T6-18-25 - Appendix C - SEPP 65 Assessment · 2019. 9. 11. · Please refer to DA900 shadow diagrams for detailed presentation. Similarly, the height of the apartments results in

StatementofEnvironmentalEffects

7KillukeCrescent,CrescentHead

buck&simple ABN:96408653621-NominatedArchitect#8631

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AppendixC– SEPP 65 Assessment




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Overview

ThisproposalhasbeensubmittedbyaregisteredarchitectandinaccordancewiththeStateEnvironmentPlanningPolicy65–DesignQualityofResidentialFlatDevelopment(SEPP65).TheEnvironmentalPlanningandAssessmentRegulation2000describesthatadevelopmentapplicationrelatingtoresidentialapartmentdevelopmentmadeonorafterthecommencementoftheEnvironmentalPlanningandAssessmentAmendment(ResidentialApartmentDevelopment)Regulation2015mustbeaccompaniedbyastatementbyaqualifieddesigner.Thestatementisdescribedas:

Anexplanationthatverifieshowthedevelopment:(i)addresseshowthedesignqualityprinciplesareachieved,and(ii)demonstrates,intermsoftheApartmentDesignGuide,howtheobjectivesinParts3and4ofthatguidehavebeenachieved.

NumericalcontrolsoutlinedwithintheApartmentDesignGuidearedescribedas“Design Criteria”. These guidelines are for merit-basedassessmentundertakenbythelocalcouncil.Belowisasummaryoftheapplicablecontrols. DesignCriteria Proposed Compliant

2F 12mbetweenhabitablerooms/balconiesincludingneighbouringbuildings

6.395mtothenorth-easternbuilding

NO

3D-1 1.Communalopenspacehasaminimumareaequalto25%ofthesite

Sitearea=1505sqm.Requiredcommunalopenspaceis376sqm.Proposedis496sqm

YES

3D-1 2.Minimum50%sunlighttocommunalopenspaceforatleast2hoursbetween9am&3pmonthe21June(50%x376=188sqm)

>188sqmofcommunalopenspaceachieve6hoursbetween9am&3pmonthe21June

YES

3E-1 1.Minimumareafordeepsoildimension6mandarea7%ofsite(7%x1505.1sqm=105.4sqm)

overall650sqmofdeepsoilarea

YES

3F-1 1.Separationbetweenwindowsandbalconiesforbuildingsupto4storeysis6mbetweenhabitableroomsandbalconies

Distancebetweenbalconiesandhabitableroomare>6m

YES

4A-1 2.70%ofLivingRoomsandprivateopenspacereceiveatleast3hoursofsunlightbetween9am&3pmonthe21stJune

80%ofapartmentssatisfythecriteria

YES

4A-1 3.Amaximumof15%ofApartmentsreceivenosunlightbetween9am&3pmonthe21stJune

Noapartmentsreceivenosunlight

YES

4B-3 1Minimumof60%ofapartmentstobecrossventilatedandaminimumof18mdeep

Allapartmentsarecrossventilated.

YES

4C-1 1.Minimumceilingheightsare2.7mforhabitableroomsand2.4mfornon-habitablerooms

Allceilingscomplywiththecriteria

YES




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4D-1 1.Minimumfloorareasare;70sqmfor2bedapartment+5sqmforadditionalbathroomsbeyond1.90sqmfor3bedapartment+5sqmforadditionalbathroomsbeyond1.

