Development Control Plan 99

For more information contact the . Administrative Centre, Bridge Road, Nowra • Telephone (02) 4429 3111 • Fax (02) 4422 1816 • PO Box 42 Nowra 2541 Southern District Office – Deering Street, Ulladulla • Telephone (02) 4429 8999 • Fax (02) 4429 8939 • PO Box 737 Ulladulla [email protected] • www.shoalhaven.nsw.gov.au

Development Control Plan 99

Huskisson Business 3(g) Zone Precincts

Amendment No 1

Policy Number: POL09/61 Adopted: 26.06.91

Amended: 7/11/2012 Effective: 19/12/2012

Minute Number: D12/273271 File: 20891E

Produced By: Development & Environmental Services Group Review Date: 1/12/2016

mailto:[email protected]�

Disclaimer Every effort has been made to provide accurate and complete information.

However, Shoalhaven City Council assumes no responsibility for any direct, indirect, incidental, or consequential damages arising from the use of information in this

document.

Copyright Notice The Ruker Urban Design Strategy and the Purdon Peer Review documents are copyrighted

to Ruker Urban Design and Purdon & Associates respectively. Council has exclusive rights to use them for the purposes of formulating the amendments to this DCP.

No part of this DCP may be reproduced in any form, or stored in a database or retrieval system, or transmitted or distributed in any form by any means, electronic, mechanical photocopying, recording or otherwise, without written permission for Shoalhaven City

Council. All rights reserved.

Copyright © 2012, Shoalhaven City Council

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CONTENTS

PART 1. GENERAL INFORMATION .................................................................................... 1

1.1. Background .................................................................................................... 1

1.2. Area to which the DCP applies ...................................................................... 1

1.3. Draft Citywide SLEP 2009 ............................................................................. 2

1.4. How does this DCP relate to other environmental planning instruments and

DCPs .............................................................................................................. 3

1.5. Broad aims of this DCP.................................................................................. 3

1.6. Structure of this DCP ..................................................................................... 4

1.7. How to use this DCP when preparing a proposal .......................................... 4

1.8. Variations to acceptable solutions ................................................................. 5

1.9. Implementation .............................................................................................. 5

1.10. Review ........................................................................................................... 5

1.11. Application of ESD principles ......................................................................... 5

PART 2. EXISTING URBAN STRUCTURE AND URBAN DESIGN PRINCIPLES............... 6

2.1. Precinct 1 ....................................................................................................... 6

2.1.1. Locational context ................................................................................................... 7 2.1.2. Urban design principles .......................................................................................... 7

2.2. Precinct 2 ....................................................................................................... 8

2.2.1. Locational context ................................................................................................... 8 2.2.2. Urban design principles .......................................................................................... 9

2.3. Precinct 3 ..................................................................................................... 10

2.3.1. Locational context ................................................................................................. 11 2.3.2. Urban design principles ........................................................................................ 11

2.4. Precinct 4 ..................................................................................................... 12

2.4.1. Locational context ................................................................................................. 12 2.4.2. Urban design principles ........................................................................................ 13

PART 3. DEVELOPMENT CONTROLS .............................................................................. 14

3.1. Precinct 1 – Design Elements ...................................................................... 14

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3.1.1. Land use ............................................................................................................... 14 3.1.2. Lot amalgamation ................................................................................................. 15 3.1.3. Density .................................................................................................................. 16 3.1.4. Building height ...................................................................................................... 16 3.1.5. Setbacks and Alignments...................................................................................... 17 3.1.6. Streetscape ........................................................................................................... 18 3.1.7. Orientation and separation .................................................................................... 19 3.1.8. Energy conservation ............................................................................................. 20 3.1.9. Car parking, vehicular access and vehicular movement ....................................... 21 3.1.10. Landscaping - Deep soil area and permeable site area ........................................ 23 3.1.11. Fences and walls .................................................................................................. 24 3.1.12. Precinct 1 - Bonus provision for amalgamated lots ............................................... 26 Precinct 1 Development Control Map .................................................................................... 27


3.2.1. Land use ............................................................................................................... 28 3.2.2. Lot amalgamation ................................................................................................. 29 3.2.3. Density .................................................................................................................. 29 3.2.4. Building height ...................................................................................................... 30 3.2.5. Setbacks and alignments ...................................................................................... 31 3.2.6. Streetscape ........................................................................................................... 32 3.2.7. Orientation and separation .................................................................................... 33 3.2.8. Energy conservation ............................................................................................. 34 3.2.9. Car parking, vehicular access and vehicular movement ....................................... 35 3.2.10. Landscaping - Deep soil area and permeable site area ........................................ 37 3.2.11. Fences and walls .................................................................................................. 38 Precinct 2 Development Control Map .................................................................................... 40


3.3.1. Land use ............................................................................................................... 41 3.3.2. Lot amalgamation ................................................................................................. 42 3.3.3. Density .................................................................................................................. 42 3.3.4. Building height ...................................................................................................... 43 3.3.5. Setbacks and alignments ...................................................................................... 43 3.3.6. Streetscape ........................................................................................................... 45 3.3.7. Orientation and separation .................................................................................... 46 3.3.8. Energy conservation ............................................................................................. 47 3.3.9. Car parking, vehicular access and vehicular movement ....................................... 48 3.3.10. Landscaping - Deep soil area and permeable site area ........................................ 49 3.3.11. Fences and walls .................................................................................................. 50 Precinct 3 Development Control Map .................................................................................... 53


3.4.1. Land use ............................................................................................................... 54 3.4.2. Lot amalgamation ................................................................................................. 55 3.4.3. Density .................................................................................................................. 55 3.4.4. Building height ...................................................................................................... 56 3.4.5. Setbacks and alignments ...................................................................................... 57 3.4.6. Streetscape ........................................................................................................... 58 3.4.7. Orientation and separation .................................................................................... 59 3.4.8. Energy conservation ............................................................................................. 60

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3.4.9. Car parking, vehicular access and vehicular movement ....................................... 61 3.4.10. Landscaping - Deep soil area and permeable site area ........................................ 62 3.4.11. Fences and walls .................................................................................................. 63 Precinct 4 Development Control Map .................................................................................... 65

3.5. Contributions plan ........................................................................................ 66

PART 4. DESIGN GUIDE .................................................................................................... 67

Shoalhaven City Council – DCP 99 - Huskisson Business 3(g) Zone Precincts

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PART 1. GENERAL INFORMATION

The name of this plan is Development Control Plan (DCP) No 99 – Huskisson Business 3(g) Zone Development Precincts – Development Controls/Urban Design Guidelines. This DCP applies to the four (4) precincts, zoned Business 3(g) in Huskisson, as illustrated in the map in Figure 1.

1.1. Background Under the Shoalhaven Local Environmental Plan (SLEP) 1985, the 4 precincts within this DCP are zoned Business 3(g) (Development Area Zone), which allows for a variety of uses and for varying combinations of such uses including higher density residential, commercial and tourist combinations but not including ordinary retail uses that would compete with the local retail centre (Huskisson town centre). A planning statement was adopted on 2 July 1985, applying to each of the 4 precincts that set out the aims and type of development in each area. Consequently, DCP 99, in its original form, was adopted on 26 June 2001, which only applied to Precinct 1 (bounded by Duncan, Bowen, Fegan and Nowra Streets) planning statements, nevertheless, remained for the other three (3) precincts as development guidelines. In 2008, Council engaged a consultant, Ruker Urban Design, to develop an urban design strategy and development controls for the area within Precinct 2 (Beach Street North). Later, in 2009, Ruker Urban Design was again engaged to develop further urban design strategy and development controls for the remaining Business 3(g) zoned land in Huskisson; ie, precincts 1, 3 and 4. The Ruker strategy has sought to balance the competing views and aspirations of the community and affected landowners. Council on 25 June 2009 resolved to proceed with the amendments to DCP 99 by incorporating the Ruker Urban Design Strategy. On 12 July 2010, Council engaged Purdon Associates Pty Ltd to undertake a Peer Review of the Ruker Urban Design Strategy and an economic analysis of development options. Accordingly, this DCP has included that Strategy and Peer Review.

