buildings, views, topography, the scale of buildings, heritage buildings and existing uses. These facets of the environment make up the character of an area. Responding to the local context involves identifying the desirable elements of existing character or the desirable elements of character that are important to the future of the area. The site analysis required above will identify the important elements of character, as well as constraints and opportunities of the site, and should result in a design that reflects the local context and character, and provides enhanced amenity for existing and future residents. Residential and commercial characters are described in the preamble to Part 2 Residential Neighbourhoods, and Part 3 Business Centres.

PART 2 - RESIDENTIAL NEIGHBOURHOODS

CANTERBURY DEVELOPMENT CONTROL PLAN 2012 P2 -1

PART 2 - RESIDENTIAL NEIGHBOURHOODS This part provides controls and principles for the following:

Dwelling houses in the R2, R3 and R4 zones, Dual occupancy in the R2, R3 and R4 zones, Semi-detached dwelling in the R2, R3 and R4

zones, Outbuildings on the same land as a dwelling

house, dual occupancy or semi-detached dwelling in the R2, R3 and R4 zones,

Multi dwelling housing and attached dwellings, up to 2storeys, in the R3 zone (without basement parking) and R4 zone (where basement parking is permitted),

Residential Flat Building 2 -6 storeys in the R4 zone.

This section provides the basic controls for residential development. Additional controls may apply to aspects of the development, such as parking, traffic and energy efficiency. These are the generic controls provided in Part 5. Part 5 provides controls for other specific types of development, such as telecommunications facilities and tree preservation, which may apply to a residential proposal.

Older dwellings seen iresidential streets influence its residential identity and character. Dwellings built in the late nineteenth century through to the mid twentieth century display consistent design elements including:

Address to the street, where the street is overlooked from front verandas, doors and living room windows,

Articulation of street elevations with a combination of verandas supported on post or

column, feature windows and awnings, plus contrasting materials, such as stone, that is applied below floor level,

Framed windows that have vertical proportions;

Bungalows from the inter-war period of the twentieth century have consistent features that contribute rhythmic patterns in the streetscapes, including:

Double-fronted street facades with one projecting room next to a veranda,

Pitched roofs with eaves, most-often incorporating a feature gable that emphasises the double-fronted composition,

fy character that is created by:

Mature trees along street verges, Deep front setbacks that accommodate a

variety of shrubs and some trees, Deep backyards that accommodate a variety

of mature trees that: Are visible from the street above pitched

roofs or along side setbacks, Include a mixture of native and exotic

trees, Form green backdrops that enhance the

privacy and amenity of residential properties,

Provide shade that moderates local climatic conditions during summer, and contribute to neighbourhood habitat for birds.



ated at relatively high density (characteristic of inner Sydney), in streets that are sometimes heavily trafficked, but still accommodate walkers and cyclists. Residents are culturally and linguistically diverse, socio-economically diverse, and need choice in accommodation. Where growth is identified for residential neighbourhoods it is embodied in CLEP, particularly as additional height and denser forms of building, such as attached dwellings and residential flat buildings. The residential controls in this DCP will assist in achieving the increase in residential accommodation that is embodied in the CLEP. The primary focus of the DCP controls is to accommodate growth and change in a way that is compatible with identified strategies, in buildings that are compatible with the desired (often existing) built form and character, and provides the best amenity for the existing and future community. General controls are related to each residential building type and provide for relatively minor development, such as outbuildings, and alterations and additions, as well as completely new buildings. OBJECTIVES FOR RESIDENTIAL NEIGHBOURHOODS O1. Safe and comfortable residential neighbourhoods

accommodate a mix of households, in a diversity of well-designed dwellings,which are relative to the intended density and function of each neighbourhood:

O2. Residential streets and yards are green and leafy, with a substantial tree canopy and space between buildings for household activities and landscaping:

O3. Reasonable sunlight, privacy and general amenity for occupiers of new and existing buildings;

O4. The appearance and performance of development is an important consideration in designing, rather than automatically building to the

maximumbuilding envelope.

2.1 ENVELOPE CONTROLS Objective O1. The land to be developed has adequate size and

shape to accommodate the development and meet the needs of occupants.

2.1.1 Avoid isolating undeveloped sites Objective O1. Land adjoining a development site is not left

sterilised or isolated so that it is incapable of being developed under the applicable controls.

Controls i. Do not isolate a neighbouring property so that it

will be unable to accommodate redevelopment: Isolation occurs where a property that adjoins

a development site would be narrower or smaller than required and consequently would thus be incapable of accommodating any form of redevelopment;

In order to avoid the isolation of property, undertake negotiations with neighbouring owners to seek amalgamationand enable coordinated redevelopment;

If neighbouring landowners do not agree on terms for amalgamation, provide evidence of reasonable offers, including at least two recent independent valuations.

ii. be achieved demonstrate that the remaining propertyhas some potential for redevelopment by means of a schematic design that demonstrates a buildingenvelope and general room arrangement that complywith the currently-applicable planning controls.

Figure 2.1: Example of a modern dwelling that reflects features of a characteristic bungalow



2.1.2 Subdivision Objective O1. Subdivision controls apply to single dwelling sites and to dual occupancy, to ensure there is adequate garden area around dwellings and adequate vehicle access and parking Controls Development

Requirement

Single dwelling i. Minimum 15 m measured at the street boundary ii. Lots are generally rectangular with the shorter side facing the street

iii. Council will consider lots with irregular dimensions or shallow depth on merits applicant must demonstrate how the proposal satisfies the objectives of the DCP

Dual occupancy iv. Minimum area 300m2 for each dwelling Minimum 7.5 m width, measured at the street boundary, for each dwelling Dual occupancy is to be kept in the strata title subdivision of dual occupancy is not permitted

v.

vi.

