D-PLAN URBAN PLANNING CONSULTANTS PTY … · planning and urban design controls are established to guide the building industry. Strathfield Council has comprehensive planning and

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

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

www.dplan.com.au

DplanDplanDplanDplanDplanDplanDp

lanDplanDplanDplanDplanDlplanDpla

nDplanDplanDplanDplanDplanDplanD

planDplDplanDplanDplanDplanDplan


lanDplanDplanDplanDplanDplanDplan











Dplanghjklzxcvbnmqwertyuopasdfghj

CONSOLIDATION OF TWO EXISTING LOTS, DEMOLITION OF ALL EXISTING

BUILDING STRUCTURES & CONSTRUCTION OF A MULTI

DWELLING HOUSING DEVELOPMENT COMPRISING SEVEN (7) UNITS WITH

STRATA TITLE SUBDIVISION

240-242 HOMEBUSH ROAD (LOT 13 in DP 7142 & Lot 14 in DP 940953)

STRATHFIELD

10/4/2017

D-Plan Urban Planning Consultants Pty Ltd

TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY 1 2.0 SITE/LOCALITY DESCRIPTION 2 3.0 THE PROPOSAL 4 4.0 SITE ANALYSIS 4 5.0 RELEVANT PLANNING CONTROLS 5 5.1 Strathfield Local Environmental Plan 2012 5 Clause 4.1 – Minimum subdivision lot size 5 Clause 4.1A – Minimum lot sizes for….. 5 Clause 4.3 – Height of Buildings 6 Clause 4.4 – Floor Space Ratio 6 Clause 4.6 – Exceptions to development standards 6 Clause 5.9 – Preservation of trees and vegetation 6 Clause 5.10 – Heritage Conservation 6 Clause 6.1 – Acid Sulfate Soils 6 5.2 Strathfield Consolidated DCP 2005 7 Site Analysis 7 Density, Bulk & Scale 7 Site Requirements 7 Building Envelope (Height, Scale & Setbacks) 7 Dwelling Unit & Building Design 10 Building Design 10 Unit Sizes & Layout 11 Energy Efficiency & Water Conservation 11

Streetscape & Building Orientation 12 Heritage & Conservation 13 Open Space & Landscaping 13 Privacy & Security 13 Access & Parking 14 Water Management 14 Site Facilities 15 Waste Management 15

5.3 Non-Compliance 15 6.0 CONCLUSION 15 ATTACHMENTS

1. Compliance Table

D-Plan Urban Planning Consultants Pty Ltd Page 1

1.0 EXECUTIVE SUMMARY The subject site is located close to public transport links to Bankstown and Strathfield CBD’s as well as other infrastructure which provides good opportunity for redevelopment. This has been recognised through the current zoning of land in the general locality which allows various forms of residential development including multi dwelling housing. Council recognises the supply of housing will need to increase to meet population growth and household changes in the community and Council is proactive in achieving the State Government’s urban consolidation polices, while ensuring the supply of housing reflects local conditions and community aspirations. The vision is to have livable neighbourhoods that: • Offer housing choice to meet the changing needs of the population. • Improve the amenity and livability of local shopping centres. • Protect and enhance the low-density character and greenery of the neighbourhood areas. • Minimise any adverse impacts of housing on the quality and character of the natural

environment and major open space corridors. • Respect the environmental and infrastructure constraints. • Promote the health and wellbeing of a more active community.

A trend for improvement is evident in the locality with older dwellings on large allotments being replaced with new development, including some dual occupancy, semi-detached dwellings and multi dwelling housing. Multi dwelling housing development is an acceptable form of housing when good planning and urban design controls are established to guide the building industry. Strathfield Council has comprehensive planning and urban design standards to ensure that this form of development complements existing residential areas. Desired outcomes such as, the provision of a variety of dwelling sizes, low scale presentation to the street and usable private open space areas can easily be achieved with this style of development. The locality provides good opportunity for re-development because of existing infrastructure including the availability of shops, schools and public transport. The proposed development incorporates thoughtful design that satisfies most of Council’s DCP requirements, resulting in a high-quality development that will enhance the locality.