1.2. Area to which the DCP applies This DCP applies to the 4 precincts, zoned Business 3(g) in Huskisson, as illustrated in the map in Figure 1.


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FIGURE 1 – Area to which this DCP applies

1.3. Draft Citywide SLEP 2009

Council’s draft Citywide SLEP 2009 is anticipated to be placed on public exhibition during 2011. Any development applications (DAs) lodged during the public exhibition phase of the draft Citywide SLEP needs to take into consideration the provisions of the draft SLEP 2009. Under the draft SLEP, the 4 precincts, the subject of this DCP, are being given the equivalent zone “Business Zone B4 Mixed Use”, consistent with the NSW standard instrument for preparing new LEPs. The objectives of the B4 Mixed use zone provide a mixture of compatible land uses, integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling and ensure that retail uses do not compete with the commercial core (ie; Huskisson town centre). The floor space ratio (FSR) and height provisions that apply to the 4 precincts in this DCP are consistent with the FSR and height provisions of the draft Citywide SLEP 2009.


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1.4. How does this DCP relate to other environmental planning instruments and DCPs The Environmental Planning and Assessment Act 1979, (EP&A Act 1979) requires a DCP to be consistent with SLEP 1985 and in the event of any inconsistency, the provisions of SLEP 1985 shall prevail.

This DCP should be read in conjunction with the provisions of: (a) SLEP 1985/ Draft Citywide SLEP 2009 (see Clause 1.3); (b) State Environmental Planning Policy (SEPP) 65 - Design Quality of Residential

Flat Development; (c) SEPP No 71 – Coastal Protection; (d) Deemed SEPP Illawarra Regional Environmental Plan No1; (e) Deemed SEPP Jervis Bay Regional Environmental Plan 1996; (f) Development Control Plan (DCP) 18 – Car Parking Code; (g) Shoalhaven Contributions Plan 2010; (h) DCP 71 – Medium Density Housing (consideration of footpath requirement); and (i) DCP 106 – Development on Flood Prone Land (in particular for Precinct 4).

1.5. Broad aims of this DCP • Encourage design excellence in coastal urban design and architecture to contribute to

a beautiful coastal settlement; • ensure that the key characteristics of the existing urban structure that give the area its

unique character are not lost through future development; • ensure that the urban design principles of each precinct are taken into consideration

for all future development to maintain appropriate future streetscapes and built forms; • support Huskisson as a coastal town, encouraging desirable built forms for housing

and tourist accommodation; • provide accommodation within walking proximity to services and water based

recreational opportunities; swimming, boating etc; • encourage residential densities to support the Huskisson commercial centre; • guide development to ensure that unique and appropriate built form design that is

commensurate with a coastal town; • protect and enhance the natural environment of the Huskisson Business 3(g) zoned

areas; • provide for ecologically sustainable development and use of resources; • understand the importance of each precinct, particularly its relationship with the

coastal edge; and • reinforce residential streets for residential amenity in a foreshore location.


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1.6. Structure of this DCP The DCP is divided into 4 parts: Part 1 – General information Provides background information of this DCP, procedural context and general rationale of the plan. Part 2 - Existing urban structure and urban design principles Describes the key characteristics of the existing urban structure of all 4 precincts, as well as the urban design principles that are expected to be achieved with respect to future development of the precincts. Achieving this would ensure appropriate streetscapes and built form outcomes for each precinct. The urban design principles are incorporated into the broad objectives of this document and development controls for each precinct. Part 3 – Development controls Outlines the development controls applicable to each of the 4 precincts to be achieved. It sets out a number of design elements where each element contains statements of objectives, performance criteria and acceptable solutions to be met. The acceptable solutions are also diagrammatically illustrated in the development control map for each precinct. Part 4 – Design guide Provides guidelines to inform and examples of desirable building designs which this DCP aims to achieve.

1.7. How to use this DCP when preparing a proposal This DCP has been written in a performance based format, which concentrates on matters to be considered in preparing or assessing a design (called performance criteria) in order to achieve a desired result (called the objective). Acceptable solutions are provided, as a means of addressing the criteria and achieving the objectives. This approach is based upon performance rather than specifying only prescriptive standards, in order to achieve a higher standard of development. In preparing a design and an application under this DCP, there are a number of specific steps which should be followed: Step 1: Ensure your proposal is consistent with the permitted uses within the development table that apply to the Business 3(g) (Development Area Zone) under SLEP 1985 (or Business Zone B4 Mixed Use under the draft Citywide SLEP 2009, see Clause 1.3). Step 2: Determine whether any other State planning instruments, DCPs or Council policies apply to the site and your proposal, as identified in Clause 1.4. Step 3: Carefully work through the design elements contained within the development controls in Part 2 of this DCP. The design elements work down from the broad considerations of neighbourhood and streetscape to detailed considerations within the


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development site (eg; lot amalgamation, density, building height, setbacks and alignments, streetscape etc). In this context, designers should work through the following: (i) Read the objectives of the particular design element. (ii) Read the acceptable solution provided. If the proposal complies with the acceptable solution, the proposal will be deemed to comply with the objectives of the particular design element and performance criteria. (iii) If the proposal does not comply with the acceptable solution, the proposal shall demonstrate compliance with the objectives of the particular design element and performance criteria. This may be addressed in the Statement of Environmental Effects or information submitted to Council with the DA. It may also be necessary to submit additional evidence, such as shadow diagrams, streetscape analysis or a report from a qualified person to demonstrate that the proposal will comply with the performance criteria or the objectives.

1.8. Variations to acceptable solutions Council may approve variations to the acceptable solutions within this DCP where the applicant has demonstrated that the proposal satisfactorily addresses the performance criteria and meets the objectives of the precinct, and where Council is satisfied that the degree of non-compliance is minimal and the development, if carried out, would not significantly: • impact on adjoining properties than if compliance is achieved; • increase overshadowing of adjoining properties; • reduce the level of privacy enjoyed by adjoining properties; • obstruct views from adjacent existing buildings; • detract from the architectural character of the streetscape; and • compromise the overall aims of the DCP.

1.9. Implementation The DCP will be implemented by Development and Environmental Services Group through the assessment of DAs.

1.10. Review This DCP will be reviewed within one year of the election of every new Council.

1.11. Application of ESD principles The DCP has regard to Ecologically Sustainable Development (ESD) principles. It aims to mitigate harmful effects of development and enhance the built and natural environments.