Access detached dwelling lots

vii. The minimum width of access corridors serving internal or battle-axe lots is: 3 m when serving single lot, 4 m when serving two lots, 5 m when serving more than two lots

ix. All lots have a frontage to a public road any access corridor is part of the internal or battle-axe lot

x. Right-of-carriageway is only permitted over access corridor to internal or battle-axe lot

xi. The access corridor must be constructed in concrete, be unobtrusive in colour and be designed to enable vehicles to enter and leave the site in a forward direction: Where the access corridor serves only one lot, two concrete strips within the

access corridor are permitted, each to be 1 m wide and spaced 0.75 m apart Where the access corridor is to serve two or more lots it must be constructed

with kerb and gutter on at least one side, with sealed pavement and drainage discharged

Figure 2.2:Illustration of dual occupancy requirement



Figure 2.3: Measurement of lot and access width

2.1.3 Minimum frontage Objective O1. Each type of development has a specific site width to ensure that

land is appropriate in size and dimensions for the proposed building, and vehicle access, can be accommodated.

Controls

Development Requirement General Dual occupancy i. Minimum 15 m width, measured

across the street boundary, prior to subdivision Minimum 7.5 m width measured across the site of each dwelling - measured at the required front setback on irregular blocks

iii. Semi-detached dwellings are the preferred form for dual occupancy

ii. iv. Detached dual occupancy is acceptable only on a corner site where each dwelling can face and have frontage to the street

Attached dwellings, multi dwelling housing, residential flat buildings (up to 3 storey)

v. Minimum 27 m width measured across the street boundary on major road Minimum 20 m width measured across the street boundary on any other road

Residential flat building 4 6 storey

vi. Minimum 30 m width measured across the street boundary



2.1.4 Height Objective O1. New buildings have a scale that is visually

compatible with adjacent buildings, and heritage buildings where this may require height of new development to be well below that permitted.

Controls Basement & sub-floor i. Any parts of a basement or sub-floor area that

project more than 1m above ground level comprise a storey:

Attics ii. Attics and mezzanine floors do not comprise a

storey: Roof terrace iii. Roof top terraces are not acceptable on any

building or outbuilding in any residential zone: Basement & sub-floor - single dwellings iv. Basement parking suitability is shown in the

following table:

Development Requirement

R2 zone R3 zone R4 zone

Single dwelling Yes Yes Yes

Dual occupancy No* No* No

Semi-detached dwelling

No* No* No

Attached dwelling N/A No Yes

Multi unit housing N/A No Yes

Residential flat building

N/A N/A Yes

v. Despite the above table basements and basement

parking are acceptable only on steeply sloping land (see Map) only if they: Do not extend beyond the exterior walls or ground floor patios of the dwelling,

Accommodate only entrance lobby, stairway, car parking or storage, but do not accommodate any habitable room,

Are not capable of future alteration to accommodate any habitable room,

Retaining walls dwellings without basement parking vi. Walls that would enclose any sub-floor area:

Maximum 2 m for steeply sloping land where the height of buildings on the Map is 9.5 m,

Maximum 1 m for all other land: vii. Retaining walls that would be located along, or

immediately adjacent to, any boundary: Maximum 3 m for steeply sloping land where

the height of buildings on the Map is 9.5 m, but only to accommodate a garage that would be located at street level,

Maximum 1 m for all other land: Cut and fill dwellings without basement parking viii. Maximum 1 m cut below ground level where it will

extend beyond an exterior wall of the building: ix. No limit to cut below ground level where it will be

contained entirely within the exterior walls of a building, however, excavated area is not to accommodate any habitable room that would be located substantially below ground level:

x. Maximum 600 mm fill above ground level where it would extend beyond an exterior wall of a building:

xi. If proposed cut and fill, or a retaining wall, would be deeper or higher than 1 m, geotechnical and structural viability must be confirmed by



Figure 2.4: Example of maximum height measurement [see requirements next pages)



Figure 2.5: Example of maximum height measurement and one storey rear building adjoining backyards

2.1.5 Maximum heights Maximum heights are expressed in storeys, wall and podium height for different types of development:

Development Requirement Detached, semi-detached and dual occupancy dwellings

i. Maximum two storeys

ii. Maximum external wall height 7 m where height of buildings on the Map is 8.5 m

iii. Maximum external wall height 8 m on steeply sloping land where the height of buildings on the Map is 9.5 m

iv. Maximum finished ground floor level 1 m and maximum 300 mm of fill Outbuildings v. Maximum height of outbuilding 4.8 m

Maximum external wall height of outbuilding 3.5 m vi.

Attached dwellings and multi dwelling housing

vii. Maximum one storey where the building is located 20 m plus, the required front set back from the front boundary, when the building would adjoin a neighbouring backyard [see diagram below]

viii. Maximum two storey otherwise

ix. Maximum external wall height 3.8 m where the 1 storey restriction applies

x. Maximum external wall height 7 m where height of buildings on the Map is 8.5 m

Residential flat buildings [see diagram over page]

xi. Maximum 3 storey, with 2-storey podium and 10 m maximum external wall height,where the height of buildings is 11.5 m on the Map

xii. Maximum 4 storey, with 3-storey podium, where the height of buildings is 14 m on the Map

xiii. Maximum 5 storey, with 3-storey podium, where the height of buildings is 18 m on the Map

xiv. Maximum 6 storey, with 4-storey podium, where the height of buildings is 21 m on the Map



Note: Footprint is the length in any direction measured perpendicular to the outer faces of the exterior walls,

including attached garages, but excluding an uncovered balcony, deck, patio, terrace or veranda).

Figure 2.6: Example of footprint measurement and separating courtyard [see setback and separation controls]

2.1.6 Depth/footprint Objective O1. Natural daylight is available in all parts of a dwelling

so that artificial light is not necessary during daylight hours.

