D-PLAN URBAN PLANNING CONSULTANTS PTY …...D-PLAN URBAN PLANNING CONSULTANTS PTY LTD PO Box 201 Liverpool NSW 1871 Ph: (02) 9802 5030 Mob: 0410 331 467 E-mail: [email protected]

D-PLAN URBAN PLANNING CONSULTANTS PTY LTDPO Box 201 Liverpool NSW 1871

Ph: (02) 9802 5030 Mob: 0410 331 467 E-mail: [email protected]

www.dplan.com.au

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TO DEMOLISH THE EXISTING DWELLING & CONSTRUCT A NEW TWO STOREY DWELLING HOUSE

WITH AN ATTACHED SECONDARY DWELLING (GRANNY FLAT)

76 MINTARO AVENUE, STRATHFIELD (LOT 94 DP 35995)

15/1/2020

D-Plan Urban Planning Consultants Pty Ltd

TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY 1 2.0 SITE/LOCALITY DESCRIPTION 2 3.0 THE PROPOSAL 4 4.0 RELEVANT PLANNING CONTROLS 5 4.1 Strathfield Local Environmental Plan 2012 5 Clause 4.1 – Minimum subdivision lot size 6

Clause 4.3 – Height of Buildings 6 Clause 4.4 – Floor Space Ratio 6 Clause 4.6 – Exceptions to development standards 6 Clause 5.4 – Controls relating to miscellaneous…… 6 Clause 5.10 – Heritage Conservation 6 Clause 6.1 – Acid Sulfate Soils 6 Clause 6.3 – Flood Planning 6 4.2 SEPP (Affordable Rental Housing) 2009 7 4.3 Strathfield Consolidated DCP 2005 9 Streetscape 9 Architectural Design & Detail 10 Ecologically Sustainable Development 10 Energy & Water 11 Solar Access 11

Floor Space Ratio 12 Building Height 12 Landscaped Areas & Deep Soil Planting 13 Setbacks 13 Vehicular Access & Parking 14 Privacy 14 Safety & Security 14 Water & Soil Management 15 Services & Utilities 15 Contamination 15

4.4 Other Requirements 15

Waste Management 15 Tree Preservation 15

4.5 Non-Compliances 16 5.0 CONCLUSION 16 ATTACHMENTS

1. Control Table

D-Plan Urban Planning Consultants Pty Ltd Page 1

1.0 EXECUTIVE SUMMARY Council promotes well-designed residential development that does not intrude on the amenity of existing neighbourhoods. Likewise, the NSW State Government introduced the State Environmental Planning Policy (Affordable Rental Housing) 2009 (AHSEPP) on 31st July 2009 to help increase the amount and diversity of affordable rental housing throughout New South Wales. The AHSEPP promotes infill affordable rental housing in existing residential areas by providing development opportunities, including secondary dwellings (granny flats) and floor space incentives. Developments are generally required to be well-located, accessible and of a high-quality design. Two storey dwellings are an acceptable form of development when good planning and urban design controls are established to guide the building industry. In this particular case, the wide site lends itself to a well-articulated front elevation and a double width garage without diminishing streetscape amenity. Council has comprehensive planning and urban design standards to ensure that this form of development complements existing residential areas. The urban design qualities of the proposed development are complementary to the established character of the locality and will substantially improve the streetscape amenity through the following:

- The provision of new housing stock of a comparable scale to existing residential

development in the locality; - A building form designed to effectively assimilate into the existing streetscape and

natural terrain; - Contemporary architectural features with articulation and good presentation to both

street interfaces; - Subservient carparking in the form a double width garage setback behind the front

building line; and - Passive surveillance opportunities from habitable room windows.

The proposed dwelling house and secondary dwelling (granny flat) development promotes best planning practice and satisfies the requirements of the SEPP, LEP and DCP, resulting in a high-quality development that will enhance the amenity of the locality and warrants approval.


