APPENDIX 11 COMPLIANCE TABLES · space per one-bedroom apartment and 1.5 spaces per 2-bedroom...

dfp | Appendix 11 - Compliance Tables | 38-40 Hornsey Rd, 107-109 Arthur St, 53-57 Henley Rd, Homebush West | March 2018 1

APPENDIX 11 – COMPLIANCE TABLES

1.1 Assessment against Apartment Design Guide

Assessment against Apartment Design Guide

Clause Objective/Criteria Proposal Consistent

Part 3 Siting the Development

3A Site Analysis Demonstrate how building design has responded to site analysis

A site analysis has been prepared by the Architect (A003/1 – A006/1). This meets the requirements for site analysis in accordance with Appendix 1: Site analysis checklist of the ADG

Yes

3B Orientation

Building types and layouts respond to the streetscape and site while optimising solar access within the development

Building layout responds to the streetscape on Arthur Street and Hornsey Road and optimises solar access within the development by ensuring every apartment meets solar access requirements

Yes

Overshadowing of neighbouring properties is minimised during mid-winter

The proposed residential apartment building does not overshadow neighbouring properties.

Yes

3C Public Domain Interface

Transition between private and public domain is achieved without compromising safety and security

Design has considered safety and access points and includes adequate lighting and provision of clear sight lines between street and pedestrian entries. The 1m high front metal fence and low height brick wall along the street edges provide visually permeable transition between the private and public domain whilst providing security to residents. Balconies and full height windows overlooking the streets provide opportunity for passive surveillance. The multiple building entries are highlighted using large entry awnings, lighting and change in façade materials.

Yes

Amenity of the public domain is retained and enhanced

Medium to low height planting line the street edge with a low height brick and metal fence. Accessible well-lit paths lead up to the residential lobbies. Mailboxes located at the entrance to the lobbies perpendicular to the street alignment. Basement carpark access screened with pergolas and screen planting and accessed via Hornsey Road. The residential development stepped to minimise the protrusion of the basement car parking above ground level.

Yes

3D Communal and public open space

Communal open space to have minimum area equal to 25% of site area

Communal open space is 740 sqm, which is equivalent to 26.2% of site area. Yes

Development to achieve 50% direct sunlight for minimum 2 hours between 9am and 3pm mid-winter

As demonstrated in the shadow diagrams the principal useable part of the communal open space would achieve a minimum of 2 hours of direct sunlight at mid-winter.

Yes

Communal open space is designed to allow for a range of

As shown in the landscape plans, the communal open spaces provide passive

Yes




activities, respond to site conditions and be attractive and inviting

recreation options for residents, pleasant outlook to the adjacent Golf course as well as intimate spaces for quiet reflection.

Communal open space is designed to maximise safety

The communal open space is located close to common circulation spaces. There are good opportunities for passive surveillance of the space via overlooking balconies and full height windows.

Yes

Public open space, where provided is responsive to the existing pattern and uses of the neighbourhood

No public open space is proposed.

N/A

3E Deep soil zones

7% of the site is to be a deep soil zone with minimum dimension of 3m

588m2 deep soil has been provided, which represents 20.8% of the site. Greater than 7% of the site achieves the minimum dimension of three metres.

Yes

3F Visual Privacy

Minimum building separation to side and rear boundaries for buildings up to 12m (4 storeys) in height is 6m between habitable rooms and 3m between non-habitable rooms. Minimum building separation to side and rear boundaries for buildings up to 25m (5-8 storeys) in height is 9m between habitable rooms and 4.5m between non-habitable rooms

Side and Rear Boundaries The rear setback is a minimum of 10 metres. The side boundary to Hornsey Road has a minimum 4 metre set back. Separation Between Buildings The separation between the proposed apartment building and child care centre is 14.9 metres at ground level and 11.9 metres for the second and third level of the child care centre. The separation between the proposed apartment building and the existing apartment building to the rear of the site (32 Hornsey Road) is 15.7 metres. Front Boundary The front setback is 4 metres of deep soil landscaping.

Yes

Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space

Apartments have been oriented and appropriately separated to provide visual privacy. Metal screens and landscape buffer planting are proposed to areas where there is potential for overlooking.

Yes

3G Pedestrian entries

Building entries and pedestrian access connects to and addresses the public domain

There are three pedestrian entries along Arthur Street to each of the three cores, which connect pedestrians to the public domain and landscaping works also address the public domain creating an attractive, activated streetscape.

Yes

Access, entries and pathways are accessible and easy to identify

The proposed walkway access between street entry and circulation core is compliant with AS1428.1.

Yes

Large sites provide pedestrian links for access to streets and connection to destinations

The site is not located between two destinations which will require internal public pedestrian access.

N/A

3H Vehicle Access

Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and

In order to achieve safety and minimise conflicts between pedestrians and vehicles, vehicle access to the apartment building has been designed

Yes




vehicles and create high quality streetscapes

as a one-way system. The entry point is on Hornsey Road and the exit point is onto Henley Road. There is no vehicle access to the site from Arthur Street. Pedestrian access to the site is at three points along Arthur Street, thereby activating the streetscape and providing complete separation between vehicle and pedestrian entries.

3J Bicycle and Car parking

Car parking is provided based on proximity to public transport in metropolitan Sydney and centres in regional areas

While the development is located within 800m of Flemington Train Station and therefore the RMS car parking rates apply (which are lower than Strathfield DCP car parking rates), car parking has been provided in accordance with the DCP. According to Strathfield DCP, resident parking is required at a rate of 1 space per one-bedroom apartment and 1.5 spaces per 2-bedroom apartment, 2 spaces per 3-bedroom apartment and visitor parking at a rate of one space per five apartments, making provision of 62 spaces required. The proposal includes 54 resident spaces and 8 visitor spaces in accordance with the Strathfield DCP.

Yes

Parking and facilities are provided for other modes of transport

Undercover bicycle parking has been provided for 55 bicycles on Basement Level 1 and motorcycle parking has been provided on Basement Level 1 & 2.

Yes

Car park design and access is safe and secure

Carpark design and access is safe and secure with a security roller shutter, and good sightlines to and from the lift and parking spaces.

Yes

Visual and environmental impacts of underground car parking are minimised

Visual and environmental impacts of the underground carpark have been minimised. The carpark is not visible to pedestrians along Arthur Street and the design has minimised visual access from Henley Road and Hornsey Street.

Yes

Part 4 Designing the Building

4A Solar and daylight access

Minimum 2hrs sunlight between 9am and 3pm mid-winter to 70% of living rooms and private open space.

100% of apartments achieve the minimum sunlight requirements to living rooms and private open space.

Yes

A maximum of 15% of apartments receive no direct sunlight between 9am and 3pm mid-winter

All apartments meet minimum solar access requirements

Yes

Daylight access is maximised where sunlight is limited.

Not applicable N/A

Design incorporates shading and glare control

The design incorporates shading devices such as balconies, operable louvres, perforated metal screens and planting to provide shade and control glare into apartments. Narrow slot windows with vertical shading to the east and west facades are proposed.