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PART 2. EXISTING URBAN STRUCTURE AND URBAN DESIGN PRINCIPLES

2.1. Precinct 1 Precinct 1 bounded by Duncan, Fegen, Nowra and Bowen Streets, is located in a residential area directly adjacent to the foreshore reserve fronting Huskisson Beach. The reserve has mature trees and provides frontage to the beach. This precinct is in direct proximity to low scale and medium density residential areas and a caravan park, particularly with Duncan and Nowra Streets. It is also in close proximity to the Huskisson town centre which is only a few minutes walk away. The precinct has not only a quality urban environment but a unique and beautiful coastal place with:

• excellent public access to the beach from streets within the precinct; • a walkable and interconnected street pattern; • an established hierarchy of public access both into the area and from the precinct to the

beach; • a dominance of vegetation on the foreshore reserve; and • proximity to local services, local shops, a pub, marina, a petrol station, food outlet and

other retail outlets.


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2.1.1. Locational context

The lay of the land surrounding the site is relatively flat. Along Bowen Street the land dips steeply down towards the beach. When viewed from the beach the street is not visible and buildings sit well back. The mature trees on the foreshore reserve visually dominate the northern side of the precinct. The other streets are more urban in character with significantly wide street reserves.

Two important public visual settings are identified: • the view corridor down residential streets; and • the general view along the foreshore reserve. This can be viewed either from: the

foreshore reserve looking towards the street or, from lots looking towards the foreshore.

2.1.2. Urban design principles

• Creation of building forms that complement the lower density surrounds along Duncan, Bowen, Fegen and Nowra Streets;

• retention of the dominance of mature trees along the foreshore reserve; • retention of view corridors down streets; • retention of public access to and along the foreshore and reserves; • ensure the maintenance of the area as a safe and pedestrian friendly place;


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• retention of the informal character of streets and landscaping as the dominant streetscape theme; and

• creation of building forms that match the beauty and uniqueness of the place.

2.2. Precinct 2 Precinct 2 is bounded by part Fegen Street, Nowra Street, Beach Street and Winnima Lane and shares a boundary to the north of the Huskisson Beach Tourist (Caravan) Park. It is located in a residential area directly adjacent to the foreshore reserve fronting Huskisson Beach and is approximately 900m from the main shopping street (approximately an 11 minute walk) of the Huskisson town centre. The precincts urban structure and layout is ideally suited to easily accommodate apartment-style buildings. It is characterised by:

• the dominance of a variety of holiday accommodation, including residential dwellings; • excellent public access to the beach from all streets within the precinct; • a walkable and interconnected street pattern; • an established hierarchy of public access both into and from the precinct to the beach; • the dominance of vegetation - to the east the mature trees on the foreshore reserve and

within the street reserve, to the north mature trees within the foreshore reserve, to the west the land reserved for public recreation which has mature trees and original vegetation; and

• the proximity of local services, local shops, a pub, marina, a petrol station, food outlet and other retail outlets.


The lay of the land surrounding the site is relatively flat. Along Beach and Nowra Streets the land dips down towards the beach. When viewed from the beach both streets are higher than the beach but sit behind the dune and the foreshore reserve and are thereby not visible.


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The mature trees on the foreshore reserve and within the street reserve visually dominate buildings and give the location a predominantly natural setting. Large stands of mature trees on the foreshore reserve, along both streets and to the rear of Winnima Lane as well as lower scale vegetation on private lots results in vegetation visually dominating built form. Mature trees on the foreshore reserve, to the rear of Winnima Lane and to the north along Nowra Street are significantly higher than buildings with their canopies being much higher than the roof line of all buildings in the street. The dominance of vegetation should continue to be the key visual feature of the area. Building rooflines should be lower than the canopy of mature trees. Two important public visual settings have been identified: • the view corridor down Nowra Street; and • the general view along the foreshore reserve. This can be viewed either from the

beach looking towards the street, from the northern end of the reserve looking south or from the southern end of the reserve looking north.

2.2.2. Urban design principles • Any development along Nowra and Beach Streets shall not compromise the view

corridor along Nowra Street and the general view along the foreshore reserve; • retention of the visual dominance of mature eucalypts surrounding buildings; • to ensure that development that sits below the tree canopy; • to ensure that development that does not dominate the current natural

environmental setting of the precinct particularly the tree canopy; • retention of the vegetated visual setting of the backdrop to the beach;


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• development that frames the view corridor of the water along Nowra Street; • development that frames the edge of Beach Street and the Reserve; • retention of the informal character of streets and landscaping as the dominant

streetscape theme; • to ensure the maintenance of the area as a safe and pedestrian friendly place; and • creation of building forms that match the beauty and uniqueness of the place.

2.3. Precinct 3 Precinct 3 is bounded by an unformed road reserve of Tapalla Avenue, Beach Street, Jervis Street and an unformed and an unnamed lane. The Huskisson Beach Tourist (Caravan) Park is located to the north of Precinct 3. It is located in a residential area directly adjacent to the foreshore reserve fronting Jervis Bay and a swimming beach. The reserve has large mature trees and a wide foreshore reserve. Precinct 3 is located within an estimated 15 minute walk of the Huskisson town centre. It is not only located within a quality urban environment but also within a unique and beautiful coastal place suitable for apartment-style development, characterised by: • visual separation of the precinct from the other urban blocks in Huskisson, due to

surrounding public reserves; • excellent public access to the beach foreshore reserves and the beach; • an established hierarchy of public access both into the area and to the beach; • a walkable and interconnected street pattern; • the dominance of vegetation surrounding the study area and mature trees along the

foreshore reserve; and • detached holiday houses of limited design merit on large lots.




Although lots are relatively flat the land dips steeply down towards the beach behind a fore dune. When viewed from the beach the street is not visible and buildings sit well back. The mature trees on the foreshore reserve visually dominate built form to the east, west and south. The other streets are more urban in character with significantly wide grassed street reserves. Two important public visual settings are identified: • the view corridor down Beach Street; and • the general view along the foreshore reserve. This can be viewed either from the

beach looking towards the street or from lots looking towards the foreshore.


• Retention of the dominance of mature trees; • retention of view corridors down Beach Street; • retention of public access to and along the foreshore and reserves; • ensure the maintenance of the area as a safe and pedestrian friendly place; • reinforcement of the precinct as a place for enjoyment of the foreshore; • retention of the visual dominance of mature eucalypts surrounding buildings; • retention of the vegetated visual setting of the backdrop to the beach; • retention of the informal character of streets and landscaping as the dominant

streetscape theme; and • creation of building forms that match the beauty and uniqueness of the place.



2.4. Precinct 4 Precinct 4 is located on the south eastern part of the land zoned Business 3(g), on the south eastern edge of the Huskisson locality on the foreshores of Moona Creek. This precinct has frontage to Burrill and Murdoch Streets and forms part of the southern entry to Huskisson. The unmade road of Moona Street is located to the north of this precinct and natural and undeveloped Crown land lies immediately to the west of the precinct. A National Park lies further west and immediately south of the precinct. Although the immediate area surrounding Precinct 4 is also zoned Business 3(g), this area is highly vegetated and is constrained by a combination of native vegetation, acid sulphate soils and bush fire issues. For this reason, development controls are only provided for the portion identified as Precinct 4, which is characterised by: • proximity to the beaches of Jervis Bay; • direct proximity to the foreshores of Moona Creek; • heavily vegetation across all sites and along road reserves; • main access frontage to the busy through road; Burrill Street; and • the proximity to low scale residential neighbourhood along Berry Street. Note: The southern part of Precinct 4 is flood prone land. 2.4.1. Locational context

The character of the area is of dense vegetation pristine bushland. Murdoch and Burrill Streets both provide public access to the foreshores of Moona Creek and the views from these streets are a key attraction within the area and are to be retained. The following important public visual settings are identified: • the wide open view from Burrill Street looking east to Jervis Bay and the Moona

Creek entrance; • the view along Murdoch Street to the foreshores of Moona Creek; and • the bushland views along Burrill Street and Berry Street.