2.0 SITE/LOCALITY DESCRIPTION

The subject land, No. 76 (Lot 94 DP 35995) Mintaro Avenue, Strathfield is located on the southeastern corner of Mintaro Avenue and Macarthur Avenue. The site is an irregular shaped allotment with a frontage of 12.192m (excluding splay) and a length of 38.71m, comprising a total site area of 657.6m2.

The site currently comprises an aging single storey dwelling which will be demolished. The immediate locality is characterised by the following: ➢ One and two storey dwelling houses of various architectural styles, including some

very large dwellings with basement parking; ➢ A relatively consistent front building line, ranging between 7 - 9m; ➢ Standard width paved nature strips; ➢ Consistent street tree planting theme; and ➢ Mixture of front fencing styles and heights.

© Universal Publishers Pty Ltd

Locality Plan


Photo – Streetscape

Photo – Subject site


3.0 THE PROPOSAL

The proposal is to demolish the existing dwelling and construct a new two storey dwelling house with an attached secondary dwelling (granny flat).


4.0 RELEVANT PLANNING CONTROLS

4.1 Strathfield Local Environmental Plan 2012

The subject site is within Zone R2 – Low Density Residential under Strathfield Local Environmental Plan 2012 (SLEP 2012). The proposed development falls within the definition of ‘dwelling house’ and ‘secondary dwelling’ development and is permissible with the consent of Council:

dwelling house means a building containing only one dwelling.

secondary dwelling means a self-contained dwelling that: (a) is established in conjunction with another dwelling (the principal dwelling), and (b) is on the same lot of land as the principal dwelling, and (c) is located within, or is attached to, or is separate from, the principal dwelling.

Note: with regards to the secondary dwelling, the requirements of State Environmental Planning Policy (Affordable Rental Housing) 2009 (AHSEPP) prevail where there are any inconsistencies.

Zoning Map


Relevant Clause Comment Clause 4.1– Minimum subdivision lot size

A minimum allotment size of 560m2 is stipulated on the Lot Size map.

N/A – existing allotment Note: no minimum allotment size is stipulated for attached secondary dwellings under SEPP (ARH) 2009.

Clause 4.3 – Height of Buildings The Height of Building Map categorises the site within the maximum 9.5m building height limit.

The proposed development has a height of 8.995m which complies with the height requirements of the clause.

Clause 4.4 – Floor Space Ratio The FSR Map does NOT indicate a maximum FSR for the subject site, however, reference must be made to Clause 4.4C which stipulates FSR in the R2 – Low Density Residential Zone based on the lot size (i.e., 600-699m2 = 0.6:1)

The proposal complies with the requirements of the clause, having an FSR of 0.505:1.

Clause 4.6 – Exceptions to development standards

Consent may, subject to this clause, be granted for development even though the development would contravene a development standard imposed by this or any other environmental planning instrument.

In this regard, NO variation requests are required as the proposal complies with all development standards contained in the LEP.

Clause 5.4 – Controls relating to miscellaneous permissible uses If development for the purposes of a secondary dwelling is permitted under this Plan, the total floor area of the dwelling (excluding any area used for parking) must not exceed whichever of the following is the greater: (a) 60 square metres, (b) 20% of the total floor area of the principal dwelling.

The proposed granny flat comprises an area of 59.766m2 which complies with the requirements of the clause.

Clause 5.10 - Heritage Conservation

The subject site is not listed as a heritage item or located in the immediate vicinity of any heritage-listed items.

Clause 6.1 - Acid Sulfate Soils

According to the Acid Sulfate Soils Map, the subject site is not within any category which may limit excavation of the kind proposed (i.e., Class 5 - the site works would not affect the structural viability of the building due to the existing soil conditions).

Clause 6.3 – Flood Planning

The subject site is not identified as being flood affected.


4.2 State Environmental Planning Policy (Affordable Rental Housing) 2009

The Affordable Rental Housing SEPP (AHSEPP) provides a range of planning initiatives to encourage the development of affordable rental in-fill housing, residential flat buildings, secondary dwellings (‘granny flats’), new generation boarding houses and social housing.