Yes




4B Natural Ventilation

All habitable rooms are naturally ventilated

All habitable rooms are naturally ventilated.

Yes

The layout and design of single aspect apartments maximises natural ventilation

All apartments meet ventilation requirements Yes

At least 60% of apartments are to be naturally cross ventilated

69% of apartments are cross through and achieve natural cross ventilation

Yes

Overall depth of cross through apartments does not exceed 18m

Depth of cross-through apartments does not exceed 18m. Yes

4C Ceiling Heights Ceiling heights achieve sufficient natural ventilations and daylight access

Ceiling heights for all floors with habitable rooms are 2.7m and therefore will achieve natural ventilations and daylight access

Yes

4D Apartment size and layout

Minimum apartment sizes: Studio 35m2 1 bedroom 50m2 2 bedroom 70m2 3 bedroom 95m2

Minimum apartment sizes in the development are: Studio apartments 35.3m2 1 bedroom apartments 50.1m2

2 bedroom apartments 79.5m2

3 bedroom apartment 137.1m2

Yes

Environmental performance of the apartment is maximised

Generally all apartments living, dining, bedrooms and kitchen are within 8m from the glazing. In instances where minor variations to 8m layout depth occur, the distance is generally between 8 and 8.5m, occurring in dual aspect apartments.

Yes

Apartment layouts are designed to accommodate a variety of household activities and needs

All apartments meet minimum size guidelines and there are a variety of studio, one, two and three bedroom apartments to accommodate a variety of household needs.

Yes

4E Private Open space and balconies

Balconies Studio – 4m2 1 bed – 8m2 area / 2m depth 2 bed – 10m2 area / 2m depth 3 bed – 12m2 area / 2.4m depth

Balconies have been provided to all apartments. Dimensions and areas are noted on the architectural plans (see Appendix 3). All primary balconies meet/ exceed the minimum area and depth requirements.

Yes

Ground floor open space is 15m2 and a minimum depth of 3m

No ground floor open space is provided other than balconies

N/A

Private open space and balconies are appropriately located

Private open space is accessible from primary living areas.

Yes

4F Common Circulation and spaces

The maximum number of apartments off a circulation core on a single level is eight

The maximum number of apartments on a single level off a circulation core is five Yes




4G Storage

Studio – 4m3

1 bed -6m3 2 bed – 8m3 3 bed – 10m3 At least 50% of the required storage to be located within the apartment.

Storage will be provided in the apartments and car park in accordance with ADG. Storage within the apartments is provided in the form of linen cupboards and flexible utility spaces. Additional storage for all apartments is provided in the basements in the form of individual storage cages.

Yes

4H Acoustic Privacy

Noise transfer is minimised through siting and design of buildings

An acoustic report has been prepared by The Acoustic Group (see Appendix 15). Yes

Noise impacts are mitigated within apartments through layout and acoustic treatments

An acoustic report has been prepared by Acoustic Group (see Appendix 15) Acoustic treatments in internal walls and glazing are included to meet internal acoustic requirements.

Yes

4J Noise and Pollution

Appropriate noise shielding or attenuation techniques for building design and construction are used to mitigate noise transmission

An acoustic report has been prepared by Acoustic Group (see Appendix 15). As above, acoustic treatments are included to mitigate noise transmission.

Yes

4K Apartment Mix Provide a range of apartment types, distributed throughout the buildings

A mix of apartment types and sizes have been provided comprising 4 x Studio apartments (10%), 17 x 1 bedroom apartments (40%), 20 x 2 bedroom apartments (48%) and 1 x 3 bedroom apartment (2%). Six apartments are adaptable (15%)

Yes

4L Ground Floor Apartments

Street frontage activity is maximised where ground floor apartments are located

There are three pedestrian entrances onto Arthur Street frontage and all apartments have windows facing the street on Arthur Street and Hornsey Road. There are also balconies addressing Hornsey Road and Arthur Street.

Yes

4M Facades

Building facades provide visual interest along the street while respecting the character of the area

The materials, colours, finishes that are proposed to be used in the development are of a very high standard and integrate with the character of development in the area. The composition and articulation of the proposed building facades are of high quality and will contribute positively to the streetscapes. The façade is detailed in layers, breaking down the overall height of the building to establish a relationship with the existing streetscape and built environment, which consists of three-storey built form and three storey with fourth storey apartments in the roof form.

Yes

Building function are expressed by the facade

The Colorbond steel roof, brick façade, staggered full height windows and ornate metal screen draw inspiration from the emerging residential character in the area.

Yes




4N Roof Design Roof treatments are integrated into the building design and positively respond to the street

The combination of stepped Colorbond steel roofs and open terraces positively responds to the topography, solar access, views and adds to the visual interest.

Yes

4O Landscape Design

Landscape design is viable and sustainable

Landscape plans have been prepared by Tessa Rose (see Appendix 9) to be viable and sustainable.

Yes

Landscape design contributes to the streetscape and amenity

Landscape design (Appendix 9) contributes to the streetscape and amenity.

Yes

4P Planting on Structure

Appropriate soil profiles and plant selection

Landscape plans incorporate a variety of locally occurring species.

Yes

4Q Universal Design

Universal design features are included in apartment design to promote flexible housing for all community members

As per the Access Report (see Appendix 16), the overall development has 20% of units that incorporate universal design features.

Yes

A variety of apartments with adaptable designs are provided

As per the Access Report (see Appendix 16), the overall development has 15% adaptable units (6 units - Units 202, 205, 206, 211, 304 & 408) ) and a further 5% of the units (2 units - Units 203 & 313) have been designed to meet the silver level requirements of the Liveable Housing Guideline.

Yes

Apartment layouts are flexible and accommodate a range of needs

Apartment layouts have potential to be converted to dual key apartments (eg. 207+208, 301+302, 306+307 & 405+406)

Yes

4R Adaptive Reuse

New additions to existing buildings are contemporary and enhance an area’s identity and sense of place

This is a new building

N/A

Adapted buildings provide residential amenity while not precluding future adaptive reuse

This is a new building N/A

4S Mixed Use

Mixed use developments are provided in appropriate locations and provide active street frontages that encourage street movement

This is not a mixed use development

N/A

Residential levels of the building are integrated within the development, and safety and amenity is maximised for residents

This is not a mixed use development

N/A

4T Awnings and Signage

Awnings are well located and complement and integrate with the building design

There are no awnings N/A

4U Energy Efficiency

Development incorporates passive environmental design

The BASIX certificate (see Appendix 12) confirms that the proposal will satisfy the required targets for water, thermal comfort and energy efficiency.

Yes

4V Water Conservation

Reduce potable water consumption. Treat urban stormwater run-off

Complies with BASIX (see Appendix 12) Stormwater management plans (see Appendix 20) include onsite stormwater detention facilities.

