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e www.smec.com Section 96(1A) Application 84 Centenary Drive, Strathfield Prepared for: Builtcom Constructions Reference No: 3002600 17/07/2017

Section 96(1A) Application - Strathfield Council...Report for 84 Centenary Drive, Strathfield |Section 96(1A) Application Builtcom Constructions 3002600SMEC Australia This report is

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www.smec.com

Section 96(1A) Application 84 Centenary Drive, Strathfield

Prepared for: Builtcom Constructions Reference No: 3002600

17/07/2017

Document/Report Control Form

Report for

84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

SMEC Australia

Document/Report Control Form

File Location Name: X:\PROJECT\3002600 84 Centenary Drive Strathfield\84 Centenary Drive

Project Name: 84 Centenary Drive

Project Number: 3002600

Revision Number: n/a

Revision History Revision # Date Prepared by Reviewed by Approved for Issue by

24/7/17 Sophie Olsen Peter Evans Peter Evans

Issue Register Distribution List Date Issued Number of Copies

Conquest Development 24/7/17 Electronic

Strathfield Council 24/7/17 Electronic and 4 x hard copies

Office Library Canberra

SMEC Project File

SMEC Company Details Dan Spackman

243 Northborne Avenue, Lyneham ACT

Tel: +61 2 6234 1977 Fax: +61 2 6234 1977

Email: [email protected] Website: www.smec.com

The information within this document is and shall remain the property of SMEC.

Report for

84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

SMEC Australia

This report is provided pursuant to a Consultancy Agreement between SMEC Australia Pty Limited (“SMEC”) and Builtcom Constructions Pty Ltd under which SMEC undertook to perform a specific and limited task for Builtcom Constructions Pty Ltd. This report is strictly limited to the matters stated in it and subject to the various assumptions, qualifications and limitations in it and does not apply by implication to other matters. SMEC makes no representation that the scope, assumptions, qualifications and exclusions set out in this report will be suitable or sufficient for other purposes nor that the content of the report covers all matters which you may regard as material for your purposes.

This report must be read as a whole. The executive summary is not a substitute for this. Any subsequent report must be read in conjunction with this report.

The report supersedes all previous draft or interim reports, whether written or presented orally, before the date of this report. This report has not and will not be updated for events or transactions occurring after the date of the report or any other matters which might have a material effect on its contents or which come to light after the date of the report. SMEC is not obliged to inform you of any such event, transaction or matter nor to update the report for anything that occurs, or of which SMEC becomes aware, after the date of this report.

Unless expressly agreed otherwise in writing, SMEC does not accept a duty of care or any other legal responsibility whatsoever in relation to this report, or any related enquiries, advice or other work, nor does SMEC make any representation in connection with this report, to any person other than Builtcom Constructions Pty Ltd. Any other person who receives a draft or a copy of this report (or any part of it) or discusses it (or any part of it) or any related matter with SMEC, does so on the basis that he or she acknowledges and accepts that he or she may not rely on this report nor on any related information or advice given by SMEC for any purpose whatsoever.

Report for

84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

SMEC Australia

Table of Contents

1. Introduction .......................................................................................................................... 1

2. Background ........................................................................................................................... 2

3. Site Description ..................................................................................................................... 3

The Site ..............................................................................................................................3 Surrounding Development ................................................................................................4

4. Schedule of Proposed Modifications ...................................................................................... 5

5. Statutory Assessment ............................................................................................................ 6

6. Likely Impacts ....................................................................................................................... 17

7. Site Suitability & Public Interest ............................................................................................ 18

8. Conclusion ............................................................................................................................ 19

Table of Figures

Figure 1 Aerial photograph of subject site and surrounding development ...................................... 3 Figure 2: Site general arrangement. .............................................................................................. 4

List of Tables

NO TABLE OF FIGURES ENTRIES FOUND.

Report for

84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

SMEC Australia

Appendices

Section 96 Plans

Amended BASIX Certificate

ADG Assessment Table

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1. Introduction

The site is legally known as Lot 300 and 301 DP 1208910 with the address of 84 Centenary Drive, Strathfield. The subject application relates to the north-western portion of the property, Lot 301 DP 1208910.

Development consent for the demolition of the existing clubhouse and structures, tree removal and construction of 23 x two storey townhouses, 27 x three storey townhouses and two x nine storey apartment buildings was granted by the Sydney East Joint Regional Planning Panel on 4 May 2016.