2.0 SITE/LOCALITY DESCRIPTION

The subject site, No. 240-242 (Lot 13 in DP 7142 and Lot 14 in DP 940953) Homebush Road, Strathfield is located on the eastern side of the road, between Liverpool Road and High Street. The site is rectangular in shape having a combined frontage of 30.48m and length of 44.28m, comprising a total site area of 1340.6m2.

On the site there are two existing brick dwellings with associated structures which will be demolished. The immediate locality is characterised by:

❖ A mixture of residential development including one and two storey detached dwellings of various size and architectural styles, interspersed multi dwelling housing and mixed use developments;

❖ Inconsistent front setbacks and front fencing (height, styles and materials); and ❖ Relatively consistent street tree planting theme.

www.whereis.com

Locality Map


Photo – Streetscape

Photo – Subject site (240 Homebush Road)


Photo – Subject site (242 Homebush Road)

3.0 THE PROPOSAL

The proposal involves consolidation of two existing lots, demolition of all existing building structures and construction of a multi dwelling housing development comprising seven (7) units with strata title subdivision.

4.0 SITE ANALYSIS

A site analysis has been carried out and an appraisal of how the design of the development has regard to the site analysis is provided on the Architectural Plans.


5.0 RELEVANT PLANNING CONTROLS

The following planning instruments and control plans are relevant with respect to the proposed development:

• Strathfield Local Environmental Plan 2012 (LEP)

• Strathfield Consolidated DCP 2005

5.1 Strathfield Local Environmental Plan 2012 (LEP)

The subject site is within Zone R3 Medium Density Residential under the Strathfield Local Environmental Plan 2012 (LEP). The proposed development is permissible with the consent of Council.

Relevant Clause Comment Clause 4.1 – Minimum subdivision lot size The clause stipulates the following:

(2) This clause applies to a subdivision of any land shown on the Lot Size Map that requires development consent and that is carried out after the commencement of this Plan.

(3) The size of any lot resulting from a subdivision of land to which this clause applies is not to be less than the minimum size shown on the Lot Size Map in relation to that land.

The Lot Size Map indicates a minimum lot size of 1000m2 for the subject site.

Sub-clause (4), however, states:

(4) This clause does not apply in relation

to the subdivision of individual lots in a strata plan or community title scheme.

The subject site comprises an area of 1340.6m2 which exceeds the minimum lot size requirement. The clause is not applicable to Strata Title subdivision.

Clause 4.1A - Minimum lot sizes for dual occupancy, multi dwelling housing and residential flat buildings The clause stipulates a minimum allotment size of 1000m2 for multi-dwelling housing.

The subject site comprises an area of 1340.6m2 which exceeds the minimum lot size requirement.

http://www.legislation.nsw.gov.au/fragview/inforce/epi+213+2013+pt.4-cl.4.1+0+N?tocnav=y





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

The proposed development has a maximum height of 7.4m which satisfies the requirements of the clause.

Clause 4.4 – Floor space ratio The Floor Space Ratio Map stipulates a maximum FSR of 0.65:1.

The proposed development has an FSR of 0.61:1 which complies with the requirements of the clause.

Clause 4.6 – Exceptions to development standards

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

In this regard, NO variation requests are required as the proposal complies with all development standards contained in SLEP 2012.

Clause 5.9 – Preservation of trees and vegetation The clause specifies the terms which apply to tree removal/lopping.

The Architectural and Landscape Plans indicate the trees being removed/retained. In this regard, the proposal does not involve the removal of any significant trees. Formalised landscaping as indicated on the Landscape Plan will enhance the future amenity of the site and locality. The existing street tree on the nature strip will be replaced.

Clause 5.10 - Heritage conservation

The subject site is not listed as a heritage item or located in the visual context of any heritage-listed items (i.e., buildings within the Strathfield South Public School grounds are not visible from Homebush Road).

Clause 6.1 - Acid Sulfate Soils

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


5.2 Strathfield Consolidated DCP 2005

All relevant numeric DCP requirements have been tabulated and are provided as Attachment 1 – Compliance Table.

