Residential Development in Waverley · much higher than the Sydney average of 329 persons per km2. This is primarily due ... Bondi Junction in order to take advantage of the services

Waverley Draft Local Environmental Plan 2011

WAVERLEY RESIDENTIAL ZONE REVIEW 2009 AND

HOUSING FORECAST Residential Development in Waverley Background Waverley has an existing high population density as acknowledged by the East Subregion Draft Subregional Strategy with around 7000 persons per km2 which is much higher than the Sydney average of 329 persons per km2. This is primarily due to being an inner city Council located just 5km from the city centre and to the historical development that has occurred. The Waverley Local Government Area (LGA) is characterised in many areas by small subdivision pattern, narrow streets, hilly terrain and has been developed with a high proportion of semi detached cottages and 2 and 3 storey flats. As a result, many streets consist of a variety of development types existing side by side producing attractive and eclectic streetscapes. In more recent times, high rise residential development has occurred in and around Bondi Junction in order to take advantage of the services provided by this major centre and in particular bus and rail transport infrastructure. This high residential density has resulted in significant traffic congestion in and around the Waverley (LGA). As such, opportunities for future significant residential development therefore rest with development in the Bondi Junction Centre. This is consistent with thrust of Priority E5 of the NSW State Plan. The NSW State Plan The focus of Priority E5 of the State Plan is the creation of jobs closer to homes and the target that has been set is to increase the percentage of the population living within 30 minutes by public transport of a city or major centre in Greater Metropolitan Sydney. The State Plan identifies that 90% of the population in the East Subregion already meets this target. The implication of Priority E5 is therefore to continue to focus employment and residential growth around transport nodes. The Bondi Junction Centre essentially satisfies this criteria making provision for 544 additional dwellings and 9,551 jobs. The Range of Housing Types in Waverley The R2 Low Density, R3 Medium Density and R4 High Density zones have been applied to residential land in Waverley. Development potential in those zones ranges from FSRs of 0.6:1 to 2.5:1 and heights from 8.5m to 28m. In addition, residential development is permissible in all business zones throughout Waverley as mixed use developments other than the B3 Commercial Core zone in Bondi Junction. The B4 Mixed Use zone in Bondi Junction and Bondi Beach will allow a denser more urban residential form with FSRs ranging from 1.5:1 to 6:1 and heights ranging from 13 to 60 metres.

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In terms of residential types, Seniors Housing, Hostels, Boarding Houses, Dual Occupancies, Group Homes and Bed and Breakfast Accommodation are permissible in all residential zones and Multi Dwelling Housing is permissible in the R3 Medium Density zones. Council has a well established Affordable Housing Program that has produced 35 units that are available to people on low incomes. In addition, there is an even spread of properties throughout the southern portion of the LGA that are owned by the Department of Housing the majority of which are in the form of 2 and 3 storey flats. The above provisions allow a full range of residential development types in various situations in order to allow for the changing needs of the community and their desired residential accommodation. The Residential Zone Review 1998 Background For more than a decade, the government has promoted a policy of Urban Consolidation in order to achieve a more compact city and make better use of existing land and infrastructure. The policy placed less reliance on the need to develop new land and also aims to locate jobs closer to new housing. As a result of this policy, Waverley Council was prompted to adopt its own Residential Strategy in 1996 in order to take responsibility for implementing local planning policies, fulfil metropolitan planning objectives in relation to future residential development in the LGA and also not be subject to the then new SEPP No 53 - Metropolitan Residential Development. This SEPP provided urban consolidation policies and mechanisms to ensure increased development densities throughout the metropolitan region. Waverley Council achieved exemption from the SEPP in 1997 and preparation of the residential zoning review was conducted in 1999. Residential Strategy Council adopted the Residential Strategy in August 1996. The strategy consisted of an overview of the existing situation in the Waverley LGA through the analysis of demographics, housing trends/development activity and existing planning strategies. The document outlined the initiatives that Council had already undertaken to meet the urban consolidation objectives and identify possible opportunities for further consolidation. The strategy acknowledged that Waverley is a highly developed area and had a range of physical and environmental constraints that prohibit a further increase in residential densities. However a number of recommendations were made to address the government’s metropolitan planning objectives including the investigation of a residential zoning review. Methodology of the Residential Zoning Review 1998 The residential zoning review was to concentrate on identifying and analysing the following:

• Areas where there is the potential for redevelopment, • Current zoning anomalies, and • Requests for rezoning from the community.



Consideration was firstly given to areas within the LGA warranting further investigation for rezoning. Twenty-eight areas were identified based on the following criteria:

• Zoning pattern, • Proximity to facilities such as open space, commercial/retail and public

transport, • Existing land use patterns, and • Road capacity.

A site inspection and analysis was undertaken for all twenty-eight areas which are identified in Attachment “A”. A recommendation outlining either no change to the current zone or further investigation into a proposed rezoning was given for each of the areas. A total of eleven areas were identified for further investigation. Detailed investigations were then taken of the eleven areas based on the following:

• Description of the areas, including land use surveys, proximity to services and neighbourhood characteristics,

• Analysis of the existing development capacity under the current zone and the potential for additional development capacity under the proposed zone,

• Consideration of the existing road capacity and the impact that additional development activity (under the proposed zone) would have on traffic movement and on street parking, and

• Consideration of streetscape character and urban design issues. Following this investigation, consultation was undertaken with the community on the proposed zoning recommendations for each area. As a result of this review, 5 areas were up-zoned, 4 areas were down-zoned and 2 areas remained the same. The Residential Zone Review 2008 Introduction The original residential zone review was a comprehensive study of residential land uses in the LGA which made a number of recommendations. The review of residential zones that has now been undertaken as part to the preparation of Waverley LEP 2011 was not intended to ‘reinvent the wheel’ but to revisit the recommendations and determine whether situations had changed over the past decade to warrant further amendment of zone boundaries. The review also looked for locations where residential densities could be increased without resulting in negative impacts on the character of individual neighbourhoods. Methodology The review involved inspections of each of the 28 areas studied during the original review. A description of the areas was noted taking into account the zoning of the area, the type and scale of existing development within the area and its surrounds, the streetscape, access and proximity to services and public transport. Comments were made on the appropriateness of the current development along with a recommendation.



Where, it was considered that the current development parameters were appropriate for the area, no change was recommended. However where it was considered that the area could sustain further development, a change to the development parameters has been recommended. In these instances, detailed analysis was undertaken in order to consider:

• Development makeup • Traffic volumes and restrictions • Carriageway and parking restrictions • Access to public transport • Proximity to major and local centres • Topography, streetscape and architecture • Likelihood of lot consolidation • Potential increase in dwelling numbers • Surrounding zones and potential impacts • Design solutions that could be implemented.

A final recommendation was then made for the zoning of the area and the scale of development that could be accommodated. The results of the investigation are contained in the “Comments and Recommendations” column of the table attached to this report (see Attachment “A”). Outcome of the Residential Zone Review 2008 Of the original 28 areas investigated, 6 have been recommended for additional changes to their development parameters. These are:

• Original Area 4 – Properties fronting Old South Head Rd between Military Rd and Strickland St.

• Original Area 7 – Properties fronting Old South Head Rd between Roe St and north of Owen St and between Gilgandra St and the shops to the north.

• Original Area 23 – Properties fronting Bronte Rd between Birrell St and Church St.

• Original Area 17 – Part of Anglesea St Bondi Junction. • Original Area 24 – Land located on the corner of Leichhardt and McPherson

St Waverley. • Original Area 18 – Corner of Old South Head Rd and Bondi Rd

Original Area 4 is the strip of residential land fronting Old South Head Rd generally located between Military Rd and Strickland St. The land was rezoned from 2(a) to 2(b) as part of the original review but the rezoning was ineffective and there is no evidence of any redevelopment taking place. The strip is capable of sustaining further development as the analysis sheet in Attachment “B” indicates. As such, it is recommended that the strip be zoned R3 with an FSR of 0.9:1 and a height of 12.5:1. Rezoning this strip can potentially deliver an additional 77 dwellings over the existing zoning. Original Area 7 is in a similar situation to Area 1 as it comprises 2 small strips of land fronting Old South Head Rd and was rezoned from 2(a) to 2(b) but there is no evidence of any redevelopment taking place. The strip is capable of sustaining further development as the analysis sheet in Attachment “C” indicates. As such, it is recommended that the strip be zoned R3 with an FSR of 0.9:1 and a height of 12.5:1. Rezoning this strip can potentially deliver an additional 25 dwellings.



Original Area 23 fronts onto Bronte Rd between Birrell St and Church St and backs onto the War Memorial Hospital site. The land is currently zoned 2(a) but is surrounded by land zoned 2(c1) and the hospital which is zoned Special Uses – Hospital. Development on the land consists of a nursing home and a number of semi – detached dwellings. A medium density zone would be more consistent with the scale of development currently on the site and with surrounding zones. (see the analysis sheet at Attachment “D”). It is recommended that the site be zoned R3 with an FSR of 0.6:1 with a height of 9.5:1 similar to nearby sites. Original Area 17 consists of the properties in Anglesea St and is currently zoned 2(a). The area is characterised by small narrow blocks and narrow carriageway of the road. The current development parameters are considered appropriate due to the physical constraints of the subdivision pattern. However Numbers 33-53 were recently granted development consent for a 3-5 level Seniors Living Development. As such this site is recommended to be zoned R3 with an FSR of 0.9:1 and a height of 12.5m consistent with adjoining land in Flood St to the rear. (see the analysis sheet at Attachment “E”) Original Area 24 consists of properties on the corner of Leichhardt St and McPherson St Waverley and backs onto St Catherine’s School. The land is currently zoned 2(a) but is surrounded by 2(b) and 2(c) zones and Special Uses – School. Development within the area consists of houses, terraces and flats. It is recommended that this area be zoned R3 with an FSR of 0.6:1 and a height of 9.5 consistent with surrounding land. (see the analysis sheet at Attachment “F”). Part of Original Area 18 consists of 12 properties bounded by Old South Head Rd, Bondi Rd, Ben Eden St and an existing 6 storey residential flat building fronting Old South Head Rd. The land is currently zoned Residential 2(c1) and contains a mixture of development types. The sites on the western side of Bondi Road in Bondi Junction have recently been zoned B4 Mixed Business and R4 High Density Residential with an FSR and height of 6:1 and 60m and 2:1 and 28m respectively. It is recommended that these sites be zoned R4 High Density Residential with an FSR of 1.5:1 and height of 20m providing a transitional development area between the high density development in Bondi Junction and the lower density development to the east. Rezoning this area can also potentially deliver an additional 21 dwellings over the existing zoning (see the analysis sheet at attachment “G”). In addition to the six areas identified above, two further areas are recommended for rezoning. These are:

• Scaba Home Aged Housing Development Site – Wellington St, Bondi. • Roscoe and Curlewis St. sites Bondi Beach.

The Scaba Home Aged Housing Development Site is a development consisting of 128 self contained units proposed by the Benevolent Society on a parcel of land currently zoned Special Uses 5(a) School in Wellington St Bondi. The site adjoins an existing high density development area and is well suited for such development. It is recommended that the site be zoned R4 High Density Residential with an FSR of 1.5:1 and heights of 12.5, 20 & 28m. The Roscoe and Curlewis St sites resulted from a study of the Bondi Beach commercial centre study and have been recommended to be rezoned B4 Mixed Use. The sites are located on the periphery of the Bondi Beach commercial centre and the area has been undergoing change over the last two years. The Bondi Hotel is



currently undergoing alterations and additions and approval has recently been granted to alterations and additions to the Swiss Grand Hotel which will locate a number of shop fronts on Gould St directly opposite the subject site. It is recommended that Numbers 136-146 and 135-157 Curlewis St and 93, 122 and 124 Roscoe St be zoned B4 Mixed Use with an FSR of 2:1 and height of 13m providing a minor extension to the Bondi Beach Centre. The sites can also potentially deliver an additional 15 dwellings (see the analysis sheet at attachment “H”). The eight areas identified above have the capacity to produce an additional 266 dwellings. All of these areas are located on or in very close proximity to public transport thus also satisfying Priority E5 of the NSW State Plan. The residential density of one site being 211-225 Old South Head Rd Bondi has been reduced as this site is mostly developed with an existing 3sty residential flat building and the remainder of the site contains a heritage item. The FSR has been reduced for 1.5:1 to 0.9:1 consistent with the density of nearby sites. As this site is already mostly developed, the reduction in density makes no difference to the achievable housing numbers. Housing Forecast for 2031 Subregional METRIX Planning Tool The Subregional METRIX Planning Tool is an internet based electronic model developed by the Department of Planning (DoP). The tool is used by Council and the State Government to estimate how many dwellings might ideally be located within identified centres and throughout the remainder of the LGA. When used with other information such as the Metropolitan Development Program figures, Rezoning Proposals and Councils knowledge of the area and of past development performance, the tool can be used to reasonably estimate residential forecasts to 2031. Estimates of the number of dwellings are made on a Collector District (CD) basis by the DoP and also separately by Council. Estimates commence from a base year of 2004 and then forecast for the years of 2013, 2021 and 2031. The forecasts have been based on the zoning of the land under LEP 1996, the existing development, the number of underdeveloped sites, the subdivision pattern and the likelihood of redevelopment. METRIX estimated an increase of 1,897 additional dwellings in Waverley between 2004 and 2031 (Attachment “I” contains a printout of the METRIX forecasts for the Waverley LGA). It’s important to note though, that the METRIX estimate included 330 additional dwelling to be constructed in the Bondi Junction Centre. However, this figure was forecast prior to the preparation of the Waverley Draft LEP (Bondi Junction Centre) 2008. The rezonings that have taken place during the preparation of the Bondi Junction draft LEP will in fact deliver more dwellings than previously estimated in METRIX. The new estimate is 544 additional dwellings. Therefore, the METRIX figure needs to be supplemented with an additional 214 dwellings making the total 2,077.



