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NOTE: This Chapter should not be read in isolation. You may need to consider other chapters of this DCP when preparing your application.
CHAPTER G14: OTHER RESIDENTIAL ACCOMMODATION
Shoalhaven Development Control Plan 2014
Chapter G14: Other Residential Accommodation
Page | 1
Table of Changes
Old Section
New Section
Recommended Change Reason
5.2.1 - Include reference to the visual amenity of retaining walls in new performance criteria (P3.7) and acceptable solution (A3.9).
Following investigation as per recommendation b) MIN14.726.
5.2.6 - Change titling of A11 to P11. To correct an error identified after the Shoalhaven DCP 2014 became effective. A11 should in fact be a performance criteria. This change corrects this error/inconsistency.
5.2.7 - In A12.1:
Remove the word ‘of’ before ‘habitable rooms’.
Reinstate the wording of A12.1 to match text from DCP 71: “A minimum 9m separation should be provided between the windows of habitable rooms of facing dwellings that abut a public or communal street. This distance should be increased to 12m for windows above first floor level.”
This was an error identified after the Shoalhaven DCP 2014 became effective. The changes correct errors/inconsistencies.
5.2.9 - Remove error note in advisory note at A14.3 and replace with reference to Figures 9, 11 and 12.
5.3.1 - SEPP 65 requires the primary private open space for residential flat buildings to be a minimum of 16m2 in area and a minimum dimension of 3m. A17.2 requires an area of 10m2 and a dimension of 2m. Delete
Shoalhaven Development Control Plan 2014
Chapter G14: Other Residential Accommodation
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A17.2 and refer to the SEPP provisions instead: “Private open space is to comply with the provisions of State Environmental Planning Policy No 65—Design Quality of Residential Flat Development.”
Shoalhaven Development Control Plan 2014
Chapter G14: Other Residential Accommodation
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Chapter G14: Other Residential Accommodation
Contents
1 Purpose ........................................................................................................................ 5
2 Application .................................................................................................................... 5
3 Context ......................................................................................................................... 6
4 Objectives ..................................................................................................................... 6
5 Controls ........................................................................................................................ 6
5.1 General ................................................................................................................... 6
5.1.1 Security, Site Facilities and Services ................................................................... 6
5.2 Multi Dwelling Housing, Attached Dwellings and Integrated Housing ..................... 7
5.2.1 Site Planning and Layout ..................................................................................... 7
5.2.2 Scale and Site Density ........................................................................................ 9
5.2.3 Density Bonus ................................................................................................... 10
5.2.4 Streetscape and Building Appearance .............................................................. 11
5.2.5 Setbacks ............................................................................................................ 12
5.2.6 Building Envelope and Siting ............................................................................. 14
5.2.7 Views, Visual Privacy and Acoustic Privacy ...................................................... 17
5.2.8 Acoustic Privacy ................................................................................................ 21
5.2.9 Useable Open Space ........................................................................................ 22
5.2.10 Car Parking .................................................................................................... 24
5.2.11 Fencing and Walls .......................................................................................... 26
5.3 Residential Flat Buildings and Shop Top Housing ................................................ 27
5.3.1 Useable Open Space ........................................................................................ 28
5.3.2 Site Facilities ..................................................................................................... 29
5.4 Seniors Housing ................................................................................................... 29
5.5 Boarding Houses, Group Homes and Hostels ...................................................... 29
6 Advisory Information ................................................................................................... 30
6.1 Other legislation or policies you may need to check ............................................. 30
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Chapter G14: Other Residential Accommodation
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Figures
Figure 1: Site planning and layout for medium density development ................................... 9 Figure 2: Streetscape compatibility .................................................................................... 10
Figure 3: Example of how to calculate floor space ratio ..................................................... 10 Figure 4: Sympathetic and unsympathetic streetscapes .................................................... 11 Figure 5: Front setback requirement for single storey dwelling .......................................... 14 Figure 6: Key siting and design principles .......................................................................... 15 Figure 7: Building envelope example with 8.5m height ...................................................... 17
Figure 8: Solar exposure to living areas and private open space ...................................... 17 Figure 9: Ideas for providing visual privacy to dwellings and its private open space ......... 20 Figure 10: Ideas for providing acoustic privacy .................................................................. 21
Figure 11: Planning for useable open space ...................................................................... 23 Figure 12: Relationship to indoor/outdoor areas ................................................................ 24 Figure 13: Relationship of front garages and dwelling design ............................................ 26 Figure 14: Example of private open space that includes a rooftop area ............................ 29
Amendment history
Version Number Date Adopted by Council Commencement Date Amendment Type
1 14 October 2014 22 October 2014 New
2 Draft
Shoalhaven Development Control Plan 2014
Chapter G14: Other Residential Accommodation
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1 Purpose
This purpose of this Chapter is to outline controls that ensure buildings are compatible with
the scale and bulk of the existing and likely future residential development of adjacent
lands.