• Protection of ecological systems; • consideration of and responding to environmental constraints; • reinforce the boundary of the Huskisson locality; • reinforce the southern entry into Huskisson; • retention of public access to and along the foreshore; • ensure the maintenance of the area as a safe and pedestrian friendly place; • reinforcement of the precinct as a place for enjoyment of the foreshore; • retention of the visual dominance of nature and bushland; • retention of the informal character of streets and landscaping as the dominant

streetscape theme; and • creation of building forms that match the beauty and uniqueness of the place.

Precinct 4



PART 3. DEVELOPMENT CONTROLS

3.1. Precinct 1 – Design Elements

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3.1.1. Land use Objectives O1. To ensure that land use in Precinct 1 predominantly caters for a range of residential and

tourism development; O2. To ensure that development appropriate to the precinct does not compete with the

Huskisson town centre; O3. To ensure land use of Precinct 1 is cognisant of the urban design principles for the

precinct; and O4. To ensure land use of Precinct 1 addresses the heritage item located within the

precinct. Performance criteria Acceptable solutions P1. Urban design principles of the precinct

are achieved. P2. Development form is residential in

nature affording opportunities for tourist accommodation.

A1. Development addresses and

demonstrates adherence to the Precinct’s urban design principles.

A2. Development could include

apartments, serviced apartments,



P3. Land use maximises the precincts

strategic location and tourist resources; ie, beaches, public reserves and water bodies.

boutique hotels, residential flat buildings, small resort and/ or conference/ function centre.

A3. Compliance with the accepted density,

height and number of storeys for Precinct 1; ie, Clauses 3.1.3 and 3.1.4.

3.1.2. Lot amalgamation Objectives O1. To ensure that amalgamated sites do not result in large, bulky buildings; O2. To ensure desirable streetscapes are achieved; and O3. To ensure amalgamated lots address the heritage item located within the precinct. Performance criteria Acceptable solutions P1. Development does not result in

excessive scale and bulk. P2. Building massing reflects the original

lots configurations. P3. Building massing does not result in

long building facades along streets and other public places.

P4. Demonstrate consistency with the

urban design considerations outlined in the Design Guide in Part 4 of this DCP.

A1. i) The maximum length of an unbroken

building elevation is 10m facing a public place. Building articulation of a minimum 3m width and 2m depth is required for wider buildings (greater than 10m).

ii) Circulation areas (stairwells) can occupy this articulated space if it is setback from the building’s elevation by at least 2m.

A2. The maximum overall building length

is 20m after which a minimum 3m landscaped separation is required between buildings.

A3. Compliance with the Design Guide in

Part 4 of this DCP.

See also 3.1.12. Precinct 1 – Bonus provision for amalgamated lots.



3.1.3. Density Objectives O1. To provide building forms that create distinctive, attractive and pedestrian friendly

coastal town streets; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; O3. To provide quality urban building forms; and O4. To ensure development addresses the heritage item located within the precinct. Performance criteria Acceptable solutions P1. The scale of development in Precinct

1 minimises any adverse effects of size and bulk on surrounding properties and streetscapes.



A1. The maximum FSR is 1:1. A2. Address the Design Guide in Part 4 of

this DCP. See also 3.1.12. Precinct 1 – Bonus provision for amalgamated lots.

3.1.4. Building height Objectives O1. To ensure development responds to the desired scale and character of the street within

the precinct; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; O3. To provide building forms that create distinctive and attractive coastal town streets; and O4. To ensure development addresses the heritage item located within the precinct. Performance criteria Acceptable solutions P1. The height of development is

compatible with the desired future character of the surrounding area and built forms.

P2. The height of development protects the residential amenity of surrounding properties by not unduly impacting on their visual outlook, privacy or access to sunlight.

P3. Development provides design relief as

the building increases in height.

A1. Maximum building height for Precinct

1 is 10m. A2. Maximum building form shall be 2

storeys with a 3rd level recessed from the front building alignment.

A3. Address the Design Guide in Part 4 of






3.1.5. Setbacks and Alignments Objectives O1. To provide building forms that create distinctive, attractive and pedestrian friendly

coastal town streets; O2. To allow for deep soil planting areas; O3. To define boundary between private and public land which contributes positively to the

streetscape; O4. To establish a well proportioned rhythm between buildings consistent with a residential

streetscape; and O5. To ensure development addresses the heritage item located within the precinct. Performance criteria Acceptable solutions P1. Building setback and building

alignment reflect the existing alignment of the street.

P2. The design of development and site

placement are compatible with and enhances the prevailing and desired future streetscapes.

P3. The building setback from street

frontages does not undermine the integrity of the existing prevailing building lines which assist in avoiding loss of view, undue overshadowing, privacy and traffic safety.

P4. Setbacks provide space for residents

to feel an adequate sense of visual and acoustic privacy when using rooms fronting the street.

P5. The distance between development

and adjoining properties allows adequate solar penetration, privacy, acoustic privacy and minimises visual and other bulk related impacts.

P6. Development maintains setbacks from

A1. Along Bowen Street, the minimum

front setback shall be 8m. Along all other streets, the minimum front setback shall be 5m. For corner lots where Bowen Street is a secondary street, the minimum secondary street setback shall be 5m.

A2. Minimum 50% of the buildings street

elevation is to be parallel with the street boundary.

A3. Along Bowen Street, minimum 50%

buildings street elevation shall be located on the front setback line of 8m and the remainder shall be located behind this front setback line. For corner lots where Bowen Street is a secondary street, minimum 50% buildings street elevation shall be located on this secondary street setback line of 5m and the remainder shall be located behind this secondary street setback line.

A4. Along all other streets, minimum 50%

of the buildings street elevation shall be located on the front setback line of



the street to ensure they are consistent and visually harmonious with other buildings in the streetscape.



5m and the remainder shall be located behind this front setback line.

A5. The front setback for the recessed 3rd level of buildings shall be setback from the level below (2nd level) by a minimum of 4m (where facing a public street).

A6. Recessed 3rd level shall have a

maximum footprint of 70% of the level below.

A7. Maximum 2 storeys can be built to the

laneway boundary (Kent Lane) where deep soil zones are being provided to the centre of the lot. Where buildings other than garages are not built to the laneway boundary, they shall provide 5m setback and achieve rear deep soil planting and separation distances.

A8. Rear boundaries without a laneway

frontage are to be treated as side boundaries.

A9. 1.5m minimum side boundary

setbacks are allowed but buildings shall achieve the required separation distances; ie, Clause 3.1.7.


this DCP.

See also 3.1.12. Precinct 1 – Bonus provision for amalgamated lots.

3.1.6. Streetscape Objectives O1. To ensure 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 Precinct 1;

O2. To ensure built forms do not dominate existing landscape setting; O3. To create physical and visual connection between the lot and the road reserve thereby

increasing accessibility and surveillance over the street; and O4. To ensure development addresses the heritage item located within the precinct.



Performance criteria Acceptable solutions P1. The streetscape reflects the functions

and traffic volume of the street, is designed to encourage pedestrian access and to support a sense of place and street identity.

P2. Development is able to orient a visitor

and contributes positively to the streetscape and building façade design.

P3. Parking spaces and garages do not

dominate the frontage of the development.

P4. Entrances to development provide a

desirable residential identity for the street. The frontage of buildings and their entries address the street.