Yes




4W Waste Management

Waste management plans to be provided

A construction waste management plan is included (see Appendix 7) and an operational waste management plan has been provided by Elephants Foot Recycling Solutions (see Appendix 10)

Yes

4X Building Maintenance

Ensure long life and ease of maintenance of the development

The development will utilise high quality construction materials and finishes, and low maintenance material where available, ensuring a long life and ease of maintenance of the development.

Yes

1.2 Assessment against Child Care Planning Guideline

Child Care Planning Guideline – Part 3 Matters for Consideration

Provision Assessment Consistent

Part 1 – Site selection and location

Appropriate zone

Residential Zone

• Acoustic and privacy impacts

• Setbacks and siting of buildings

• Traffic and parking impacts

• Acoustic report (Appendix 15) as considered noise impacts and specified acoustic treatments to meet relevant guidelines.

• Setbacks meet DCP requirements.

• Traffic and parking impacts have been considered (Appendix 14) and found to have a negligible impact on locality

Yes

Ensure site is suitable for use

• compatible with surrounding uses

• safe from environmental risks such as flooding, landslip, bushfire, coastal

• no potential environmental contaminants on the land

• site suitable for scale and type of development with regard to: - street frontage, lot configuration,

dimensions & overall size - number of shared residential

boundaries - development will not have

adverse impact on surrounding area

• if retrofitting, are interior and exterior spaces suitable for purpose

• are there suitable drop-off areas & off street parking

• type of adjoining roads

• not located closely to incompatible social activities or land uses

• There is an existing child care facility that has been located on the site for many years. It is compatible with the surrounding uses.

• Site is safe from environmental risks (see Appendix 5)

• Site is suitable for scale and type of development, it will have residential development on two boundaries both with 9-12m separation.

• Suitable drop-off and parking areas are located in basement carpark.

• Site is not located close to incompatible social activities or land uses.

Yes

Ensure site is appropriately located

• near compatible social uses such as schools or parks

• near of within employment areas, town centres, business centres, shops

• with access to public transport

• in area with pedestrian connectivity to local community, shops, services etc

The site is appropriately located in relation to recreational facilities, schools, shops and employment centres. It is well connected to bus routes, approximately 600 metres from the train station and has good pedestrian accessibility via dedicated footpaths.

Yes

Ensure site does not incur environmental, health or safety hazards




Avoid proximity to:

• heavy or hazardous industry, waste transfer depots or landfill sites

• LPG tanks or service stations

• Water cooling or warming systems

• Noise or odour generating uses

Site does not incur environmental, health or safety hazards

Yes

Part 2 – Local character, streetscape and the public domain

Ensure facility is compatible with local character and surrounding streetscape

• Designed in character with locality

• Reflect predominant form of surrounding land uses

• Recognise predominant streetscape qualities – form, scale and materials

• Include design and architectural treatments that respond to streetscape

• Landscaping to enhance streetscape

• Integrate car parking into the building and site landscaping design in residential areas

Facility has been designed having regard to the character within the locality. The design responds the streetscape with two pedestrian entries, one on Arthur Street and one on Henley Road. Car parking is integrated into the building in an underground car park. Extensive landscaping also contributes to the streetscape

Yes

Ensure clear delineation between public space and child care facility

• Fencing for child safety

• Windows facing public domain

• Integrating landscaping with fencing

• On sites with multiple entries – ensure child care entries are suitably delineated

• On sites that adjoin open space, bushland or parks: - Clearly define entries - Low fences with planting to

delineate private and public open space

- Minimal use of blank walls and high fences

• Fencing provided for child safety

• Windows face the public domain

• Landscaping is integrated with fencing

• Fencing clearly delineates public and private space

• N/A

Yes

Ensure front fences and retaining walls respond to local character and do not dominate public domain

• Front fences within setbacks and visually permeable materials

• High solid acoustic fencing may be used if shielding road noise but should be setback with screen landscaping

Acoustic report (see Appendix 15) requires solid fencing in order to meet acoustic targets. Design proposes permeable fencing with acoustic panelling behind it to block noise but still activate the streetscape and allow good solar access.

Yes

Part 3 – Building orientation, envelope and design

Respond to streetscape and site, while optimising solar access and shade

• Orientation to ensure visual privacy and minimise noise and overlooking impacts on neighbours

• Optimise solar access to play areas

• Avoid overshadowing neighbouring dwellings

• Minimise cut and fill

• Ensure buildings face street frontage

• If child care is above ground level, protect from wind and other climatic conditions

Design responds to streetscape and considers solar access and shade

Yes




Ensure scale is compatible with adjoining development and minimise impact on neighbouring properties

• Building height consistent with other buildings in locality and responds to scale and character of the street

• Setbacks allow for adequate privacy, access for building maintenance, and are consistent with existing character

The child care centre is predominately within the building envelope, but is slightly above the building height limit. A Clause 4.6 variation has been prepared to justify this inconsistency (see Appendix 13)

Justified inconsistency

Ensure setbacks are consistent with predominant development within the immediate context

• Classified road – minimum setback 10m

• Other road frontages – setback should be average of the two closest buildings

• Residential zone – side and rear setbacks should observe prevailing setbacks required for dwelling house

Setbacks are consistent with predominant development within the immediate context Yes

Ensure built form, articulation and scale of development relates to its context and buildings are well designed to contribute to an area’s character

• Respects and responds to physical context

• Contributes to the identity of the place

• Retains and reinforces existing built form and vegetation where significant

• Considers heritage with the local neighbourhood

• Responds to natural environment including local landscape and climate

Built form responds to its context and will contribute to the area’s character. Landscaping responds to local character by incorporating locally occurring species.

Yes

Ensure buildings are designed to create safe environment for all users

• Located to facilitate pedestrian access

• Directly accessible from street (where possible)

• Directly visible from street frontage

• Easily monitored through natural or camera surveillance

• Not accessed through an outdoor play area

• In a mixed use development – clearly defined and separate entrances to other users in the building

The development has been designed with safety in mind. Pedestrian access points are located on Henley Road and Arthur Street. Entries have clear sight lines to the street and are easily monitored through natural surveillance.

Yes

Ensure child care facilities are designed to be accessible by all potential users

• Provide accessibility in accordance with all relevant legislation

• Link key areas of site by level or ramped pathways that are pram and wheelchair accessible

• Provide a continuous path of travel to and within the building, including access from street and car parking

• Minimise ramping by ensuring building entries and ground floors are well located relative to footpath level

Access report has been included (see Appendix 16), which concludes that access to and within the child care centre meets accessibility requirements.

Yes


Part 4 - Landscaping

Provide landscape design that contributes to the streetscape and amenity

• Appropriate planting along the boundary, integrated with fencing

• Use the existing landscape to reflect local context and incorporate natural features of the site, such as trees, rocky outcrops and vegetation communities into landscaping

• Incorporate car parking into the landscape design by providing shade trees and using low level landscaping to soften and screen parking

• Consider streetscape, local character and context when siting car parking within the front setback

Landscaping design has been included (Appendix 9), which indicates appropriate planting along the boundaries and species selection to reflect local context. Landscaping plan has considered the streetscape to ensure an attractive interface between the public and private domain.