A secondary dwelling is sought in conjunction with the proposed dwelling house which requires assessment under the SEPP (AHSEPP). development for the purposes of a secondary dwelling includes the following:

(a) the erection of, or alterations or additions to, a secondary dwelling, (b) alterations or additions to a principal dwelling for the purposes of a secondary dwelling.

Note. The standard instrument defines secondary dwelling as follows: secondary dwelling means a self-contained dwelling that:

(a) is established in conjunction with another dwelling (the principal dwelling), and (b) is on the same lot of land (not being an individual lot in a strata plan or community title scheme) as the

principal dwelling, and (c) is located within, or is attached to, or is separate from, the principal dwelling.

As such, Clauses 20-24 set out the primary requirements for such development, viz:

Relevant Clause Comment

Clause 20 – Land to which Division applies The subject site is within Zone R2 Low Density Residential under Strathfield Local Environmental Plan 2012 which is a prescribed and applicable zone.

Clause 21 – Development to which Division applies

‘Secondary dwellings’ are permissible in the zone under the provisions of Clause 20. As such, the proposed development falls within the parameters of the Division.

Clause 22 - Development may be carried out with consent

The subject site will contain the principle dwelling and a secondary dwelling. The following development standards apply:

• Maximum Floor Area – a maximum Floor Space Ratio of 0.6:1 is stipulated under Clause 4.4C of Strathfield LEP 2012. The subject site comprises an area of 657.6m2 which equates to a maximum floor area of 394.56m2. The proposed floor area is 332.086m2 or 0.505:1 which complies with the requirement (principle dwelling and secondary dwelling

inclusive).

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The total floor area of the secondary dwelling is no more than 60m2 or, if a greater floor area is permitted in respect of a secondary dwelling on the land under another EPI, that greater floor area – Secondary dwellings are listed as permissible under Strathfield LEP 2012 and must not exceed whichever of the following is greater:

(a) 60 square metres,

(b) 20% of the total floor area of the principle dwelling.

The proposed granny flat comprises an area of 59.766m2 which complies with the prevailing provisions of the

AHSEPP.

Clause 23 – Complying Development N/A (The principle and secondary dwellings form part of this Development Application).

Clause 24 - No Subdivision Subdivision of the secondary dwelling is NOT permitted.


4.3 Strathfield Consolidated DCP 2005

All relevant numeric DCP requirements have been tabulated and are provided as Attachment 1 – Control Table. Part A covers dwelling house development and relevant design considerations will be discussed in the pursuing paragraphs. Streetscape The design of the proposed dwelling will complement the existing streetscape of both Mintaro Avenue and Macarthur Avenue which comprise both single and larger two storey building forms with various parking arrangements. There is an obvious emerging trend for improvement with small single storey cottages being replaced with larger two storey dwellings. The design incorporates contemporary architectural themes with articulation and a pitched/hipped roof design. Design elements and the effective use of colours and materials create a base, middle and top appearance to reduce the overall bulk and scale of the building, whilst front and side setbacks ensure that the development does not adversely affect existing streetscape amenities.

Council's guidelines for the design of dwellings require the following issues to be considered:

• Clearly identifiable entry that addresses the street frontage.

• The dwelling must be sympathetic in terms of building materials and architecture to adjoining buildings in the street.

• Scale, massing and bulk must complement the existing streetscape.

• Building form and rooflines need to be considered.


The following design principles were incorporated to ensure that the proposed dwelling fits in with the streetscape:

➢ The front entry and elevation are well-articulated with a clearly identifiable entry area.

Contemporary architectural themes effectively display modulation, colouring and varying materials to produce a base, middle and top appearance which assists in visually reducing the bulk and scale of the building;

➢ A generally consistent setback of 7m is provided off Mintaro Avenue which complies with the DCP requirement;

➢ Garage dominance is addressed by providing a double width garage positioned behind main building elements, emphasis on design features and subservient colouring; and

➢ Landscaping will be provided along the street interface to soften the visual appearance of the building and hard standing areas.