Major development Sites The Metropolitan Development Program (MDP) is the State Government's key program for tracking and managing land and housing supply in metropolitan Sydney and the Central Coast. The program tracks historical residential building completions and forecasts development commencements for the coming years. Over the past ten years, Waverley LGA has produced on average over 200 additional dwelling units per year. Forecasts for the next five years indicate 830 residential units and for the following five years 700 residential units. Part of the program requires the identification of major sites in the established area that are likely to be developed in the coming five years. The timing of major sites has a large influence on dwelling supply forecasts and the distribution of housing between Transit Nodes and Infill areas. Six major sites have been identified that have not already been accounted for in this forecast. These are indicated in the table below and in total have the capacity of producing an additional 232 dwellings. Site Suburb No of Dwellings Hakoah Club Bondi Beach 31 Bondi Hotel Bondi Beach 40 Swill Grand Hotel Bondi Beach 74 Bondi Motel Bondi Beach 28 42-48 Waverley St Waverley 44 142-144 Francis St Bondi 15 Total 232 The Residential Target and Forecast The residential dwelling target for Waverley as required in the East Subregion Draft Subregional Strategy is an additional 2,200 dwellings by the year 2031. The Subregional METRIX Planning Tool as stated above, estimated an increase of 1,897 dwellings in Waverley between 2004 and 2031. As also identified above, this figure needs to be supplemented with an additional 214 dwellings as a result of the Bondi Junction LEP 2010 making the total 2,077. In addition to this figure, the 2008 Residential Zone Review has identified eight locations where it is proposed to increase the density of residential development. These rezonings have the potential to create an additional 266 potential dwellings making a total residential forecast of 2,609 dwellings by 2031 (see the table below) thus satisfying the East Subregional target. 2004 2013 2031 Increase

2004-2031 Metrix (incl. BJ)

29,415 30,118 31,312 1,897

Bondi Junction (Metrix)

(4,892) (4,990) (5,222) (330)

Bondi 214 214



Junction LEP 2010 Recommended Rezonings

266 266

Major Development Sites

232 232

Total Forecast 29,415 30,340 31,792 2,609 Existing Residential Flat Buildings in Low Density Residential Zones One of the characteristics of residential development in Waverley is that there are a number of streets in low density areas that, for historical reasons, contain residential flat buildings. Consideration was therefore given to the zoning of these streets i.e. should they retain their low density zone or should they be rezoned to reflect the existing scale and type of development. An investigation was carried out into the location and concentration of these residential flat buildings. A map was produced of the Strata Title and Company Title RFBs in the R2 Low Density Residential Zone. The map demonstrated that in all but three locations, the RFBs are sparsely scattered throughout the R2 zone, are anomalies in the zone and should not guide the future scale of development in those areas. Upzoning these streets to R3 Medium Density Residential zone is therefore not warranted. The three locations where an argument exists for upzoning to reflect the existing situation with an FSR and height commensurate with the existing scale of development are:

• 3-17 Isabel Ave Vaucluse • 2-10 Princess St Rose Bay • 272-304 Birrell St Bondi

The reason for suggesting these locations is that they adjoin an R3 Medium Density zone and it would simply be an extension of that zone to cater for an existing situation. It should be pointed out though that there are a few properties within the above groupings that are only developed with houses and could be developed with residential flat buildings. As such, the upzoning of these properties have not been included in the housing forecasts as they do not contribute significantly to future housing generation numbers. Maps indicating the three locations are appended as attachment “N”. Other locations that were considered for upzoning due to a small concentration of RFBs but were subsequently discounted are:

• Eastern Ave Dover Heights • Liverpool, Onslow and Chaleyer Streets Rose Bay • Francis St Bondi Beach

The reason for not recommending the above locations are that they do not directly



adjoin an R3 Medium Density zone and would therefore mean creating isolated medium density zone sites. In the case of Eastern Ave, the location is relatively remote and inappropriate for increased densities. In the case of Francis St and Liverpool, Onslow and Chaleyer Streets, the road carriageway widths are very narrow and the roads heavily parked out again making increased densities inappropriate. Assessment of FSR and Height Controls As stated earlier, Waverley being an inner ring Council that has developed over the last 150 years contains a variety of residential development types often existing side by side within the one zone. Controlling the scale of development has been and will continue to be based on a number of elements including floor space ratio (FSR), height, zone and site area. However, development must also be consistent with a number of other design controls that have been applied to minimise impacts on neighbours and contribute to local character and streetscapes. In regard to FSR and height controls, Council has for many years utilised a set of controls that were located in either LEP 1996 or DCP 2006. These are shown in the table below. Development Type

Zone FSR Height

Residential flat building and medium density development

Residential 2(b) 0.6:1 9.5m

Residential flat building and medium density development

Residential 2(c2) 0.9:1 12.5m

Dwelling house and dual occupancy development

All zones Sliding scale between 0.5:1 and 1:1 based on site area

8.5m

The Standard LEP Template demands that all FSR and height of building controls be placed in the LEP in future. Other design controls such as setbacks, wall heights, landscape areas etc, are to be located in the DCP. It was therefore Council’s intension to utilise the existing FSR and height controls but transfer them to the LEP. However in order to be assured that the quantum of the current controls is still appropriate, an assessment was carried out of approvals granted over the last four years. Details of the applications considered in the assessment can be found in attachments “J”, “K” & “L”. For residential flat buildings and medium density developments, the approved FSR of the development was compared to both the standard FSR and the FSR of the existing building where there was an existing RFB on the site and the variations were noted. It was generally noted that where there were no existing or adjoining RFBs,



the variations were generally minimal. Where there were existing developments the variations against the standard FSR were greater. However, it should be noted that the variations against the FSRs of the existing developments were generally minimal. The average variations against existing developments in the 2(b) and 2(c1) zones were 15.36% and 17% respectively. Arguments for varying FSR controls were well founded and documented in the assessment officer’s reports and generally related to the scale of existing or adjoining developments . Variations were rarely granted to height controls and were only minimal where they were granted. For dwelling house and dual occupancy development the examinations of applications considered both the lots size categories and the suburb in which the development took place. However no trend was determined to indicate that particular lot size categories or suburbs were granted more variations than others. Of all the applications examined, only 34% were granted variations and in all but two instances, the variations were less than 10%. Where applications did exceed the permissible FSR the justifications were again well founded and documented in the assessment officer’s report. These included:

- The increased FSR did not increase the bulk or the building; - Other controls including height and setbacks were maintained; - There was no impact to the adjoining premises; - There was no impact on the streetscape amenity; and - The increased FSR was consistent with other surrounding properties.

The FSR is the ratio of floor area to site area and as such the definition of what constitutes floor area is relevant. Council’s existing definition of Gross Floor Area as expressed in LEP 1996 is:

Gross floor area means the total floor area of the building measured from the outside of the external walls or the centre of the common wall, but does not include: (a) Columns, fin walls, sun control devices and any elements, projections

or works outside the general lines of the outer face of the external wall;

(b) Lift towers, cooling towers, machinery and plant rooms and ancillary storage space and vertical air conditioning ducts;

(c) Car parking needed to meet any requirements of the Council and internal access thereto; and

(d) Space for the loading and unloading of goods. This varies slightly from the definition contained in the Standard LEP Template which defines GFA as:

gross floor area means the sum of the floor area of each floor of a building measured from the internal face of external walls, or from the internal face of walls separating the building from any other building, measured at a height of 1.4 metres above the floor, and includes:

(a) the area of a mezzanine, and (b) habitable rooms in a basement or an attic, and (c) any shop, auditorium, cinema, and the like, in a basement or attic,

but excludes: (d) any area for common vertical circulation, such as lifts and stairs,

and



(e) any basement: (i) storage, and (ii) vehicular access, loading areas, garbage and services, and

(f) plant rooms, lift towers and other areas used exclusively for mechanical services or ducting, and

(g) car parking to meet any requirements of the consent authority (including access to that car parking), and

(h) any space used for the loading or unloading of goods (including access to it), and

(i) terraces and balconies with outer walls less than 1.4 metres high, and

(j) voids above a floor at the level of a storey or storey above. The consequence of the new definition is that with the exception of design elements such as basement levels and voids, the definition produces approximately an additional 15% of floor area. Consequently, the quantum of the variation approved by Council in the applications that were considered in the assessment, would have been accommodated by the new definition of Gross Floor Area without the need to use clause 4.6 – Exceptions to Development Standards, of the LEP and grant a variation to the controls. The floor space ratio and height controls are therefore considered appropriate in the context of development in Waverley. Use of a Formula to Determine the FSR for Dwelling House and Dual Occupancy Development As stated earlier, development and in particular subdivision in Waverley has produced a variety of lot sizes in the residential zones. It is often the case that no consistent subdivision pattern exists and lots as small as 100m2 in area are located adjacent to lots of more than 550m2. Applying a fixed FSR for all dwelling house and dual occupancy development is therefore not appropriate as either the smaller lots would be disadvantaged or the larger lots would achieve a scale of development that is completely out of character with what exists in the local area. As such Council has for many years applied a sliding scale to determine the maximum permitted FSR based on the site area of the property. This scale is in the form of a graph and table contained in the existing Waverley DCP 2006. Part D1 of the existing Waverley DCP 2010 Part D1 of Council’s existing DCP 2006 – Dwelling House and Dual Occupancy Development uses a graph and table to determine the FSR of a property which depends on the site area. The graph has two gradients i.e. sites between 100m2 and 200m2 use one gradient which equates to an FSR of between 1:1 and 0.7:1 and sites between 200m2 and 550m2 adopt a slightly different gradient which equates to an FSR of 0.7:1 and 0.5:1 The FSR for properties with an area of 550m2 or greater is fixed at 0.5:1 Sites that have an area of 100m2 or less have a fixed FSR of 1:1



The formula proposed under LEP 2011 For the sake of accuracy and efficiency, LEP 2011 has adopted a formula to determine the maximum permissible FSR for dwelling house and dual occupancy development. It is important to note that the formula results in the same maximum permissible FSR as would be interpolated from the graph. Sites with an area of 550m2 or greater will continue to have a fixed FSR of 0.5:1. Sites that have an area of 100m2 or less will also continue to have a fixed FSR of 1:1. Sites that are smaller than 550m2 (but greater than 100m2) will have the base FSR of 0.5:1 plus an additional FSR component based on a sliding scale up to a maximum total FSR of 1:1. This sliding scale increases at a constant rate of .001:1 for each square metre by which the site is below 550m2 (Note that this sliding scale combines the two gradients of the existing DCP into one gradient). For example, a site of 450m2 will achieve the following FSR:

FSR = A base FSR of 0.5:1 plus 100 x .001:1 FSR = A base FSR of 0.5:1 plus .1:1 FSR = .6:1

This is represented by the formula: FSR = [(550 - site area) x .001] + .5:1 A further example using the formula for a site of 285m2 is set out below:

FSR = [(550 – site area) x .001] + .5:1 FSR = [(550 – 285) x .001] + .5:1 FSR = [265 x .001] + .5:1 FSR = .265 + .5:1 FSR = .77:1

Comparison of the Housing Code SEPP against LEP 2011 In order to further assess the appropriateness of Council’s floor space ratio controls, the controls were assessed against the Department of Planning’s Housing Code SEPP to determine the amount of floor space that is achievable under each control system for a particular development site. Details of the comparison are shown in attachment “M” and summarized in the table below. Lot Size (m2) F.S. Achievable under the

SEPP (m2) Comparable F.S. Achievable under LEP 2010 (m2)

450 330 345 550 330 351 600 380 380 900 380 552



The SEPP applies to dwelling house development on a parcel of land greater than 450m2 and specifies the maximum achievable floor space for particular increments in site area. It should be noted that the SEPP applies a different definition of floor space than the gross floor area definition used by the Standard LEP Template. Notwithstanding this, for developments on sites between 450m2 and 600m2, the maximum achievable floor space is 330m2. For sites between 600m2 and 900m2 the achievable floor space is 380m2 and for sites greater than 900m2 the achievable floor space is 430m2. Conversely, it is noted that in every circumstance, when applying the Standard LEP Template definition of gross floor area and making an allowance of 30m2 for garage space, Council’s controls produce an equivalent or greater amount of comparable floor space than is achievable under the SEPP. For sites between 450m2 and 600m2, the maximum achievable floor space (when applying the formula quoted above) ranges between 345m2 and 380m2. This represents an additional floor space of between 15m2 and 50m2. For sites between 600m2 and 900m2, the maximum achievable floor space using the fixed FSR of 0.5:1 ranges between 380m2 and 552m2. This represents an additional floor space of between 0m2 and 122m2. However it should be noted that the number of residential parcels of land in Waverley that are greater than 600m2 is relatively small at just 11.5% of the lotal number of all residential blocks. The above demonstrates that Council’s floor space ratio controls do not conflict with the Housing Code SEPP controls and are appropriate. Conclusion As noted above, the Waverley LGA has the highest population density in Sydney. The Department of Local Government’s comparative data shows Waverley’s density as being, 15% greater than North Sydney being the next densest LGA and 19% greater than the City of Sydney being the third densest LGA. Despite this, Waverley has still produced on average over 200 additional dwellings per year over the last ten years. A generally small and tight subdivision pattern, narrow streets and traffic congestion limit further increases to residential densities in the suburbs within the Waverley LGA. A strategic approach to identify areas where densities are suitable for increases was undertaken and eight areas have been identified. However the most significant localities to accommodate additional dwellings in future lie are the Bondi Junction Centre and Bondi Beach. The East Subregion Draft Subregional Strategy has set a target of 2,200 additional dwellings to be accommodated by 2031. A combination of the existing capacity in the centres and suburban areas as depicted in the Subregional METRIX Planning Tool, the additional capacity in the Bondi Junction Centre, the additional capacity resulting from the eight rezoning areas and the major development sites produces a forecast of an additional 2,609 dwellings meeting the target set by the strategy.