The proposal is being constructed in stages. Stage 1 of the approved development comprising the construction of 50 x townhouses has commenced on Lot 300.

The subject application relates to ‘Stage 2’ of the development which is for the balance of works, including common areas, basement parking and construction of two x nine storey residential flat buildings on Lot 301. The subject application seeks to modify the internal layout and external presentation of the 2 x residential flat buildings.

The modifications will result in improved amenity and an upgrade to the external appearance of the approved development. The application also seeks consent for the construction of a kiosk café structure in the common open area adjacent to a previously approved pergola. This will provide the opportunity to internally capture trip generation by meeting the day to day needs of residents within the site.

A detailed schedule of changes is provided in Section 4 below.

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2. Background

4 May 2016 DA2015/100 proposing the demolition of the existing clubhouse and structures, tree removal and construction of 23 x two storey townhouses, 27 x three storey townhouses and two x nine storey apartment buildings was granted by the Sydney East Joint Regional Planning Panel.

4 August 2016 DA2015/100/01, a S96(1A) Application to correct the lot and DP, proposal description and to amend Condition 30 relating to the staging of development contributions.

Note: This application modified the description of the development and incorrectly included a refence to Lot 302 DP 1208910 (the adjoining golf course). The approved development does not occur on Lot 302 which is RE2 Private Recreation land and it is requested that reference to this site be removed from the consent.

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3. Site Description

The Site

The Site is identified as 84 Centenary Drive, Strathfield being Lot 300 and 301 DP 1208910 and is located approximately 16 km west of Sydney CBD. Sydney Olympic Park is located 6 km north of the site.

The site has a frontage to Centenary Drive of 116.905m, a rear boundary dimension of 55.5m, a northern boundary dimension of 374.845m and a southern boundary dimension of 290.055m and an overall area of 20,267.9m².

Directly adjoining the Site to the south is Strathfield South High School. The playing greens of the Strathfield Golf Club adjoin the property to the north. A cluster of takeaway food and beverage premises is located approximately 500 m south of the Site along Liverpool Road.

The Site has a split zoning. The eastern portion of the Site is zoned R3 Medium Density Residential whilst the western portion of the Site is zoned B4 Mixed Use. Development of 50 x townhouses is currently underway on Lot 300, being the south-eastern portion of the site which is zoned R3 Medium Density Residential.

Figure 1 Aerial photograph of subject site and surrounding development

6 km to Sydney Olympic Park

16 km to Sydney CBD

Site

Golf Course

Light

Industrial

Light Industrial

Strathfield

Park

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SMEC Australia | Page 4

Strathfield South

High School

Strathfield Golf Course

Figure 2: Site general arrangement.

Surrounding Development

Development surrounding the site is varied. As discussed above, the Strathfield Golf Course adjoins the site to the north. A Development Application to construct a new club house on the portion of the golf course to the west of Centenary Drive and regrade the existing golf course was approved by Strathfield Council in 2016.

The Strathfield South High School adjoins the site to the south. The existing school building has a varied setback of 6m to 8m from the shared boundary with the Stage 1 – townhouses. The western portion of the high school, adjacent to Stage 2, contains playing fields and tennis courts.

Development to the east of the site comprises low density residential dwellings fronting Hedges Avenue. A small cluster of local shops is located along Cave Road. The Cooks River Cycleway is located on the eastern side of the Cave Road shops and connects to the wider Bay-to-Bay cycle route.

Development south-east of the site along Liverpool Road is mixed-use in nature and mostly comprises land zoned B6 Enterprise Corridor. This area contains take-away food and beverage premises such as McDonalds, Oporto and KFC, car wash businesses and an Ibis Hotel. These businesses adjoin the Strathfield South Light Industrial area which includes the TNT Enfield Depot, a range of mechanical and panel beating uses and the Port Enfield Intermodal Logistics Centre.

The major intersection of Liverpool Road (Hume Highway), Cosgrove Road and Roberts Road adjoins the site to the south-west. Development on the western side of the intersection comprises light industrial uses (north of Liverpool Road) such as a nursery and landscape supplier and low density residential development along the southern part of Liverpool Road. A freight railway corridor follows the alignment of Centenary Drive and is located within the western part of the road reserve.