A1. Compliance with front setback

provisions; ie, Clause 3.1.5. A2. Locate entries so that they relate to

the existing street and subdivision pattern, street tree planting and pedestrian footpath.

A3. 70% of the internal space of units

facing the street on ground level of the building are to be no more than +/- 250mm above finished ground level.

A4. Ground level living rooms shall have

direct connection with outdoor living areas.

A5. Ground level dwellings with a street

frontage shall have an entry from the street.

A6. Provide main building entries that are

accessible, legible, safe and well-lit. A7. Address the Design Guide in Part 4 of

this DCP.

3.1.7. Orientation and separation Objectives O1. To ensure building orientation and separation provide the primary source of light, air

and outlook to living room areas and private open spaces; O2. To provide high visual and acoustic privacy for residents; O3. To encourage the sharing of views whilst not restricting the reasonable development

potential of a site; O4. To protect the visual and acoustic privacy of nearby residents in their dwellings and

private open space; O5. To reduce the impact of building bulk created by large unbroken expanses of wall; O6. To ensure adequate separation between buildings contributes to the site’s capability to

infiltrate storm water; O7. To achieve development that maximises the potential for energy conservation; and O8. To ensure development addresses the heritage item located within the precinct. Performance criteria Acceptable solutions



P1. Building orientation and separation ensure appropriate urban form and adequate amenity (in terms of solar access and natural ventilation) and privacy (visual and acoustic) for building occupants.

P2. Building orientation and separation

ensures appropriate massing and spaces between buildings.

P3. Development is designed to maximise

the sharing of existing views where possible.

P4. The privacy of residents and private

outdoor spaces are protected. P5. Direct overlooking of main internal

living areas and private open spaces of other dwellings is minimised by building layout, location and design of windows, balconies, screening devices and landscape.

P6. Development should not unduly

obscure surrounding views that are valued by the community.



A1. Buildings are to be oriented to the front and the rear of the lot rather than the side boundaries.

A2. Separation distances are provided in

accordance with the table below and are measured between residential windows facing one another.

Separation distance

Minimum Distance

Between non-habitable room windows (can be measured diagonally).

3m

Between all other windows except primary windows of living areas/ external edge of balconies and terraces.

6m

Between primary windows of living areas/ external edge of balconies and terraces and all other windows except between primary windows of living areas/ external edge of balconies and terraces.

9m

Between primary windows of living areas/ external living areas and primary windows of living areas/ external edge of balconies and terraces for buildings up to and including four storeys.

12m

A3. For lots with a frontage (including

where amalgamated) greater than 30m, no individual building shall be wider than 20m and there being at least 3m separation between buildings.


this DCP.

3.1.8. Energy conservation Objectives O1. To provide dwellings with adequate daylight and natural ventilation to habitable rooms

and adequate sunlight to private open spaces; O2. To avoid the potential for significant overshadowing of habitable rooms and private open

spaces; and



O3. To ensure development maximise the potential for energy conservation. Performance criteria Acceptable solutions P1. Buildings are sited to maximise solar

access of living areas and principal areas of open space having regard to slope, views, existing vegetation, overshadowing and lot configuration.

P2. All habitable rooms are designed to

provide direct access to fresh air and assist in promoting thermal comfort for occupants.

P3. Windows are appropriately sized and

shaded to reduce summer heat load and permit entry of winter sun.



A1. Windows to living areas of individual

units receive at least 2 hours of sun between 8am and 4pm on June 21.

A2. Building materials and insulation are

selected to assist thermal performance and maintain internal comfort levels.

A3. Materials of high thermal mass are

used for living areas and are located to receive direct sun during cooler months.

A4. Utilise the building layout and section

to increase the potential for natural ventilation.

A5. Doors, windows and other openings

have adequate draught control. A6. Address the Design Guide in Part 4 of

this DCP.

3.1.9. Car parking, vehicular access and vehicular movement Objectives O1. To provide convenient, accessible and safe parking to meet the needs of residents and

visitors; O2. To ensure development provides appropriate vehicular access and movement; O3. To ensure service vehicles access is integrated into the design of buildings; and O4. To encourage the design of driveways and car parking structures that minimise their

visual impact and stormwater run off. Performance criteria Acceptable solutions P1. Amalgamated sites combine and

rationalise car manoeuvring areas and car parking.

P2. Development provides adequate car parking.

A1. A maximum of only (1) one driveway

entry/ exit to any street frontage is permitted.

A2. Car parking numbers, design and

layout of parking is in accordance with Council’s DCP 18 – Car Parking



P3. The design of driveways and provision of parking areas enhances the safety of pedestrians, cyclists and vehicles, and does not pose a visual detriment to streetscapes as a result of additional traffic generated by the development.

P4. Development integrates adequate at-

grade and/ or basement car parking without compromising street character, landscape quality or pedestrian amenity and safety.

P5. Services are integrated in a sensitive

manner such that they relate to the building and landscape design, enable easy access and require minimal maintenance.



Code. A3. Kent Lane is used as the main

vehicular access to development. A4. Where there is no laneway frontage,

lots may have one (1) car entry from the street of a maximum of 4m width which cannot be located closer than 5m from a street corner.

A5. At-grade car manoeuvring areas or

parking may be allowed if setback a minimum distance of 3m from a front boundary.

A6. Any basement car parking may be

raised to a maximum height of 1m above natural ground level and appropriate ventilation installed within the raised height.

A7. Where basement car parking is raised,

the overall height of the building above natural ground level shall still be contained within the defined building envelope. The visual impact from any public place of any unrelieved basement wall shall be mitigated through the use of design elements and/ or landscaping.

A8. Basement garages are to be set back

a minimum of 1.5m from the side boundaries but preferably in line with the building above.

A9. Garage doors are to be provided to all

basement car park entries. Garage doors are to be in line with the buildings elevation and be compatible in colour and material with the buildings elevations.

A10. Garage doors and entries to basement

carparks along the street cannot be more than 7m wide or 50% of the lot width whichever is the lesser.

A11. Garbage collection is to occur from

along Kent Lane. (As an interim



measure until such time that Kent Lane is constructed as a through lane, garbage collection may occur from the street).

A12. Garbage truck manoeuvring area is

not permitted on private properties. A13. Address the Design Guide in Part 4 of


3.1.10. Landscaping - Deep soil area and permeable site area Objectives O1. To ensure existing trees contribute to visual setting by complementing the landscape

setting adjacent to the foreshore; O2. To encourage mature tree planting to improve the amenity of development and

streetscapes; O3. To ensure landscaping dominates the ground plane around the buildings; O4. To ensure landscaped areas are useable and maintainable spaces; O5. To allow for soft landscaping to provide screening between buildings and privacy for

dwellings and private open spaces; and O6. To ensure development provides sufficient permeable site area in order to increase

storm water infiltration, maximise natural site drainage and protect the water table. Performance criteria Acceptable solutions P1. Where practical, development protects

and retains mature trees. P2. Development provides opportunities

for mature and substantial tree planting.

P3. Development provides for deep soil

landscaped areas that are useable and maintainable.

P4. Dense shrub and trees provide

screening between buildings and lower floor screening.

P5. Development integrates on-site

stormwater management with the

A1. Where practical, existing trees and

shrubs are to be retained. Consider locating and designing the building footprint to enable their retention.

A2. Two (2) main deep soil areas are to be

provided one to the rear or centre of the lot and one to the front of the lot.