ATTACHMENT “A”

RESIDENTIAL ZONE REVIEW 2008

Area Detailed Investigation

Areas

Address Description and

Previous Decision

Comments and Recommendations of the

Residential Zone Review 2008 Vaucluse Original Area 1

Area generally bounded by the northern municipal boundary, Young St, Chris Bang Crescent and the coast and including Clarke St, Tower St, Macdonald St etc.

North of Tower St is zoned 2(c1) & and South is zoned 2(a). Mixture of houses, flats and duplexes. Good separation of larger buildings producing pleasant and eclectic streetscapes. The previous review recommended no change to the zoning.

Current zonings reflect the predominant land use being detached dwellings in the area south of Tower St. A low density zoning is therefore considered appropriate. Therefore no change to the development parameters is recommended.

Original Area 2

Area between Diamond Bay Rd and Isabel Ave etc.

Western end is zoned 2(c1) while eastern end is zoned 2(a). Western end is developed with units. Houses fronting Craig Ave facing east. Retirement village in 2(a) zone behind the houses. The previous review recommended no change to the zoning.

The area has developed in accordance with the zoning provisions. There is no advantage in rezoning the houses in Craig Ave as the location is distant from a commercial centre and transport and the surrounding area is generally zoned 2(a). Therefore no change to the development parameters is recommended.

Original Area 3

Area between Kimberley St and Diamond Bay Reserve.

Western end zoned 2(a) while eastern end zoned 2(b). Mostly developed for units (even in the 2(a) zone) particularly at eastern end with one very large block of units. The previous review recommended no change to the zoning.

The 2(b) zone does not appear to reflect the scale of development in this zone. Also units exist in the portion zoned 2(a). However, as the location is distant from a commercial centre and quality transport and the surrounding area is generally zoned 2(a) it is considered that the current development parameters are appropriate. Therefore no change to the development parameters is recommended.

Original Area 4

Area 1 Properties fronting Old South Head Rd between Military Rd and Strickland St.

Mostly houses with shops on the corner of Oceanview Ave. Area was rezoned from 2(a) to 2(b) in the 1998 Residential Zone Review.

The 2(b) zoning appears to be ineffective and there is little evidence of medium density development. Recommend rezoning this land R3 with a development potential equivalent to 2(c1) being an FSR of 0.9:1 and height of 12.5m in order to stimulate development. (see attachment “B”)

Rose Bay Original Area 5

Block on the northern side of Beaumont St

A development of 5 townhouses currently zoned 2(b) but surrounded by single dwellings zoned 2(a). Beaumont St is narrow with on street parking reducing the carriageway to a single land in most parts thus making rezoning of the surrounding area inappropriate. The previous review recommended no change to the zoning.

No further development potential is possible on the site. Recommend rezoning this site to R2 consistent with the surrounding area.

Original Area 6

Area 2 plus neighbouring

land

Areas to the east of Old South Head Rd. (Including Area 2) between Military Rd and Gilgandra Rd.

This area was downzoned following the previous review from 2(c1) to 2(a) and 2(b). The area is predominantly zoned 2(a) and predominantly developed with detached dwellings. The streets are narrow and many beautifully tree lined but provide difficult access.

Due to the scale of existing development, streetscapes and access constraints, the current zoning regime is appropriate. Therefore no change to development parameters is recommended.

North Bondi Original Area 7

Area 3

Strip of properties fronting Old South Head Rd between Roe St and north of Owen St and Gilgandra St and the shops to the north.

The sites are predominantly developed with one and two storey dwellings with the occasional three storey RFB and were rezoned from 2(a) to 2(b) during the 1998 residential zone review. The sites have little architectural merit and Old South Head Rd is able to accommodate additional traffic.

The 2(b) zoning appears to be ineffective and there is little evidence of medium density redevelopment. Recommend rezoning this land to R3 with a development potential equivalent to 2(c1) being an FSR of 0.9:1 and height of 12.5m in order to stimulate development. (see attachment “C”)

Original Area 8

Area generally located between Gilgandra Road and Warners Ave.

The area is currently zoned 2(a),2(b) and 2(c1). The 2(b) and 2(c1) zoned land is already developed to the potential of those zones. Gilgandra Rd which is zoned 2(a) is narrow and tree lined and would be difficult to redevelop to a higher density. The previous review recommended no change to the zoning.

Agree with the previous recommendation not to change the zone due to the medium density areas being fully developed and the physical constraints of Gilgandra Road. Therefore no change to the development parameters is recommended.

Original Area 9

Area bounded by Wallis Pde, Wairoa Ave and Brighton Blvd. and including Hastings Pde.

Area is developed with non-descript dwellings mostly houses. Brighton Blvd has a very narrow carriageway with wide nature strips and no significant street trees. The previous review recommended no change to the zoning.

This area currently provides a lower density respite to surrounding extensive medium density development. Therefore no change to the development parameters is recommended.

Bondi Beach Original Area 10

Area bounded by Warners Ave, Glenayr Ave, Beach St. and Gould St and including Glasgow Ave.

Similar to Old Area 9 and with small blocks and narrow road reserve not allowing opportunity for redevelopment. Some units however already exist. The previous review recommended no change to the zoning.

There is little opportunity for redevelopment due to the physical constraints of the area and limited development opportunity. The area also provides a respite to surrounding extensive medium density development. Therefore no change to the development parameters is recommended.

Original Area 11

Row of houses fronting Beach Rd between Blair St and Glenayr Ave.

The dwellings are of similar architectural style and currently zoned 2(a). They are built to the boundary and located on very small squarish lots providing little potential for redevelopment. The previous review recommended no change to the zoning.

Agree with the previous recommendation to retain the current zoning due to the physical constraints and limited development opportunity. Therefore no change to the development parameters is recommended.

Original Area 12

Area 4 The area is generally bounded by Beach Rd, Glenayr St, O’Brien St and Wellington St. and is located west of the Bondi Beach commercial area.

The land is predominantly zoned 2(c1) with two pockets of 2(b) and is developed with a mixture of RFBs, single and semi detached dwellings. There is no consistent subdivision

There would be little advantage in upzoning the 2(b) zones as the blocks are narrow and would be difficult to amalgamate. The current zones and development parameters are considered

pattern and many of the lots are long and narrow. However, this produces interesting and attractive streetscapes. Some minor zoning adjustments occurred during the 1998 zoning review. The current zones reflect the existing development pattern.

appropriate. Therefore no change to the development parameters is recommended.

Original Area 13

Area 5 The area is generally bounded by O’Brien St, Lamrock Ave, Jaques Ave and the rear of the commercial properties in Hall St.

The land is predominantly zoned 2(a) with two pockets of 2(b) and 2(c1) and mostly developed with detached and semi detached dwellings with the occasional two and three storey RFB. The architectural styles are relatively consistent and coupled with mature street trees, produce attractive streetscapes. Some minor zoning adjustments occurred during the 1998 zoning review

The current zones reflect the existing subdivision and development pattern. The streetscapes are attractive and worthy of retention. The current zones and development parameters are considered appropriate. Therefore no change to the development parameters is recommended.

Original Area 14

Block bounded by Wellington, Francis, Simpson and O’Brien Streets.

The land is currently zoned 2(c1) and it was previously considered to downzone the area to 2(a). However as the land was predominantly developed with 2/3 storey RFBs with some single storey dwelling dispersed in between, the previous review decided to retain the 2(c1) zone.

This area has already predominantly been developed to a 2(c1) density and it is therefore appropriate to maintain the status quo. No change to development parameters is therefore recommended.

Bondi Original Area 15

Properties fronting Bondi Rd between Wellington and Henderson Sts

The land is currently zoned 2(c1) but contains some commercial development. As the commercial development did not extend past Henderson St, the previous review decided to retain the residential zone rather than rezone the land commercial.

While there is some commercial development the predominant land use consists of RFBs. The previous decision to retain the residential zone is considered appropriate. Therefore no change to the residential zone is recommended.

Original Area 16

Area 6 Area fronting Ocean St between the church and the rear of the commercial properties in Bondi Rd.

The land is zoned for medium density development with an FSR of 1.5:1. As the church is a significant heritage item, a height plane has been created limiting the height of development adjacent to the church. The properties adjacent to the church are developed with single dwellings while the properties adjacent to the commercial area are developed with six storey RFBs. The previous review rezoned this land 2(c2).

Development potential exists within the established height restrictions. As such recommend to retain the existing development parameters.

Original Area 17

Anglesea St Bondi Junction The area is currently zoned 2(a). Small, narrow blocks with narrow road reserve. Numbers 33-53 have recently been granted development consent for a 3/5 storey Seniors Living Development.

There is little opportunity for redevelopment due to the physical constraints and therefore no change is recommended other than for the parcel which has development consent for the storey Seniors Living Development. Recommended that numbers 33-53 be

The previous review recommended no change to the zoning.

rezoned to R3 with an FSR of 0.9:1 and height of 12.5m consistent with adjoining land in Flood St to the rear. (see attachment “E”)

Original Area 21

Area bounded by Park Pde, Birrell St, Bennett St and Bondi Rd.

Park Pde is currently zoned 2(b) and developed with detached dwellings, semi detached dwellings and terraces while Bennet St is zoned 2(c1) and entirely developed with RFBs. Properties in Park Pde are shallow in depth and in many cases narrow in width. The previous review suggested that there may be potential to rezone Park Pde to 2(c1) however no further investigation took place.

As the properties in Bennett St are already developed, consolidation with properties in Park Pde. to create reasonably sized development sites is not possible precluding any real development Opportunities. It is therefore recommended that the development parameters of Park Pde and Bennett St remain unchanged.

Bondi Junction Original Area 18

Area 7 The area is generally bounded by Old South Head Rd, Bondi Rd, Waverley Cres and commercial strip on Old South Head Rd.

The area is zoned 2(a), 2(b) and 2(c1) and is predominantly developed with detached dwellings, semi detached dwellings and terrace houses with some RFBs on Old South Head Rd including one of six storeys. The subdivision pattern is varied and irregular and access is made difficult due to traffic congestion on the intersection of Bondi Rd and Old South Head Rd.

The sites on the western side of Bondi Road in Bondi Junction have recently been zoned B4 Mixed Business and R4 High Density Residential with an FSR and height of 6:1 and 60m and 2:1 and 28m respectively. The subject sites that are currently zoned 2(c1) could be rezoned for higher density and provide a transitional development area between the high density development in Bondi Junction and the lower density development to the

Sites with the larger subdivision pattern fronting Old South Head Rd were upzoned during the 1998 residential zone review the rest remained 2(a).

east.. As such it is recommended that the sites currently zoned 2(c1) be rezoned to R4 with an FSR of 1.5:1 and height of 20m (see attachment “G”).

Original Area 19

Area 8 The area is generally bounded by Bon Accord Ave, Flood St, Bondi Rd and Waverley Cres.

The northern portion of the area is zoned 2(a) with the properties fronting Flood St and Bondi Rd zoned 2(c1) and 2(b) respectively. The zoning effectively reflects the development pattern in the area. The subdivision pattern is regular producing long narrow blocks also consistent with the form of development. The area has a relatively consistent architectural form with attractive streetscapes which have led to the area being identified as a heritage conservation area. The previous review suggested that the area should be considered for heritage listing which has now occurred.

The area has an existing dense subdivision pattern, consistent streetscapes and heritage conservation status. As such no change to the development parameters is recommended.

Original Area 20

Area bounded by southern side of Waverley Cres and northern side of Waverley St.

This area has been rezoned to R4 under the Bondi Junction LEP 2007

No further action is required as the upzoning of the site has already taken place.

Original Area 22

Area 9 Allens Pde Bondi Junction This area has been rezoned to R3 under the Bondi Junction LEP 2007 and the development potential has also been increased.