Controls

Development Requirement R2 zone R3 zone R4 zone Dual occupancy, semi-detached dwelling

i. 25 m 25 m 25 m

Attached dwelling ii. 25 m 20 m 20 m Multi unit housing Iii. N/A 20 m 25 m Residential flat building iv. N/A N/A 25 m* Exceptions for attached dwellings and multi dwelling housing R4 zone and residential flat buildings

v. *Footprint may be increased to 35 m for facades that incorporate deep soil courtyards and are:

Parallel to front or rear boundaries (or that have an orientation which is generally parallel to those boundaries) provided thatthe adjacent deep soil setbacks each accommodate at least three major canopy trees, or

Parallel to side boundaries (or have an orientation that is generally parallel to side boundaries) provided thatthe facades will incorporate deep soil courtyards that each have a minimum area 6 m by 6 m and will each accommodate at least one major canopy tree(refer to diagram below)



2.1.7 Setback Objectives O1. Establish the desired spatial proportions of the

street and define the street edge: O2. Limit the scale and bulk of new building,

appropriate to the location and use, by retaining landscaped open space around:

O3. Contribute to the green landscape by retaining adequate space for new trees and conserving any existing trees that are visually prominent:

O4. Minimise storm-water run-off by retaining deep soil that allows rainwater infiltration.

Controls General i. Specified setbacks are the minimum requirement,

and may need to be increased or re-designed in order to satisfy amenity and design requirements of this DCP:

ii. Minimum side setbacks may need to be increased to enable planting of rows of shrubs and trees along both sides of driveways and ramps as required by the DCP:

iii. Separation controlsapply only to sites large enough to accommodate more than one building (typically more than 50 m deep or at least 45 m wide). Buildings on the same site might need to be separated by more than 6 m in order to satisfy amenity and design requirements of the DCP and, in the case of residential flat buildings, the building separations that are required by the Residential Flat Design Code under SEPP No 65:

iv. External walls that enclose rooms, storage areas and/or garages are not to encroach beyond the specified setbacks:

v. Provide the setbacks shown in the table on the following pages, as a minimum, for the type of development proposed.

Figure 2.7: Example of building separation and footprint [see setback and separation controls following pages]



Figure2.8 A and 2.8B: Demonstration of setback requirements on narrow lots

2.1.7 Minimum setback Development Requirement Detached, semi-detached and dual occupancy dwelling on a site that has frontage to a major road

vi. Minimum setback 9 m from the front boundary

Detached and semi-detached dwellings on a narrow lot

vii. Minimum 5.5 m setback from the front boundary

viii. Maximum 2 m recess for the main entrance from the front building line

ix. Where the existing front setback is less than 5.5 m, do not reduce it (with alterations and additions)

v. Minimum 1 m setback from the side boundary

x. For semi-detached dwellings provide an unroofed light well, with minimum dimensions of 1 m x 3 m, by setting back part of the external side wall a minimum of 2 m from the side boundary (see diagram)

xi. Second storey alterations and additions may be in line with the existing ground level walls

xii. Minimum 7.5 m setback, or 25% of the average depth of the lot, whichever is the greater, from the rear boundary, except as follows:

Minimum 6 m setback from the rear boundary on a lot with 29 m or less average depth,

Where the existing rear setback is less than the above, do not reduce it (with alterations and additions)



2.1.7 Minimum setback(continued)

Development Requirement

Detached dwelling on a regular lot

xiii. Minimum setback 5.5 m from the front boundary, or the average of the existing setback of the nearest dwelling house to either side of the site

xiv. External wall up to 3.8 m Minimum setback 900 mm from the side boundary and 3 m from the rear boundary if the external wall facing the boundary is up to 3.8 m in height

xv. External wall over 3.8 m Minimum setback 1.5 m from the side boundary and 8 m from the rear boundary if the external wall is over 3.8 m in height

xvi. Additional setback for corner site Minimum 2 m from the longer street boundary

xvii. Deep soil Provide a mini

15% of the site area if that area is less than 450m2 20% of the site area if that area is at least 450m2 but is less than 600m2 25% of the site area if that area is at least 600m2 Minimum 2.5 m width for deep soil area Locate at least half of the deep soil area adjacent to the rear boundary

Semi-detached and dual occupancy dwelling on a regular lot

xviii. Minimum setback 6m from the front boundary, average 7 m

xix. Minimum 1 m, average 1.5 m from the side boundary and minimum 6 m average 7 m from the rear boundary

xx. Minimum 3 m from the longer street boundary, average 4 m

xxi. Deep soil Provide a minimum 5 m width of deep soil along the front and rear boundary - driveways may pass across deep soil areas

Setback attached and multi dwelling housing (R3 zone -without basement parking)

xxii. Minimum setback 6 m and average 7 m from the front and rear boundary

xxiii. Minimum 1 m, average 1.5 m from the side boundary but only for buildings that would be located immediately next to the street or front setback

xxiv. From side boundaries for all other buildings on the development site an average of 3m with a minimum of 2m

xxv. Setback for corner site longer side Minimum 5 m, average 6 m from the longer street boundary

xxvi. Deep soil Minimum 1 m wide along both side boundaries

xxvii. Minimum 5 m wide along the front and rear boundaries:

Setback attached dwelling, multi dwelling housing (R4 zone - with basement parking permitted) and residential flat building

xxviii. Front and rear setback Minimum 6 m with average of 7m

xxix. Side boundary setback Minimum 3.5 m with average of 4m from the side boundary

xxx. Additional 2 m for any third storey or third level mezzanine

xxxi. Upper storey elements (4-6 Storey residential flat building) 3 m from the outermost walls of the podium (see table and diagram next page)

xxxii. Deep soil Minimum 2 m wide along side boundaries and minimum 5 m wide along front/rear



xxxiii. The following table provides requirements for podium elements and upper storey elements

Maximum height in metres (from CLEP)

Number of storeys Podium element in storeys

Upper storey elements

Upper storey element additional setback

11.5 m 3 2 1 2

14 m 4 3 1 3

18 m 5 3 2 3

21 m 6 4 2 3

Figure 2.9: Description of podium and upper storey elements

Figure 2.10: Example of average and minimum setbacks and location of deep soil



Figure 2.11: Example of minimum and average setback and location of deep soil on corner lot