A3. Plant species to include at least 50%

indigenous trees and shrubs. A4. Deep soil areas cannot be covered by

any impervious ground surface. Deep soil areas cannot be located on structures such as basement car parks or in planter boxes.



design of landscaped areas. P6. Demonstrate consistency with the


A5. Deep soil areas are to be included in

the total permeable area for the allotment.

A6. For lots less than 750m2, permeable

site areas shall be a minimum of 30% of site area.

A7. For lots greater than 750m2,

permeable site areas shall be a minimum of 35% of site area.


this DCP.

3.1.11. Fences and walls Objectives O1. To ensure that front and side fences plus walls provide privacy, security and noise

attenuation without having a detrimental impact upon the streetscape and adjacent buildings;

O2. To ensure development defines boundaries between communal and private areas; O3. To define boundary between private and public land which contributes positively to the

public domain; and O4. To ensure development addresses the heritage item located within the precinct. Performance criteria Acceptable solutions P1. Fences and walls define public and

private spaces. P2. Privacy and security for the

development is enhanced. P3. Fences and walls are low and open to

ensure adequate surveillance from the street.

P4. Fences and walls contribute positively

to the public domain. P5. Demonstrate consistency with the


A1. Low and open fences are to be

provided continuously along all street boundaries.

A2. Front and side boundary fences are to

reflect the design character of the dwelling.

A3. Fences have a maximum height of 1.2m as long as the fence is an open fence with an openness ratio of at least 60%. The fence may have a solid base no higher than 300mm the remainder of the fence shall have an openness ratio of 60%.

A4. Side boundary fences (for at least 5m

from the front boundary) are to be the



same height, materials and design as the front fence.

A5. Side boundary fences measured from

behind the building line to the rear boundary have a maximum fence height of 1.8m.

A6. Retaining wall can be no greater than

400mm. A7. No Colorbond fencing for front or side

return boundary fences; ie, within the 5m front setback.

A8. Fences and walls are not to impede

the natural flow of stormwater runoff. A9. Controls for front fences and walls

also apply to secondary street frontages on corner lots measured for the length of the dwelling.

A10. Where fences are provided along

Kent Lane they are to be visually permeable.


this DCP.



3.1.12. Precinct 1 - Bonus provision for amalgamated lots

For amalgamated lots (ie; 2 or more) in Precinct 1, Council may consider a bonus in FSR up to a maximum of 1.3:1, height up to a maximum of 13m and number of storeys up to a maximum of 4 (recessed 3rd and 4th level) subject to:

• Compliance with all design element provisions for Precinct 1 (Clauses 3.1.1 –

3.1.11), other than FSR, height and number of storeys where a bonus provision is being sought;

• Development is able to address higher level density impacts (privacy, overshadowing, loss of views) within the development site itself via adequate separation distances, setbacks, landscaping, deep soil planting, etc;

• Development is presented to Fegen and Duncan Streets as 3-storey buildings; • Development achieves high level of design excellence; • All car parking to be provided as basement parking; and • Compliance with setbacks and alignments provision of Clause 3.1.5, and

additionally: − The front setback for the recessed 4th level of buildings shall be setback from

the level below (3rd level) by a minimum of 4m where facing a public street. − Recessed 4th level shall have a maximum footprint of 70% of the level below

(3rd level). − 3m minimum side boundary setbacks for the 4th level and compliance with

orientation and separation Clause 3.1.7. − Along Kent Lane, the first 2 levels shall have a setback of 5m from the

laneway boundary. For subsequent levels (3rd and/ or 4th), the setback along the lane shall be further recessed by 4m from the 2 levels below.

• An additional side boundary setback shall be provided to ensure there is an acceptable visual transition between new development and any listed heritage item. The quantum of the additional setback will be determined as part of the development application assessment.



Precinct 1 Development Control Map




D.E. (DP 124764)

D.E

.

FEG

EN S

T

KEN

T L

AN

E

WIN

NIM

A L

AN

E

BE

AC

H S

T

NOWRA ST

DU

NC

AN

ST

CA

N S

T

UR

RIL

L S

T


tourism activities, with ground floor retail or commercial; O2. To ensure that opportunities for ground floor retail or commercial development does not

compete with the Huskisson town commercial core; and O3. To ensure land use of Precinct 2 is cognisant of the urban design principles for the


are achieved. P2. Land use maximises the precincts


P3. Development is of low scale medium

density and is residential and tourism in nature, with ground floor retail or commercial.




apartments, serviced apartments, boutique hotels, residential flat buildings, small resort, conference/ function centre, cafes, restaurants and the like.

A3. Compliance with the prescribed



density, height and numbers of storeys for Precinct 2; ie, Clauses 3.2.3 and 3.2.4.


this DCP.

3.2.2. Lot amalgamation Objectives O1. To ensure that amalgamated sites do not result in large, bulky buildings; and O2. To ensure desirable streetscapes are achieved. Performance criteria Acceptable solutions P1. Development does not result in






A1. (i) The maximum length of an

unbroken building elevation is 10m facing a public place. Building articulation of a minimum of 3m width and 2m depth is required for wider buildings (greater than 10m).

(ii) Circulation areas (stairwells) can occupy this articulated space if it is setback from the buildings elevation by at least 2m.




this DCP.


coastal town streets; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; and O3. To provide quality urban building forms.



Performance criteria Acceptable solutions P1. The scale of development in Precinct




A1. The maximum FSR is 1.4:1. A2. Address the Design Guide in Part 4 of

this DCP.


the precinct; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; and O3. To provide building forms create distinctive and attractive coastal town streets. Performance criteria Acceptable solutions P1. The height of development is


P2. The height of development protects

the residential amenity of surrounding properties by not unduly impacting on their visual outlook, privacy or access to sunlight.


the building increases in height. P4. Demonstrate consistency with the


A1. Maximum building height is 13m. A2. Maximum building form shall be 3

storeys with a 4th level setback. A3. Address the Design Guide in Part 4 of

this DCP.



3.2.5. Setbacks and alignments Objectives O1. To provide building forms that create distinctive, attractive and pedestrian friendly


streetscape; and O4. To establish a well proportioned rhythm between buildings consistent with a residential

streetscape. Performance criteria Acceptable solutions P1. Building setback and building














A1. The residential component along

Beach Street shall have a minimum front setback of 5m and that along Nowra Street shall have a minimum of 4m from their primary street frontages.

A2. Minimum 70% of the buildings street

elevation shall be parallel with the street boundary.

A3. Along Beach and Nowra Streets

(except for the commercial component of buildings), minimum 60% of the buildings street elevation shall be located on the front setback line; and the remainder shall be located behind the front setback line.

A4. The frontage of the commercial component of a building shall be built 100% to the street boundary or where there is an existing commercial premises, then the frontage is to be built to this existing alignment instead.

A5. The 3rd and 4th level shall have a

maximum footprint of 70% of the level below and shall be setback 4m from the level below along Beach and Nowra Streets.

A6. Buildings shall be built to the laneway

boundary where deep soil zones are being provided to the centre of the lot. Where buildings other than garages are not built to the laneway boundary,



they shall provide 5m setback and achieve rear deep soil planting and separation distances.


(Winnima Lane) shall be treated as side boundaries.


setbacks are allowed but buildings shall achieve the required separation distances ie, Clause 3.2.7.

A9. The commercial component of

buildings shall have a zero setback along the street for at least 10m back from the laneway boundary.


this DCP.



O2. To provide buildings with a façade in addition to a building structure that regulates the external environment and provides privacy;

O3. To create physical and visual connection between the lot and the street reserve thereby increasing surveillance over the street; and

O4. To ensure development is well connected to the street and contributes to the accessibility of the public domain.