No further action is required as the upzoning and increase in development potential of the area has already taken place.

Bronte Original Area 27

Bronte shops and surrounds Low rise shops and a mixture of residential dwelling house and 2&3 storey residential flat building development. Good access from Pacific St. The previous review recommended the zoning be changed to 2(b) to reflect the scale of some of the development in the area. However this did not occur.

Some possible redevelopment opportunities exist on the remaining dwelling sites. However this will block views to and from the properties at the rear of the shops which would be very contentious due to the extensive views of the coast that the properties currently enjoy. As such no change to the development potential of the area is recommended.

Waverley Original Area 23

Area 10 The area is bounded by Birrell St, Bronte Rd, Church St and the War Memorial Hospital.

The land is currently zoned 2(a) with a small portion zoned Special Uses 5(a) Hospital. Properties fronting Church St have heritage status. A large two storey nursing home is located on the corner of Birrell St and Bronte Rd. Other than that site, the subdivision pattern consists of long narrow blocks and is developed with semi detached dwellings. The surrounding land is zoned for medium density and special uses. The previous review recommended rezoning the land to 2(b) however this never occurred

The land surrounding this site is proposed to be zoned R3 Medium Density and the adjoining War Memorial Hospital site is proposed to be zoned Infrastructure SP2 Hospital. The density of the existing semi detached development is more consistent with a medium density zone and nursing homes are a permissible use in the medium density zone. As such it is recommended that the site be zoned R3 Medium Density with an FSR of 0.6:1 and height of 9.5m similar to nearby sites. (see attachment “D”)

Original Area 24

Area bounded by Leichhardt St, McPherson St and St Catherines School.

Area is currently zoned 2(a) but contains a mixture of detached dwellings, terraces and 2 & 3 storey RFBs. The dwellings and terraces are capable of higher development and the surrounding road network is able to accommodate the additional traffic. The surrounding land is zoned for medium density and special uses. The previous review recommended no change to the zoning.

The surrounding area is proposed to be zoned R3 Medium Density including St Catherines School. Development potential also exists on some of the parcels in this area. As such, it is recommended that the area be zoned R3 Medium Density with an FSR of 0.6:1 and height of 9.5m consistent with the surrounding area. (see attachment “F”)

Original Area 25

Properties in Henrietta St adjacent to the school and properties at the western end of Palmerston St.

The properties are currently zoned 2(b) and fully developed with two storey RFBs. Palmerston St forms part of a conservation area and contains a number of heritage items. The previous review considered downzoning the land to 2(a) but decided to retain the 2(b) zone.

The current zone and development parameters reflect the existing development. No further development potential exists. As such no change to the development potential of the area is recommended.

Original Area 26

Area bounded by Albion Lane, Albion St, Fern St and including Wallace St

The area is currently zoned 2(a) and predominantly developed with dwellings, semi detached dwellings and two RFBs. The subdivision pattern is relatively regular but the lots are long and narrow consistent with semi detached dwellings development.

The current development parameters reflect the existing development which is already dense due to the amount of semi detached development. As such no change to the development parameters of the area is recommended.

Access to the properties is also difficult due to the narrow carriageway of Albion Lane and Wallace St. The previous review considered upzoning the land to 2(b) but decided to retain the 2(a) zone.

Original Area 28

Area 11 Land bounded by McPherson St, Leichhardt St, Varna Park and including Wills Ave.

Properties fronting McPherson St and Leichhardt St are zoned 2(c1) while properties fronting Wills Ave are zoned 2(a). Development consists predominantly of detached and semi detached dwellings and there is also a number of 2 & 3 storey RFBs. Wills Ave is a very narrow cul-de-sac making access to the properties very difficult. Minor zoning adjustments were made during the 1998 residential zoning review.

The current development parameters of the site are considered appropriate due to the difficult access arrangements for Wills Ave. Wills Ave cannot sustain any additional traffic while McPherson St and Leichhardt St can accommodate additional development. As such no change to the development parameters is recommended.

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RESIDENTIAL ZONE AND TOUR OF WAVERLEY

Areas considered in the residential zone review. (Refer to attachment "A" of the residential zone review)

Route taken for the tour of Waverley held on 28/8/2009.

Places of interest (Refer to the tour itinerary)7

LEGENDLEGEND

U:\Workspaces\ZoneReview_Alex.wor

ATTACHMENT “B”


ORIGINAL AREA No 4 – Properties fronting Old South Head Rd between Military Rd and Strickland St.

1. DESCRIPTION • The area is located on a major road being the Municipal boundary with

Woollahra Council. • Existing Zoning – 2(b) • Mostly houses with a commercial strip on the corner of Oceanview Ave. • Lot sizes are varied but relatively large. • The area predominantly contains single residential dwellings with a mixture of

2 & 3 storey residential flat buildings. Generally the housing stock ranges from 1940s to 1970s architectural style.

• Heritage issues are not applicable in this area. • The land falls from north to south down Old South Head Rd.

2. REASONS FOR ZONING REVIEW Area was rezoned from 2(a) to 2(b) in the 1998 Residential Zone Review because of its proximity to public transport, commercial services and adjoining Residential 2(b) zone. The 2(b) zoning appears to be ineffective and there is little evidence of any new medium density development occurring.

3. ZONING ANALYSIS (a) Development Issues

• The existing development breakdown is:

- Dwelling houses and semi 47 65.3% - Residential flats 15 20.8% - Non-residential uses 10 13.9% - Totals 72 100%

• 57 of the 72 available sites are underdeveloped indicating that there isn’t

sufficient incentive to encourage development in accordance with the current zone.

• A higher development potential is therefore required to encourage redevelopment.

(b) Traffic Volumes and Restrictions

• Old South Head Rd has the potential to accommodate increased traffic movements resulting from additional developments.

• The RTA may refuse access directly from Old South Head Rd, therefore there may need to be a consolidation of sites to gain access from side streets.

(c) Carriageway Width

• Old South Head Rd has one parking lane and one trafficable lane in each direction.

• Side streets have typical narrow residential carriageway widths. (d) Access to Public Transport

• The area is well serviced by public transport along Old South Head Rd. (e) Parking Availability

• On street parking availability is limited. • Parking would need to be provided on each development site.

(f) Topography

• The land generally slopes down from east to west. • The development sites are on the high side of Old South Head Rd. • Side streets generally rise to the east. • Ramps would need to be provided from side streets to basement car parks.

(g) Streetscape and Consistency of Architecture

• There are no common or unifying elements or features which provide a consistent streetscape.

• Redevelopment of this corridor would allow a consistent scheme to be created.

(h) Likelihood of Lot Consolidation

• Generally, lot consolidation would be feasible and desirable in order to gain vehicular access from side streets.

• Some impediments exist where there are existing residential flat buildings and petrol stations.

(i) Potential Increase in Dwelling Numbers

• The potential increase in dwelling numbers if the land is rezoned to Residential 2(c1) is 131 over the existing dwellings and 54 over the potential of the existing zone. The potential increase is exclusive of existing residential flat buildings, petrol stations and the commercial zone.

(j) Potential Increase in Traffic Generation

• As there are numerous side streets in the area, traffic generation will be spread out over numerous access points and will not be concentrated in any one location.

(k) Proximity to Major and Local Centres

• The area is well serviced with local shops which exist on the corner of Oceanview Ave and south of Strickland St.

• Access to Bondi Junction is easily achievable down Old South Head Rd. (l) Surrounding Zones and Potential Impacts Zoning to the east is generally Residential 2(a) and topographically at a higher level than the subject Area 1. Zoning to the west (Woollahra Council) is predominantly Residential 2(a) and 2(b) with some commercial development opposite the Oceanview Ave shops. (m) Design Solutions

• Lot consolidation would be desirable in order to require vehicular access from side streets.

• Deep soil planting areas should be required within the Old South Head Rd setbacks in order to soften the appearance the appearance of taller future buildings. This should be achievable particularly as vehicular access would be provided from side streets.

4. RECOMMENDATION (a) That the current Residential 2(b) zone be upzoned to R3 Medium Density under

Waverley Draft LEP 2010 with height and FSR controls equivalent to Residential 2(c1) being an FSR of 0.9:1 and height of 12.5m.

(b) That the current Business Neighbourhood 3(c) zone be zoned B2 Local Centre

under Waverley Draft LEP 2010 with the height and FSR controls as recommended by the Local Villages Centres Study.

Old South Head Rd between Military Rd & Strickland St Created on Tuesday, 13 October 2009

About This Map Disclaimer

This map has been created for the purpose of showing basic locality information over the Waverley Council local government area. Property boundary line network data is supplied by

the State Government. Any errors should be reported to the Land Information Section, Waverley Council.

This map is a representation of the information currently held by Waverley Council. While every effort has been made to

ensure the accuracy of the product, Council accepts no responsibility for any errors or omisions. Any feedback on omisions or

errors would be appreciated.

Page 1 of 1Waverley Map Print

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ATTACHMENT “C”


ORIGINAL AREA No 7 – Properties fronting Old South Head Rd between Chalyer St and Gilgandra St

1. DESCRIPTION • The area is located on a major road being the Municipal boundary with

Woollahra Council. • Existing Zonings consist of 2(b), 2(c1) and 3(c) • Lot sizes are varied but relatively large. • The area predominantly contains single residential dwellings with a mixture of

2 & 3 storey residential flat buildings and a commercial strip on the corner of Murriverie Rd.

• Generally the housing stock ranges from 1940s to 1970s architectural style. • Heritage issues are not applicable in this area. • The land is generally flat on this section of Old South Head Rd.

2. REASONS FOR ZONING REVIEW A portion of this area was rezoned from 2(a) to 2(b) in the 1998 Residential Zone Review because of its proximity to public transport, commercial services and adjoining Residential 2(b) zone. The 2(b) zoning appears to be ineffective and there is little evidence of any new medium density development occurring.



- Dwelling houses and semi 22 53% - Residential flats and mixed use 19 45% - Non-residential uses 1 2% - Totals 42 100%

• Half of the identified sites are underdeveloped indicating that there isn’t

sufficient incentive to encourage development in accordance with the current zone.

• A higher development potential is therefore required to encourage redevelopment.



• The RTA may refuse access directly from Old South Head Rd, may need to require consolidation of sites and gain access from side streets.


• Old South Head Rd has one parking lane and one trafficable lane in each direction.

• Side streets have typical narrow residential carriageway widths. (d) Access to Public Transport

• The area is well serviced by public transport along Old South Head Rd. (e) Parking Availability

• On street parking availability is limited. • Parking would need to be provided on each development site.

(f) Topography

• The land is generally flat on this portion of Old South Head Rd. • The development sites are on the high side of Old South Head Rd. • Side streets generally rise to the east. • Ramps would need to be provided from side streets to basement car parks.



• Redevelopment of this corridor would allow a consistent scheme to be created.


• Generally, lot consolidation would be feasible and desirable in order to gain vehicular access from side streets. However some sites are isolated in between existing residential flat buildings and may not achieve full development potential.


• The potential increase in dwelling numbers if the land is rezoned to Residential 2(c1) is 47 over the existing dwellings and 22 over the potential of the existing zone. The potential increase is exclusive of existing residential flat buildings and the commercial zone.


• As there are numerous side streets in the area, traffic generation will be spread out over numerous access points and will not be concentrated in any one location.


• The area is well serviced with local shops which exist on the corner of Murriverie Rd.

• Access to Bondi Junction is easily achievable down Old South Head Rd. (l) Surrounding Zones and Potential Impacts

• Zoning to the east is generally Residential 2(a) and 2(b) and topographically at a slightly lower level than the subject Area.

• Zoning to the west (Woollahra Council) is predominantly Open Space 6(a) being the Royal Sydney Golf Course and part Residential 2(b).

(m) Design Solutions

• Lot consolidation would be desirable in order to require vehicular access from side streets.

• Deep soil planting areas should be required within the Old South Head Rd setbacks in order to soften the appearance the appearance of taller future buildings. This should be achievable particularly as vehicular access would be provided from side streets.

4. RECOMMENDATION (a) That the current Residential 2(b) zone be upzoned to R3 Medium Density with a

height of 12.5m and an FSR of 0.9:1. (b) That the current Business Neighbourhood 3(c) zone be zoned B1 Neighbourhood

Centre consistent with the current Neighbourhood Business 3(c) zone.

Old South Head Road between Charleyer St & Gilgandra St

ATTACHMENT “D”


ORIGINAL Area 23 – Bronte Rd, Birrell St and Church St Waverley

1. DESCRIPTION

• The land is bounded by Bronte Rd, Birrell St, Church St and the War Memorial Hospital.

• The land is currently zoned Residential 2(a) with a small portion zoned Special Uses 5(a) Hospital.

• The surrounding land is zoned Residential 2(c1) and Special Uses Hospital. • A large 2 storey nursing home is located on the corner of Birrell St and Bronte

Rd. • The remainder of the area is developed with semi-detached dwellings.

2. REASONS FOR ZONING REVIEW

• The current zoning appears anomalous considering the existing development and surrounding zoning and developments.


• Development in this location consists predominantly of a number of 2 & 3 storeys residential flat buildings, 1 & 2 storey cottages and 2 storey terraces.