This Chapter addresses:
Multi dwelling housing (e.g. villas and townhouses);
Attached dwellings (e.g. terraces);
Integrated housing;
Residential flat buildings;
Shop top housing;
Seniors housing;
Boarding houses;
Group homes; and
Hostels.
Note: The controls in this Chapter are supplementary to Shoalhaven LEP 2014 and area specific Chapters of this DCP. Shoalhaven LEP 2014 and area specific Chapters will prevail where there is an inconsistency.
For the purpose of this Chapter, integrated housing means the subdivision of land into five or more allotments and the simultaneous design and construction of a single dwelling-house or dwelling on each of the allotments created by that subdivision.
2 Application
This Chapter applies to all land where multi dwelling housing, attached dwellings, semi
detached dwellings, residential flat buildings, shop top housing, seniors housing, boarding
houses, group homes and hostels are permissible with development consent.
This Chapter also applies to integrated housing development as defined above.
Note: Separate controls apply to dwelling houses, rural workers dwellings, secondary dwellings and dual occupancy developments.
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3 Context
The development of land for residential purposes has become complex due to an
increasing number of constraints and controls. Overtime, minimum lot sizes have often
been reduced while owners needs and aspirations have often increased. There are also
competing demands by the community and neighbourhood for a pleasant environment
with high levels of privacy and minimal adverse impacts.
4 Objectives
The objectives are to:
i. Encourage high quality urban design and residential amenity.
ii. Promote wider housing choice and more affordable housing in Shoalhaven.
iii. Set appropriate environmental criteria for energy efficiency, privacy, noise, vehicular
access, parking and open space.
iv. Ensure that the impact of housing proposals on the amenity of adjoining properties
is a prime and initial consideration of applicants when preparing their development
proposals.
v. Provide a comprehensive design oriented approach to housing.
5 Controls
5.1 General
This section applies to all types of development that are applicable to this Chapter.
5.1.1 Security, Site Facilities and Services
The specific objectives are to:
i. Provide adequate personal and property security for residents.
ii. Ensure site facilities, such as garbage bin enclosures, recycling bins, mail boxes,
clothes drying areas, external storage facilities, exterior lighting and signage are
designed to be conveniently reached and require minimal maintenance.
iii. Ensure facilities are visually attractive and compliment the streetscape.
iv. Ensure residential areas are adequately serviced with essential services in a timely,
cost effective and efficient manner.
Performance Criteria Acceptable Solutions
P1.1 Buildings adjacent to public or
communal streets or public space
are designed to allow casual
surveillance and should have at
least one habitable room’s window
facing that area.
A1.1 Shared entries to buildings should serve a
maximum of twelve dwellings.
A1.2 A garbage pick-up area capable of
accommodating one garbage bin per dwelling
(wheelable type) should be provided at the
public road frontage.
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Performance Criteria Acceptable Solutions
P1.2 Adequate light is provided to all
pedestrian paths, shared areas,
parking areas and building entries.
P1.3 Adequate open-air clothes drying
facilities are easily accessible to all
residents and are visually screened
from the street.
P1.4 Garbage bin areas, mail boxes and
external storage facilities are sited
and designed for attractive visual
appearance and for efficient and
convenient use.
P1.5 Adequate storage areas and
clothes drying facilities are
provided.
P1.6 Adequate numbering system and
signage is provided.
P1.7 The design and provision of public
utilities, including sewerage, water,
electricity, street lighting, telephone
and gas services to conform to the
cost-effective performance
measures of the relevant servicing
authority.
P1.8 Compatible public utility services to
be co-ordinated in common
trenching in order to minimise
construction costs for underground
services.
P1.9 Development to be within locations
where reticulated water supply
services, complying with the
requirements for domestic and
firefighting purposes, is available.
A1.3 If the garbage pick-up area is to be a bin
storage area, it should be:
Designed to conceal its contents from the
view of public places and adjacent
properties.