A3. 70% of the internal space of the units

facing the street on ground level of the building are to be no more than +/-



P3. Parking spaces and garages do not dominate the frontage of the development.





250mm above finished ground level. A4. Ground level living rooms shall have





accessible, legible, safe and well lit. A7. Address the Design Guide in Part 4 of

this DCP.





infiltrate storm water; and O7. To achieve development that maximises the potential for energy conservation. Performance criteria Acceptable solutions P1. Building orientation and separation

ensure appropriate urban form and adequate amenity (in terms of solar access and natural ventilation) and privacy (visual and acoustic) for building occupants.


ensure appropriate massing and spaces between buildings.



A1. Buildings are to be oriented to the

front and the rear of the lot rather than the side boundaries.



Separation distance

Minimum Distance


3m











6m


9m


12m


where amalgamated) greater than 30m, no individual building shall be wider than 20m and there being at least 3m between buildings.


this DCP.



spaces; and O6. To ensure development maximise the potential for energy conservation. Performance criteria Acceptable solutions P1. Buildings are sited to maximise solar









used for living areas and are located



P3. Windows are appropriately sized and shaded to reduce summer heat load and permit entry of winter sun.



to receive direct sun during cooler months.




have adequate draught control. A6. Address the Design Guide in Part 4 of

this DCP.


visitors; O2. To ensure development provides appropriate vehicular access and movement; O3. To ensure service vehicles access is integrated into the design of buildings; and O4. To encourage the design of driveways and car parking structures that minimise their




P3. The design of driveways and provision

of parking areas enhances the safety of pedestrians, cyclists and vehicles, and does not pose a visual detriment to streetscapes as a result of additional traffic generated by the development.

P4. Development integrates adequate at



A1. A maximum of only one (1) driveway



layout of parking is in accordance with Council’s DCP 18 – Car Parking Code.

A3. Winnima Lane is used as the main

vehicular access to development. A4. Vehicular access for development

shall not occur from Beach or Nowra Streets.

A5. Where there is no laneway frontage, lots may have 1 car entry from the street of a maximum of 4m width which cannot be located closer than 5m from a street corner.




manner such that they relate to the building and landscape design, enable easy access and require minimal maintenance.







the overall height of the building above natural ground level shall still be contained within the defined building envelope. The visual impact from any public place of any unrelieved basement wall shall be mitigated through the use of design elements and/ or landscaping.




basement car park entries. Garage doors are to be in line with the buildings elevation and be compatible in colour and material with the buildings elevations.




along Winnima Lane and not permitted along Beach or Nowra Streets (As an interim measure until such time that Winnima Lane and its turning point are constructed, garbage collection may occur from the street).

A13. Turning area shall be at the southern

end of Winnima Lane to allow for service vehicles (As an interim measure until such time that Winnima Lane and its turning point are constructed, garbage collection may



occur from the street). A14. Garbage truck manoeuvring area is


this DCP.


setting adjacent to the foreshore; O2. To encourage mature tree planting to improve the amenity of development and

streetscapes; O3. To ensure landscaping dominates the ground plane around the buildings; O4. To ensure landscaped areas are useable and maintainable spaces; O5. To allow for soft landscaping to provide screening between buildings and privacy for








screening between buildings; lower floor screening and filtered upper floor/s screening.

P5. Development integrates on site

stormwater management with the design of landscaped areas.


urban design considerations outlined in the Design Guide in Part 4 of this













DCP.


A7. For lots greater than 750m2, permeable


A8. Address the Design Guide in Part 4 of this DCP.



O2. To ensure development defines boundaries between communal and private areas; and O3. To define boundary between private and public land which contributes positively to the

public domain. Performance criteria Acceptable solutions P1. Fences and walls define public and













from the front boundary) are to be the same height, materials and design as the front fence.











A10. Where fences are provided along

Winnima Lane they are to be visually permeable.


this DCP.







R.O.C. (K225284)

TAPALLA AVE

JERVIS ST

BE

AC

H S

T

RRY ST

BU

RR

ILL

ST



Huskisson town centre; and O3. To ensure land use of Precinct 3 is cognisant of the urban design principles for the




P3. Development is of low scale medium

density and is residential and tourism in nature.



A2. Development could include apartments,

serviced apartments, boutique hotels, residential flat buildings, small resort and/ or conference/ function centre.

A3. Compliance with the prescribed density,

height and numbers of storeys for



Precinct 3; ie, Clauses 3.3.3 and 3.3.4. A4. Address the Design Guide in Part 4 of

this DCP.

3.3.2. Lot amalgamation Objectives O1. To ensure that amalgamated sites do not result in large, bulky buildings; and O2. To ensure desirable streetscapes are achieved. Performance criteria Acceptable solutions P1. Development does not result in








(ii) Circulation areas (stairwells) can occupy this articulated space if it is setback from the buildings elevation by at least 2m.




this DCP.


coastal town streets; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; and O3. To provide quality urban building forms. Performance criteria Acceptable solutions



P1. The scale of development in Precinct 3 minimises any adverse effects of size and bulk on surrounding properties and streetscapes.




this DCP.


the precinct; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; and O3. To provide building forms that create distinctive and attractive coastal town streets. Performance criteria Acceptable solutions P1. The height of development is




the building increases in height. P4. Demonstrate consistency with the



3 is 13m. A2. Maximum building form shall be 3

storeys with a 4th level recessed from the front building alignment.


this DCP.




















A1. Along all streets, the minimum front

setback shall be 5m. A2. Minimum 70% of the buildings street

elevation shall be parallel with the street boundary.

A3. Along all streets, minimum 60% of the

buildings street elevation shall be located on the front setback line; the remainder shall be located behind the front setback line.

A4. The 3rd and 4th level shall have a maximum footprint of 70% of the level below and shall be setback 4m from the level below along streets (where facing a public street).

A5. Buildings shall be built to the laneway

boundary where deep soil zones are being provided to the centre of the lot. Where buildings other than garages are not built to the laneway boundary they shall provide 5m setback and achieve rear deep soil zones and separation distances.


shall be treated as side boundaries. A7. Minimum 1.5m side boundary

setbacks are allowed but buildings shall achieve the required separation distances; ie, Clause 3.3.7.


this DCP.







O4. To ensure development is well connected to the street and contributes to the accessibility of the public domain.














A3. 70% of the internal space of the units







accessible, legible, safe and well lit. A7. Address the Design Guide in Part 4 of

this DCP.






private open space; O5. To reduce the impact of building bulk created by large unbroken expanses of wall; O6. To ensure adequate separation between buildings contributes to the sites capability to




ensures appropriate massing and spaces between buildings.









urban design considerations outlined





Separation distance

Minimum Distance


3m


6m


9m


12m




in the Design Guide in Part 4 of this DCP.

amalgamated lots) greater than 30m, no individual building shall be wider than 20m and there being at least 3m between buildings.


this DCP.
















used for living areas and are located to receive direct sun during cooler months.




have adequate draught control A6. Address the Design Guide in Part 4 of

this DCP.




visitor; O2. To ensure development provides appropriate vehicular access and movement; O3. To ensure service vehicles access is integrated into the design of buildings; and O4. To encourage the design of driveways and car parking structures that minimise their








P5. Services are integrated in a sensitive manner such that they relate to the building and landscape design, enable easy access and require minimal maintenance.







A3. Vehicular access shall be from the

laneway in Precinct 3. A4. Vehicular access for development

shall not occur from Beach or Jervis Streets.