• Bronte Rd and Birrell St contain moderate to high traffic levels. • There are no parking restrictions to note.


• All three streets have a typical 20m wide road reserve with 2 lanes in each direction.

(d) Access to Public Transport

• Public transport is available on both Birrell St and Bronte Rd. (e) Parking Availability

• On street parking is available however any future development should provide the adequate parking on site.

(f) Topography

• The land is relatively flat in this location.


• The mixture of development types produces an inconsistent streetscape • The semi-detached dwellings fronting Church St and the adjoining War

Memorial Hospital are noted as heritage items. • The remainder of the buildings do not have sufficient merit to suggest

retaining. (h) Likelihood of Lot Consolidation

• Other than for the nursing home site, most of the lots are long and narrow and may be difficult to consolidate.


• Significant increases in dwelling numbers are unlikely to occur as the land is already relatively densely developed.


• No increases in traffic generation are likely to occur as a result of the rezoning.


• The area is in close proximity (walking distance) to local shops and services in both Bronte Rd and Bondi Junction.

(l) Surrounding Zones and Potential Impacts

• Should redevelopment occur, there is unlikely to be any impact on surrounding land uses due to the substantial nature of those developments.


• Given the proximity of the heritage item at No 5 Leichhardt St, the design of new development in this area should be of a high standard and sympathetic to the heritage item.

4. RECOMMENDATION That numbers 99 to 121 Birrell St, 124 to 164 Bronte Rd and 2 to 8 Church St be upzoned to Medium Density Residential R3 with height control of 9.5 m and an FSR of 0.6:1 consistent with the density of development on these and surrounding properties.

Cnr. Birrell St & Bronte Rd Created on Tuesday, 13 October 2009








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ATTACHMENT “E”

RESIDENTIAL ZONE REVIEW 2010 ORIGINAL AREA No 17 – ANGLESEA St BETWEEN BONDI Rd

and New St

1. DESCRIPTION

• Anglesea St is located between the heavily trafficked Bondi Rd and New St with Old South Head Rd further to the north.

• The street is zoned Residential 2(a) other than a small portion located towards the Bondi Rd end.

• The land is relatively flat and the subdivision pattern is predominantly narrow parcels of land.

• Accordingly development is predominantly one and two storey cottages. • Approval has been granted for a 3 & 4 storey Seniors Living Development on

the Western side of the street at numbers 33-53.


Medium and high density development up to 8 storeys exists in the neighbouring Penkivil and Flood Streets. Development consent has also been granted for a part 3 storey and part 4 storey Seniors Living development in the middle of the street. A six storey residential development exists directly behind this development site in Flood St. Existing development in the street is non descript so consideration has been given to determine any future development opportunities.

3. ZONING ANALYSIS (a) Development Issues Anglesea St consists predominantly of small scale 1 & 2 storey cottages and semi detached cottages with a pocket of 2 & 3 storey flats at the Bondi Rd end, a 2 & 3 storey electricity substation in the middle and a development site for a 3 & 4 storey Seniors Living development opposite.


• The street contains moderate to low traffic levels • Traffic movement is one way from Bondi Rd in the south towards the north • There are no parking restrictions to note.


• Anglesea St has a narrow road reserve with parking on both sides. • Widening of the street could only occur on the eastern side due to the shallow

block depths and existing three storey development on the western side. (d) Access to Public Transport

• The area is in close and easy proximity to Bondi Rd and Old South Head Rd which provide very good bus transport.

• The area is also within walking distance to Bondi Junction which provides excellent bus and rail transport opportunities.

(e) Parking Availability

• On street parking is unrestricted and well used • Most existing dwellings do not have off street parking facilities • As on-street parking opportunities are limited, sufficient parking would need to

be provided on site if redevelopment is to occur. (f) Topography

• The topography is relatively flat and the area is easily accessible on foot. (g) Streetscape and Consistency of Architecture

• While there is a predominance of 1 and 2 storey dwellings, there still exists a variety of built forms including 3 storey flats, an electricity substation and views to nearby high rise residential flats.

• Due to the variety of development types the streetscape is inconsistent with little architectural merit. Notwithstanding, the minimal traffic volumes and predominant small scale development produces a pleasant ambiance.

• Watkins St, most of which is heritage listed, contains a consistent row of heritage terraces and mature street trees producing an attractive streetscape.


• Redevelopment as RFBs would be reliant on lot consolidation. • The narrow lot widths on both sides of the street and shallow lot depths on

the western side would make lot consolidation difficult without substantial incentive.


• Not determined. (j) Potential Increase in Traffic Generation

• Additional traffic volumes would be difficult to accommodate without road widening and parking restrictions on at least one side of the street.


• The area is well serviced with local shops which exist along Bondi Rd. • Access to Bondi Junction is easily achievable on foot.


• Penkivil St to the east is completely developed with 3 & 8 storey residential flats.

• Flood St to the west is developed with 3 and one 6 storey residential development.

• Bondi Rd exists to the south with 2 & 3 storey commercial and mixed development and low scale residential development further on.

• A small pocket of high rise exists to the north east fronting onto Old South Head Rd with medium & high density residential development further on.

• Medium or High density development in Anglesea St may impact on views for residents in existing neighbouring flats.


• Lot consolidation would be essential for redevelopment to occur. Minimum frontages would therefore need to be specified.

• Deep soil planting zones could be provided at the rear of the development sites in order to soften impacts onto existing neighbouring properties.

(n) Conclusion and Additional Comments

The low scale nature of development in Anglesea St provides a welcome variation of development in the locality and a respite between the high rise development of Penkivil St to the east and medium scale development of Flood St to the west. Consolidation of the lots would be difficult to achieve without substantial incentive and high rise development could substantially affect the amenity of residents in existing neighbouring residential flat buildings. Additional traffic would also be difficult to accommodate due to the narrow road reserve. As such upzoning Anglesea St is not recommended other than for the Seniors Living Development site which is akin to development directly to the west in Flood St.

4. RECOMMENDATION

a) That numbers 33 – 35 Anglesea St be upzoned to Residential R3 with height and FSR provisions consistent with the current development consent.

b) That the remainder of Anglesea St be zoned R2 consistent with the current zone and development controls.

33-53 Anglesea St Created on Tuesday, 13 October 2009








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ATTACHMENT “F”


ORIGINAL Area 24 – Leichhardt St Waverley

1. DESCRIPTION

• The are is located on the corner of Leichhardt and McPherson St Waverley • The land is currently zoned Residential 2(a) and is surrounded by Residential

2(b) and 2(c1) zones and Special Uses School. • The land slopes slightly south down Leichhardt St to McPherson St. • The area adjoins St Catherine’s School and residential flat buildings to the

north. • Development on the opposite side of the street consists predominantly of 1 &

2 storey cottages and some residential flat buildings.


• The current zoning appears anomalous considering the existing development and surrounding zoning and developments.

3. ZONING ANALYSIS (a) Development Issues Development in this location consists predominantly of a number of 2 & 3 storeys residential flat buildings, 1 & 2 storey cottages and 2 storey terraces.


• The streets contain moderate traffic levels • There are no parking restrictions to note.


• Both Leichhardt and McPherson Streets are wide and have good visibility. (d) Access to Public Transport

• Public transport is available on both Leichhardt and McPherson Streets. (e) Parking Availability

• On street parking is available however any future development should provide the adequate parking on site.

(f) Topography

• The land slopes slightly south down Leichhardt St to McPherson St.


• The mixture of development types produces an inconsistent streetscape • One of the terrace buildings (No 5 Leichhardt St) is heritage listed. • The remainder of the buildings do not have sufficient merit to suggest

retaining. (h) Likelihood of Lot Consolidation

• Most of the available lots are reasonably sized and could be consolidated. (i) Potential Increase in Dwelling Numbers To be determined (j) Potential Increase in Traffic Generation

• Additional traffic could be accommodated in both Leichhardt and McPherson Streets.


• The area is in close proximity (walking distance) to local shops and services in both McPherson St and Bronte Re.


• Due to the width of both Leichhardt and McPherson St , two storey medium density development would be unlikely to impact on surrounding land uses.


• Given the proximity of the heritage item at No 5 Leichhardt St, the design of new development in this area should be of a high standard and sympathetic to the heritage item.

4. RECOMMENDATION That numbers 3 to 11 Leichhardt St and 4 to 18 McPherson St be upzoned to Residential R3 with height control of 9.5 m and an FSR of 0.6:1 consistent with the current zoning and development controls on surrounding properties.

Cnr Leichhardt & McPherson St Created on Tuesday, 13 October 2009








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ATTACHMENT “G”

RESIDENTIAL ZONE REVIEW 2010 Part Area 18 - Properties on the Corner of Old South Head Rd

and Bondi Rd

(a) DESCRIPTION

• The area is located on a major road being the Municipal boundary with Woollahra Council.

• Existing Zonings is Residential 2(c1) • Lot sizes are varied but relatively large. • The area contains a variety of development including residential dwellings,

residential flat buildings and commercial buildings • There are no heritage items in this area. • The land is generally flat on this section of Old South Head Rd.

(b) REASONS FOR ZONING REVIEW The site is located adjacent to the Bondi Junction Centre and in close proximity to good public transport and services. Many of the lot sizes are relatively large and developed with single dwellings making them capable for redevelopment.

(c) ZONING ANALYSIS (a) Development Issues


- Dwelling houses and terraces 5 - Residential flats and mixed use 2 - Non-residential uses 3 - Totals 10



• The RTA may refuse access directly from Old South Head Rd and Bondi Rd and may therefore be necessary to require consolidation of sites and gain access from Ben Eden St.

• Parking restrictions apply on Old South Head Rd and Bondi Rd. (c) Carriageway Width

• Old South Head Rd has two trafficable lanes in each direction. • Bondi Rd has two trafficable lanes in each direction. • Ben Eden St has a typical narrow residential carriageway widths.

(d) Access to Public Transport

• The area is well serviced by public transport along Old South Head Rd • The site is also well within walking distance from Bondi Junction railway

station.

(e) Parking Availability

• On street parking is prohibited on these sections of Old South Head Rd and Bondi Rd. Availability is also limited in the surrounding area.

• Parking would need to be provided on each development site. (f) Topography

• The land generally flat on this portion of Old South Head Rd. • The development sites are on the high side of Old South Head Rd.




• Generally, lot consolidation would be feasible and desirable in order to gain vehicular access from side streets. A number of sites are already in common ownership assisting lot consolidation ventures.


• The potential increase in dwelling numbers is dependant on the FSR however could potentially be as high as 52 over the existing dwellings and 31 over the potential of the existing zone. The potential increase is exclusive of existing two larger residential flat buildings but includes the buildings used for commercial purposes.


• As vehicular access is likely to be restricted from Old South Head Rd and Bondi Rd, traffic generation would therefore increase in Ben Eden St.

• It may be necessary to convert Ben Eden St to one way movement.


• Access to Bondi Junction is easily achievable down Old South Head Rd. (l) Surrounding Zones and Potential Impacts

• Zoning to the south and east is generally Residential 2(a) and 2(b). • Zoning to the north (Woollahra Council) is predominantly Residential 2(a) and

2(c) with development consisting of houses and residential flat buildings.


• Lot consolidation would be necessary in order to require vehicular access from the rear street.

• Deep soil planting areas should be required within the Old South Head Rd setbacks in order to soften the appearance the appearance of taller future buildings. This should be achievable particularly as vehicular access would be provided from the rear street.

(d) RECOMMENDATION

a) That the current Residential 2(c1) zones at 71-83 Old South Head Rd, 2-6 Bondi Rd and 2A Ben Eden St be zoned R4 High Density

Cnr. Old South Head Rd and Bondi Rd Created on Thursday, 8 October 2009








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ATTACHMENT “H”

RESIDENTIAL ZONE REVIEW 2010 136-146 & 135-157 Curlewis St, 122 & 124 Roscoe St and 75a

and 79 Gould St Bondi Beach

1. DESCRIPTION • The sites are located on the periphery of the Bondi Beach commercial certre

in Curlewis St, Roscoe St and Gould St between Hall St and Beach St directly behind of the Swiss Grand Hotel and Bondi Beach Hotel.

• The subject area consists of 14 properties used for residential dwellings and mixed use developments.

• The land is currently zoned Residential 2(c1). • 13 mixed use developments of 2 to 4 storeys and 1 single storey retail shop.

2. REASONS FOR ZONING REVIEW • The immediately surrounding area is undergoing change with redevelopment

of the Swiss Grand Hotel and Bondi Hotel. • Rezoning of some of the sites in Curlewis and Roscoe Streets is proposed in

order to reflect existing commercial uses. • Preparation of LEP 2010 has created an opportunity to consider the future of

this area particularly as Gould St is changing in charter and upgrading in streetscape.

ZONING ANALYSIS (a) Development Issues

• Some of the sites are currently underdeveloped in terms of their zoning which allows three storey residential flat buildings with an FSR of 0.9:1

• Land values may preclude redevelopment of the site at the current development controls.

(b) Traffic Volumes and Restrictions • Traffic volumes are relatively moderate but may increase during the summer

months. • Gould St has a one way traffic movement from north to south. • Two hour parking restrictions apply on the west side of the street and no

parking on the east.