Overall, it is considered that the proposed dwelling achieves the objectives and performance criteria of this section of the DCP.

The immediate locality comprises dwellings constructed in a variety of architectural styles, with interspersed large two storey development being the obvious trend for improvement. It is considered that the proposed development is sympathetic with the existing residential character and its bulk and scale is compatible with existing and likely future development. The site is not located in a heritage conservation area and the proposed development will contribute to the residential amenity of Strathfield.

Architectural Design & Detail

The proposed development is predominately masonry construction with selective rendered highlights to establish a base, middle and top appearance. The proposed development incorporates contemporary design features and a pitched/hipped tile roof which complements the architectural style of the building. Overall, it is considered that the design is skillful, producing an aesthetically pleasing façade to the development that contributes to the streetscape amenity. Ecologically Sustainable Development Consideration has been given to achieving ESD objectives at the design and development stages viz:

o A Waste Management Plan is provided with this application; o The proposed development has been designed to achieve a satisfactory

energy efficiency rating through orientation and the use of building materials with thermal properties. The nominated BASIX commitments demonstrate that the design is satisfactory in terms of this consideration;

o Public transport is readily available via local bus routes and by rail from Strathfield Station;

o Soft soil areas will be available to establish native landscaping; and o Stormwater will be collected and disposed of in a manner that complies with

Council’s requirements.


Energy & Water On the 1st of July 2004, the State Government introduced BASIX, which consolidates planning provisions relating to water consumption and greenhouse gas emissions. A BASIX Certificate is provided with the application demonstrating the applicant’s commitments in achieving the objectives of the state government’s policy. The BASIX SEPP states in clauses 8 and 9 that: “‘competing provisions’ in an environmental planning instrument or Development Control Plan are of no effect in relation to a residential development proposal required to be assessed by BASIX, ‘to the extent to which they aim: (a) to reduce consumption of mains-supplied potable water, or reduce omissions of greenhouse

gasses in the use of a building to which this Policy applies or in the use of the land on which such a building is situated; or

(b) to improve the thermal performance of the building to which this Policy applies.’”

Energy conservation principles will be achieved through the construction method and orientation of the building, together with thoughtful planting of trees and shrubs. Solar Access

The design utilises access to natural sunlight with northern exposure to habitable areas. Likewise, a majority of the private open space area will receive sunlight during the winter months in accordance with the DCP requirement. Shadows cast on the adjoining property are within acceptable limits, primarily affecting the side yard and side elevation which contains limited living area windows. Based on the principles established by Roseth SC in Parsonage v Ku-ring-gai [2004] NSWLEC 347, viz: • Particularly on east/west oriented sites where there is a trend for improvement,

claims to retain sunlight to window openings along the side elevation are not strong.

• Shadows cast by the existing dwelling have been taken into account.

• The design of the proposed development is skillful, comprising single storey elements to maximise sunlight to the side elevation windows and Private Open Space area of the adjoining dwelling. Increased side setbacks also assist in minimising the shadow impact on the adjoining property.

• A trend for improvement is evident in the locality with older dwellings being replaced with new development. As such, the expectations of the applicant/owner of the subject site are to achieve development similar in size and configuration as those recently constructed on nearby properties.

Consequently, sun access along the side elevation of dwellings will inevitably be reduced.


Photo – adjoining dwelling (Note: limited window openings along the side elevation)

Floor Space Ratio It should be noted that the LEP requirements prevail.

An FSR of 0.505:1 is indicated on the table to the plans which complies with the maximum requirement stipulated in the DCP. The building bulk has been distributed with articulation and clearly defined base, middle and top elements to ensure that the bulk of the building will be comparable to other two storey buildings in the locality.

In terms of bulk and scale, the proposed development is comparable to adjoining and nearby development and will not detract from the amenity of the neighbourhood.

Building Height The DCP stipulates a maximum height of 9m (Note: the LEP Height Requirement prevails i.e., 9.5m) which the proposed dwelling easily complies with, having a maximum height of 8.995m. Articulation along the side elevation of the building ensures that the visual impact is not overpowering when viewed from adjoining properties.