Provided with a water tap for wash down
purposes and drained to connect to the
main sewer.
Roofed to comply with Council’s
requirements.
Located to be readily accessible from
within the site and serviceable from the
adjoining roadway.
A1.4 External clothes drying facilities are to be
provided at a rate of 7.5 metres of line per
dwelling, unless clothes drying facilities are
provided within units.
A1.5 Individual mailboxes should be located close
to each ground floor dwelling entry, or a
mailbox structure located close to the major
pedestrian entry to the site and complying with
the requirements of Australia Post.
A1.6 Individual water meters will be required to
assist the individual billing of dwelling units.
A1.7 You should ensure that services and utilities
including electricity, gas, water, sewer, roads
and drainage are available for the initial
development and ongoing development
needs.
5.2 Multi Dwelling Housing, Attached Dwellings and Integrated Housing
5.2.1 Site Planning and Layout
The specific objectives are to:
i. Achieve a site layout that provides a pleasant, attractive, manageable and resource
efficient living environment.
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ii. Encourage the concurrent planning of subdivision layout with dwelling siting and
design.
Performance Criteria Acceptable Solutions
P2 The site analysis informs the
site layout.
A2.1 The proposed site layout implements the
findings of a site analysis.
Note: Refer to Site Analysis, Sustainable Design and Building Materials in Rural, Coastal and Environmental Areas of this DCP.
P3.1 The site layout integrates with the
surrounding environment through –
adequate pedestrian, cycle and
vehicle links to street and open
space networks;
buildings facing streets and
public open spaces; and
Buildings, streetscape and
landscape design relating to the
site topography and to the
surrounding neighbourhood
character.
P3.2 The site layout takes into account
existing streetscape conditions and
maintains a reasonable level of
amenity.
P3.3 The site layout enhances personal
safety and minimises potential for
crime and vandalism.
P3.4 Dwellings are sited and designed
to maximise solar access to living
areas.
P3.5 Open space areas contribute to the
character of the development,
provide for a range of activities, are
cost-effective to maintain, and
contribute, wherever possible, to
stormwater management.
P3.6 In areas exposed to significant
levels of off-site noise assist in
minimising noise entry.
P3.7 The visual impact of ancillary landscaping or retaining structures is considered.
A3.1 Each dwelling should have a sense of
address, either fronting the street or having its
front door visible from the street;
A3.2 Any two-storey component is to be located to
minimise the visual intrusion and shading on
adjacent private open space
A3.3 Private open space and garages should be
located to the rear of dwellings to avoid the
need for high fences to the street.
Additional acceptable solutions for Multi Dwelling
Housing
A3.4 The driveway alignment should be designed
to avoid a gun-barrel effect down the side
boundary
A3.5 Living area windows are not located adjacent
to a shared driveway at ground floor level.
A3.6 Units are clustered around a central
communal space area.
A3.7 The units at the front should provide
surveillance of the street and the entrance to
the development.
A3.8 You should design your main habitable rooms
to overlook the communal space and avoid
overlooking adjoining properties.
Note: Refer to Figure 1 for example layouts
A3.9 The visual impact of retaining walls must be
taken into consideration in your application.
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Figure 1: Site planning and layout for medium density development
5.2.2 Scale and Site Density
Note: Site density is the maximum building bulk and/or number of
dwellings permitted on a site. The acceptable solutions for scale
and site density are detailed below.
The specific objective is to:
i. Ensure that the building bulk of new development is compatible with the existing
or desired future character of the area.
Performance Criteria Acceptable Solutions
P4 The scale of new
development is compatible
with and sympathetic to the
scale and bulk of existing
development in the locality,
particularly on the
perimeter of the
development site, or where
that locality or development
site has some heritage
significance or distinctive
character. (refer Figure 2)
Note: Where an area is mapped on the floor space ratio overlay in the Shoalhaven LEP 2014, the LEP 2014 floor space ratio controls for these sites prevails.
A4.1 The maximum floor space ratio for medium density
development on any other site is 0.35:1 (total gross
floor area : site area). See Figure 3 for floor space ratio
example.
A4.2 The landscaping area provided on the site must at
least 35% of the site.
A4.3 The remaining areas of the site should accommodate
driveways, parking areas, drying yards etc.
Example: A site of 1000m2 could contain 350m
2 of gross
floor area and must contain at least 350m2 of landscaping.
The remaining 300m2 could be used for driveways etc.