(c) Carriageway Width • Carriageway width in Gould St is narrow allowing one parking lane and one

trafficable lane. • Relatively narrow footpaths are provided on both sides of the street.

(d) Access to Public Transport • The sites have good access to public transport located on Campbell Pde and

Curlewis St being a short walk from the sites.

(e) Parking Availability • On street parking is available but is limited and time restricted. • Any future redevelopment would need to accommodate sufficient parking on

site.

(f) Topography • Topography is relatively flat.


• Streetscape in Gould St is nondescript and unattractive but is undergoing change.

• Gould St also fronts onto the Bondi Beach Heritage Conservation Area. • The Swiss Grand Hotel is being redeveloped and will provide three shop

fronts and an arcade entrance to Gould street opposite the subject sites. • Streetscape in Curlewis, Roscoe and Beach St are residential in nature,

relatively consistent and attractive with street trees scattered along all naturestrips.

• Curlewis, Roscoe and Beach Streets also contain a high proportion of 2 and 3 storey flats with single dwellings scattered throughout. However mixed use developments are predominant at the eastern end of Curlewis St.


• There is no physical impediment to consolidation. However some of the lots may not redevelop due to the scale of existing development

• Land values may also preclude consolidation possibly explaining why the sites haven’t consolidated and redeveloped previously.


• If rezoned commercial with an FSR of 2:1 similar to the Hall St commercial strip, any redevelopment is likely to be mixed use potentially producing 15 additional dwellings with commercial uses on the ground floor.


• The surrounding road system could cope with any incremental increase in traffic generation taking into account that the site is already zoned for an increase in density.


• The sites are located on the periphery of the Bondi Beach commercial centre and consequently have reasonable access to local services. However it is acknowledged that local services are limited in Bondi Beach due to the high demand for tourist and café type uses.

• The Bondi Junction commercial centre is easily accessible by public transport and private motor vehicle.


• Properties directly adjoining to the west in Beach Street consist of one and two storey dwellings which may be overshadowed or overlooked by a substantial development in Gould St.

• Little if any impact would be experienced by properties to the North or South. • Depending on the scale of any future redevelopment, the outlook from future

apartments in the Swiss Grand Hotel and Bondi Hotel could be impacted due to the narrow dimensions of Gould St.

(m) Additional Comments if Any

• The Bondi Beach controls require active street frontages at ground level often resulting in cafes and restaurants. This could result in noise intrusions into the adjacent residential properties.

• Retail shops may struggle being located on the periphery of the commercial centre. However shops located in the Swiss Grand Hotel redevelopment may produce the critical mass necessary to stimulate activity.

3. RECOMMENDATION (a) 136-146 & 135-157 Curlewis St, 122 & 124 Roscoe St and 75a and 79 Gould St

be zoned B4 Mixed Use with an FSR of 2:1 and height of 13 metres consistent with the current zoning and development controls of the Hall St commercial strip.

Property Area (m2)Current Zone FSR ( :1)

Potential Floor Area

Current Dwellings

Potential Dwellings Current Zone 110m2

Proposed Zone FSR ( :1)

Potential Residential Floor Area

Potential Dwellings Proposed zone 110m2

Increase in Dwellings

Increase over Current Zone

Curlewis St135 mixed 2sty 518.75 2(c1) 0.9 466.9 2 4.2 B4 2 518.8 4.7 2.7 0.5141 mixed 2sty 526.42 2(c1) 0.9 473.8 2 4.3 B4 2 526.4 4.8 2.8 0.5145 mixed 2sty 517.63 2(c1) 0.9 465.9 2 4.2 B4 2 517.6 4.7 2.7 0.5151 mixed 2sty 515.54 2(c1) 0.9 464.0 2 4.2 B4 2 515.5 4.7 2.7 0.5153 shops 524.84 2(c1) 0.9 472.4 0 4.3 B4 2 524.8 4.8 4.8 0.5157 mixed 3sty 404.91 2(c1) 0.9 364.4 8 3.3 B4 2 404.9 3.7 0.0 0.4136 mixed 4sty 1559.49 2(c1) 0.9 1403.5 64 12.8 B4 2 1559.5 14.2 0.0 1.4140 mixed 3sty 581.47 2(c1) 0.9 523.3 7 4.8 B4 2 581.5 5.3 0.0 0.5142 mixed 3sty 574.49 2(c1) 0.9 517.0 10 4.7 B4 2 574.5 5.2 0.0 0.5144 mixed 3sty 599.55 2(c1) 0.9 539.6 7 4.9 B4 2 599.6 5.5 0.0 0.5Sub total 6323.09 1580.0 24.0 51.7 1755.5 57.5 15.7 5.7Gould St

75A mixed 2sty 125.83 2(c1) 0.9 113.2 2 1.0 B4 2 125.8 1.1 0.0 0.179 mixed 4sty 680.41 2(c1) 0.9 612.4 32 5.6 B4 2 680.4 6.2 0.0 0.6Sub total 806.24 0.0 34.0 6.6 0.0 7.3 0.0 0.7Roscoe St93 mixed 3sty 484.55 2(c1) 0.9 436.1 6 4.0 B4 2 484.6 4.4 0.0 0.4124 mixed 2sty 530.07 2(c1) 0.9 477.1 6 4.3 B4 2 530.1 4.8 0.0 0.5Sub total 1014.62 436.1 6.0 8.3 484.6 9.2 0.0 0.9Total 8144.0 2016.1 64.0 66.6 2240.1 74.0 15.7 7.4

Note: the increase in dwellings in some sites is noted as zero due to the scale of existing developments on those sites.

Gould St Bondi Beach including Curlewis St and Roscoe St

Created on Thursday, 17 December 2009

Road Closures

Waverley LGA

Road Reservations

Block Outline

Local Environmental Plan 1996


17/12/2009http://wavmap/Exponare/SimplePrintTemplateNoDetails.aspx?PrintVoucher=7cf070c6-38ee-4de7-...

There are no selected items.


This map has been created for the purpose of showing basic locality

information over the Waverley Council local government area. Property boundary line network data is supplied by the State

Government. Any errors should be reported to the Land Information Section, Waverley Council.

This map is a representation of the information currently held by

Waverley Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any

errors or omissions. Any feedback on omissions or errors would be appreciated.


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Local Government Area: Waverley

2004 2013 2021 2031

DOP DoP Estimate LG User DoP Estimate LG User DoP Estimate LG User

Dwellings 29415 30012 30118 30722 30504 31615 31312

CD type key: black text

CD is normal

red text

CD not a part of this LGA

green text

Greenfield CD

Centre: Blake Street, Dover Heights

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types

Centre Role Neighbourhood Neighbourhood Neighbourhood Neighbourhood

DOP Existing DoP Estimate LG User DoP Estimate LG User DoP Estimate LG User 2other 2a 3+10 det mul

Dwellings 482 502 502 502 502 518 502 0.00 25.39 0.31 445 37

Nett Residential

Density18 - - - - 20 19 - - - - -

CDs

1441301 212 221 221 221 221 228 221 0.0 11.58 0.03 198 14

1441302 151 157 157 157 157 162 157 0.0 7.34 0.28 130 21

1441305 119 124 124 124 124 128 124 0.0 6.47 0.0 117 2

Centre: Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types

Centre Role Town Town Town Town


Dwellings 6792 6962 6962 6962 6962 7297 7297 51.83 17.16 7.06 1041 5751

Nett Residential

Density89 - - - - 95 95 - - - - -

CDs

1441406 223 225 225 225 225 240 240 2.95 0.0 0.0 79 144

1441407 136 137 137 137 137 146 146 1.31 0.0 0.04 18 118

1441408 87 88 88 88 88 94 94 0.99 0.0 0.05 19 68

1441505 169 172 172 172 172 181 181 0.0 3.16 0.2 80 89

1441506 245 247 247 247 247 263 263 2.74 0.0 0.0 39 206

1441507 190 192 192 192 192 205 205 1.2 0.0 0.0 9 181

1441508 200 206 206 206 206 215 215 1.43 0.0 0.0 0 200

1441509 271 272 272 272 272 291 291 1.79 0.0 0.0 5 266

1441511 111 112 112 112 112 120 120 1.57 0.0 0.0 28 83

1441605 164 172 172 172 172 176 176 0.42 1.7 0.6 66 98

1441606 274 276 276 276 276 294 294 2.62 0.0 0.1 14 260

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1441608 326 332 332 332 332 351 351 2.9 0.0 0.67 32 294

1441609 261 284 284 284 284 280 280 2.6 0.0 0.57 27 234

1441610 245 265 265 265 265 264 264 1.77 0.0 0.68 13 232

1441611 180 189 189 189 189 193 193 0.16 1.31 0.07 35 145

1441612 187 193 193 193 193 200 200 1.41 0.0 0.0 3 184

1441701 237 240 240 240 240 254 254 3.72 0.0 0.23 82 155

1441702 343 346 346 346 346 369 369 3.4 0.65 0.2 70 273

1441704 278 297 297 297 297 298 298 0.74 0.0 1.65 7 271

1441705 133 141 141 141 141 143 143 0.0 0.0 1.08 1 132

1441706 328 350 350 350 350 352 352 2.53 0.0 0.35 6 322

1441707 329 331 331 331 331 353 353 2.3 0.0 0.32 17 312

1441708 181 182 182 182 182 194 194 1.03 0.0 0.0 0 181

1441709 293 297 297 297 297 315 315 0.0 5.21 0.0 110 183

1441710 179 181 181 181 181 193 193 2.57 0.0 0.0 30 149

1441711 166 169 169 169 169 178 178 0.0 3.68 0.0 140 26

1442201 171 173 173 173 173 184 184 1.64 0.0 0.0 11 160

1442205 253 255 255 255 255 271 271 2.0 0.0 0.0 8 245

1442206 237 238 238 238 238 255 255 1.9 0.0 0.0 6 231

1442208 180 182 182 182 182 194 194 2.35 0.0 0.0 48 132

1442209 215 218 218 218 218 231 231 1.79 1.45 0.25 38 177

Centre: Bondi Junction

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types

Centre Role Major Centre Major Centre Major Centre Major Centre


Dwellings 4892 4993 4990 5505 5082 5275 5222 28.07 25.82 16.28 1828 3064

Nett Residential

Density69 - - - - 75 74 - - - - -

CDs

1440610 558 569 569 569 569 617 569 0.0 0.0 4.64 3 555

1440611 25 27 27 76 76 28 91 0.0 0.0 1.01 19 6

1441801 210 214 214 214 214 226 214 2.62 1.32 0.0 115 95

1441802 196 198 198 198 198 210 198 0.79 2.0 0.0 57 139

1441901 416 419 419 419 419 447 449 1.23 0.0 1.11 16 400

1441903 235 242 250 242 278 252 325 1.35 0.0 3.13 5 230

1441904 198 201 201 201 201 213 201 1.35 0.86 0.0 78 120

1441905 193 197 197 197 197 207 197 1.25 0.99 0.0 33 160

1441906 177 181 181 181 181 190 181 1.7 0.0 0.0 69 108

1441909 117 120 120 120 120 125 147 1.17 1.13 0.0 47 70

1442001 93 95 95 95 95 99 102 1.7 0.0 0.0 79 14

1442002 334 342 342 342 342 359 342 5.79 0.0 0.0 283 51

1442003 147 150 150 150 150 158 150 1.98 0.0 0.0 135 12

1442004 412 417 417 417 417 442 417 1.75 0.0 1.98 79 333



1442005 379 385 385 385 385 408 385 0.0 0.0 3.84 0 379

1442006 206 211 211 211 211 221 211 2.9 0.0 0.57 178 28

1442007 296 306 300 465 306 318 310 0.0 7.56 0.0 227 69

1442008 190 198 196 410 200 205 205 0.0 5.96 0.0 169 21

1442009 241 249 246 341 251 260 256 0.0 5.78 0.0 206 35

1442101 269 272 272 272 272 290 272 2.49 0.22 0.0 30 239

Centre: Bondi Road

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types

Centre Role Small Village Small Village Small Village Small Village


Dwellings 3538 3626 3679 3626 3733 3804 3780 24.08 22.25 2.58 762 2776

Nett Residential

Density72 - - - - 77 77 - - - - -

CDs

1441805 343 351 351 351 351 368 351 2.15 1.72 0.0 38 305

1441807 231 233 243 233 250 248 255 2.06 0.0 0.0 8 223

1441808 175 177 187 177 197 189 210 1.18 0.0 0.0 10 165

1441809 196 199 205 199 210 210 213 1.61 0.0 0.0 1 195

1441810 351 358 365 358 375 378 380 2.3 0.0 0.55 6 345

1441811 248 252 258 252 265 267 270 1.13 0.01 0.41 5 243

1442103 269 277 287 277 297 290 310 3.28 0.0 0.0 34 235

1442104 223 235 235 235 235 240 235 0.0 4.01 0.59 94 129

1442105 115 117 117 117 117 123 117 0.0 2.97 0.0 61 54

1442111 131 139 139 139 139 140 139 0.0 3.02 0.27 62 69

1442112 157 166 166 166 166 169 166 0.0 3.54 0.46 119 38

1442203 308 316 320 316 325 331 328 3.54 0.0 0.0 43 265

1442204 243 246 246 246 246 262 246 3.32 0.0 0.3 52 191

1442210 306 315 315 315 315 329 315 0.55 5.78 0.0 170 136

1442211 242 245 245 245 245 260 245 2.96 1.2 0.0 59 183

Centre: Bronte Beach

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 245 249 249 249 249 263 249 0.00 5.33 0.00 76 169