2.1.8 Exceptions to setback Objective O1. Flexibility of design and articulated building

designby permitting specified encroachments. Controls

Development Exception Existing two storey dwelling

i. For first floor additions, front and side setback may match any portion of the existing dwelling that is proposed to be retained within 10 m of the existing front facade

Side and rear set back for swimming pool & associated structures

ii. Minimum setback of 1m from any side or rear boundary for swimming pools and associated terraces landscaping provided in the setback area to screen the pool from neighbours

iii. Swimming pools must not be located within any front setback

Garage & carport setback for site that has frontage to a laneway

iv. Zero setback across no more than 50% of the rear boundary that has frontage to a lane, for garages or carports only

One carport or garage that is not wider than 6 m On sites that rise from the street frontage, one garage that is not wider than 6 m

and no higher than 3 m above street level Carport may extend into required setback area

v. For residential building that does not have basement parking lightweight carports may extend beyond the required side boundary setback

vi. Construction that satisfies BCA requirements may extend to a side boundary

vii. On dwelling house sites that are less than 35m deep one single-space carport may encroach beyond the minimum front setback

viii. Dwelling house, dual occupancy, semi-detached sites on land identified as having a height of 9.5 m on the Map, the following parking structures may encroach beyond the minimum front or side setback

One carport that is not wider than 6 m On sites that rise from the street frontage, one garage that is not wider than

6 m and no higher than 3 m above street level



Building element may encroach into required side setback area

ix. The following minor building elements may project up to 1m into the minimum side setback area:

Roof eaves, awnings, pergolas and patios Stair or ramp access to the ground floor Rainwater tanks

Building element may encroach into required front setback area single dwelling

x. Elements that articulate a front elevation of a dwelling house, such as awnings, balconies, patios, pergolas, porches, porticoes and verandas, may project up to 1.5 m into the required front setback area, if the element does not cover more than 25% of an area that is 1.5 times the length of the street boundary

Building element may encroach into required front and rear setback area

xi. The following minor building elements may project up to 1 m into the minimum setback area:

Balconies Awnings and pergolas Stair or ramp access to ground floor dwellings or building lobbies Terraces above basement parking that are no higher than 1 m above ground level Balconies or verandas that display a lightweight appearance,

Figure 2.12: Example of encroachment permitted into setback for parking

2.1.9 Building separation

Objective O1. Reasonable sunlight and privacy is available to

residents in new buildings and is maintained for residents in existing buildings.

Controls Development Requirement

Separation of additions - detached, dual occupancy and semi-detached dwellings

i. To minimise scale and bulk, design the top storey, of any two-storey building, as a series of connected pavilion elements

ii. The depth of each pavilion element is between 10 m to 15 m, similar to the dimensions of a traditional bungalow

iii. Separate pavilion elements by an additional side boundary setback, and identify by separate roofs

Detached dual occupancy i. Minimum 6 m separation between buildings that are on one site measured from



the outer faces of the exterior wall of each building

ii. Garages or carports may be located in the separation area

Multi dwelling housing iii. Minimum 6 m separation between buildings that are on one site measured from the outer faces of the exterior wall of each building

Residential flat buildings iv. Minimum 6 m between buildings on one lot v. Less than five storeys - at least 12 m between windows and/or balconies vi. Five or six storeys - at least 18 m between windows and/or balconies vii. Setback unscreened windows facing side or rear boundaries, at least half of the

separation distance that is specified above

viii. Provide deep soil or private open space in the separation area, as well as communal open space on attached

dwelling, multi dwelling and residential flat building sites: ix. Driveways, walkways and building lobbies may be located in the separation area between attached dwellings, multi

dwelling housing or residential flat buildings (driveways to have verges at least 1 m wide planted with canopy trees, along both sides):

x. Do not locate garages, carports or outdoor parking on the separation between attached dwellings, multi dwelling housing or residential flat buildings.

2.1.10 Maximum floor area & site coverage dwellings and outbuildings Objective O1. There is enough space around dwellings to allow for planning of large trees and substantial landscaped areas. Controls Development Requirement Maximum floor area of dwelling on site

i. 300m2 if the site area is less than 450m2 ii. 330m2 if the site area is at least 450m2 but is less than 600m2 iii. 380m2 if the site area is at least 600m2 but is less than 900m2 iv. 430m2 if the site area that is at least 900m2

Maximum floor area of all outbuildings on site

v. 30m2 if the site area is less than 450m2

vi. 45m2 if the site area is at least 450m2 but is less than 600m2

vii. 60m2 if the site area is at least 600m2

Maximum site coverageof all buildings on site

viii. 60% of the site area if that area is less than 450m2

ix. 50% of the site area if that area is at least 450m2but is less than 600m2 (450 -900 in SEPP

x. 40% of the site area if that area is at least 600m2 (900 in SEPP):

2.1.11 Required provision of car and bicycle parking, and delivery facilities Objectives O1. Parking is available for residents and their visitors

on the site of the dwelling: O2. As much on-street parking as possible is retained:

O3. Parking structures do not detract from the appearance of green streetscapes and residential streets.

Controls i. Provide parking on site as required in the following

table:



Car parking minimum requirement for type of development. If the parking calculation results in a fraction of a parking space, the number of spaces required is rounded off to the nearest whole number, unless otherwise stated.

Development Car spaces/dwelling Bicycle spaces/dwelling

Dwelling House 2 No requirement

Dual occupancy, semi-detached dwelling

1 or 2 bedroom 1 No requirement

3+ bedroom 2

Multi dwelling housing, attached dwelling, residential flat building

1 bedroom or studio 1

Residents: Minimum 1 space per 5 or part thereof

Visitors: Minimum 1 space per 10 or part thereof

2 bedroom 1

Plus 0.2 as common property

3+ bedroom 2

10 dwellings+ 1 car wash bay

Visitor parking

1 space per 5 OR

1 space per 3 - on a road less than 11 m wide or cul-de-sac

In any case, minimum 1 visitor space is required

ii. Maximum width of kerb-crossings 3.5 m for single

dwellings - splay driveway to double garages or carports:

ii. Locate driveways to the side of the site, and within the side setback.