Landscaped Areas and Deep Soil Planting The proposed development results in a Landscaped Area of 282.06m2 or 42.9% which complies with the minimum stipulated in the DCP (i.e., 41.5%). Likewise, new landscaping, as indicated on the Landscape Plan prepared by a suitably qualified practitioner, will achieve the following objectives:

➢ Screening between adjoining properties; ➢ Softening the visual impact of hard surface areas; ➢ Appropriate species selection for the climate; and ➢ Enhancement of the streetscape amenity.

The dwelling’s Private Open Space area easily meets the intents of the DCP (i.e., large usable rear yard and outdoor living area). The usable open space has direct access from internal living areas. Setbacks The objectives of this consideration are: A. Establish and maintain the desired setbacks from the street and define the street edge. B. Provide a transitional area between public and private space. C. Create a perception of openness in streets. D. Assist in achieving passive surveillance whilst protecting visual privacy. E. Preserve and enhance the established garden settings within each local area. F. Ensure new development is compatible with the established streetscape character. G. Maintain view corridors between dwellings. H. Reinforce a sense of openness of the locality.

Front – the proposed dwelling has a minimum ground floor front setback of 7m and first floor setback of 8.45m, which complies with the general minimum requirement stipulated in the DCP. The front façade is well articulated, producing a base, middle and top appearance to reduce the bulk and scale of the building. As such, it is considered that the proposed front setback achieves the desired outcome for this consideration. Secondary – the proposed secondary street setback of 2.502m complies with the minimum DCP requirement. Side – in this instance, the minimum side setback is 1532mm on one side and 2502mm on the other, being the secondary street setback in this instance, which satisfies the 20% combined total based on the width of the site. A compliant design in this instance should be commended.

Note: although the proposal in this instance complies with the side setback requirement, the large setback controls are inconsistent with dwelling house requirements under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 which creates inequitable double standards. Council should be advised of this with a recommendation to amend the DCP to be consistent with the codes.

Rear – the proposed rear setback of 6.053m complies with the DCP requirement.


Vehicular Access & Parking The subject site has a frontage of 12.192m (excluding splay), as such, a double width garage, setback behind design features is considered a subservient element of the building. Garage subservience can be achieved in many different ways, including those measures utilised in the design of the proposed development, viz:

o Emphasis on main building elements and design features

(i.e., entry portico and gable); o Single storey elements and roofline variations; o The garages form a base element to assist in creating a

base, middle and top appearance which assists in minimising the bulk and scale of the building; and

o Subservient colours.

Overall, the garage effectively integrates with the architectural theme of the building and is appropriately scaled in relation to the two storey built form of the development. Mintaro Avenue does not carry large volumes of traffic and there is sufficient sight distance available to enable the safe passage of vehicles in and out of the site. An extensive front landscaped area will soften the visual impact of hard surface areas associated with the driveway. Privacy Privacy concerns are addressed by limiting the number of windows facing side boundaries, raised/lowered sill heights and opaque glazing where required, positioning low impact rooms, such as, bedrooms and bathroom amenities on the upper floor level, together with adequate side and rear boundary offsets and landscaping. If Council considers it necessary, additional measures can be implemented. Safety and Security Design guidelines outlined in the Crime Prevention through Environmental Design (CPTED) were considered and incorporated as follows: ➢ Provision of a clearly visible entry point; ➢ Passive surveillance treatment has been provided through the provision of habitable

room windows with outlook towards the street; ➢ Suitable landscaping will produce a defensible open space at the front, resulting in

some interaction with the public domain beyond; and ➢ Fencing will be provided to prevent intruders from accessing the rear courtyard

areas.