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Figure 2: Streetscape compatibility
Figure 3: Example of how to calculate floor space ratio
5.2.3 Density Bonus
Note: A density bonus of up to 20% may be considered where underground car parking is provided for development in the B4 Mixed Use Zone. Council will assess your application based on the controls below.
Performance Criteria Acceptable Solutions
P5 The design of medium
density housing may
achieve the site density
objective where basement
A5.1 The land is zoned B4 Mixed Use.
A5.2 The increase in density does not exceed 20% over
and above the density controls calculated in
accordance with the scale and site density section
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car parking is provided and
the acceptable solutions
satisfied.
above.
A5.3 The development has been designed by a registered
architect.
A5.4 The landscape provisions exceed the minimum
requirement set out in the scale and site density
section above.
5.2.4 Streetscape and Building Appearance
Note: The quality and character of the streetscape is important to occupants, neighbours and the wider community. The integration of a new development into the existing streetscape can improve community acceptance of a development proposal. Establishing street character is important for both existing and new areas.
The specific objective is to:
i. Ensure that new development enhances and makes a positive contribution to the
character of existing streetscapes, reinforces the function of the street and is
sensitive to the landscape and environmental conditions of the locality.
Figure 4: Sympathetic and unsympathetic streetscapes
Performance Criteria Acceptable Solutions
P6.1 The scale and appearance of new
development is compatible and
sympathetic to existing
development in the locality,
particularly where the development
site or its surrounds has some
heritage significance or distinctive
character.
P6.2 The streetscape reflects the
functions and traffic volume of the
street and is designed to
A11.1 A statement of environmental effects should
demonstrate how the proposal fits in to the
existing streetscape.
A11.2 Street elevations for all buildings facing public
and communal streets show:
buildings adjacent to the public street
address the street by having a front door
and/or living room windows facing the
street;
the difference in building height between
existing buildings and new development is
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Performance Criteria Acceptable Solutions
encourage pedestrian access and
to support a sense of place and
street identity.
P6.3 Parking and garages do not
dominate the frontage of the
development.
P6.4 Provision is made for appropriate
street tree planting having regard
to the appearance and role of the
street, solar access requirements
and utility services.
P6.5 The frontage of buildings and their
entries address the street.
P6.6 The building design, detailing and
finish provide an appropriate scale
to the street, add visual interest
and enable differentiation between
dwellings when viewed from public
streets.
not more than one storey when viewed
from the public street;
building design, roof form and detailing
visible from public areas are not in strong
visual contrast with the character of
surrounding development;
Buildings with a maximum unarticulated
length of 15m to the public street frontage.
Punctuation by bay windows, verandahs,
balconies or wall offsets is considered to
be adequate articulation; and
Buildings detailed or articulated to enable
individual dwellings to be identified from
public roads.
P7 Existing dwellings which contribute
to streetscape character, as well
as, items of heritage or
conservation significance are
retained, incorporated and
sympathetically treated.
A7.1 A development application must demonstrate
that items of heritage or conservation
significance are retained and sympathetically
treated.
Note: If your property is a heritage item or is within the vicinity of a heritage item or if your site is located in Kangaroo Valley, Berry or Milton; you must comply with Clause 5.10 Heritage Conservation in Shoalhaven LEP 2014.
5.2.5 Setbacks
The specific objectives are to:
i. Reduce visual impacts on the streetscape and ensure sympathy with adjoining
development.
ii. Encourage design, which creates desirable living conditions and ensures that the
amenity of surrounding properties is properly considered.
iii. Allow flexibility in the siting of buildings and the provision of side and rear setbacks.
iv. Allow adequate natural light and ventilation between dwellings.
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Performance Criteria Acceptable Solutions
P8.1 Front setbacks are generally consistent
with those of adjoining development,
though not necessarily identical. Some
variations to minimum setbacks can be
considered particularly where such
variations are used to create streetscape
variety and interest.
P8.2 The setbacks of buildings are related to
their height and the width of the street,
in such a way to ensure pedestrians do
not feel buildings are overbearing.
P8.3 Setbacks provide space for residents to
feel an adequate sense of visual and
acoustic privacy when using rooms
fronting the street.
A8.1 Setbacks from the street boundary should
be:
5.5m for single storey
9m for over one storey
3m from a secondary frontage on corner
sites.
See Figure 5 below.