Nett Residential

Density45 - - - - 49 46 - - - - -

CDs

1442303 245 249 249 249 249 263 249 0.0 5.33 0.0 76 169



Centre: Charing Cross

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 193 196 196 196 196 208 196 1.04 1.78 1.22 82 111

Nett Residential

Density47 - - - - 51 48 - - - - -

CDs

1442308 193 196 196 196 196 208 196 1.04 1.78 1.22 82 111

Centre: Fletcher Street, Tamarama

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 196 198 198 198 198 211 198 2.56 0.00 0.00 50 146

Nett Residential

Density76 - - - - 82 77 - - - - -

CDs

1442207 196 198 198 198 198 211 198 2.56 0.0 0.0 50 146

Centre: Glenayr Avenue, Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 259 261 261 261 261 279 261 2.62 0.00 0.11 34 225

Nett Residential

Density94 - - - - 102 95 - - - - -

CDs

1441607 259 261 261 261 261 279 261 2.62 0.0 0.11 34 225

Centre: Hall Street, Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 209 229 229 229 229 224 229 0.80 1.99 0.80 75 134

Nett Residential

Density58 - - - - 62 63 - - - - -

CDs



1441703 209 229 229 229 229 224 229 0.8 1.99 0.8 75 134

Centre: Lugar Street, Bronte

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 175 177 177 177 177 188 177 1.93 0.00 0.38 35 140

Nett Residential

Density75 - - - - 81 76 - - - - -

CDs

1442307 175 177 177 177 177 188 177 1.93 0.0 0.38 35 140

Centre: Macpherson Street, Bronte

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 319 325 325 325 325 343 325 0.50 6.58 0.81 164 155

Nett Residential

Density40 - - - - 43 41 - - - - -

CDs

1442311 319 325 325 325 325 343 325 0.5 6.58 0.81 164 155

Centre: Murray Street, Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 293 297 297 297 297 314 297 0.00 5.72 0.08 159 134

Nett Residential

Density50 - - - - 54 51 - - - - -

CDs

1442106 293 297 297 297 297 314 297 0.0 5.72 0.08 159 134

Centre: Murriverie Road, North Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 605 617 617 617 617 650 617 1.50 14.13 0.21 413 192

Nett



Residential Density 38 - - - - 41 38 - - - - -

CDs

1441410 281 288 288 288 288 302 288 0.35 8.33 0.1 250 31

1441602 159 163 163 163 163 170 163 0.0 5.08 0.11 143 16

1441603 165 166 166 166 166 178 166 1.15 0.72 0.0 20 145

Centre: North Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 252 256 256 256 256 271 256 2.76 0.00 0.21 23 229

Nett Residential

Density84 - - - - 91 86 - - - - -

CDs

1441503 252 256 256 256 256 271 256 2.76 0.0 0.21 23 229

Centre: Old South Head Road

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 1720 1731 1787 1731 1838 1849 1876 9.77 21.92 1.41 510 1210

Nett Residential

Density51 - - - - 55 56 - - - - -

CDs

1441208 222 225 235 225 242 239 253 0.53 4.38 0.0 83 139

1441303 242 243 253 243 263 261 270 0.12 7.37 0.66 136 106

1441304 212 213 220 213 225 228 228 0.89 3.43 0.43 68 144

1441307 342 344 354 344 364 368 370 1.46 4.01 0.32 86 256

1441308 227 227 237 227 247 244 253 2.14 0.65 0.0 27 200

1441309 209 210 219 210 228 224 233 2.3 1.06 0.0 73 136

1441411 266 269 269 269 269 285 269 2.33 1.02 0.0 37 229

Centre: Old South Head Road/Dudley Road

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 803 818 818 818 818 865 818 0.00 19.27 0.43 434 369

Nett Residential

Density40 - - - - 43 41 - - - - -



CDs

1441205 273 278 278 278 278 294 278 0.0 6.26 0.05 128 145

1441206 274 279 279 279 279 295 279 0.0 6.05 0.38 130 144

1441207 256 261 261 261 261 276 261 0.0 6.96 0.0 176 80

Centre: Seven Ways, Bondi

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 232 235 235 235 235 250 235 2.60 1.53 0.30 84 148

Nett Residential

Density52 - - - - 56 53 - - - - -

CDs

1441604 232 235 235 235 235 250 235 2.6 1.53 0.3 84 148

Centre: Vaucluse

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types



Dwellings 653 663 663 663 663 711 682 4.82 11.63 0.50 37 380

Nett Residential

Density38 - - - - 41 40 - - - - -

CDs

1441110 236 242 242 242 242 261 261 0.0 10.5 0.5 0 0

1441202 296 299 299 299 299 319 299 4.04 0.05 0.0 26 270

1441203 121 122 122 122 122 131 122 0.78 1.08 0.0 11 110

Centre: Waverley Infill

2004 2013 2021 2031 2004 Zoned Area (Ha)2004

Dwell. Types

Centre Role Infill


Dwellings 8376 8515 8515 8762 8753 9001 9016 54.40 117.58 2.80 3432 4944

Nett Residential

Density47 - - - - 51 51 - - - - -

CDs

1441201 338 343 343 353 353 364 364 2.62 4.43 0.06 108 230

1441204 244 246 246 251 251 263 255 1.26 1.84 0.0 35 209

1441209 81 83 83 87 87 88 91 0.0 2.75 0.0 39 42

1441306 89 93 93 100 100 96 108 0.0 5.32 0.0 89 0



1441310 98 102 102 110 110 106 118 0.0 5.64 0.0 98 0

1441401 285 289 289 296 296 306 304 0.0 5.38 0.0 170 115

1441402 288 297 297 312 312 309 330 0.0 11.62 0.0 203 85

1441403 258 262 262 268 268 277 276 0.0 4.91 0.04 180 78

1441404 304 308 308 314 314 326 321 4.84 0.0 0.0 62 242

1441405 136 138 138 142 142 147 146 2.74 0.0 0.0 78 58

1441409 63 64 64 66 66 67 67 0.0 1.15 0.08 39 24

1441412 85 89 89 95 95 92 102 0.0 4.8 0.0 85 0

1441501 140 141 141 142 142 150 144 0.84 0.0 0.0 1 139

1441502 165 166 166 168 168 177 171 1.46 0.0 0.19 15 150

1441504 217 221 221 227 227 233 234 1.49 3.2 0.07 95 122

1441510 344 347 347 352 352 369 357 3.64 0.0 0.0 25 319

1441601 159 161 161 164 164 170 168 0.0 2.31 0.21 64 95

1441803 212 215 215 220 220 227 226 1.15 1.59 0.31 58 154

1441804 248 253 253 262 262 267 272 1.86 1.19 0.0 74 174

1441806 204 206 206 208 208 219 211 1.57 0.51 0.0 22 182

1441902 233 237 237 244 244 250 251 0.0 5.13 0.0 168 65

1441907 345 352 352 365 365 371 381 2.4 4.59 0.0 167 178

1441908 243 248 248 258 258 261 269 2.62 3.49 0.07 125 118

1442010 145 147 147 151 151 155 156 3.1 0.0 0.0 88 57

1442011 260 263 263 270 270 279 277 3.46 0.0 0.99 46 214

1442102 122 124 124 127 127 131 132 2.09 0.0 0.0 60 62

1442107 98 99 99 102 102 105 104 0.53 1.16 0.0 30 68

1442108 232 236 236 243 243 250 250 1.14 3.94 0.0 63 169

1442109 195 197 197 201 201 210 205 0.5 2.25 0.0 58 137

1442110 280 284 284 292 292 300 301 1.61 4.25 0.0 105 175

1442202 193 195 195 200 200 207 204 3.14 0.0 0.0 42 151

1442212 330 336 336 346 346 355 357 3.7 3.09 0.0 111 219

1442301 241 245 245 253 253 260 261 0.88 4.8 0.0 125 116

1442302 266 271 271 279 279 285 288 0.0 6.27 0.0 112 154

1442304 181 184 184 189 189 195 194 0.0 3.44 0.21 70 111

1442305 270 277 277 289 280 290 282 0.0 8.98 0.23 191 79

1442306 276 280 280 286 286 297 293 3.68 0.96 0.17 70 206

1442309 269 272 272 277 277 290 283 2.08 1.93 0.0 61 208

1442310 124 126 126 131 131 133 136 0.0 3.36 0.0 101 23

1442312 115 118 118 122 122 124 127 0.0 3.3 0.17 99 16



ATTACHMENT "J"RFB Applications in Residential 2(b) Zones

DA NoHouse

No Street SuburbStandard

FSRApproved

FSRExisting

FSRVariation Standard

% Increase

Variation FSR % Increase

Standard Height

Approved Height

Existing Height Notes

222/08 134 Ramsgate Ave Nth Bondi 0.6 0.75 n/a 0.15 25 0.15 25 9.5 5.8 n/a672/08 52 Military Rd Nth Bondi 0.6 1.58 1.35 0.98 163.33 0.23 17.04 9.5 19.21 17.46 Under consideration

384/07 36 The Avenue Rose Bay 0.6 0.8 n/a 0.2 33.33 0.2 33.33 7.5 7.7 n/a Demolished RFB and built 2 houses625/07 1A Sandridge St Bondi 0.6 2.19 1.7 1.59 265 0.49 28.82 9.5 16 3sty667/07 127 Hastings Pde Nth Bondi 0.6 1.13 1.08 0.53 88.33 0.05 4.63 9.5 10 10

279/06 1 Gaerloch Ave Tamarama 0.6 1.08 0.97 0.48 80 0.11 11.34 9.5 10.8 10.7 Minor increase in FSR over existing without producing unreasonable bulk or visual impacts402/06 64 Fletcher St Tamarama 0.6 1.13 0.53 88.33 0.00 9.5 12 Alts & Adds to existing building without increases to overall height & bulk763/06 23 Gould St North Bondi 0.6 1.00 0.9 0.4 66.67 0.10 11.11 9.5 9.2 9.2 Alts & Adds. Increase floorspace located in the attic. No change to the overall bulk or height of the building.

187/05 17/29 Darling St Bronte 0.6 1.27 1.22 0.67 111.67 0.05 4.10 n/a n/a n/a Minor increase in FSR over existing wholy contained within the existing building envelope.235/05 16 Wallace St Waverley 0.6 0.62 n/a 0.02 3.33 0.02 3.33 9.5 9.5 n/a 10 new townhouses on the Bronte Bowling Club site. Variation is minimal and produces no environmental impacts

920/03 307 Old South Head RBondi 0.69 0.74 n/a 0.05 7.25 0.05 7.25 9.5 7.85 n/a New RFB. Minor variation in FSR is not out of context with the streetscape.

666/01 5 Fletcher St Tamarama 0.6 0.83 n/a 0.23 38.33 0.23 38.33 9.5 9.3 n/a

Average variation to FSR & % 0.15 15.36Average variation to Standard FSR & % 0.49 80.88

ATTACHMENT "K"RFB Applications in Residential 2(c1) Zones

DA No House No Street SuburbStandard

FSRApproved

FSRExisting

FSRVariation Standard % Increase

Variation FSR % Increase

Standard Height

Approved Height

Existing Height Notes

211/05 31 Botany Bondi Jnt. 0.9 1.07 n/a 0.17 19% 0.17 19% 10 102 & 3 sty terrace

3sty RFB Affordable Housing

Contribution paid. Heritage item on site refurbished.

381/06 59 Mitchell Bondi 0.9 1.78 1.25 0.88 98% 0.53 42% 10 9.2 2 sty

Additional floor to existing RFB.

Consistent with adjoining

development

128/07 No 15 Penkivil Bondi 0.9 1.64 1.6 0.74 82% 0.04 2% 12.5 3sty 3sty Additional attic space207/07 230 Bronte Waverley 0.9 1.2 n/a 0.3 33% 0.3 33% 12.5 12.1 n/a New RFB454/07 66 Roscoe Bondi Beach 0.9 1.52 1.48 0.62 69% 0.04 3% 12.5 11.8 11.8 Additional attic space621/2007 15 Francis Bondi Beach 0.9 1 0.6 0.1 11% 0.4 11% 12.5 13.1 n/a Alts & Adds631/2007 132 Warners Bondi Beach 0.9 1.74 1.47 0.84 93% 0.27 18% 12.5 10.9 10.5 Alts & Adds

393/08 353 Old South HeadNth Bondi 0.9 0.88 0% 0.88 12.5 Alts & Adds431/08 30A Hastings Bondi Beach 0.9 0.9 n/a 0% 12.5 12.5 n/a New RFB744/08 4/152 Hall Bondi Beach 0.9 1.03 0.96 0.13 14% 0.07 7% 12.5 11.2 11.2 Additional attic space

Average variation to FSR & % 0.3 17%Average variation to Standard FSR & % 0.47 42%

NOTES

Medium density & RFB consents in the 2(b) & 2(c1) zones over the past 4 years were perused

Where a development existed on the site, the existing FSR & height was noted

The approved FSR was compared to both the standard FSR and existing FSR and variations noted

Where there were no existing developments, the variations were generally minimal

Where there were existing developments the variations against the standards were greater.However it should be noted that the variations against the existing FSRs were generally minimal

The average variation against existing developments in the 2(b) zone was 0.15:1 or 15.36%

The average variation against existing developments in the 2(c1) zone was 0.3:1 or 17%

The new definition of GFA in the Template LEP produces an an additional 15% of floor area

The average variation would be accommodated by the new definition without the need to use clause 4.6

Variations rearly exceeded height controls and were only minimal where they did

The level of the FSR and Height controls are therefore considered appropriate and do not need to be increased.