Water & Soil Management Council’s goal is to develop long term improvements to the health of waterways, which in turn enhances the ecological integrity of the system, whilst balancing the need to manage flooding, wastewater and stormwater. To achieve this goal the proposed development provides the following:

➢ A Stormwater Management Plan which demonstrates that stormwater can be

collected, stored and discharged to the street at an acceptable rate of flow, ensuring that there will be no adverse impact on Council’s stormwater system, the development itself or adjoining properties;

➢ Rainwater harvesting compensates for some of the additional runoff resulting from the development;

➢ Soft soil areas within the site also assist in reducing runoff from the site. (Note: a reasonable portion of the site will remain as soft soil); and

➢ Erosion and sedimentation control measures will be implemented during construction.

Note: as mentioned earlier, the subject site is not identified as being flood affected.

Services and Utilities Water and Sewerage services are available to the site and preliminary discussions with Sydney Water indicate that the existing junction point can be utilised. All other services are also available in the immediate locality and will be provided for the development.

Contamination It is unlikely that the subject land is contaminated as it is in a residential setting and has not been used for purposes likely to contaminate.

4.4 Other Requirements Waste Management A Waste Management Plan will be submitted as a separate document to accompany the demolition application. The plan adopts the principles of Avoid Reuse Recycle and Dispose to minimise landfill waste.

Tree Preservation

The proposal does not involve the removal of any significant trees. The proposed landscaping, as indicated on the accompanying Landscape Plan, will significantly improve the amenity of the site and locality in general.


4.5 Non-Compliances

The proposal complies with all AHSEPP, LEP and DCP requirements.

5.0 CONCLUSION

The AHSEPP, Council’s LEP/DCP requirements and good planning principles have been incorporated in the design of the development which has resulted in a high-quality development that will contribute positively to the built form of the locality by providing a new two storey principle dwelling with an attached secondary dwelling (granny flat) to replace the existing aging dwelling. The proposal effectively utilises the opportunities of the site. Special attention was given to provide good presentation to each street frontage and maximising private open space areas with sunlight exposure. The proposed development is of a comparable bulk and scale as adjoining and nearby dwellings and there is sufficient open space available for landscape planting, fulfilling the objectives of the zone in which it is located. It is considered that the proposal will meet community expectations for development in the locality and approval of the application will be promoting the objectives of the Environmental Planning and Assessment Act.

……………………… David Bobinac Town Planner

ATTACHMENT 1

STRATHFIELD COUNCIL - CONTROL TABLE

Control

LEP/DCP Requirement

Development Proposal

Complies

Site Area [SEPP (ARH) 2009]

450m2

657.6m2

Yes

Frontage

N/A (existing allotment)

12.192m (excl. splay)

N/A

Height

Ridge – 9.5m

8.995m

Yes

Streetscape & General Appearance

Buildings to complement the scale

of development in the street

The proposal is considered sympathetic

to the existing streetscape character

Yes

Floor Space Ratio

Lot Size 657.6m2 = 0.6:1

0.505:1

Yes

Setbacks Front Secondary Side Garage (free standing) Garage Recess Rear

Generally min 9m (variations

accepted)

1.5m (min) 3m (main entry)

min 1.5m & 20% of site width = 4m

</= 3m in height – 900mm

> 3m – 1500mm

To be provided

6m (min)

7m (consistent with established building

line)

2.502m N/A

1.532m & 2.502m & > 20% of site width

N/A

provided

6.053m

Yes

Yes N/A

Yes

N/A

Yes

Yes

Landscaped Area

41.5% (min)

42.9%

Yes

Parking Driveway Width

2 spaces

3m at property boundary

2 spaces

3m

Yes

Yes

Garage Dimensions (Internal)

Australian Standard

Australian Standard

Yes

SEPP (Affordable Rental Housing) 2009

Site Area Attached – No Minimum

Detached - 450m2 (min)

657.6m2 N/A

Max Floor Area EPI (0.6:1) 0.505:1 Yes

Dwelling Size 60m2 or EPI/DCP requirement 59.766m2 Yes

Documents

D-PLAN URBAN PLANNING CONSULTANTS PTY …...D-PLAN URBAN PLANNING CONSULTANTS PTY LTD PO Box 201 Liverpool NSW 1871 Ph: (02) 9802 5030 Mob: 0410 331 467 E-mail: [email protected]