Note: Some variations to minimum setbacks can be considered, particularly where such variations are used to create streetscape variety and interest.
P9.1 Setbacks are progressively increased
to reduce bulk and overshadowing
while maintaining adequate daylight
and sunlight.
P9.2 Buildings are designed so that there is
no significant loss of amenity to
surrounding dwellings.
A9.1 Side or rear boundary setbacks are to be a
least 1m, with this setback increased to 1.5m
where the wall contains windows to habitable
rooms.
A9.2 The length of walls that are setback at either
of these distances will be limited to 50% of
the length of the adjacent side boundary.
These side and rear setbacks will be
increased to 2 metres and 3 metres
respectively for walls which are located
outside of the above 50% length.
P10 With integrated development, buildings
may be built to the internal boundaries,
to maximise privacy for neighbouring
dwellings and their private open space.
A10.1 In integrated housing developments, walls
may be built to internal side and rear
boundaries where:
maximum wall height is 3.5m unless
matching an existing or simultaneously
constructed wall; and
Maximum wall length is 50% of each of
the abutting property boundaries.
Note: Internal side and rear boundaries refer to those boundaries that are proposed within an integrated development, but does not include those boundaries located on the periphery of the site.
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Figure 5: Front setback requirement for single storey dwelling
5.2.6 Building Envelope and Siting
Note: The scale and siting of buildings should be an important
consideration in your design. The setback controls in the setback
section above are built upon in this section to encourage appropriate
siting and building envelopes. Key siting and design principles are
outlined in Figure 6 below.
The specific objectives are to:
i. Ensure that the height, scale and length of new development is not excessive and
relates well to the local context.
ii. Encourage design, which creates desirable living conditions and ensures that the
amenity of surrounding properties is properly considered.
iii. Allow flexibility in the siting of buildings and the provision of side and rear setbacks.
iv. Allow adequate natural light and ventilation between dwellings.
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Figure 6: Key siting and design principles
Performance Criteria Acceptable Solutions
P11 Buildings are sited and are
of such length and height
that there is no significant
loss of amenity to
surrounding dwellings. This
can be achieved through –
Building siting and
height that are related to
land form, with minimal
cut and fill;
Building forms that
enable a sharing of
views with neighbours;
Minimising building bulk
Building envelope
A11.1 The maximum height of the building complies with
the height controls contained in Shoalhaven LEP
2014.
A11.2 Buildings are sited within a building envelope
determined by the following method. Planes are
projected at 45 degrees from a height of 5m
above existing ground level at the front, side and
rear boundary as shown in Figure 7.
Note: Where a proposed development exceeds the above building envelope, details are to be provided with the application demonstrating how the development will satisfy the objectives and performance criteria.
It may be difficult to comply with this acceptable
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Performance Criteria Acceptable Solutions
to reduce impact on
neighbours and on the
public street;
Building heights similar
to those in the public
streetscape, with higher
buildings sited behind
and out of direct views
from the street.
Building walls, limited in
length and height, to
minimise the impact on
neighbours; and
Adequate separation
between facing
dwellings for privacy.
solution on steeply sloping properties. In this regard attention should be given to the matters raised in the Performance Criteria.
Allowable encroachments to envelope
A11.3 Provided the distance to the boundary is not less
than 1m, facias, gutters, downpipes, eaves up to
0.6m, masonry chimneys, flues, pipes, domestic fuel
tanks, cooling or heating appliances or other services
may encroach beyond the building envelope. The
following may encroach without restriction:
pergolas, screens or sunblinds, light fittings,
electricity or gas meters, aerial; and
Unroofed terraces, landings, steps or ramps not
more than 1m in height.
Buildings near Waterways
A11.4 Sites adjoining waterways or waterway reserves
should refer to the controls in G6 ‘Areas of Coastal
Management’ of this DCP.
Daylight and sunlight
A11.5 Dwellings should be sited to comply with the Building
Code of Australia by locating windows:
to face a court or other outdoor space open to the
sky, or an open verandah, open carport or the
like; or
Not less than a horizontal distance of 1.5m from
any facing building.
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Figure 7: Building envelope example with 8.5m height
Figure 8: Solar exposure to living areas and private open space
5.2.7 Views, Visual Privacy and Acoustic Privacy
The specific objectives are to:
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i. Encourage the sharing of views whilst not restricting the reasonable development
potential of a site.
ii. Site and design buildings to meet projected user requirements for visual and
acoustic privacy.
iii. Protect the visual and acoustic privacy of nearby residents in their dwellings and
private open space.