Yes

Part 5 – Visual and acoustic privacy

Protect the privacy and security of children

• In mixed use developments – open balconies should not overlook facilities

• Minimise direct overlooking of indoor rooms and outdoor play areas from public areas through: - Appropriate siting and layout - Suitably locating pathways,

windows and doors - Permanent screening and

landscape design

Due to the topography of the land, the ground level child care centre is slightly elevated from the pedestrian footpath. (see Appendix 3, Section 4 A301/1) Buffer screen planting for privacy. 2m high vertical acoustic barrier along Arthur Street & Henley Road boundaries that also add to sense of security.

Yes

Minimise privacy impacts on adjoining properties

• Minimise direct overlooking of main internal living areas and private open spaces in adjoining developments through: - Appropriate site and layout - Suitable location of pathways,

windows and doors - Landscape design and screening

There is 11.6 metre building separation to the adjacent residential building to the north.

Windows in the proposed residential apartment buildings that face the child care centre will be fitted with vertical louvres for sun protection & privacy. (See Appendix 3, Elevation 1, A202/1) 2-4m high screen planting proposed along the RFB and CCC common boundary.

Yes

Minimise impact of child care facility on acoustic privacy of neighbouring residential developments

• A new development, or development that includes alterations to more than 50 per cent of existing floor area, and is located adjacent to residential accommodation should: - Provide an acoustic fence along

any boundary where the adjoining property contains a residential use

- Ensure that mechanical plant or equipment is screened by solid , gap free material and constructed to reduce noise levels

• A suitably qualified acoustic professional should prepare an acoustic report covering: - Appropriate noise level for a child

care facility in residential and other zones

- Determine an appropriate background noise level for outdoor play areas during times they are proposed to be used

The acoustic report (see Appendix 15) specifically addresses the acoustic privacy of neighbouring residential properties and has specified a combination of acoustic treatments to the boundary fencing, outdoor play spaces and glazing as well as operational management to ensure noise levels are mitigated. Acoustic report has addressed appropriate noise levels for a child care facility and determined background noise levels for outdoor play areas. The report specifies acoustic fencing between 2m and 2.7m to the boundaries.

Yes


- Determine the appropriate height of any acoustic fence to enable the noise criteria to be met

Part 6 – Noise and air pollution

Ensure that outside noise levels on the facility are minimised to acceptable levels

• Design solutions may include: - Physical separation between

buildings and the noise source - Orientation of building - Landscaping to reduce

perception of noise - Limiting number and size of

openings facing noise sources - Using double or acoustic glazing,

acoustic louvres or enclosed balconies

- Using materials with mass and/ or sound insulation properties

- Locating cot rooms, sleeping areas and play areas away from external noise sources

• An acoustic report should identify appropriate noise levels for sleeping areas and other non-play areas and examine impacts and noise attenuation measures where a child care facility is proposed in any of the following locations: - Industrial zone - When the ANEF contour is

between 20 and 25, consistent with AS 2021-2000

- Along railway or mass transit corridors

- On a major or busy road - Other land that is impacted by

substantial external noise

Physical separation between the child care centre and neighbouring residential uses include between 9m-12m separation. Acoustic report has specified acoustic treatments to glazing and operational management including closed windows with mechanical ventilation to mitigate road noise and meet internal noise requirements.

Yes

Ensure air quality is acceptable where facility is proposed close to external sources of air pollution such as major roads and industrial development.

• Locate facilities on sites that avoid or minimise potential impacts of air pollution

• A suitably qualified air quality professional should prepare an air quality assessment report to demonstrate that proposed child care facilities close to major roads or industrial developments can meet air quality standards in accordance with relevant legislation and guidelines

• Air quality assessments should evaluate design considerations to minimise air pollution such as: - Appropriate separation distance

between facility and source of pollution

- Using landscaping to act as a filter for air pollution

- Incorporating ventilation in the design of the facility

Child care centre is not located close to external sources of air pollution N/A


Part 7 – Hours of operation

Minimise the impact of child care facility on the amenity of neighbouring residential developments

• Hours of operation within residential areas should be confined to the core hours of 7.00am to 7.00pm weekdays

• Hours of operation may be extended if it adjoins or is adjacent to non-residential land uses

Proposed hours of operation are 7.00am to 6.00pm Yes

Part 8 – Traffic, parking and pedestrian circulation

Provide parking that satisfies the needs of users and demand generated by the centre

• Off street parking should be provided at the rates for child care facilities specified in the DCP that applies to the land

• A Traffic and Parking Study should be prepared to support the proposal to quantify the potential impacts on the surrounding land uses and demonstrate how impacts on amenity will be minimised. The study should also address any proposed variations to parking rates and demonstrate that: - The amenity to the surrounding

area will not be adversely affected

- There will be no impediments to the safe operation of the surrounding road network

Basement parking is provided in accordance with the DCP:

• 34 staff spaces

• 25 parent/ carer spaces A traffic and parking report has been prepared (see Appendix 14), which demonstrates that the development will have a negligible impact on the amenity of surrounding land uses, and will not cause an impediment to the safe operation of the surrounding road network.

Yes

Provide vehicle access from the street in a safe environment that does not disrupt traffic flows

• Alternate vehicular access should be provided where child care centres are on sites fronting: - A classified road - Roads that carry freight traffic or

transport dangerous goods or hazardous materials

• The alternate access must have regard to: - The prevailing traffic conditions - Pedestrian and vehicle safety

including bicycle movements - The likely impact of the

development on traffic

• Child care facilities proposed within cul-de-sacs or narrow lanes or roads should ensure that safe access can be provided to and from the site, and to and from the wider locality in times of emergency

Vehicle access to the child care centre is via Henley Road, which is an unclassified local road and, according to the Traffic and Parking Report (Appendix 14), “is within acceptable fluctuations of day to day vehicle trips…the residential impact to residents along Henley Road is limited…the development is therefore supportable on grounds of traffic impact” (McLaren Traffic Engineers, p. 19)

Yes

Provide a safe and connected environment for pedestrians both on and around the site

• Demonstrate that the design has considered pedestrian safety

• Mixed use developments should include: - Driveway access, manoeuvring

areas and parking areas for the facility that are separate to parking and manoeuvring areas used by trucks

Pedestrian access is via Arthur Street or Henley Road. Vehicle access to the basement carpark is via a driveway entry on Henley Road that is separate from the pedestrian access. There are clear sightlines from all basement parking spaces to the lift.

Yes


- Drop off and pick up zones that are exclusively available for use during the facility’s operating hours with spaces clearly marked, close to the main entrance, and preferably at same floor level.

- Parking that is separate from other uses, located and grouped together and conveniently located near the entrance or access point to the facility.

• Car parking design should include: - a child safe fence to separate car

parking from building entrance and play areas

- provide clearly marked accessible parking as close to the primary entrance as possible

- include wheelchair and pram accessible parking

The basement carpark is not accessible on foot other than via the internal lift and stairs. Accessible parking is provided adjacent to the lift on all three basement carparking levels.