Residential parking detached, dual occupancy, semi-detached dwellings iv. Where two car spaces are required, one may be

provided on the driveway in front of a carport or garage (not applicable with basement car parking):

v. Do not locate parking on required deep soil areas and use permeable surfaces for any outdoor parking areas:

vi. Use carports that have minimal scale or bulk if outdoor parking needs to be covered:

vii. Avoid parking space in under croft areas, and conceal it from the street behind ground-level

Garages/carports - detached, dual occupancy, semi-detached dwellings viii. Limit the width of garages or carports to allow

living rooms to face the street maximum 4 m: ix. On a site that is less than 12.5 m wide provide

parking in a carport, or a single-width garage and add a carport if additional covered parking is necessary

x. Do not exceed 6 m combined internal width, or cover more than 50%/30% of the width of a façade, with garages and carports:

xi. Setback at least 1 m behind the outermost alignment of external walls, verandas or balconies, any garage or carport that is facing the street, except in situations where exceptions to setbacks are permitted:

xii. Setback at least 1 m behind the outermost alignment of external walls, verandas or balconies, any garage or carport facing an internal driveway:

Garages - dual occupancy, multiple dwellings xiii. Maximum of one double garage or carport per

dwelling: xiv. Do not place garages or carports on a facade that

faces a street or park, except on a corner site where they may face the longer street frontage:

Basement parking and ramps - attached dwellings, residential flat buildings

xv. Provide basement parking for attached dwellings



(unless above ground parking is required), residential flat buildings, and any other residential building that is three storeys or more to:

Maximise the amount of deep soil for canopy planting,

Give ground floor dwellings access to ground level courtyards,

Allow ground floor dwellings to address the street:

xvi. Locate the entrance to basement parking below a terrace or veranda, orsetback at least 1 m from the façade to avoid a single vertical facade that is equal to three storeys.

Basement parking appearance xvii. Improve the appearance of car parking and service

entries, for example: Recess car park entries from the main building

façade alignment, Avoid black holes in the facade by providing

security doors or decorative grills to car park entry,

Return facade material into the car park entry recess for the extent visible from the street, and use materials similar to the façade on any interior of the car park that is visible from the street conceal services, pipes and ducts:

Basement parking not possible xviii. Where above ground parking is the only

solution possible locate to the rear of buildings where possible:

xix. Screen or enclose with landscaping, structures or by wrapping the car park with retail or other active uses:

xx. Avoid car parking areas and access driveways characterised by large expanse of bare concrete:

xxi. Use a combination of different surface materials to delineate pedestrian thoroughfares, vehicular access and parking areas:

xxii. Use perforated paving materials (for example, paving units with wide bands of gravel aggregates) that allow infiltration of stormwater:

Figure 2.13: Location and limited width of carports to maintain sight lines from dwelling to street and view of dwelling from street

2.2 DESIGN CONTROLS Objectives O1. Development on private land is coordinated with,

and complements the public domain to enhance the character and the image of the neighborhood:

O2. Good amenity for occupants of new and existing development, including reasonable sunlight, privacy, natural light and natural ventilation.

2.2.1 Context Objectives O1. Features of existing buildings that influence

streetscape and local character are either maintained or reflected in adjacent and nearby new buildings:

O2. Alterations & additions complement the architectural character of the existing building or where there is no character to reflect, design is contemporary and appropriate in its context.



Controls

Characteristic dwellings

i. Reflect features of existing dwellings that influence streetscape and local character - dwellings are double-fronted with one wide side setback on the front façade:

Contemporary architectural designs may be acceptable in the following situations ii. Heritage listing does not apply to the existing

dwelling or to its immediate neighbours: iii. The proposed addition would not be visually

prominent from the street or from a public space: iv. Extensive remodelling of existing facades is

proposed in accordance with the other controls in the DCP:

New built form and character v. New building forms and design features do not

have to mimic traditional features, but should reflect these in a contemporary design:

Alterations & additions complement architectural character of the dwelling vi. Do not provide access to upper storey additions via

external stairs: vii. Retain and extend prominent elements of the

existing roof (such as gables, hips or longitudinal ridges that run parallel to a street boundary) - other roof forms may be acceptable on additions at ground floor level, if concealed substantially behind the existing dwelling, and not visible from the street or other public space:

Pavilions viii. Design the top storey of any two-storey dwelling

as a connected series of pavilion elements to minimise scale and bulk, and indent facades that would be longer than 25 m so that the building will appear as a cluster of pavilion elements: Limit the depth of each pavilion element to

between 10 m and 15 m, similar to the dimensions of a traditional bungalow:

Separate upper storey pavilions with an additional side boundary setback, and identify by separate roofs [see diagram]:

Separate pavilion elements in multi dwelling buildings by courtyards that are at least 6m wide.

2.2.2 Street address Objectives O1. Positive social interaction between private and

public domain: O2. There area unobstructed sightlines from dwellings

and other premises, to publicly accessible places, promotes safety and security through casual surveillance.

Controls Entries i. Design entries to residential buildings so they are

clearly identifiable: ii. The front door to a single dwelling may face a side

boundary, or may be located beneath a carport, provided it is clearly identified by a porch or awning, and pathways:

iii. Provide main common entry and separate private ground floor apartment entries where it is desirable to activate the street edge or reinforce a rhythm along the street:

Habitable rooms iv. Face at least one habitable room towards the

street, in order to promote positive social interaction and community safety:

v. In addition to point (iv), in multiple unit development, face at least one habitable room, or private open space, towards a communal space, internal driveway or pedestrian way:

vi. Do not obstruct sight lines to the street or internal spaces, from habitable rooms or entrances (such as with car ports, garages, fences or landscaping)[see figure on previous page]:

Ground floor dwellings in multiple dwelling development vii. Some ground floor dwellings, in a multiple dwelling

development, may have private entrances directly from the street, footpath or from a communal pathway provided: Courtyards are setback at least 2 m from the

street boundary in order to accommodate a landscaped strip that remains in communal ownership,

Private open space is clearly articulated: 2.2.3 Façade design and articulation Objectives O1. Effective modulation and variation of building

design to reduce the appearance of scale and mass, provide interest, diversity or emphasis, and provide a comfortable feel for humans:

O2. All elements of the façade and roof are integrated into the architectural form and detail of the building, and present an appealing streetscape appearance.