Strathfield Council has comprehensive planning and urban design standards to ensure that the proposed form of development complements existing residential areas. Part C of Schedule 1 (DCP 2005) covers Multiple-Unit Housing development and relevant design considerations will be discussed in the pursuing paragraphs.

Site Analysis

As mentioned earlier, a site analysis has been carried out and an appraisal of how the design of the development has regard to the site analysis is provided on the Architectural Plans.

Density, Bulk and Scale

The objectives behind this DCP consideration are as follows:

a) To establish appropriate building envelopes for multiple-unit residential development throughout the Strathfield Municipality, while allowing flexibility in siting buildings;

b) To ensure that the amenity, character and environmental quality of the Strathfield Municipality is maintained by grouping together compatible residential development;

c) To clearly define appropriate site requirements for multiple-unit residential development; and d) To encourage vertical, rather than stepped or terraced building forms, as appropriate to an

area’s predominant built character.

Site Requirements The subject site, comprising an area of 1340.6m2 and a width of 30.48m, easily accommodates the proposed dwellings with an adequate level of residential amenity through the provision of private open space, landscaping, drying areas, parking, etc. associated with medium scale residential development permissible in the zone. Building Envelope (Height, Scale and Setbacks) The Appendix 1 Maps are unreadable and need to be updated, nevertheless, it is assumed that 2-3 storey townhouses and units up to 3-storeys in construction are allowed given the zoning of the site and to facilitate the permissible uses. The proposed development comprises 2 storeys over basement parking. The finished floor level of the ground floor units, being the units with immediate access to street level are not more than 1200mm above the natural ground level.


Front Setbacks - a front setback of 7.5m is considered to be suitable given that adjoining buildings are similarly positioned from the front boundary, as such, the siting of the buildings from the front boundary will not conflict with the existing streetscape amenity. The DCP encourages consistency with the established building line which the proposed setback achieves.

Aerial depiction – established 6m building line along Homebush Road in the vicinity of the subject site

Side/Rear Setbacks – the proposal has side setbacks of 2.49m (min) and a rear boundary setback of 6m. Stout building forms, separation between building groups and ample scope for the provision of landscaping justifies a variation to the grossly excessive minimum side setback requirement of 4m for each side boundary. Given the siting of the proposed development with two rows of street facing dwellings with courtyards orientated behind each dwelling (i.e., not adjacent to the side boundaries), 4m side setbacks serve no practical purpose.


It should also be noted that 63.24% of the site is available for landscape planting which significantly exceeds the minimum DCP requirement. Side setbacks of 4m would make the development unfeasible, which is contrary to the intent of the LEP to provide additional housing stock in the Strathfield LGA. Building Height Plane - apart from a relatively minor encroachment for a portion of the building, the proposal is mostly contained within the Building Height Plane requirement. The DCP states: “Side and rear setbacks for buildings containing 2 or more storeys shall be determined by the building envelope, and the ability of the development to comply with Solar Access and Privacy requirements”

Given the zoning of the site, the likely future character of the immediate locality, the orientation and siting of buildings, positioning of courtyards at the rear of each unit and the ability to avoid any privacy issues through strategic placement of windows, it is considered that the proposed setbacks are adequate. Note: The Building Height Plane requirement aims to achieve the same objectives as the setback requirements.

Elevation Plan – depicting minor encroachment into the Building Height Plane requirement


Dwelling Unit and Building Design Building Design The following considerations are required, viz:

• Adaptable Housing – 15% of the total number of dwellings are adaptable.

• Bedroom and bathroom facilities at ground floor level – all units have ground floor facilities.

• Common Area must be accessible – the common area is at the same level as the ground floor level of all units (i.e., no steps or change in level required).

• Details of finished surface materials – details of finished surface materials including colours and textures accompany the application. In summary, the proposed colours aim to break up the building bulk and establish base elements. Earthy colours and tones, complement established buildings in the wider locality.


Unit Sizes and Layout All units exceed the minimum dwelling size based on the number of bedrooms.