1.3 National Early Childhood Education and Care Checklist

Child care Planning Guideline – Part 4 National Early Childhood Education and Care Checklist

Regulation Proposed Complies

104. Fencing or barrier that encloses outdoor spaces

• Fence must be of a height and design that children aged 0-6 cannot go under, over or through it.

Details indicated on plan A102/1 (Appendix 3)

Yes

106. Laundry and hygiene facilities

• Laundry provided on-site or access to off-site facilities

• Laundry/ hygiene facilities located where they do not pose a risk to children

Laundry provided on-site

Yes

107. Unencumbered indoor space

• Min 3.25m2 per child

No of children: 200 Required area: 650m2. Provided area: 679.77m2

Yes

108. Unencumbered outdoor space

• Min 7m2 per child

No. of children: 200 Required area: 1,400m2. Provided area: 1,440m2

Yes

109. Toilet and hygiene facilities

• Includes adequate facilities that are developmentally and age appropriate

Shown on plans (Appendix 3) Yes

110. Ventilation and natural light Indoor spaces will:

• Be well ventilated;

• Have adequate natural light;

• Can be maintained at a temperature that ensure the safety & wellbeing of children.

Drawings A806/1 – A819/1 Indicate on how natural ventilation and lighting is achieved (Appendix 3)

Yes

111. Administrative space:

• Adequate administrative spaces and private consultation space

Administrative space is indicated on plans Yes

112. Nappy changing facilities

• Provide appropriate hygienic facilities for nappy changing with at least one properly constructed nappy changing bench;

Nappy change is indicated on plans Yes


Child care Planning Guideline – Part 4 National Early Childhood Education and Care Checklist

Regulation Proposed Complies

• Nappy change facilities are designed and located to prevent unsupervised access by children

113. Outdoor space – natural environment

• Includes spaces that will allow children to explore and experience the natural environment

Indicated on landscape plans (see Appendix 9)

Yes

114. Outdoor space – shade

• Includes adequate shaded areas to protect children from overexposure to UV radiation from the sun (provide shade to a least 30% of outdoor space)

Shaded areas are indicated on plans. Shade is provided to 50% of outdoor play space

Yes

115. Premises designed to facilitate supervision

• Design of centre facilitates supervision at all times.

Indicated on floor plans Yes

1.4 Assessment against Strathfield LEP 2012

3 Column Table

Provision 1 Assessment Compliant/ Comment

Clause 2.2 – Zoning - R3 Medium Density Residential Zone objectives:

• To provide for the housing needs to the community within a medium density residential environment

• To provide a variety of housing types within a medium density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

Child care centres and residential apartment buildings are permissible with consent (this list of permissible land uses in not exhaustive). The development meets the zone objectives by providing a range of studio, one, two and three-bedroom apartments in a medium density residential environment. The child care centre will provide child care services to meet the day to day needs of residents and create local jobs.

Yes

Clause 4.1 Minimum Lot Size – 1000m2 The proposed subdivision will create two lots:

• Child care centre – 1,467.81m2

• Apartment building – 2,821.95m2

Yes

Clause 4.3 Building Height - 11m

Components of the proposed development exceed the maximum building height. The residential apartment building has a maximum height of 14.5 metres and the child care centre has a maximum height of 12.5 metres.

No – see Section

4.1.7.1 of SEE and Appendix

13

Clause 4.4 Floor Space Ratio (FSR) - 1.2:1

Overall FSR = 1.15:1 The FSR for the proposal is as follows:

• Residential flat building: - GFA – 3,386.3m2 - Site area – 2,821.95m2 - FSR 1.2:1

• Child care centre: - GFA – 1,536.3m2 - Site area – 1,467.81m2 - FSR 1.04:1

Yes

Clause 6.1 – Acid Sulphate Soils - Class 5 A geotechnical investigation may be required to confirm that the proposal will not lower the water table below 1m on adjacent Class 1, 2, 3 or 4 land.

The site is identified by the SLEP maps as being within a Class 5 area in relation to acid sulphate soil. A geotechnical report is included at Appendix 17.

Yes


1.5 Assessment against Strathfield DCP 2005

Assessment against relevant provisions of Strathfield DCP 2005

Provision Assessment Complaint/ Comment

Part C – Multiple-Unit Housing

2.1 Site Analysis and Design Principles All applications shall include a site analysis drawing

A site analysis is included within the architectural drawings at Appendix 3.

Yes

2.2 Density, Bulk and Scale Building Height and Scale

• Multiple-unit housing shall not be permitted on allotments less than 1000m2 in area and 30 metres in width.

• Along arterial roads, a minimum allotment frontage of 25m is required.

• The bulk, scale and height of any development shall be determined by the building envelope applicable to the site

• The finished floor level of the ground floor units, being the units with immediate access to street level shall be not more than 1200mm above the natural ground level

The site exceeds the minimum site area and site width requirements. The frontage to Arthur Street exceeds 25m. The proposed development is not contained within the building envelope due to height. Ground floor units are not more than 1200mm above natural ground level.

Yes

Yes

No see Appendix 13 and Section

4.1.7.1 of SEE

Yes

Front setbacks

• Subject to exceptions set out below, a minimum setback to the street alignment of 9m is required for all new buildings

• For sites with dual frontages the total sum of the two setback areas must be equal to or greater than 12 metres and each setback must be a minimum of 3 metres

• All car parking structures are to be located behind the front building alignment

• Developments may be setback less than 9 metres where the predominant setback in the street block is less than 9 metres or the setback would not conflict with the existing streetscape

The site has frontage to three roads. The proposed setbacks are in keeping with the predominant setbacks on nearby and adjoining sites. The setback to Arthur Street is 4m, the setback to Henley Road is 13.4m and the setback to Hornsey Road is 6m. There are no car parking structures within the front building alignment as the development provides underground car parking.

Yes

Building Envelope and Side and Rear Setbacks:

• Buildings shall be sited within a building envelope determined by a plane projected at an angle of 45 degrees over a site from a height of 3.5m above natural ground level along the side and rear boundaries of the land

• Departures from the building envelope will be considered for characteristic design elements where it can be demonstrated that significant non-compliances are likely to occur with the privacy and overshadowing provisions of this Plan

• Development needs to respond to the urban context

• Minimum side setback of 4 metres each side shall be provided in all development

• 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

The residential apartment building component of the proposal does not sit within the building envelope determined by the height control, but does fit within the plane projected at an angle of 45 degrees. The development responds to the urban context as described in the Design Statement (see Appendix 4) A minimum 4m setback has been provided on three sides The side and rear setbacks are in accordance with predominant development along the street frontage. The development complies with solar access and privacy requirements.