Theminimumsizeofa;2bedapartmentis75sqm3bedapartmentis129sqm

YES

4D-1 2.Habitableroomsmusthaveawindowwithminimumarea10%offloorareaofthatroom

Allhabitableroomssatisfythiscriteria

YES

4D-2 1.Habitableroomdepthsarelimitedtoamaximumof2.5mxtheceilingheight2.Inopenplanlayouts(wheretheliving,diningandkitchenarecombined)themaximumhabitableroomdepthis8mfromawindow

Habitableroomheightsof2.7m=6.75mmaximumdepth.Allhabitablerooms<6.75mdeepNote:TYPE3Apartmentdepthistothenearestwindow

YES

4D-3 1.Masterbedroomshaveaminimumareaof10sqm

Allmasterbedroomssatisfythiscriteria

YES

4D-3 2.Allotherbedroomshaveaminimumdimensionof3mexcludingwardrobes

Allotherbedroomssatisfythiscriteria

YES

4D-3 3.Combinedliving/diningroomshaveaminimumwidthof4m

Units5,10,15and11havereducedwidthsof~3.5m.

NO

4E-1 1.Minimumdimensionsofbalconies;2bedrooms=10sqmand2mdeep3bedrooms=12sqmand2.4mdeep

Allbalconiessatisfythiscriteria

YES

4E-1 2.Podiumapartmentsmustbeaminimumof15sqmand3mdeep

Therearenoproposedpodiumapartments

YES

4F-1 1.Themaximumnumberofapartmentsoffacirculationcoreonasinglelevelis8

Maximumof5 YES

4G-1 1.Minimumstorageexcludingkitchensbathroomsandbedrooms;

2bedrooms=8m3

3bedrooms=10m3

Allapartmentsachievetheminimumstoragerequirements(includingbasementstorage)

YES

Table9:SEPP65requirementsummaryTheproposeddesigncomplieswithallnumericalguidelineswiththeexceptionof2FBuildingSeparationand4D-3.1Livingroomwidths.

1. 2F.BuildingSeparationTheproposeddesigndoesnotsatisfythe2FBuildingSeparationrequirementsforapartmentsof4storeysandrequestsavariationtothecontrol.Theguidelinestates;

Minimumseparationdistancesforbuildingsare:Uptofourstoreys(approximately12m)• 12mbetweenhabitablerooms/balconies• 9mbetweenhabitableandnon-habitablerooms• 6mbetweennon-habitablerooms

Thedistancefromthenorth-easternexternalwallofthelivingroomtotheadjoiningbuildingis6395mm,lessthantherequired12metersforhabitablerooms.However,




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accordingtoFigure2F.2,Itisdifficulttocomplywithareasthatareundergoingtransitionindensity.

Inareasundergoingtransitionfromlowdensitytohigherdensities,minimumbuildingseparationdistancesmaynotbeachieveduntiltheareacompletesitstransition.

Thesetbackisderivedfromanassumedhabitableroomontheadjoiningfuturedesignoftheneighbouringallotments.Wheninactualapplication,itismostlikelythesewillbenon-habitableroomsastheyfacesouthandhavelittleoutlook.Inwhichcase,theproposedsetbackiscompliantwitha9mseparationbetweenhabitableandnon-habitableroomsofbuildings4storeys.Inthecurrentsituation,theproposed,andpreviouslyapproved,4.5msetbacktotheboundaryissuitabletomaintainprivacybetweenbuildingsastheneighbouringbuildingsaresinglestorey.Iftheyweretoberedevelopedtoasimilarscaleastheproposeddevelopment,asuitablebuildingseparationcanbeachievedwiththesetbackontheneighbouringallotment.Refertothelefthanddwellinginthebelowdiagram.

Image20:BuildingSeparationDiagram(SourceNSWGovernment)




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Image21:DistancetoNeighbourBuilding(Sourcebuckandsimple)

Additionally,althoughthedesigndoesnotmeetwiththenumericcontrol,itaddressestheaimsoutlinedinSEPP65.BelowisdetailedexplanationofhowtheproposeddesignaddressestheindividualaimsassetoutinSEPP65;

•ensurethatnewdevelopmentisscaledtosupportthedesiredfuturecharacterwithappropriatemassingandspacesbetweenbuildings

Theproposeddesigninheritedthedensity,setbacksandscalefromthepreviouslyapprovedDA.Thisindicatesthatitisappropriateinestablishingadesiredfuturecharacterforthearea.Thenon-complianceisminorandtotakeeffect,isreliantontheredevelopmentoftheneighbouringproperties,atwhichpointtheproposeddesignsoftheneighbouringpropertiescanbeassessedastotheirsuitability.