Controls Interpretation i. Façade controls apply to facades that are visible

from the street - that may include an upper storey that faces a side boundary, or a façade that faces an internal driveway:

ii. The dimensions of a facade are measured between the outermost walls, and do not include any



uncovered balcony or terrace which projects beyond the line of the wall:

General iii. Avoid long flat walls along street frontages -

stagger the wall alignment with a step (not a fin wall of other protruding feature) of at least 1 m for residential flat buildings and at least 0.5 m for other residential buildings:

iv. Address both street frontages with façade treatment, and articulation of elevations on corner sites:

v. Use non-reflective materials, do not randomly mix light and dark coloured bricks, and treat publicly accessible wall surfaces with anti-graffiti coating:

vii. Design facades to reflect the orientation of the site using elements such as sun shading devices, light shelves and bay windows:

In the vicinity of characteristic built form vii. Modulate the façade to reflect the scale and

rhythm of characteristic bungalows: Single dwelling on the façade facing the street

modules are 4 m to 6 m wide, Residential flat buildings on the façade facing

the street modules are 6 m to 8 m wide, Side elevations modules are 10 m 15 m

wide: viii. Vary the height of modules so they are not read as

a continuous line on any one street - between 2 - 4

storeys, step-back to the middle component and again at the top:

Dual occupancy, semi-detached, attached dwellings and multi dwelling housing ix. Do not use identical facades for each dwelling

use variations in terms of plan dimensions and shape, plus height and wall alignment:Residential flat buildings

x. Layer and step facades in order to avoid building forms that are bland, bulky or over-scaled by:

Complying with podium and podium setback controls,

Incorporating balconies, staggered alignments for exterior walls, and by contrasting design elements.

Where there is no characteristic built form xi. Modulate facades with an scale and rhythm that

reflects the intended use of the building, and the desired context as expressed on the building envelope diagrams in and the public domain diagrams:

xii. Incorporate contrasting elements in the façade - use a harmonious range of high quality materials, finishes and detailing:

xiii. Screen prominent corners with awnings, balconies, terraces or verandas that project at least 1 m from the general wall alignment:

Figure 2.14: Illustration of some articulation principles

Windows xiv. Locate and proportion windows to minimise scale

and bulk of new building: Large windows are most-effective when

they are located at the corners of a

building, or if they are designed as projecting bay-windows:

Screen major windows with blinds, louvre screens, awnings or pergolas:

xv. The majority of windows are rectangular>. Square, circle and semi-circle windows are acceptable



when used in moderation. Vertical proportions can be achieved for broad window openings by multi-panel windows such as casements or multi-panel doors.

Dormer windows xvi. Do not use dormer windows on residential flat

buildings xvii. Dormer windows on buildings in the residential

zone do not appear as additional storey: Individual dormers are no wider than 1.5 m, Provide a minimum 2.5 m separation between

dormers: Dormers do not extend above the ridgeline of

the building. 2.2.4 Roof design Objectives O1. Roof design is compatible with the building style

and use, and does not compete for attention with the building or other roofs in the locality:

O2. Roof design assists in regulating climate with the building and associated open space:

O3. Reduced impact of large areas of roof when seen from other buildings and public spaces:

Controls Single detached, dual occupancy, semi-detached & attached dwellings i. Use a simple pitched roof that accentuates the

shape of exterior walls, and minimises bulk and

scale do not use a complex roof with multiple gable, hip and valley, or turret:

ii. Do not use a pitch that would be noticeably steeper that of roofs on nearby buildings, or parapet roofs that increase the height of exterior walls:

iii. Use minor gables only to emphasise rooms or balconies that project from the body of a building, and not merely as a decorative feature that sits above a straight wall:

iv. Do not use flat roofs with parapets where the majority of dwellings in the street have pitched roofs if parapets are necessary they are no more than 0.5 m above the upper ceiling height:

Residential flat buildings 4 storey or more v. Do not use steeply pitched roofs that accentuate

the bulk of the building use roof pitch of 10o or less:

vi. Emphasise building articulation with the shape and alignment of the roof:

vii. Emphasise corner apartments or prominent balcony structures with raised roof elements:

viii. Relate roof design to the size and scale of the building, the building elevations and three dimensional building form including the design of any parapet or terminating elements, and the selection of roof materials:

Figure15: Illustration of articulation and pavilion elements

ix. Respond to the orientation of the site, for example, by using eaves and skillion roofs to respond to sun access:

x. Integrate service elements into the design of the roof - including lift over-runs, service plants, chimneys, vent stacks, telecommunication infrastructure, gutters, downpipes and signage:



General xi. Relate roof design to the desired built form and

context. Some design solutions include: Articulating the roof, or breaking down its

massing on large buildings, to minimise the apparent bulk;

Relating to a context of smaller building forms using a similar roof pitch or material to adjacent buildings, particularly in existing special character areas, where adjacent to, or in the vicinity of, heritage buildings;

Using special roof features, such as elevated roof elements, which relate to the desired

character of an area, to express important corners.

2.2.5 Fences i. Provide boundary definition by construction of an

open fence or hedge to the street boundary: ii. Fences along street boundaries or around

courtyards are no higher than 1.2 m, although screens with 50% transparency may be up to 1.8 m high - do not plant a solid hedge on fence line that might conceal intruders.