Non Compliance

with respect to building height see Section

4.1.7.1 of SEE

Yes

Yes

Yes


Basement Setbacks

• The outer walls of basements shall comply with the setbacks required in this section

The outer walls of the basement car park follows the setbacks of the building along Hornsey Road, Arthur Street and Henley Road. However, it does not comply with the rear setback requirement as it goes to the boundary. A structural engineer’s report (in concert with the geotechnical report (see Appendix 17) is included to address this (see Appendix 18)

No See Section 4.1.8 of SEE

Setbacks from Easement

• Building must be at least 1m from any easement or public sewer main

Development is located more than 1m from the public sewer main

Yes

2.3 Dwelling Unit and Building Design Building Design

• 15% of dwellings much adaptable housing

• Provide at least one main convenient entry to a residential apartment building

• Walls along adjoining property boundaries shall be broken or staggered at intervals of at least every 10 metres so as to avoid appearing unduly massive or long

• Access to common areas should be direct and without unnecessary barriers

• Adequate and convenient seating and amenities for people with mobility disabilities is to be provided

• Disabled car parking and disabled access from the car parking to the residential units must be provided

• Design must comply with BCA standards

• Building materials, finishes and colours are to in keeping with surrounding buildings

• The preferred finish of buildings are face brick and tile

• Non-traditional building materials such as fake sandstone and metallic finishes are discouraged.

• Colours used on the proposed finishes are to be natural/subdued tones

Six adaptable dwellings are included, which meets the 15% requirement. Three residential entrances will be provided along Arthur Street. All entrances will be clearly identifiable. Building articulation is provided to avoid massing. Access to common areas is direct and simple. Lift access is provided to the roof top communal open space area. Seating for the elderly and persons with disabilities will be provided in communal open space areas. Disabled access from residential accommodation to the car park will be provided via the installation of a lift. Compliance with BCA standards is subject to design detail. Design materials include face brick, Colorbond roofing and wall cladding and powder-coated windows and glass doors. Colours include wall bricks in Old Colonial “Mahogany” and Whitsunday “Brampton”, breeze blocks in “Porcelain”. This is discussed further in the Design Statement at Appendix 4.

Yes

Unit Sizes and Layout The following minimum unit size shall apply

• 1 bedroom apartment 70m2



The minimum unit sizes in the development are as follows:

• Studio apartment 35.3m2

• 1 bedroom apartment 50.1m2


• 3 bedroom apartment 137m2 The proposal does not comply with the Strathfield DCP minimum unit sizes, however it complies the minimum apartment sizes set out in the ADG pursuant to SEPP 65, which prevails over the controls in the DCP.

Justified variation see Section 4.1.8

of SEE

Attic Space

• Council does not permit the use of attic space for any form of habitable purposes

No attic space is provided

N/A

2.4 Energy Efficiency and Water Conservation

• All proposals for multiple unit housing developments must achieve, for each unit proposed, a minimum House Energy Rating of 3.5 stars

Complies – see BASIX Certificate

Yes (Appendix 12)


• A NatHERS assessment must be submitted for each unit plan which has a unique solar orientation and position within the development

Complies – see NatHERS assessment Yes

(Appendix 12)

2.4.2 Solar Access

• The main living areas and at least 50 percent of the principal private open space of each dwelling shall have at least three hours of sunlight between the hours of 9am and 3pm on June 22 (winter solstice)

• Solar access to the windows of habitable rooms and to the majority of private open space of adjoining properties must be substantially maintained or achieved for a minimum period of 3 hours between 9.00am and 3.00pm at the winter solstice (June 22)

Solar access to existing neighbouring solar collectors including solar hot water systems and photovoltaic systems must be maintained or enhanced

The main living areas and PPOS for all apartments comply with the solar access requirements of the DCP. Solar plans of the development have been prepared and are included at Appendix 3. The proposed development does not impede solar access to any adjoining properties. The proposed development does not impede solar access to any neighbouring solar hot water system or photovoltaic system

Yes

2.4.3 Natural Space Heating and Cooling

• It is desirable that the use of artificial heating and cooling devices be minimised. Heating and cooling needs should be considered at the design stage

Cross through ventilation has been provided for 69% of apartments in the residential apartment building, with the remaining 31% having strategic windows to facilitate cross ventilation. Solar access requirements have been met for all apartments. The proposed development complies with BASIX requirements (see Appendix 12) and has been designed with ESD principles in mind (see Appendix 4) However, acoustic requirements for the child care centre and residential apartment building require mechanical ventilation to mitigate road noise (see Appendix 15).

Yes

2.4.4 Natural Lighting

• Residential units are to be designed so as to maximise natural lighting

Residential apartments face north to maximise sunlight and natural lighting.

Yes

2.4.5 Building Material

• Building materials and insulation that assist in providing acceptable thermal conditions are to be used wherever possible

Building has complied with BASIX thermal requirements (see Appendix 12)

Yes

2.4.6 Water Management

• Greenhouse Gas Friendly Hot Water Systems, water saving devices and rainwater storage must be installed

Proposed development has complied with BASIX and NatHERs

Yes

2.4.7 Energy Smart Appliances

• The use of energy smart appliances is required

Proposed development has complied with BASIX and NatHERs

Yes

2.5 Streetscape and Building Orientation

• New development, particularly when viewed from the street or other public places is to be compatible with the predominant character and architectural detail of existing residential development in the street and in particular with any existing building to be retained on the site.

• Front fences or side fences forward of the building line shall generally not exceed a height of 900mm

• Side and rear fences are to be no more than a maximum of 1.8 metres height (including retaining walls)

The proposed development’s facade is in keeping with the streetscape of the surrounding locality. A finishes board is included at Appendix 3 and the design is further in the Design Statement at Appendix 4. Fencing along Hornsey Road and Arthur Street around the residential apartment building are low level brick wall with landscaping intertwined. Fencing around the child care centre include permeable fencing to 1.8 metres with clear solid acoustic fencing to 2m directly behind it as per acoustic requirements (see Appendix 15)

Yes


2.7 Open Space and Landscaping

• 50% landscaped area at ground level is required in 3 – 4 storey zones for residential units (landscaped area does not include driveways, parking side setback areas less than 1.2m, pools and outbuildings)

• At least 60% of landscaped area must remain “soft’ landscaping

• At least 35% of the required landscaped area is to provide for deep soil landscaping. Buildings and basement car parks shall be planned to allow contiguous deep soil areas, and planned to allow planting of large trees

• For multiple-unit housing developments an area of common open space equal to 10% of the total site area or 100m2, whichever is the greater, and with minimum dimensions of 7 metres is required to be provided

• Where dwellings do not have access to ground level open space, at least one main balcony having access from each dwelling unit’s living area/s is to serve as private open space. The minimum total balcony area is 12 m² for up to 2 bedroom dwellings.

• All balconies must have a minimum width and depth of 2 metres.

• The proposed residential development provides 1,494m2 of landscaped area at ground level, which represents 53% of the site.

• Of the landscaped area 63.5% is ‘soft’ landscaping

• The proposed development provides 558m2 of deep soil area at ground level, which represents 37% of the required landscaped area

• An area of common open space with dimensions >7 metres is provided on the eastern side of the apartment building, which is 380m2. The total area of communal open space provided for the residential apartment building is 740m2

• The ADG controls under SEPP 65 prevail over the DCP. ADG requirements for communal open space:

• Communal open space to be provided @ 25% of the site area = 2,821.95m2 x 25% = 705.5m2

• Total provided = 740m2.