•assistinprovidingresidentialamenityincludingvisualandacousticprivacy,naturalventilation,sunlightanddaylightaccessandoutlook

Theadjoiningbuildingsarelocatedgenerallytothenorthofthesubjectsiteandarenotaffectedinregardtoovershadowing.Theadjoiningbuildingisasinglestoreybuilding,andtheapartmentsoftheproposeddesignstartfromfirstfloor,meaningthatthereisnodaylightaccessissuefromtheadjoiningbuilding.PleaserefertoDA900shadowdiagramsfordetailedpresentation.Similarly,theheightoftheapartmentsresultsinnaturalventilationnotbeingaffectedbythenon-complianceofbuildingseparation.Tomitigatevisualandacousticprivacy,screenplantingisprovidedbetweenallhabitableroomsandareasofprivateopenspace.Privateopenspaceattheadjoiningpropertyat5BakerDrivewillbeshelteredfromtheoverlookingfromtheupstairsdwellingsoftheproposeddesignbytheproposedtrees.Thetransmissionofsoundwouldalsobedebilitatedbytheproposedplanting.PleaserefertoDA953andthe“Geoscapes”LandscapeArchitectsdocumentationfordetails.




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•providesuitableareasforcommunalopenspaces,deepsoilzonesandlandscaping.

TheproposeddesigninvolvesaprimarysecludedprivateopenspacewithBBQandpergolaareaforresidentswhichflowsaroundthebuildingtocreateamoreutilitarianareaforclotheshanging,playingsportorplayingwithadogetc.Bothlandscapedareasarecompletelydeepsoilandincludematurelandscaping.Thisvariationinuse,levelofprivacyandorientationistheidealarrangementforcommunalopenspace.

Separationbetweenwindowsandbalconiesforbuildingsupto4storeysis6mbetweenhabitableroomsandbalconies

Therearenobalconiesandwindowsfacingeachotherintheproposeddesign.

2. 3D-1.Communalopenspace

Communalopenspacehasaminimumareaequalto25%ofthesite

Proposedcommunalopenspaceof496sqm,complyingwithSEPP65.

Minimum50%sunlighttocommunalopenspaceforatleast2hoursbetween9am&3pmonthe21June

Theareashowninredonthebelowimagehasdirectsunlightfor6hoursbetween9am&3pmonthe21June.Ithasanareaof340sqm(69%oftheoverallcommonopenspaceof496sqm).Theareahasaminimumwidthof14mandisfullylandscaped,allowingforavarietyofrecreationalactivities.




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Image22:SolarAccessofCommunalOpenSpace(Sourcebuckandsimple)




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3. 3E-1Deepsoilzone

Minimumareafordeepsoildimension6mandarea7%(7%x1505.1sqm=105.4sqm)ofsite

Thedesignhasanoveralldeepsoilareaof629sqm,morethantherequired7%area.Theminimumdimensionsofthedeepsoilzonearemet,theproposalprovidesanopenareaof360sqmhavingaminimumdimensionof14m.

Table10:Numericrequirementofdeepsoilarea

4. 4A-1.Solaranddaylightaccess

70%ofLivingRoomsandprivateopenspacereceiveatleast3hoursofsunlightbetween9am&3pmonthe21stJune

Atleast70%ofapartmentunitssatisfythisrequirement.Pleaserefertotable5onpage13.

Amaximumof15%ofApartmentsreceivenosunlightbetween9am&3pmonthe21stJune

Therearenoapartmentsthatreceivenosunlight.

5. 4B-3NaturalVentilation

Minimumof60%ofapartmentstobecrossventilatedandamaximumof18mdeep.