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4. Schedule of Proposed Modifications

No. Detail of Proposed Modifications

1. Basement 1 & 2 reconfigured along the northern and the south-western boundaries to simplify the profile of the perimeter and to provide better separation to the existing trees that are to be retained along the interface with the golf course.

2. Multi-court added to the north-western corner of the site.

3. Wrought iron hinged entry gate with sandstone pillars added to the ground floor vehicle entry point at the south-western corner of the site, set back over 6m to provide for an adequate first transition from the road to the sites internal road.

4. Addition of a café kiosk at the north-eastern boundary situated on a timber deck for outdoor dining with a view of the golf course.

5. Communal area 1 in Building A (ground floor) has been converted into an indoor gym to serve as communal facilities for the residents.

6. Communal area 2 in Building A (ground floor) has been converted into a community room to service the residents and future body corporate events, meetings or as a bookable ‘working from home’ space for residents.

7. Communal area 3 in Building A (ground floor) has been converted to a raised indoor pool & sauna facility.

8. Façade changes to both Buildings A & B: (a) Enlarged balconies – refer to clouding on plans (b) Solid balustrades replaced with glass balustrades to reduce

visual bulk and improve views from residential apartments (c) Deletion of inaccessible planters (d) The addition of privacy screening to minimise views of the

Rookwood cemetery and to provide interest in the aesthetics of the façade.

9. All glazing to living and bedroom areas has been reconfigured to full height windows & doors to maximise natural ventilation and views.

10. The deletion of 2x additional lifts (lift #2) at each building core and across each building. Note: Additional space transferred to GFA exempt service cupboards and mechanical provisions throughout the buildings. The GFA of the building has not been increased.

11. Modification to increase the footprint of the roof to extend the eaves over the balcony below.

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5. Statutory Assessment

The subject application has been assessed against the relevant provisions of Section 79C of the Environmental Planning and Assessment Act 1979 and the relevant matters for consideration have been discussed within the following section of this report.

5.1 Environmental Planning and Assessment Act (EP&A Act) 1979

The proposal has been lodged under Section 96(1A) of the EP&A Act 1979. In accordance with Section 96(1A)(c), with the proposed modifications are of minimal environmental impact and the development will remain substantially the same as that for which consent was originally granted. The modifications are entirely contained within the approved building envelopes. A full schedule of modifications is provided in the above section.

Balcony and terrace areas are to be slightly increased providing improved access to views and usable areas of private open space. Improvements to the shared facilities through the installation of a multi-use court, sauna, gym, indoor swimming pool and meeting room are also proposed. These areas were previously approved as communal space and will be embellished for use by future residents in a resort-style development.

The proposal also seeks consent for the installation of a 16m² freestanding café within the communal open space to the north of Building A and east of Building B. The café will service residents within the development site with goods such as coffee, newspapers and other convenience items.

As modified, the development would be substantially the same as the development for which consent was originally granted, thus satisfying Section 96(1A)(b). The changes will not alter the height and scale however will upgrade the external appearance of the development modifying the external colours to reduce the expansive areas of white cladding and introduce more neutral colours. The two residential flat buildings, as modified, will present improved articulation and integration within the palate of materials and finishes in the local area.

Notification of the modified proposal and consideration of any submissions would be required in accordance with Council’s Development Control Plan and the statutory provisions of Section 96(1A)(d) of the EP&A Act.

5.2 State Environmental Planning Policy No 65 – Design Quality of

Residential Apartment Development

The proposed modifications have been assessed against the design quality principles of Schedule 1 of SEPP 65 – Design Quality of Residential Apartment Development. The following table provides a brief discussion of how the proposal addresses the design quality principles.

Principle 1: Context and neighbourhood character

Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship

The modifications include improvements to the external appearance of the two residential flat buildings. Introducing feature areas of grey alucobond and dark charcoal

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and the character they create when combined. It also includes social, economic, health and environmental conditions. Responding to context involves identifying the desirable elements of an area’s existing or future character. Well designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood.

Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

paint on balcony returns and horizontal balcony fins will assist to break the bulk of the approved building. The areas of glazing will reflect the greenery of the golf course to integrate the building with its surroundings.

The updated colours and finishes will ensure the building better integrates with the palate of the local area and is an improvement from the previously approved white colour scheme.