• Development achieves solar access to more than 50% of the communal open space areas.

• All balconies meet the ADG minimum area standards. Balconies for all apartments except Studios have a minimum depth of 2m, studios have a minimum depth of 1.29m, which is in keeping with the ADG. – Justified inconsistency

Yes

Consistent with the ADG

2.8 Privacy and Security Where the windows are less than 9 metres apart from an adjoining dwelling, the windows in the proposed dwelling:

• are to be offset from the edge of the windows in the adjoining dwelling by a distance of at least 0.5 metres (refer to Figure 16); or

• have a sill height of at least 1.7 metres above the floor; or

• have fixed obscure glazing in any part of the window below 1.7 metres above the floor.

All adjoining dwellings are greater than 9m from the proposed development.

Yes

2.9 Access and Parking On site residential parking should be provided at the following rates: 1 bedroom dwelling = 1 space 2 bedroom dwelling = 1.5 spaces 3 or more bedroom dwelling = 2 spaces Visitor parking 1 space for every 5 dwellings For residential development of 10 or more dwellings a designated car washing bay shall be provided on the site Car parking spaces may be “stacked” but only to the extent of one car space behind one other for each dwelling. Both spaces must belong to the same dwelling The number of spaces provided in any development may be reduced where it can be demonstrated that the impacts on existing parking conditions will not be unreasonable.

The DCP requires the residential component of the proposal to provide 62 car parking spaces. The proposed development provides a total of 62 car parking spaces including seven (7) accessible spaces. Stacked car parking space will be utilised for some dwellings. Stacked car parking spaces will only be used by a single dwelling. The residential apartment building is required to provide 8 visitor parking spaces, the proposal will provide 8 visitor spaces, including one accessible space. Note: that the studio apartments have been counted as 1 bedroom apartments for the purpose of calculating the car parking rates.

Yes


2.10 Site Facilities and Water Management

• Stormwater runoff to be collected and discharged by gravity pipe system to Council’s drainage system

• OSD is required

• Sediment control measures must be provided and maintained during construction

• Runoff is to be passed to surface storage devices for use on landscaped areas or car wash

• Pervious areas shall adjoin paved areas to reduce stormwater runoff

• Electricity and telecommunications supplies must be placed underground

• Energy Australia may require an area within the site suitable for location and maintenance of a substation kiosk.

• Letterboxes shall be 900mm to 1200mm above the ground and be positioned 90o to the street frontage

• Letterboxes must be easily accessible and meet Australia Post size requirements

• TV Antennas – a master antenna and/or satellite receiving dish is to be provided

• Sufficient clothes drying facilities must be provided

• All surface water and overflow from rainwater tank will be collected by OSD tank, which discharges into council’s existing kerb inlet pit in Henley Road.

• OSD is included in south-eastern corner of site (see Appendix 20)

• Sediment and erosion plans are included (see Appendix 20)

• Stormwater will be collected from main roof of apartment building and conveyed to a 13m3 rainwater tank for use on landscaped areas

• Pervious areas adjoin paved areas where possible (see Appendix 9)

• Electricity and telecommunications supplies will be placed underground

• An area for a sub-station has been identified (see Appendix 3)

• Letterboxes comply with DCP requirements

• Letterboxes will be easily accessible and meet size requirements

• Development will be compliant

• Clothes drying is provided behind solid masonry balcony balustrades and will not be visible from the street

Yes

2.12 Excavation of Site

• No cut shall be made to the ground within the required setbacks

• Adequate precautions must be taken to protect the stability of adjoining properties

• Provisions of the BCA must be complied with to ensure that earthworks will be carried out safely to avoid potential damage to adjoining structures and property through soil collapsing or subsiding during building works

• All excavations must be conducted safely and professionally

• Excavations must be properly guarded for safety

• Dilapidation reports are required for all adjoining buildings

Required setbacks are held along Arthur Street, Hornsey Road and Henley Road. However, excavation is proposed within rear setback. Adequate precautions will be taken see Appendix 18 for Shoring details Development is capable of compliance with the BCA Excavations will be undertaken by professional excavators with safety at the forefront Appropriate security fencing will be erected Dilapidation reports will be conducted

No (see Appendix 17

& 18 and Section 4.1.8

of SEE)

Yes

Capable of compliance

Yes

Yes

Yes

Part E – Child Care Centres

5.1 Site Analysis and Design Principles All applications shall include a site analysis drawing

Site analysis is included (see Appendix 3)

Yes

5.2 Site Requirements

• Minimum site area of 1000m²

• Sites other than corner sites require a minimum width of 25 metres

• Minimum side and rear boundary setback of 4 metres

• Minimum entry area setback from front boundary line of 12 metres

Site is >1,000m2 Site is >25m wide Minimum side and rear setbacks ≥ 4m Entry area setback from front boundary (Henley Road) is >12m

Yes

5.3 Existing Buildings Not applicable N/A

5.4 Site Contamination Where a child care centre is proposed on a site that is identified as potentially unhealthy or contaminated, an environmental site contamination assessment is required

A Preliminary Environmental Site Assessment has been provided (see Appendix 5), which finds that there is a low level of contamination risk associated with the site.

Yes

5.5 Environmental Hazards No closer than 300 metres to mobile phone towers or antennas or transmission line

No mobile phone towers are located within 300m of the child care centre (see Appendix 21)

Yes


easements or other similar electromagnetic radiation sources

5.6 Traffic, Parking and Access

• 1 space per employee.

• 1 space per 8 children (or part thereof) proposed to use child care centre.

• 2 additional parking spaces for any associated residence – N/A

The child care centre component of the proposed development comprises a 200 place centre with 24 staff, therefore parking is required as follows: 200 children @ 1/8 = 25 spaces 34 staff @ 1/1 = 34 spaces The proposed child care centre makes provision for 59 car parking spaces

Yes

5.7 Height The optimal height for a child care centre is 1 storey. The maximum height for a child care centre is 2 storeys (9.5 metres from natural ground level to ridge of the roof).

The proposed child care centre is 3 storeys in height. This is considered acceptable as:

• It is in keeping with the character of the nearby residential apartment buildings

• Will not give rise to safety or access issues as there is lift access to all levels

Multi-level child care centres are not uncommon in the Sydney region.

No see Appendix 13 and Section 4.1.8 of SEE

5.8 Licensing Standards And Internal Layout

The proposal will be capable to meeting the Centre Based and Mobile Child Care Services Regulation (No 2) 1996, as amended May 1997. The proposal has also considered the Child Care Planning Guideline.