A5. Where there is no laneway frontage, lots may have one (1) car entry from the street of a maximum of 4m width which cannot be located closer than 5m from a street corner.






the overall height of the building above natural ground level shall still be contained within the defined building envelope. The visual impact from any



public place of any unrelieved basement wall shall be mitigated through the use of design elements and/ or landscaping.




basement car park entries. Garage doors are to be in line with the buildings elevation and be compatible in colour and material with the building’s elevations.




along the lane (As an interim measure until such time that the lane and its turning point are constructed, garbage collection may occur from the street).

A13. Turning area shall be at the southern

end of the lane to allow for service vehicles (As an interim measure until such time that the lane and its turning point are constructed, garbage collection may occur from the street)



this DCP.


setting adjacent to the foreshore;



O2. To encourage mature tree planting to improve the amenity of development and streetscapes;

O3. To ensure landscaping dominates the ground plane around the buildings; O4. To ensure landscaped areas are useable and maintainable spaces; O5. To allow for soft landscaping to provide screening between buildings and privacy for








screening between buildings and lower floor screening.
















A7. For lots greater than 750m2 permeable



this DCP.

3.3.11. Fences and walls Objectives



O1. To ensure that front and side fences plus walls provide privacy, security and noise attenuation without having a detrimental impact upon the streetscape and adjacent buildings;
























A10. Where fences are provided along the



laneway, they are to be visually permeable.


this DCP.







EASEMENT FO

R WATER SUPPLY (DP 649694)

MOONA ST

ILLF

RACO

MBE

A

MU

RD

OCH

ST

BURRILL ST

ELIZABETH DR



Huskisson town centre; and O3. To ensure land use of Precinct 4 is cognisant of the urban design principles for the




P3. Land use is of low scale medium

density and is residential and tourism in nature.




apartments, serviced apartments, boutique hotels, residential flat buildings, small resort and/ or conference/ function centre.

A3. Compliance with the prescribed



density, height and numbers of storeys for Precinct 4; ie, Clauses 3.4.3 and 3.4.4.


this DCP.

3.4.2. Lot amalgamation Objectives O1. To ensure that amalgamated sites do not result in large, bulky buildings; O2. To ensure amalgamated lots recognise that the southern part of the precinct is flood

affected; and O3. To ensure desirable streetscapes are achieved. Performance criteria Acceptable solutions P1. Development does not result in

excessive scale and bulk. P2. Amalgamated lots take into

consideration flooding constraints. P3. Building massing reflects the original







(ii) Circulation areas (stairwells) can occupy this articulated space if it is setback from the building’s elevation by at least 2m.




this DCP.


coastal town streets; O2. To recognise that part of the precinct is constrained by flooding affectation;



O3. To provide highly modulated buildings to reduce the bulk and scale of the buildings; and O4. To provide quality urban building forms. Performance criteria Acceptable solutions P1. The scale of development in Precinct


P2. The scale of development in Precinct

4 takes into consideration flooding constraints.




this DCP.


the precinct; O2. To provide highly modulated buildings to reduce the bulk and scale of the buildings; O3. To recognise that the southern part of the precinct is constrained by flooding and to

ensure the height of development in the flood prone area is contained within the defined building form; and

O4. To provide building forms that create distinctive and attractive coastal town streets. Performance criteria Acceptable solutions P1. The height of development is




the building increases in height. P4. Flooding consideration not


4 is 13m. A2. Maximum residential building form

shall be 2 storeys with a 3rd level recessed from the front building alignment.

A3. Compliance with DCP 106 for flooding

matters. A4. Address the Design Guide in Part 4 of

this DCP.



compromise overall height of development. The overall height of the building above natural ground level shall still be contained within the defined building form and maximum allowable height.















and adjoining properties allows

A1. The minimum front setback shall be

5m. A2. 60% minimum of the buildings street

elevation shall be located on the front setback line.

A3. The 3rd level shall have a maximum footprint of 70% of the level below.

A4. The 3rd level of buildings shall be

setback from the level below by a minimum of 4m (where facing a public street).

A5. Rear boundaries shall have a setback

of 5m and achieve rear deep soil zones and separation distances.


setbacks are allowed but buildings shall achieve the required separation



adequate solar penetration, privacy, acoustic privacy and minimises visual and other bulk related impacts.





distances; ie, Clause 3.4.7. A7. Address the Design Guide in Part 4 of

this DCP.





O4. To ensure development is well-connected to the street and contributes to the accessibility of the public domain.








desirable residential identity for the




A3. 70% of the internal space of units






street. The frontage of buildings and their entries address the street.



A5. Ground level dwellings with a street frontage shall have an entry from the street.


accessible, legible, safe and well-lit. A7. Address the Design Guide in Part 4 of

this DCP.








ensure appropriate massing and spaces between buildings.





living areas and private open spaces





Separation distance

Minimum Distance


3m


6m

Between primary windows of living areas/ external edge of balconies and terraces and all

9m



of other dwellings is minimised by building layout, location and design of windows, balconies, screening devices and landscape.





other windows except between primary windows of living areas/ external edge of balconies and terraces. Between primary windows of living areas/ external living areas and primary windows of living areas/ external edge of balconies and terraces for buildings up to and including four storeys.

12m


amalgamated lots) greater than 30m, no individual building shall be wider than 20m and there being at least 3m between buildings.


this DCP.




access of living areas and principal areas of open space having regard to slope, views, existing vegetation and overshadowing.













have adequate draught control.




A5. Materials of high thermal mass are used for living areas and are located to receive direct sun during cooler months.


this DCP.


visitors; O2. To ensure development provides appropriate vehicular access and movement; O3. To ensure service vehicles access is integrated into the design of buildings; O4. To encourage the design of driveways and car parking structures that minimise their

visual impact and stormwater run off; and O5. To ensure the design of driveways and car parking structures consider flood planning

levels. Performance criteria Acceptable solutions P1. Amalgamated sites combine and






grade car parking, taking onto account flooding constraints without compromising street character, landscape quality or pedestrian amenity and safety.


manner such that they relate to the building and landscape design, enable





A3. Vehicular access shall be from

Murdoch or Burrill Streets.

A4. One vehicle entry shall be permitted per lot from the street of a maximum of 4m width which cannot be located closer than 5m from a street corner.

A5. Compliance with DCP 106. Car

parking is provided where floor levels are at or above existing ground level.


parking is setback a minimum distance of 3m from a street frontage.




easy access and require minimal maintenance.




this DCP.

3.4.10. Landscaping - Deep soil area and permeable site area Objectives O1. To address and/or mitigate environmental constraints; O2. To ensure existing trees contribute to visual setting by complementing the landscape

setting adjacent to the foreshore; O3. To encourage mature and substantial tree planting to improve the amenity of

development and streetscapes; O4. To ensure landscaping dominates the ground plane around the buildings; O5. To ensure landscaped areas are useable and maintainable spaces; O6. To allow for soft landscaping to provide screening between buildings and privacy for








screening between buildings and lower floor screening and filtered upper floor/s screening.


















A7. For lots greater than 750m2,

permeable site areas shall be a minimum of 35% of site area.


this DCP.





























this DCP.






3.5. Contributions plan Contributions shall be made in accordance with Council’s adopted Shoalhaven Contributions Plan 2010. Where infrastructure requirements are not included in the contribution plans, they shall be provided in accordance with the conditions of consent for any development proposal.



PART 4. DESIGN GUIDE



















Documents

Development Control Plan 99