Principle 2: Built form and scale

Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings. Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements.

Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

The built form and scale of the proposed residential flat buildings will not to be modified. The introduction of dark charcoal features and grey alucobond cladding will assist to visually break the approved building bulk.

Principle 3: Density

Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context. Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.

The approved density is not to be modified by the subject application. Amenity would be enhanced by the introduction of the café facility, embellishment of common areas and increase to balcony sizes.

Principle 4: Sustainability

Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other

The modified proposal retains the same solar access (70% or 124 of 178) and cross ventilation (60.1% or 107 of 178 units) as the approved development.

An amended BASIX Certificate is submitted with the application to reflect the modifications to the design.

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elements include recycling and reuse of materials and waste, use of sustainable materials and deep soil zones for groundwater recharge and vegetation.

Principle 5: Landscape

Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well-designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values and preserving green networks.

Good landscape design optimises useability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity and provides for practical establishment and long term management.

The overall landscape setting is not modified as part this application. Removal of the ‘common’ planter boxes from balconies is a positive outcome for the long term external presentation of the development as these are not able to be accessed for maintenance and watering by the body corporate. It is unlikely that these planters would have been consistently maintained by residents/tenants once the development is occupied.

Principle 6: Amenity

Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident well being. Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas and ease of access for all age groups and degrees of mobility.

The amenity of future residents will be enhanced by the embellishment of common areas, introduction of a café and increase to balcony sizes.

As previously discussed, the internal arrangement of units, solar access and natural cross ventilation is not to be modified.

Principle 7: Safety

Good design optimises safety and security within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety.

The development continues to provide passive surveillance of common areas throughout the site. Due to the configuration of the site, there are few opportunities for passive surveillance of the public domain.

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A positive relationship between public and private spaces is achieved through clearly defined secure access points and well lit and visible areas that are easily maintained and appropriate to the location and purpose.

Principle 8: Housing diversity and social interaction

Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets. Well designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix.

Good design involves practical and flexible features, including different types of communal spaces for a broad range of people and providing opportunities for social interaction among residents.

The embellishment of common areas and the introduction of a café will provide additional opportunities for casual social interaction between residents. A bookable meeting room within Building A will provide an area for social gatherings or for meetings for those who may be working from home.

This development includes modern and flexible common areas and facilities which can be used by a broad range of residents for a range of different purposes.

Principle 9: Aesthetics

Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures. The visual appearance of a well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

The modification to the external appearance of the development will help to break the proportions of the building balancing areas of white cladding. The external appearance of the development will be upgraded as a result of the modifications.

5.2.1 Apartment Design Guide

The modified proposal has been assessed against the relevant provisions of the Apartment Design Guide. As detailed in the following table, the proposal mostly results in no change from the approval or improves the development, with the exemption of building separation. This is discussed further below.

Development

Guideline

Required Proposed Compliance

Building depth

Max 10 m to 18 m No change n/a

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Building Separation

Building height

Habitable Rooms / balconies

Non-habitable

1 to 4 storeys

12 m 6 m Min. 14.95 m

5-8 storeys

18 m 9 m 15.71 m to 17.26 m

No, refer to discussion.

9 + storeys

24 m 12 m n/a n/a

At the boundary between a change in zone from apartment buildings to a lower density area, increase the building setback from the boundary by 3m

n/a n/a

Street setbacks

Consider building uses and adjoining development

No change n/a

Side and rear setbacks

Consistent with existing streetscape patterns

Consider impact on overshadowing

No change n/a

Fences and walls

Consistent with existing streetscape

No change n/a

Landscape design

Improve amenity, streetscape and energy efficiency

The introduction of multi-court to improve the usability of open space. Other landscape design remains consistent with approval.

Communal Open space

25% of the site, min 3m dimension

50% direct sunlight to the principal area for 2 hours at mid winter

No change n/a

Communal Open space

Between 20-30% of site area No change n/a

Deep soil zones

Min. 7% of site area

Located to retain significant trees

No change n/a

Building Entry Provide physical and visual connection between building and street

Provide safe and equitable entrance

No change n/a

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Upgrade and enhance public domain

Parking Provide underground car parking and bicycle parking.