Performance Criteria Acceptable Solutions
View Sharing
P12.1 All property owners should
be able to develop their
property within the
established planning
guidelines, however, existing
views should not be
substantially affected where
it is possible to design for the
sharing of views.
P12.2 Views, including heritage or
familiar dominant landmarks
which are recognised and
valued by the community,
are not obscured by new
development.
Visual Privacy
P12.3 The privacy of buildings and
outdoor spaces is protected
taking into account projected
community expectations.
P12.4 Direct overlooking of main
internal living areas and
private open spaces of other
dwellings is minimised by
building layout, location and
design of windows and
balconies, screening devices
and landscape or by
remoteness.
A12.1 A minimum 9m separation should be provided
between the windows of habitable rooms of facing
dwellings that abut a public or communal street. This
distance should be increased to 12m for windows
above first floor level.
Note: Windows include a roof skylight, glass panel, glass brick, glass louvre, glazed sash, glazed door, translucent sheeting or other device which transmits natural light directly from outside a building to the room concerned
A12.2 Direct views between living area windows of
adjacent dwellings should be screened or obscured
where –
ground and first floor windows are within an area
described by taking a 9m radius from any part of
the window of the adjacent dwelling. An area so
defined is described as a ‘privacy sensitive
zone’; and
Other floor windows are within a privacy
sensitive zone described by a 12m radius.
See Figure 9 for examples.
A12.3 Direct views from living area of dwellings into the
principal area of private open space of other
dwellings should be screened or obscured within a
privacy sensitive zone described by a 12m radius.
See Figure 9.
A12.4 Direct views described in A1.2 and A1.3 above may
be obscured by one of the following measures –
on relatively flat sites by 1.8m high solid fences
or walls between ground-floor level windows or
between a dwelling and open space;
on sloping sites by screening that has a
maximum area of 25% openings, is permanently
fixed and is made of durable materials, or by
landscape screening (either by existing dense
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Performance Criteria Acceptable Solutions
vegetation or new planting) to achieve screening
effectiveness within three years;
offsetting windows by a distance sufficient to
limit views between windows; or
have sill heights of 1.7m above floor level; or
Have fixed translucent glazing in any part of the
window within 1.7 m of the floor level.
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Figure 9: Ideas for providing visual privacy to dwellings and its private open space
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5.2.8 Acoustic Privacy
Performance Criteria Acceptable Solutions
A13 Site layout and building
design protect internal living
and sleeping areas from
uncontrollable high levels of
external noise and minimise
transmission of sound
through the building
structure.
A13.1 Site layouts should ensure visitor parking areas and
streets have a line of sight separation of at least 3m
from bedroom windows.
A13.2 Doors and windows of adjacent dwellings should be
separated by a distance of at least 3m.
A13.3 Shared walls and floors between dwellings should be
constructed to limit noise transmission and, where
possible, bedrooms of one dwelling do not adjoin
living area or garages of adjacent dwellings.
A13.4 Dwellings adjacent to high levels of uncontrollable
external noise should be designed to minimise the
entry of that noise.
A13.5 Site layout should separate active recreational areas,
parking areas, vehicle accesses, and service
equipment areas from bedroom areas of dwellings,
and minimise the entry of high levels of external
noise to dwellings.
A13.6 Mechanical plant or equipment should be designed
and located to minimise noise nuisance.
Figure 10: Ideas for providing acoustic privacy
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5.2.9 Useable Open Space
Note: Useable open space can include private and communal
open space but does not include public open space. The provision
of public open space is addressed in the Contribution Plan.
Roof gardens, terraces, balconies and verandahs can count as
useable open space provided:
they are not enclosed
it can be demonstrated that the bulk of the building is
satisfactory and
no negative privacy impacts result.
The specific objectives are to:
i. Ensure that the open space provided for a dwelling is useable and meets user
requirements for privacy, safety, access, outdoor activities and landscaping.
ii. Locate open spaces to take account of outlook, natural features of the site, solar
access and neighbouring buildings or public open space.
Performance Criteria Acceptable Solutions
P14.1 Open space is clearly defined to
distinguish between communal and
private open space.
P14.2 Open space areas are of
dimensions to suit the projected
requirements of the dwelling
occupants, and to accommodate
some outdoor recreational needs as
well as providing space for service
functions.