• Unit 1 – 118.5m2

• Unit 2 – 118.5m2

• Unit 3 – 118.5m2

• Unit 4 – 118.5m2

• Unit 5 – 116m2

• Unit 6 – 116m2

• Unit 7 – 116m2

Energy Efficiency and Water Conservation There are two major components to consider when thinking about energy efficient building design. Firstly, the impacts of the building design on the indoor temperature, natural light levels and ventilation and secondly, the fixtures used in the building and their energy consumption or influence on household efficiency. The BASIX Certificate demonstrates that the energy efficiency and thermal comfort levels within each unit achieve the desired outcome.


Streetscape and Building Orientation Council's design guidelines require the following issues to be considered:

• Consistency with and enhancement of the dominant characteristics of the

neighbourhood;

• Promote variations of the building façade and design;

• Streetscape components (i.e. setback, colours/materials, scale of buildings, roof form & pitch, landscaping treatment, facades – window and door placement);

• Subservient parking; and

• Habitable rooms to address the street.

COMMENTS The two-storey construction is compatible with both the existing and desired future character of the locality and complements the scale of existing development in the surrounding locality. A well-articulated building form ensures that the visible elements of the buildings promote current urban design trends. The design takes into consideration the opportunities and constraints of the site and minimises the impact on adjoining properties as follows:

➢ The development addresses the street as required; ➢ Being a relatively level site, the basement level is well concealed below existing

ground level and establishes a building platform of each building group. This reduces the overall height of development;

➢ The development will be constructed in a variety of building materials with façade features comprising earthy natural tomes to complement existing development in the general locality. The proposed design incorporates these materials with articulation to break up the building bulk and to produce a base, middle and top appearance and well balanced window and door openings;

➢ The height of the proposed development is below the maximum requirement stipulated in the LEP/DCP;

➢ Habitable room windows are orientated to receive solar access where possible and passive surveillance of the public domain;

➢ The siting and positioning of rooms in each unit aim to establish privacy between adjoining properties;

➢ An integrated driveway entry leading to basement parking overcomes any garage dominance issues; and

➢ New landscaping will contribute to the future amenity of the site and locality.


Heritage and Conservation As mentioned earlier, the subject site is not listed as a heritage item or located in the visual context of any heritage-listed items (i.e., buildings within the Strathfield South Public School grounds are not visible from Homebush Road). Open Space and Landscaping Soft soil landscaping opportunities are available in the front setback areas, rear courtyards and the communal open space area adjacent to the northeastern corner of the site which is consistent with Council’s ‘Block Principle’. The amount of Landscaped Area available (i.e., 63.24% of the site) and the selection of planting nominated on the Landscape Plan will achieve the objectives outlined in the DCP as follows:

• Privacy screening between adjoining properties;

• Softening the visual impact of hard surface areas;

• Appropriate species selection for the climate; and

• Enhancement of the streetscape amenity.

Note: the DCP stipulates: at ground level 40% of the site must be Landscaped Area

Privacy and Security Privacy concerns are addressed by; limiting the number of window openings facing the side boundaries, specific design measures including orientation, screen devices, internal fencing to courtyards, raised sills and opaque glazing where required and strategically positioned landscaping. Design guidelines outlined in the Crime Prevention through Environmental Design (CPTED) were considered and incorporated as follows: ➢ Secured and clearly defined paths of travel leading to the unit entries. ➢ The entry areas and pedestrian path will be appropriately lit. ➢ Stairwells and a disabled lift provide direct access to the entry platform from

the basement carpark. ➢ Passive surveillance opportunities from habitable room windows and

balconies. ➢ Suitable fencing and landscaping will produce a defensible open space at the

front, resulting in some interaction with the public domain, beyond. ➢ Security entry into the basement carparking area. ➢ Internal access to each unit from the basement carpark. ➢ Clear sight lines within the basement carpark. ➢ Increased activity along the street frontage.