Figure 2.16:Illustration of articulation principles

2.2.6 Services and utility areas Objective O1. Reduce impact of services and utilities through

their integration with the design of landscaped areas and buildings.

Controls General i. Integrate services and utility areas with the design

of the whole development coordinate materials with those of the building, and integrate with landscaping:

ii. Facilities should not be visually obtrusive and should not detract from soft-landscaped areas that are located within the required setbacks or building separations:

iii. Appliances that are fitted to the exterior of a building, and enclosures for service meters, do not detract from the desired architectural quality of

new building, or the desired green character of streetscapes:

iv. Service authorities and the applicable Australian Standards outline technical requirements for the location and installation of appliances and meters:

v. Unscreened appliances and meters should not be attached to any facade that would be visible from a street, driveway or a principal communal area within the site: Screen air conditioning units behind balcony

balustrades, Provide screened recesses for water heaters

rather than surface-mounting them on exterior walls,

Locate meters in service cabinets: vii. Provide communal rooftop antennas rather than

multiple individual antennas:



viii. Screen or treat air conditioning units, TV antennae, satellite dishes, ventilation ducts and other like structures so they are not visible on the street elevation:

ix. Co-ordinate and integrate building services, such as drainage pipes, with overall façade and balcony design:

x. Location and design of service areas should include: Screening of clothes drying areas from public

and semi-public places, Space for storage which is screened or

integrated with the building design: Mailboxes - multiple dwelling development xi. Design and provide discretely located mailboxes at

the front of the property and in accordance with : Siting solar hot water systems xii. Minimise visual impact of solar hot water systems: xiii. Place the system as unobtrusive as possible, both

to the street and neighbouring properties: xix. Try to use colour that is consistent with the colour

of roof materials: xx. Design solar panels, where possible, as part of the

roof, set back from the street frontage and positioned below the ridgeline, and the water storage tank is separated from the solar collectors and situated on a less visually obtrusive part of the roof, or within the building (for example, the roof space or laundry):

Figure 2.17: Careful style design for addition to older style dwellings



2.3 PERFORMANCE CONTROLS 2.3.1 Visual privacy Objectives O1. Reasonable levels of visual privacy for residents,

inside a building and outside within the property, during the day and at night:

O2. Visual privacy is not compromised while maximising outlook and views from principal rooms and private open space, and maintaining passive surveillance of public and semi-public areas.

Controls General i. Locate and orient new development to maximise

visual privacy between buildings on and adjacent to the site, and to minimise direct overlooking of rooms and private open space: Provide adequate building separation, and

rear and side setbacks, Orient windows of new living areas, and

balconies or terraces, towards the street and rear of the lot, particularly on narrow sites, to use the street width and rear garden, or podium depth, to increase the separation distance, and avoid directly overlooking neighbouring residential properties:

ii. If the preferred orientations cannot be achieved, and living room windows or private open space would directly overlook a neighbouring dwelling: Provide effective screening with louvre,

shutters, blinds or pergolas, Use windows that are less than 600 mm wide

or have sills that are at least 1.5 m above the associated floor level,

For bedroom windows where overlooking of neighbouring properties is less significant, screening is optional and dimensions are not restricted:

2.3.2 Acoustic privacy Objectives O1. Reasonable levels of acoustic privacy for residents,

externally and internally, during the day and at night:

O2. The effect of excessive ambient noise is minimised by siting and architectural design and detailing:

O3. The impact of rail and road noise and vibration is minimised to building occupants:

O4. Protect new and existing dwellings from intrusive noise.

Complying with setback and separation requirements will assist in protecting acoustic privacy as well as visual privacy:

Controls i. Protect sensitive rooms, such as bedrooms, from

likely sources of noise such as major roads,

lobbies: ii. Above-ground access to new dwellings does not

include communal balconies that would be located immediately next to a bedroom window:

iii. Bedroom windows in new dwellings that would be located at or close to ground level are be raised above, or screened from, any shared pedestrian pathway:

iv. Screen balconies or windows in living rooms or bedrooms that would face a driveway or basement ramp:

Adjoining railway or busy road v. Development Near

Rail Corridors and Busy Roads (Interi which has been published by the NSW Department of Planning:

vi. A Guide to Working in and Around and requirements of the Rail

Infrastructure Corporation and State Rail Authority - Consideration

of Rail Noise and Vibration in the Planning :

2.3.3 Open space Objectives O1. All residents have access to private and functional

open space on their land, such as private yards, courtyards and balconies or roof top terraces:

O2. All residents in multiple dwelling building have access to consolidated, semi-private and functional communal open space on their land:

O3. Private and communal open space is. Tailored to the type of dwelling or dwellings,

and provides residents and other users with active and passive recreation opportunities,

Designed to take advantage of environmental circumstances such as solar access, views and prevailing breezes,

Designed to promote the enjoyment of outdoor living,

Located and landscaped to provide a pleasant outlook and contribute to the attractiveness of a property,

Located so that there is passive surveillance from residences:

i. Provide the areas of open space identified in the following Table for each type of development, as a minimum.



Controls 2.3.3 Minimum open space

requirements

Development Requirement Detached dwelling i. Minimum private courtyard 24m2 - primarily deep soil Dual occupancy and semi-detached dwelling

ii. Minimum area of private open space for each dwelling is 75m2

Attached dwelling and multi dwelling housing

iii. Minimum area of private open space for each dwelling is 50m2

iv. Minimum area of communal open space is equivalent to at least 15% the required open space which includes the building separations that and setbacks

Residential flat building v. Provide one or more balconies, or terraces, to each dwelling, that have a combined area of at least:

For one bedroom dwellings - 9m2 For two bedroom dwellings - 12m2 For dwellings with three or more bedrooms - 16m2

vi. Provide communal areas equivalent to at least 15% of the open space on a site that is created by the required for setbacks and building separations.