P14.3 Part of the private open space is
capable of serving as an extension
of the function of the dwelling for
relaxation, dining, entertainment,
recreation and children’s play, and
is accessible from a main living area
of the dwelling.
P14.4 Open space is located to take
advantage of outlook and natural
features of the site, take account of
the impact of adjoining dwellings on
privacy and overshadowing.
P14.5 Orientation of the open space helps
to achieve comfortable year round
A14.1 A minimum of 35m² of private open space is
to be provided per dwelling with a minimum
dimension of 2.5m.
A14.2 One part of the minimum private open space
area must have a usable minimum area of
25m2 and a minimum dimension of 4m. This
space must be directly accessible from a
living area of the dwelling.
A14.3 Screening is to be provided where necessary
to ensure privacy to users of the open space.
Note: See Figures 9, 11 and 12 for examples.
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Performance Criteria Acceptable Solutions
use.
P14.6 Open space around dwellings is
allocated to individual units as far as
practicable to facilitate
management, and to minimise
communal space and associated
body corporate maintenance costs.
P14.7 Unpaved or unsealed landscaped
areas are maximised and are
designed to facilitate on-site
infiltration of stormwater run-off
subject to soil/drainage conditions.
P14.8 Major existing trees are retained
wherever practicable through
appropriate siting of dwellings and
structures.
Figure 11: Planning for useable open space
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Figure 12: Relationship to indoor/outdoor areas
5.2.10 Car Parking
Note: Refer to Chapter G21: Car Parking and Traffic of this DCP
for additional information.
The specific objectives are to:
i. Provide convenient, accessible and safe parking to meet the needs of residents and
visitors.
ii. Encourage the design of access and parking as part of the overall landscape
design.
iii. Allow service vehicles access where necessary.
iv. Encourage the design of driveways and car parking structures that minimise their
visual impact and minimise stormwater runoff.
Performance Criteria Acceptable Solutions
P15.1 Parking requirements for any
development has regard to the
number and size of dwellings
proposed.
P15.2 The design of driveways and
parking areas have regard to the
safety of pedestrians, cyclists and
vehicles.
P15.3 Vehicles are able to enter and exit
the site in a forward direction and
stack parking arrangements are
avoided.
P15.4 The visual dominance of driveways
and garages/carports is minimised
A15.1 The minimum dimension of an entrance-way
is to be 3m. The driveway itself is not to be
less than 3m wide with adequate turning
areas provided.
A15.2 Where parking is provided in separate
garages, the turning area should be
increased to 6.5m with a minimum garage
entrance width of 2.7m.
A15.3 The grade of driveways should not exceed
20%.
Note: Figure 13 provides examples of how garages and parking areas can be integrated into the design.
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Performance Criteria Acceptable Solutions
by –
Avoiding long straight sections
of driveway;
The selection of paving
materials e.g. decorative
paving and brick banding;
Breaking up the appearance of
driveways with landscaping and
screen planting;
Garage and carport designs
that add visual interest to the
development.
P15.5 The area of driveways are
designed to minimise the volume of
stormwater runoff and increase the
area available for landscaping.
P15.6 All car parking spaces are
adequately drained, marked and
designated on the site.
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Figure 13: Relationship of front garages and dwelling design
5.2.11 Fencing and Walls
Note: Certain fencing is considered exempt development under
the Codes SEPP. You should check the Codes SEPP to see if
your proposal is exempt development. If your proposal does not
meet the exempt criteria, you will need consent from Council and
your proposal should comply with the standards below.
The specific objective is to:
i. Ensure that front and side fences and walls provide privacy, security and noise
attenuation without having a detrimental impact upon the streetscape and adjacent
buildings.
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Performance Criteria Acceptable Solutions
P16.1 The design sets out the role of
proposed front fences and walls
where they are a component of the
streetscape of a public street.
P16.2 Front fences and walls:
Enable some outlook from
buildings to the street for safety
and surveillance;
Assist (if used) in highlighting
entrances and in creating a
sense of communal identity
within the streetscape;
Are designed and detailed to
provide visual interest to the
streetscape
Are constructed of materials
compatible with proposed
housing, and with attractive
visible examples of fences and
walls in the streetscape to offer
a sense of continuity; and
Are compatible with facilities in
the street frontage area, such as
mailboxes and garbage
collection areas.
P16.3 The use and/or design of fences
and walls in streetscapes of
significance are appropriate to the
heritage or environmental context of
the site.