Parking may be reduced within 800m of a railway station

No change to parking allocation

n/a

Pedestrian Access

Barrier free access to at least 20% of dwellings

No change. Access provided to all dwellings.

n/a

Vehicle Access

Max width driveway is 6 m

Vehicular entry located away from pedestrian entry

Integrated into overall façade

No change n/a

Apartment layout

Single aspect max depth is 8m

Max depth of cross through is 15m or more than 4m in width.

Min apartment size:

Studio – 35m²

1 bed – 50m²

2 bed – 70m²

3 bed – 90m²

Additional bathrooms +5m²

Window must be at least 10% of the floor area of the room

No change n/a

Apartment mix

Provide a mix No change n/a

Balconies Balconies have a minimum depth of 2m

Studio – 4m²

1 bed – 8m²

2 bed – 10m²

3+ bed – 12m²

Ground level min 15m² and 3m depth

All > 2m

Circulation Spaces

Max 8 apartments off a single circulation core

Max 5

Storage Studio – 4mᵌ

1 bed – 6mᵌ

2 bed – 8mᵌ

No change n/a

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3+ bed – 10mᵌ

Acoustic Privacy

Like rooms share common walls

No change n/a

Daylight access

70% of units to receive 2 hours between 9am – 3pm

Adjoining solar access not reduced by more than 20% (where existing non-compliant).

Maximum 15% receive nil solar access at mid-winter

No change, 70% (124 units) receive min 2 hours, as per approved development.

n/a

Natural ventilation

60% of units are to be naturally cross ventilated

Light wells are not the primary air source

No change, 60.1% (107 units) are naturally cross ventilated.

n/a

Ceiling heights

Habitable rooms: 2.7m

Non-habitable rooms: 2.4m

No change n/a

Facades Composition of varied building elements

Defined base, middle and top

Colours and finishes modified to grey alucobond with darker grey accents and balcony returns.

Roof Design Consider architectural roof features for improved articulation

No change to roof form.

n/a

Waste Management

Sufficient in size, convenient location

Well ventilated

Temporary storage for bulky goods

Preparation of a waste management plan

No change to waste management arrangements.

n/a

Discussion

As modified, the development complies with the relevant guidelines of the Apartment Design Guide aside from the building separation internally within the site. The numerical non-compliance occurs between level 4 and 6 where balconies are increased in area as part of the proposed modifications.

The proposal provides separation of 15.71 m to 17.26 m between the balconies on unit A.03 and B.09 where the ADG requires a separation of 18 m. A privacy screen has been incorporated on the south-eastern corner of the balcony of B.09 at each level to provide visual screening in place of the numeric non-compliance.

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This is considered an appropriate measure for overcoming the numeric non-compliance in this instance. Moreover, it is considered that the improvement to residential amenity gained by increasing balcony size and regularising the balcony shape outweighs the relatively minor non-compliance (approx. 3.3m).

The proposal also provides a non-compliant separation of 17.26 m between the balcony to unit A.03 on levels 4 to 6 and the bedroom in B.08. The non-compliance of 740mm would not be discernible to future residents and it can be reasonably considered that the bedroom would be provided with curtains or blinds to provide visual privacy. It is argued that this minor non-compliance is acceptable in this instance.

Aside from these minor matters, the proposal complies with the best practice design guidelines of the Apartment Design Guide.

5.3 State Environmental Planning Policy (Building and Sustainability

Index: BASIX) 2004

The subject application is accompanied by a revised BASIX Certificate demonstrating compliance with the sustainability targets relevant to the residential flat component of the development under SEPP (BASIX) 2004.

5.4 State Environmental Planning Policy (Infrastructure) 2007

Vehicular entry into and out of the site is to be retained from Centenary Drive, a classified road under the Roads Act. The location of the vehicular entry/exit remains the same as previously approved by RMS and the Joint Regional Planning Panel.

As a result of the modified development, there is no overall change to the anticipated traffic generation of the site and thus no further assessment is considered necessary under the SEPP (Infrastructure) 2007.

5.5 Strathfield Local Environmental Plan 2012

The Site is zoned B4 Mixed Use under the zoning provisions of the Strathfield Local Environmental Plan (SLEP) 2012. The modifications proposed will improve compatibility of the development with the objectives of the B4 Mixed Use zone which seek to provide a “mixture of compatible uses, integrate suitable business, office, residential, retail and other development in accessible locations and to provide local employment and live/work opportunities”. These modifications directly satisfy this objective by embellishing the ground floor common areas to introduce a gymnasium, sauna, meeting room and a café premise which will meet day to day needs of residents and will provide improved live/work opportunities.