Access and Parking Required The DCP stipulates the following car parking generation rate, viz: 1 bed dwelling – 1 space 2 bed dwelling – 1.5 spaces 3 + bed dwelling – 2 spaces Visitor spaces are to be provided at a rate of 1 space for every 5 dwellings. Provided The proposal provides 2 spaces per dwelling and one visitor space. Basement carparking is to be:

▪ Adequately ventilated – the basement carpark will be naturally ventilated.

▪ Designed for safe and convenient pedestrian movement and to include separate pedestrian access points to the building that are clearly defined and easily negotiated – separate vehicular and pedestrian access points have

been provided.

▪ Predominantly located within the building footprint – there is scope for deep soil planting.

▪ Located predominantly below existing ground level. Where slope conditions mean that this is unachievable, the basement projection of the floor level of the storey immediately above is less than 1m above ground level (existing) – the basement carparking area is predominately below ground level.

▪ Basement car parks and manoeuvring must comply with AS 2890 – the access ramp, maneouvering space and car space dimensions comply with the Australian Standard.

Water Management Council’s goal is to develop the long-term improvement of waterway health, which enhances the ecological integrity of the system, whilst balancing the need to manage flooding, waste water and stormwater. To achieve this goal the proposed development provides the following:

➢ A Drainage Plan is provided, demonstrating that stormwater can be collected, stored

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

➢ On-site stormwater detention compensates for any additional runoff resulting from the development. The storage capacity of the detention system caters for the required storm event, which ensures that there will be no additional impact on natural watercourses;

➢ Rainwater harvesting and soft soil areas within the site also assist in reducing runoff from the site; and

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


Site Facilities Preliminary discussions with service providers indicate that all services are available to the site and arrangements will be made with service providers to co-locate (share) trenching where possible. Sydney Water may require a new junction point to be provided, the details of which will be given with the Section 73 Certificate Application. Bin storage areas are available within storage space of each unit and will be wheeled out on collection day. Each unit is provided with a laundry. Waste Management A Waste Management Plan accompanies this application. The plan adopts the principles of Avoid Reuse Recycle and Dispose to minimise landfill waste.

5.3 Non-Compliance

Apart from the side setback/building height plane requirement discussed earlier in the report, the proposed development complies with all other LEP and DCP requirements.

6.0 CONCLUSION

It is considered that the current strategy of Strathfield Council to provide a variety of housing choice in the locality is being promoted by the development. Council's LEP/DCP requirements and good planning principles have been incorporated in the design, which has resulted in a high-quality development that will enhance the locality.

Consideration has been given to matters listed in Section 79C of the Environmental Planning and Assessment Act 1979, concluding that the development warrants approval.

……………………… David Bobinac Town Planner

ATTACHMENT 1 COMPLIANCE TABLE

MULTI DWELLING HOUSING

Control

LEP/DCP Requirement

Development Proposal

Complies

Site Area

1000m2 (min)

1340.6m2

Yes

Building Height

9.5m (max)

7.4m

Yes

FSR

0.65:1 (max)

0.61:1

Yes

Width

30m (min)

Arterial roads – 25m (min)

30.48m

Yes

Setbacks Front Side Separation

Generally 9m or less where compatible with adjoining residential development

4m (min)

6m (min)

7.5m (min)

2.49m (min)

6.55m (min)

Yes

No

Yes

Building Envelope

3.5m and 45 degrees

Minor encroachments

No

Landscaped Area Soft Landscaping Deep Soil

40% (min)

70% of Landscaped Area

35% of Landscaped Area

63.24%

76.75%

71.19%

Yes

Yes

Yes

Private Open Space Common Open Space

40m2 (min)

Minimum dimension 4m

10% of site area OR 100m2

whichever is the >

All Units > 40m2 (min)

Provided

10.5% or 142m2

Yes Yes

Yes

Parking Visitor

1 Bed – 1 space

2 Bed – 1.5 spaces 3 + Bed – 2 spaces

1 space per 5 dwellings

7 x 2 spaces = 14

1 space

Yes

Yes

Adaptable Housing

15% of dwellings

Provided

Yes

Documents

D-PLAN URBAN PLANNING CONSULTANTS PTY … · planning and urban design controls are established to guide the building industry. Strathfield Council has comprehensive planning and