Yes – subject to further

design detail

5.9 Noise

• Protect neighbours from excessive noise from a child care centre

• Protect children from excessive road noise

Acoustic treatments & operational management procedures (see Appendix 15) will ensure neighbours are protected from excessive noise Acoustic treatments specified in Acoustic report will protect children from road noise (see Appendix 15)

Yes

5.10 Outdoor Play Areas

The development provides for a minimum of 7sqm of outdoor space per child

Yes

5.11 Landscaping & Vegetation

• All development shall be in accordance with the Strathfield Landscaping Code and in keeping with adjoining developments

• Landscaping and fencing will provide noise abatement and privacy

• Existing natural features and significant vegetation should be preserved

• Plant species shall be chosen for their suitability to the site

• A landscape plan should be prepared

Development meets landscaping requirements as discussed above Acoustic report details acoustic fencing requirements for boundary (see Appendix 15) but landscaping for privacy has been included An arborist assessment is provided detailing vegetation removal, retention and management (see Appendix 8) Local plant species have been selected along with those that provide visual interest Landscaping plans provided (see Appendix 9)

Yes

5.12 Fencing And Gates

• Outdoor play areas must be fenced on all sides to a minimum of 1.8m

Fence heights vary from 1.4m to 1.8m in line with the CCPG, which prevails over the DCP in this matter

Justified

inconsistency

5.13 Safety And Health

• Provide safety balustrades on all balconies and raised areas

• Minimise access to dangerous areas and substances by children

Appropriate balustrades are provided on all balconies Capable of compliance.

Yes

5.14 Stormwater Drainage And Control All child care centre developments must be in accordance to the requirements of Council’s Stormwater Management Code. A general

Stormwater management plans are provided in accordance with Council’s requirements (see Appendix 20)

Yes


concept plan for drainage is required to be submitted.

5.15 Signage No signage proposed N/A

5.16 Hours Of Operation Where a child care centre is proposed within a residential area the hours of operation shall generally be limited to 7 am to 6 pm, Monday to Friday.

Hours of operation will be from 7am to 6pm Monday to Friday Yes

5.17 Maximum number of children The maximum number of children using a child care centre at any one time shall not exceed thirty (30)

The proposed development will cater for 200 children, which does not comply with the DCP, however:

• Clause 26 of The Education SEPP states that “a provision of a DCP that specifies a requirement, standard or control in relation to any of the following matters (including by reference to ages, age ratios, groupings, numbers or the like, of children) does not apply to development for the purpose of a centre-based child care facility

• There is high demand for child care facilities in the area

The existing child care centre on site exceeds this requirement

No – Justified inconsistency

Meets

requirements of SEPP

Education, which prevails.

Part H – Waste Minimisation and Management Plan

3.1 Demolition of Buildings A waste management plan (WMP) must accompany all DAs

A demolition WMP has been provided (see Appendix 7) Yes

3.2 Construction of Buildings A WMP must accompany all DAs

A construction WMP has been provided (see Appendix 7)

Yes

3.3 Design and Use of Buildings

• Provision of on-site, underground waste collection

• Access for waste collection vehicles shall be provided from a secondary street frontage

• Collection vehicles must be able to efficiently and effectively service the development with minimal need for manoeuvring

• Relevant ceiling heights must be met

• Rooms for storing waste and recycling must be located in a position that is convenient to both users and waste collection staff.

• The WMP must demonstrate how bins are to be transferred to collection vehicles

• On-site collection on basement level 1. However, an interim kerbside collection will take place from when the child care centre becomes operational until stage two construction is complete see discussion at Section 3.7.2.1 and Section 4.2.7 of the SEE.

• Waste collection vehicles will enter site from Hornsey Road and follow a dedicated pathway to the waste collection area and exit onto Henley Road.

• Collection vehicles can enter and exit the site in a forward facing direction without the need for manoeuvring.

• Collection area does not have a ceiling.

• Adequate waste storage facilities are provided.

• WMP demonstrates that bins will be transferred by the Caretaker using bin moving device where necessary.

Final Plan - Yes

Interim Plan – No – merit

assessment required

Yes

Yes

Yes Yes

Yes


3.6 Residential Flat Buildings WMP must include:

• Provision for onsite collection in accordance with 3.3 and Appendix E

• Dedicated waste storage room in accordance with standards in Appendix D

• Bulk bin storage is to be provided based on 660L bins for general waste and 240L bins for recycling

• Provision of additional storage area for bulky items

• Provision of a caretaker to be responsible for transferring bins from storage to collection point

• Residential units shall be insulated from noise if above waste storage or collection areas

• A WMP has been prepared by Elephant’s Foot (see Appendix 10).

• Provision has been made for onsite collection as required

• Provision of dedicated waste storage room has been made as required

• Provision of bulk bin storage has been made as required

• Provision of storage for bulky items has been made as required

• A Caretaker will be employed to manage waste collection

• Residential units located above waste collection are insulated from noise (see Appendix 15)

Yes

3.7 Commercial Premises

• Prepare a WMP in accordance with Council requirements

A WMP has been prepared for the child care centre

Yes

Part N – Water Sensitive Urban Design

2.1 When do these controls apply?

• New residential flats greater than 2,000m2 total site area

• All new commercial development greater than 1,500m2 total site area

The proposed residential apartment building and child care centre development is on a site > 2,000m2

Policy applies

3.1 Water conservation

• All residential buildings must demonstrate compliance with BASIX

• Water use within public open space should be supplied from sources other than potable mains water to meet 80% water use demand

BASIX certificate is included at Appendix 12. There is no public open space within the proposal

Yes

3.2 Stormwater Quality Requires the following reductions in the post development mean annual load:

• 90% of total gross pollutant (greater than 5mm)

• 85% of Total Suspended Solids (TSS)

• 60% of Total Phosphorous (TP)

• 45% of Total Nitrogen (TN)

A stormwater management plans are included at Appendix 20. MUSIC modelling has been undertaken and filtering of stormwater will result exceed WSUD requirements as follows:

• 100% of total gross pollutant (greater than 5mm)

• 85% of Total Suspended Solids (TSS)

• 74.3% of Total Phosphorous (TP)

• 52% of Total Nitrogen (TN)

Yes

Part O – Tree Management

4.2 Development Application a) Arboricultural impact assessment report & tree protection plan must be submitted where trees may be affected by a development

Arboricultural impact assessment and tree protection plan is included (see Appendix 8), which discusses:

• the removal of 18 trees

• the retention and management of remaining trees

Yes

b) Australian Standard 4970-2009: Protection of Trees on Development Sites

The impact assessment has assessed the impact of development on existing trees and provided tree protection measures in accordance with this Standard

Yes

c) New Vehicular Crossings & Street Trees A vehicular crossing is proposed within 4m of a street tree. The crossing is required for the safe management of private vehicles and service vehicles to enter the site and there is no appropriate alternative location for the vehicle crossing. The arborist report discusses the potential impact on this street tree and considers its removal may be necessary.

No (see

Appendix 8 and discussion

at Section 4.1.8 of SEE)

APPENDIX 11 COMPLIANCE TABLES · space per one-bedroom apartment and 1.5 spaces per 2-bedroom...

Documents

Transcript of APPENDIX 11 COMPLIANCE TABLES · space per one-bedroom apartment and 1.5 spaces per 2-bedroom...