A discussion of the key clauses from the SLEP 2012 follows:

Floor Space Ratio

In the parent consent, the approved Floor Space Ratio was averaged across the site, including the portion of the development containing the stage 1 townhouses. The townhouses are much lower density than the residential flat buildings and the averaging of FSR enabled density to be pulled away from neighbouring dwellings and placed into Stage 2 where it has less impact.

A condition of consent was imposed on the approved development in accordance with Clause 4.5(9) of the SLEP to prevent “double dipping”. The

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purpose of this condition was to ensure that additional FSR could not be claimed on the adjoining townhouse lot (the restricted lot), as this FSR had already been incorporated into the residential flat building development.

An FSR of 1.2:1 (24,322m²) applies across the site under Clause 4.4 of the SLEP 2012. The townhouses (stage 1) have an approved area of 9,042m² and are currently under construction. The residential flat buildings have a combined approved area of 15,280m².

The proposed modifications to building A and B are contained within the building footprint, aside from the increased balcony sizes which do not increase FSR. However, as the new café kiosk is required to be an enclosed structure to meet the NSW Food Act, there is a marginal (16m²) increase to GFA.

The café kiosk is located over the existing decking area and replaces an existing pergola structure. The additional 16m² FSR attributed to the kiosk will have no impact on the overall bulk, height, scale or density of the development and would not be discernible to visitors to the site. The kiosk is single storey in height and replaces the approved pergola which had a similar footprint and height. The kiosk would comprise a lightweight structure and will be designed so that it is compatible with the landscaping treatment and architectural form of the surrounding buildings.

The GFA will increase to 24,338m² and the FSR, rounded to 2 decimal places and based on the site area of stages 1 and 2, remains at 1.20:1, which is compliant with the development standard.

The introduction of a café adds an important feature to the proposal and helps to better address the zone objectives of the B4 Mixed Use zone. The development remains substantially the same as the original application, however, results in a significant improvement to amenity for residents. The café may also improve social connectivity within the Site by providing a place for casual meetings and interaction between residents.

The café is a modified form of the existing outdoor patio and whilst it does represent a ‘new’ or additional use, it can be reasonably anticipated that a development in a mixed-use zone would include some area of commercial space. Moreover, as the site is not within close walking distance of similar convenience or café uses, the addition of a kiosk-style café will present a great benefit to residents.

Height

The proposal does not alter the approved height of the development which remains consistent with the maximum permitted height of 24 m under Clause 4.3 of the SLEP 2012.

Trees

The proposal seeks to retain all trees which were to be protected under the previous consent. As the proposed works are within the approved building footprints and do not encroach further into tree protection zones, it is not anticipated that any additional tree removal would be required. Therefore the proposal continues to satisfy Clause 5.9 of the SLEP 2012.

Overall the proposal maintains consistency with the relevant provisions of the SLEP 2012.

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5.6 Strathfield Consolidated Development Control Plan 2005

Clause 6A of SEPP 65 confirms that in the instance of any inconsistency between the controls of the ADG and Council’s Development Control Plan, the objectives, design criteria and design guidance set out in the ADG prevail. This confirms that if a development control plan contains provisions that specify requirements, standards or controls in relation to the following matters, those provisions are of no effect: (a) visual privacy, (b) solar and daylight access, (c) common circulation and spaces, (d) apartment size and layout, (e) ceiling heights, (f) private open space and balconies, (g) natural ventilation, and (h) storage. These matters have been addressed in the ADG assessment above where it has been determined that the proposal, as modified, is acceptable. Additional matters of relevance to the modified application in relation to the Strathfield DCP are as follows:

5.6.1 Part C – Multiple Unit Housing

Section Control Proposal Complies?

2.3 Building Design

Minimum 15% adaptable

No change from approved

Entry with barrier-free access

Access improved by relocating vehicular entry.

Building materials sympathetic with streetscape

The introduction of dark charcoal balcony returns to break up the building massing and areas of white cladding.

2.5 Streetscape and Building Orientation

Development is compatible with the character and architectural detailing of the street.

The site is an island site with few residential examples nearby. The neutral grey tones that have been included in the material palate will better integrate the buildings with the surrounding area and will

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importantly remove areas of white cladding which were out of character.