ATTACHMENT “L”

DWELLING HOUSE FSR VARIATIONS – LOTS SIZE BASED

Lot size (m2)

Suburb Avg Permissible FSR

Avg Approved FSR

% DAs approved with exceeded FSR

Avg Exceeded FSR

Bondi 0.93 1.02 75% (3/4) 18m Bondi Beach 0.93:1 .93:1 100% (1/1) 0m

Bronte 1:1 1.03:1 100% (1/1) 2.5m Dover Heights - - - - North Bondi - - - -

Queens Park 0.95:1 0.94:1 0% (0/1) 0m Rose Bay 0.95:1 1.05:1 100% (1/1) 12.4m Tamarama - - - - Vaucluse - - - - Waverley 0.95:1 0.92:1 67% (2/2) 10.3m

0 - 150

TOTAL

0.97:1 0.98:1 80% (8/10) 10.8m

Bondi 0.82:1 0.64:1 0% (0/4) 0 Bondi Beach 0.83:1 0.83:1 33% (2/6) 18.5m

Bronte 0.85:1 0.99:1 83% (5/6) 35m Dover Heights 0.81:1 0.81:1 0% (0/1) 0m North Bondi 0.83:1 0.8:1 23% (3/13) 11m

Queens Park 0.87:1 0.98:1 43% (3/7) 42m Rose Bay 0.85:1 0.86:1 50% (1/2) 10m Tamarama - - - - Vaucluse 0.8:1 0.74:1 33% (1/3) 37m Waverley 0.78:1 0.65:1 0% (0/4) 0m

151 - 250

TOTAL

0.83:1 0.81:1 33% (15/46) 25.6m

Bondi 0.76:1 0.72:1 40% (2/5) 9.5m Bondi Beach 0.74:1 0.7:1 40% (2/5) 23m

Bronte 0.75:1 0.88:1 80% (4/5) 26.4m Dover Heights 0.7:1 0.81:1 100% (1/1) 38.5m North Bondi 0.7:1 0.69:1 0% (0/3) 0m

Queens Park 0.74:1 0.69:1 33% (1/3) 9m Rose Bay 0.78:1 0.67:1 33% (2/6) 14.5m Tamarama - - - - Vaucluse 0.75:1 0.64:1 0% (0/2) 0m Waverley 0.76:1 0.71:1 50% (1/2) 13.2m

251 – 350

TOTAL

0.74:1 0.72:1 41% (13/32) 19.2m

Bondi 0.62:1 0.68:1 100% (1/1) 24.5m Bondi Beach - - - -

Bronte 0.64:1 0.65:1 44% (4/9) 37.7m Dover Heights 0.63:1 0.68:1 40% (2/5) 48m North Bondi 0.65:1 0.64:1 60% (3/5) 22m

Queens Park 0.64:1 0.53:1 0% (0/3) 0m Rose Bay - - - - Tamarama - - - - Vaucluse 0.65:1 0.68:1 33% (1/3) 56.7m Waverley 0.7:1 0.54:1 0% (0/2) 0m

351 – 450

TOTAL 0.65:1 0.63:1 39% (11/28) 37.8m

Bondi - - - - Bondi Beach - - - -

Bronte 0.53:1 0.58:1 50% (2/4) 39.6m Dover Heights 0.52:1 0.62:1 57% (4/7) 75m North Bondi 0.56:1 0.56:1 38% (3/8) 36m

Queens Park 0.56:1 0.65:1 50% (1/2) 12m Rose Bay - - - - Tamarama - - - - Vaucluse 0.5:1 0.5:1 0% (0/1) 0m Waverley 0.5:1 0.65:1 100% (2/2) 79m

451 – 600

TOTAL

0.53:1 0.59:1 50% (12/24) 48.3m

Bondi - - - - Bondi Beach - - - -

Bronte 0.5:1 0.5:1 0% (0/1) 0m Dover Heights 0.5:1 0.5:1 33% (1/3) 80m North Bondi - - - -

Queens Park - - - - Rose Bay 0.5:1 0.37:1 0% (0/1) 0m Tamarama - - - - Vaucluse - - - - Waverley - - - -

601 and above

TOTAL

0.5:1 0.45:1 20% (1/5) 80m

DWELLING HOUSE FSR VARIATIONS - Suburb Based

Suburb Lot size (m2)

Avg Permissible FSR

Avg Approved FSR

% over permissible

% DAs approved with exceeded FSR

Avg Exceeded FSR

0 – 150 0.93 1.02 8% 75% (3/4) 18m 151 – 250 0.82:1 0.64:1 N/A 0% (0/4) 0m 251 – 250 0.76:1 0.72:1 N/A 40% (2/5) 9.5m 351 – 450 0.62:1 0.68:1 6% 100% (1/1) 24.5m 451 – 600 - - - - - 601+ - - - - -

Bondi

Total 7% 43% (6/14) 17m 0 – 150 0.93:1 0.93:1 N/A 0% (0/1) 0m 151 – 250 0.83:1 0.83:1 N/A 33% (2/6) 18.5m 251 – 250 0.74:1 0.7:1 N/A 40% (2/5) 23m 351 – 450 - - - - - 451 – 600 - - - - - 600+ - - - - -

Bondi Beach

Total N/A 33% (4/12) 21m 0 – 150 1:1 1.03:1 3% 100% (1/1) 2.5m 151 – 250 0.85:1 0.99:1 14% 83% (5/6) 35m 251 – 250 0.75:1 0.88:1 13% 80% (4/5) 26.4m 351 – 450 0.64:1 0.65:1 1% 44% (4/9) 37.7m 451 – 600 0.53:1 0.58:1 5% 50% (2/4) 39.6m 601+ 0.5:1 0.5:1 N/A 0% (0/1) 0m

Bronte

Total 10% 62% (16/26) 28m 0 – 150 - - - - - 151 – 250 0.81:1 0.81:1 N/A 0% (0/1) 0m 251 – 250 0.7:1 0.81:1 11% 100% (1/1) 38.5m 351 – 450 0.63:1 0.68:1 5% 40% (2/5) 48m 451 – 600 0.52:1 0.62:1 10% 57% (4/7) 75m 601+ 0.5:1 0.5:1 N/A 33% (1/3) 80m

Dover Heights

Total 9% 47% (8/17) 60m 0 – 150 - - - - - 151 – 250 0.83:1 0.8:1 N/A 23% (3/13) 11m 251 – 250 0.7:1 0.69:1 N/A 0% (0/3) 0m 351 – 450 0.65:1 0.64:1 N/A 60% (3/5) 22m 451 – 600 0.56:1 0.56:1 N/A 38% (3/8) 36m 601+ - - - - -

North Bondi

Total N/A 31% (9/29) 23m 0 – 150 0.95:1 0.94:1 N/A 0% (0/1) 0m 151 – 250 0.87:1 0.98:1 11% 43% (3/7) 42m 251 – 250 0.74:1 0.69:1 N/A 33% (1/3) 9m 351 – 450 0.64:1 0.53:1 N/A 0% (0/3) 0m 451 – 600 0.56:1 0.65:1 9% 50% (1/2) 12m 601+ - - - - -

Queens Park

Total 10% 31% (5/16) 21m 0 – 150 0.95:1 1.05:1 10% 100% (1/1) 12m 151 – 250 0.85:1 0.86:1 1% 50% (1/2) 10m 251 – 250 0.78:1 0.67:1 N/A 33% (2/6) 15m 351 – 450 - - - - - 451 – 600 - - - - - 601+ 0.5:1 0.37:1 N/A 0% (0/1) 0m

Rose Bay

Total

3% 40% (4/10) 9m

0 – 150 - - - - - 151 – 250 - - - - - 251 – 250 - - - - - 351 – 450 - - - - - 451 – 600 - - - - - 601+ - - - - -

Tamarama

Total - - - - - 0 – 150 - - - - - 151 – 250 0.8:1 0.74:1 N/A 33% (1/3) 37m 251 – 250 0.75:1 0.64:1 N/A 0% (0/2) 0m 351 – 450 0.65:1 0.68:1 3% 33% (1/3) 57m 451 – 600 0.5:1 0.5:1 N/A 0% (0/1) 0m 601+ - - - - -

Vaucluse

Total 3% 11% (2/9) 47m 0 – 150 0.95:1 0.92:1 N/A 67% (2/2) 10m 151 – 250 0.78:1 0.65:1 N/A 0% (0/4) 0m 251 – 250 0.76:1 0.71:1 N/A 50% (1/2) 13m 351 – 450 0.7:1 0.54:1 N/A 0% (0/2) 0m 451 – 600 0.5:1 0.65:1 15% 100% (2/2) 79m 600+ - - - - -

Waverley

Total 15% 8% (5/12) 34m Summary • Circular PS 08-14 outlines Council's obligations in terms of monitoring and reporting. In

relation to variations greater than 10%, Council officers are not permitted to determine the application under delegation. The application must be referred to a Council meeting for determination and not to the DoP.

• Council is required to report quarterly to the DoP on all SEPP 1’s. • All suburbs did not increase FSR by over 10% except in the case of Rose Bay and only

occurred due to 2 applications in 451 – 600m lots size. This 10% increase would be covered through the standard definition increase.

• Overall an average of 34% of application were over the permissible FSR. • Where applications did exceed the permissible FSR the following considerations were

made: o The increased FSR did not increase the bulk of the building; o Other controls including height and setbacks were maintained; o Their was no impact to the adjoining premises; o There was no impact of the streetscape amenity; o The increased FSR was consistent with other surrounding properties.

• FSR is largely used as a bulk and scale control. • The Standard Template definition is that calculating the GFA it excludes:

o Any area for common vertical circulation such as lifts and stairs; o Any basement;

Storage; and Vertical access, loading areas garbage and services; and

o Plant rooms, lift towers and other areas used exclusively for mechanical services or ducting; and

o Car parking to meet any requirements of the consent authority (including access to that car parking);

o Any space used for the loading or unloading of goods (including access to it); o Terraces and balconies with outer walls less than 1.4m high; and o Voids and above a floor at the level of a storey or storey above.

• Council GFA definition:

o Means the total floor area of the building measured from the outside of the external walls or the centre of the common wall, but does not include:

Columns, fins walls, sun control devices and any elements, projections or works outside the general lines of the outer face of the external wall;

Lift towers, cooling towers, machinery and plant rooms and ancillary storage space and vertical air conditioning ducts;

Car parking needed to meet any requirements of the Council any internal access thereto; and

Space for the loading and unloading of goods. • This has the potential for the bulk of an house to substantially increase, particular in relation to

larger houses with views where large balconies and terraces are common. • Woollahra Council is proposing to remove FSR from the LEP and have bulk and scale controls due to the potential impact of the GFA definition.

ATTACHMENT "M"

Comparison of floor areas between the Housing Code, Waverley DCP and the Template

Housing Code Waverley DCP Template Definition

Site AreaResultant

FSR GFADifference with DCP FSR

Resultant Floor Space

Garage Floor Space Total GFA

DCP Plus 15%

Resultant GFA

Difference with DCP

100 1 100 30 130 20 150 20150 0.92 138 30 168 25 193 25200 0.85 170 30 200 30 230 30250 0.8 200 30 230 35 265 35300 0.75 225 30 255 38 293 38350 0.7 245 30 275 41 316 41400 0.65 260 30 290 44 334 44450 0.73 330 30 0.6 270 30 300 45 345 45500 0.66 330 25 0.55 275 30 305 46 351 46550 0.60 330 25 0.5 275 30 305 46 351 46600 0.63 380 50 0.5 300 30 330 50 380 50900 0.48 430 -50 0.5 450 30 480 72 552 72

Review of Residential Flat Buildings in R2 Low Density Zone Created on Wednesday, 16 December 2009

Road Closures

Waverley LGA

Road Reservations

Block Outline



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This map has been created for the purpose of showing basic locality information over the Waverley Council local government area.

Property boundary line network data is supplied by the State Government. Any errors should be reported to the Land Information

Section, Waverley Council.

This map is a representation of the information currently held by Waverley Council. While every effort has been made to ensure the

accuracy of the product, Council accepts no responsibility for any errors or omissions. Any feedback on omissions or errors would be

appreciated.


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Road Closures

Waverley LGA

Road Reservations

Block Outline



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appreciated.


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Road Closures

Waverley LGA

Road Reservations

Block Outline



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appreciated.


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Documents

Residential Development in Waverley · much higher than the Sydney average of 329 persons per km2. This is primarily due ... Bondi Junction in order to take advantage of the services