Private open space design ii. Private open space will usually be a yard in a

detached or semi-detached dwelling. However, in multiple dwelling development such as a residential flat building, attached dwelling or multi unit development, open space may include a ground level courtyard that is located within a deep-soil setback, a balcony or garden terrace (either at ground level or on a podium level):

ii. Minimum dimension of 6 m for private courtyard - may be partly covered by a balcony, verandah or pergola provided that such elements would not encroach upon any required deep soil area:

ii. Maximum slope for any minimum required open space at ground level is 1:50.

iii. Provide privacy to the principal area of private open space locate or screen to prevent direct overlooking from a public or communal place, or from neighbouring buildings:

iv. Locate the principal open space adjacent to the main living areas, such as living room, dining room or kitchen, to extend the living space of the dwelling, and provide: Direct access from a living room, dining room

or a family room, One area at least 2.5 m by 2.5 m which is

suitable for outdoor dining and can accommodate a dining table and two to four chairs:

One additional area minimum 4 m2that is suitable for outdoor clothes drying, and is concealed by shutters, screens, fences or tall opaque balustrades,

v. Design open space to accommodate a variety of activities: For dwellings with a single open space,

order to separate recreation and service activities,

If more than one open space is provided for any dwelling, each space should be designed for specific recreation and service activities:

vii. Design the principal area of open space for each

A combination of privacy-screens, sun-shading and green backdrops that are provided by pergolas or shrubs and trees,

Orientation that provides maximum exposure to midwinter sunlight as well as optimising privacy,

Location immediately next to principal indoor living areas:

Communal open space viii. Communal open space may be provided on

podiums or terraces, and in any deep-soil setback or separation between buildings in residential flat buildings or in mixed-use buildings that have commercial and/or retail on the ground floor:

ix. Minimum 6 m dimension for each communal open space:

x. Consolidate communal open space into recognisable areas with reasonable area, facilities and landscape for the uses it will accommodate and design to generate a variety of visible pedestrian activity:

xi. Provide in locations that are sunny, and are



adjacent to, as well as visible from the main building lobby:

xii. Provide windows in that overlook communal open space and the approaches to generate a variety of visible pedestrian activity the main building lobby:

xiii. Screen walls surrounding any communal area are no higher than 1.2 m, although screens with 50% transparency may be up to 1.8 m high:

Garden courtyard or terrace xiv. Design front gardens or terraces to contribute to

the spatial and visual character of the street, while maintaining privacy for residents. This can be achieved by: Animating the street edge and creating more

pedestrian activity by optimising individual entries for ground floor apartments;

Providing appropriate fencing, balustrades, window sill heights, lighting and landscaping to meet privacy and safety requirements of occupants while contributing to a pleasant streetscape;

Increasing street surveillance with doors and windows facing onto the street

Utilising a maximum 1.5 m change in level from the street to the private garden or terrace to minimise sight lines from the streets into the apartment:

Balconies xv. Provide additional amenity and choice with a

secondary balcony (such as Juliet balcony) or operable wall with balustrades, adjacent to bedrooms:

xvi. Design and detail the balcony to take advantage of local climate and context. This may be achieved by:

Facing predominantly north, east or west to optimise solar access;

Facing towards views of local neighbourhoods, prominent open spaces and district city skylines;

Using sun screens, pergolas, shutters and operable walls to control sunlight and wind;

Using operable screens, or operable walls/sliding doors with a balustrade where noise or high winds exclude completely open balcony:

Using cantilevered, partially cantilevered or recessed balcony in response to requirements for daylight access, wind protection, acoustic and visual privacy;

Limiting the depth of a balcony so that it does not prevent sunlight entering the apartment below.

xvii. Design balustrades to allow views and casual surveillance of the street while providing for safety and visual privacy. Design considerations may include: Using a proportion of solid to transparent

materials to address sight lines from the street, public domain or adjacent development;

Providing screening from the public, for example, for a person seated looking at a view, clothes drying areas, bicycle storage or air conditioning units:

Refer to PART 6.6 for controls and guidelines on landscape design and specifications.

Figure 2.18 Typical arrangement of open space adjacent to living areas



Figure2.19: Illustration of landscape requirements for multi unit housing

2.3.4 Internal dwelling space and design Objective O1. High standards of amenity by appropriate

dimensions and configurations for habitable rooms and workspaces:

Controls Adequate room dimensions for residential i. Dimensions and design interiors to accommodate the

range of furniture that is typical for the purpose of each room:

ii. Each living area and principal bedrooms have a minimum width of 3.5 m:

iii. Secondary bedrooms have a minimum width of 3 m:

All dwellings have adequate storage: iv. General storage in addition to bedroom wardrobes

and kitchen cupboards is provided in each dwelling and/or as lockable spaces within parking areas:

v. The minimum amount of storage required is 6 m3 for one bedroom dwellings 8 m3 for two bedroom dwellings, or 10 m3 for dwellings with three or more bedrooms: These volumes may be accommodated by

simple measures such as deep cupboards or increasing the depth of required parking spaces

Communal stairwells vi. Design and locate stairwells so they should natural

daylight and ventilation open along one side, with windows that allow permanent ventilation:

2.3.5 Housing choice Objective O1. A variety of dwelling types to accommodate

diverse households and meet diverse housing needs, increased housing and lifestyle choices provided in apartment buildings.

Controls Attached dwellings, multi dwelling housing, residential flat buildings i. Provide at least 10% of dwellings in any new

multiple unit development as accessible or adaptable to suit residents with special needs:

Note: Factors that influence dwelling types include:

The number of bedrooms and/or the number and size of living areas,

The location of private entrances - either direct from a ground level courtyard or walkway, or indirectly from a hallway or balcony that is accessed from a communal lobby,

The number of storeys in any dwelling - single level or two storey with indoor stairs,

Two storey dwellings that have living areas and at least one bedroom situated on the same level (dwellings that are accessible or adaptable for special needs),

The size and type of private open spaces that are provided for each dwelling - either balconies or terraces or courtyards:

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