Underground parking shall be designed not to dominate the street frontage.

Reconfigured vehicular entry ramp reduces dominance.

2.9 Access and Parking

Residential Flat Buildings

No change to the distribution of car parking. 320 parking spaces in basement

1 bed x 29

1 space To be distributed in strata

2 bed x 140

1.5 spaces To be distributed in strata

3 bed x 9

2 spaces To be distributed in strata

TOTAL: 257 283 provided

1 space reallocated to café

refer to Part I DCP discussion below

Visitor Parking

1 per 5 dwellings

178 / 5 = 36 req

36 visitor spaces provided

As demonstrated above, the modified proposal will retain compliance with the relevant provisions of Part C – Multiple Unit Housing of the Strathfield DCP. The modifications demonstrate improvement to the external appearance of the development and upgraded internal amenity.

5.6.2 Part I – Provision of Off-Street Parking Facilities

As the proposal seeks to modify the outdoor pavilion area to create a café, additional car parking is required to be provided. The café will utilise the existing waste collection area within the basement of the residential flat building for waste disposal and the adjacent loading area for short-stay deliveries. The additional one parking space required under the DCP would be provided for long-stay use by café employees. This parking space has been reallocated from the excess parking spaces which were to be distributed to residential units.

Section Control Proposal Complies?

3.5.2 Restaurants – all other locations

1 per 40m² 16m² café

1 parking space

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6. Likely Impacts

As demonstrated in this report, the proposed modifications are generally minor in nature and are focused on refining the development and improving residential amenity.

Embellishment to common areas on the ground floor to provide a gymnasium, sauna and bookable meeting space will provide areas for use by residents, improving their amenity and enjoyment of the development. The introduction of a café will also provide opportunities for casual social interaction between residents whilst meeting day-to-day needs within the site. Additionally, the introduction of a multi-purpose play court would upgrade the offering of common open space within the site providing an additional space for active rather than just passive recreation.

The proposed modifications to the external appearance of the development include marginal increases to the areas of balconies and terraces and minor reconfiguration of the external form to improve the modulation of the building when viewed from Centenary Drive, Roberts Road and Liverpool Road. The introduction of grey alucobond and darker grey tones for feature areas for fin walls and balcony returns will improve the identity of the building and integration with the character of development in the area.

The modifications also include the deletion of common planter boxes which were included to the façade of the building. These planter boxes were inaccessible by the body corporate and would have been unlikely to have been maintained by residents. Instead, the variation in colour palate will appropriately break up the building appearance, has better longevity and will require less maintenance.

Overall, these modifications are proposed within the existing building envelope, height and FSR controls. These modifications largely upgrade the development and present improvements to the external appearance of the building from the public domain whilst also positively improving the amenity of future residents.

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84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

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7. Site Suitability & Public Interest

The proposed modifications refine the approved development and upgrade the external appearance of the two residential flat buildings. The modified colours and finishes present a building which will better integrate into the character of the surrounding area and removes the large areas of white cladding.

The modifications are contained with the permissible building height and FSR under the provisions of the SLEP 2012. Similarly, the development remains compliant with the design guidelines of the Apartment Design Guide and Council’s DCP. The enlarged balconies and the embellishment of common areas to provide highly usable and varied spaces that will contribute to enhanced residential amenity.

The proposed modifications to the approved development are suitable for the site, will not increase impacts on adjoining properties and are in the public interest. Therefore, the development, as modified, continues to satisfy the provisions of Section 79C(1)(c) and (e) of the Environmental Planning and Assessment Act 1979.

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8. Conclusion

The modifications proposed in this application include the introduction of a café kiosk, increase to balcony size, alteration to external finishes and embellishment of common areas. These modifications will directly improve the amenity of future residents and will better integrate the building with the character of the local area.

The modifications are contained within the approved bulk, height and scale of the existing building envelope. The development remains compliant with the relevant local and state planning policies and will not result in additional height or FSR beyond that permitted by the SLEP 2012.

As discussed throughout this report, the proposed modifications are suitable for the site and it is requested that they be considered favourably by Council.

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84 Centenary Drive, Strathfield | Section 96(1A) Application | Builtcom Constructions | 3002600

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Section 96 Plans

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Amended BASIX Certificate

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ADG Assessment Table

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