P16.4 Front fences and walls enable,
where necessary and appropriate,
the creation of private open space
between the building and the street.
A16.1 Front fences and walls should not be higher
than 1.2m if solid. This height may be
increased to 1.8m if the fence has openings
that make it at least 50% transparent.
A16.2 Solid front fences that are 1.8m high will only
be supported where:
the main private open space is in the
front of the dwelling; or
the site is located on a main or arterial
road with high traffic volumes;
the site is not located in an area with an
established heritage character;
the width is limited to 75% of the frontage
where private open space fronts the
street and some surveillance of the street
is maintained from the dwelling; and
Fences do not exceed 10m in length
without some articulation or detailing to
provide visual interest.
A16.3 Front fences and walls should be designed to
use similar or compatible materials to that
used in attractive buildings in the locality.
A16.4 The use of metal fencing materials is not
encouraged and if used they should not be
visible from public places.
5.3 Residential Flat Buildings and Shop Top Housing
In addition to the general controls in Section 5.1, you should also consider the controls in
this section for residential flat buildings and shop top housing.
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Note: If your proposal is three (3) or more storeys and contains
four (4) or more self-contained dwellings (the building may include
shops e.g. shop top housing), you must also consider the
provisions of State Environmental Planning Policy No 65—Design
Quality of Residential Flat Development and the Residential Flat
Design Code.
If your proposal is for affordable rental housing, you should also
consider the provisions of State Environmental Planning Policy
(Affordable Rental Housing) 2009.
5.3.1 Useable Open Space
Note: Useable open space can include private and communal
open space but does not include public open space. The provision
of public open space is addressed in the Contribution Plan.
The specific objectives are to:
i. Ensure that the open space provided for a dwelling is useable and meets user
requirements for privacy, safety, access, outdoor activities and landscaping.
ii. Locate open spaces to take account of outlook, natural features of the site, solar
access and neighbouring buildings or public open space.
Performance Criteria Acceptable Solutions
P17.1 Open space areas are of
dimensions to suit the projected
requirements of the dwelling
occupants, and to accommodate
some outdoor recreational needs
as well as providing space for
service functions.
P17.2 Part of the private open space is
capable of serving as an extension
of the function of the dwelling for
relaxation, dining, entertainment,
recreation and children’s play, and
is accessible from a main living
area of the dwelling.
P17.3 Open space is located to take
advantage of outlook and natural
features of the site, take account of
the impact of adjoining dwellings
on privacy and overshadowing.
P17.4 Orientation of the open space
A17.1 The proposal is to include a balcony or roof
top area conveniently accessible from a main
living area.
A17.2 Private open space is to comply with the
provisions of State Environmental Planning
Policy No 65—Design Quality of Residential
Flat Development.
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helps to achieve comfortable year
round use.
Figure 14: Example of private open space that includes a rooftop area
5.3.2 Site Facilities
Performance Criteria Acceptable Solutions
P18 Facilities associated with buildings,
such as telecommunications/TV
antenna, do not detract from the
streetscape.
A18.1 Only one telecommunications/TV antenna will
be permitted for each residential flat building.
Where possible, common antennas should be
utilised.
5.4 Seniors Housing
There are no additional performance criteria or acceptable solutions for seniors housing in
this Chapter. Council will consider your application on its merits.
Note: If your proposal is for seniors housing, you should consider
the provisions of State Environmental Planning Policy (Housing for
Seniors or People with a Disability) 2004 where applicable to your
site.
5.5 Boarding Houses, Group Homes and Hostels
There are no additional performance criteria or acceptable solutions for boarding houses,
group homes and hostels in this Chapter. Council will consider your application on its
merits.
Note: If your proposal is for affordable rental housing, you should
consider the provisions of State Environmental Planning Policy
(Affordable Rental Housing) 2009.
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6 Advisory Information
6.1 Other legislation or policies you may need to check
Note: This section is not exclusive and you may be required to consider other legislation, policies and other documents with your application
Council Policies
& Guidelines
Contribution Plan
External Policies
& Guidelines
Residential Flat Design Code
Building Code of Australia
Legislation State Environmental Planning Policy (Building Sustainability Index:
BASIX) 2004
State Environmental Planning Policy 65 – Design Quality of Residential
Flat Development
State Environmental Planning Policy (Affordable Rental Housing) 2009
State Environmental Planning Policy (Housing for Seniors or People
with a Disability) 2004