Alloftheapartmentunitsarecrossventilatedandarelessthan18mdeep.

6. 4C-1Ceilingheights

Minimumceilingheightsare2.7mforhabitableroomsand2.4mfornon-habitablerooms.




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Ceilingheightsare2.7mforhabitableroomsand2.4mfornon-habitablerooms.

7. 4D-1Apartmentsize

Minimumfloorareasare;

70sqmfor2bedapartment+5sqmforadditionalbathroomsbeyond90sqmfor3bedapartment+5sqmforadditionalbathroomsbeyond

Belowarethecompliantapartmentsizesoftheproposeddesign(RefertoDA200fordetailedinformation);

• 2bedapartmentisminimum75sqm• 3bedapartmentis129sqm

Habitableroomsmusthaveawindowwithminimumarea10%offloorareaofthatroom

Allhabitableroomssatisfythiscriterion.RefertoElevationdrawingssummitedwiththisproposal.

8. 4D-2RoomDepth

Habitableroomdepthsarelimitedtoamaximumof2.5mxtheceilingheight.

Habitableroomheightsof2.7m=6.75mmaximumdepth.Allhabitableroomsarelessthan6.75mdeep.RefertoDA200fordetails.

Inopenplanlayouts(wheretheliving,diningandkitchenarecombined)themaximumhabitableroomdepthis8mfromawindow

Allapartmentunitsmeetthisrequirement.

9. 4D-3Minimumwidth

Masterbedroomshaveaminimumareaof10sqm

Allmasterbedroomssatisfythiscriteria.RefertoDA200,DA201,DA202fordimensions.

Allotherbedroomshaveaminimumdimensionof3mexcludingwardrobesAllotherbedroomssatisfythiscriteria.RefertoDA200,DA201,DA202fordimensions.

3.Livingroomshaveaminimumwidthof4mThedesigncriteriafor4D-3Livingroomshaveaminimumwidthof4misnotsatisfiedinType5ApartmentsandType11A(4unitstotal).Type5Apartments(units5,10,15)havealivingroomwidthof3560mm,slightlyundertherequired4m.Thereductioninwidthallowsfortherequiredinternalstoragetobeincludedinthisunitandforarticulationofthefaçadeexternally.RefertoDA201fordimensions.Type1A(Unit11)hasalivingroomwidthof3510mm.Thereductioninwidthisaresultofsettingthe3rdfloorapartmentbackbyanadditional2monthenorthernboundaryofthesitetoensurethedevelopmentissensitivetotheareaandneighbouringproperties.The




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setbackalsoprovidesalargeoutdoorspaceforthisunitwhichvisuallyextendsthelivingroomwidth.RefertoDA202fordimensions.ForbothType5andType11Aapartmentsononeofthesidewallsofthelivingroomthereisalargewindow.Thishasvisuallyextendedthewidthofthelivingroomandhasremovedanyissueregardingsolaraccessfromanarrowlayout.RefertoDA201&DA202.

10. 4E-1Minimumwidthofbalconies

2bedrooms=10sqmand2mdeep;3bedrooms=12sqmand2.4mdeep.Allbalconiessatisfythiscriterion.Refertotable5andDA200fordetails.

11. 4F-1OffacirculationcoreThemaximumnumberofapartmentsoffacirculationcoreonasinglelevelis8

Proposeddesignincludes5apartmentsperfloor.

12. 4G-1Minimumwidthofbalconies

Minimumstorageexcludingkitchensbathroomsandbedrooms.2bedrooms=8m33bedrooms=10m3

Allbalconiessatisfythiscriteria.RefertoDA100andDA200sfordetailarea.

Documents

T6-18-25 - Appendix C - SEPP 65 Assessment · 2019. 9. 11. · Please refer to DA900 shadow diagrams for detailed presentation. Similarly, the height of the apartments results in