Site-Specific Design Guidelines for Lot 2 DP 1073097 ... · development; • guide the developer to...

Site Specific Design Guidelines for Arnold Street, Queens Park

Site-Specific Design Guidelines for Lot 2 DP 1073097, Arnold Street, Queens Park

Figure 1: Locality Plan


Table of Contents 1. Introduction ....................................................................................................... 3

1.1 What is this document called?...................................................................... 3 1.2 Where does the Policy apply?...................................................................... 3 1.3 What is the aim of the Policy? ...................................................................... 3 1.4 What are the objectives of the Policy? ......................................................... 3 1.5 How does this policy relate to other plans? .................................................. 3

2. Background ....................................................................................................... 4

3. Development Application Requirements......................................................... 4

3.1 Compliance .................................................................................................. 4 3.2 Heritage Significance ................................................................................... 5

4. Site Analysis ...................................................................................................... 5

4.1 The Site........................................................................................................ 5 4.2 The Easement .............................................................................................. 5 4.3 The Topography and Landscape ................................................................. 6 4.4 The Adjoining Properties .............................................................................. 6 4.5 The Regional Significance of the Site........................................................... 6

5. Specific Design Criteria .................................................................................... 6

5.1 Heritage Conservation Criteria ..................................................................... 6 5.2 Development Opportunities.......................................................................... 7 5.3 Site Analysis Plan & Design Opportunities Plan........................................... 7 5.4 Planning Guidelines General........................................................................ 7 5.5 Views............................................................................................................ 7 5.6 Height........................................................................................................... 7 5.7 Built Form, Massing and Siting..................................................................... 7 5.8 Setbacks ...................................................................................................... 7 5.9 Landscaping Controls................................................................................... 8 5.10 Landscape Conservation - Trees, Vegetation and Natural Features............ 8 5.11 Roof Form .................................................................................................... 8 5.12 Solar Access & Environmental Sustainable Design ..................................... 8 5.13 Car Parking .................................................................................................. 8

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1. Introduction 1.1 What is this document called? This Policy is called Site-Specific Design Guidelines for Lot 2 DP 1073097 Arnold Street in Queens Park. This policy was adopted by Council on 18 November 2008 and became effective the same day. The Policy provides detailed objectives and provisions to guide the design of any future development on the site which is in a landscape conservation area listed under Waverley LEP1996. Any proposal for new development shall incorporate controls as outlined in Part D1 – Single Dwelling and Dual Occupancy Development (especially Section 3, Queens Park Residential Character Statement) of Waverley Development Control Plan 2006 and the specific design guidelines outlined in the Policy.

1.2 Where does the Policy apply? This Policy applies to land at Lot 2 DP 1073097 Arnold Street, Queens Park, as identified in Figure 1 – Locality Plan. Throughout this document, the identified land is referred to as “the site” or “the land”.

1.3 What is the aim of the Policy? The aims of the Policy are to:

• provide clear objectives and detailed design guidelines for development of the site;

• guide the developer to a quality

design oriented approach to the development;

• guide the developer to provide a historical interpretation of the quarry;

• provide precise criteria to ensure

that the development relates to the topography, vegetation and adjoining site uses; and

• provide precise criteria to ensure

that the development is ecologically sustainable.

1.4 What are the objectives of the Policy?

The objectives of the Policy are: • To identify and where possible

retain the significant cultural landscape features of the site;

• To facilitate and guide appropriate

future development of the site, enabling opportunity for a range of design developments including contemporary development; and

• To provide detailed guideline

constraints for the assessment of future development options for the site.

1.5 How does this policy relate to other plans?

This Policy should be read in conjunction with the following Parts of Waverley Development Control Plan 2006 (WDCP): • Part A – Preliminary / Statutory

Information; • Part B – Submitting a Development

Application; • Part D1 – Single Dwellings and Dual

Occupancy Development; • G1 – Site Waste Minimisation and

Maintenance;

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• G2 – Solar Access; • G4 – Water Management; • H1 – Heritage Conservation; and • J1 – Land Use and Transport.

2. Background The property was created through the closure of an unmade portion of Arnold Street at Bourke Street, Queens Park. The land is unzoned, however, Clause 32 of Waverley Local Environmental Plan (WLEP) 1996 states that: “in granting consent to the carrying out of development on land adjoining land in another zone, the Council must have regard to the objectives of the adjoining zone and to the measures to reduce the adverse impact of the development on land within the adjoining zone.” The lot is surrounded by single dwellings zoned Residential 2(a) – Low Density under WLEP 1996. Please refer to the Zoning Map extract of Waverley LEP 1996 included as attachment No.4. Council has adopted the design guidelines for the property in conjunction with its adjacent zoning. Under Waverly LEP 1996, the following objectives are provided for a 2(a) Residential – Low Density zone. Objectives of zone The objectives of the zone are: • To allow for housing only in the

form of dwelling houses and boarding houses;

• To maintain and improve the

amenity and existing characteristics of localities predominantly characterised by dwelling houses, and

• To allow certain non-residential uses of low intensity which are compatible with the character and scale of low density housing.

Without development consent

Development for the purpose of Exempt development. Only with development consent Development for the purpose of advertisements; aged person’s care centres; bed and breakfast establishments; boarding houses; child care centres; dual occupancies; dwelling house; educational establishments; home based child care services; hostels; places of public worship; professional consulting rooms; road; small shops; utility installations (other than gas holders or generating works).

3. Development Application Requirements

To lodge a development application (DA) for the site subject of this Policy, it is necessary to follow the steps outlined in Waverley DCP 2006: Part A – Preliminary Statutory Information and Part B Submitting a DA. A DA for the site must be lodged together with a Statement of Heritage Impact and a Statement of Environmental Effects. The following controls apply to the subject site:

3.1 Compliance When lodging a development application for any development on this site, the applicant must demonstrate that the primary aims and objectives of the Policy

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have been met and that the DA complies with all other statutory requirements. Where the applicant proposes an alternative way of achieving the objectives of the Policy, the Statement of Environmental Effects and Statement of Heritage Impact submitted with the Development Application must clearly demonstrate how this is to be achieved.

3.2 Heritage Significance The site is located within the Arnold Street Landscape Conservation Area listed under WLEP 1996. The conservation area includes a Stone Retaining wall. The Stone Retaining wall refers to the Split Level carriageway, east of the subject site and it is listed as L35 under WLEP 1996. As indicated under section 3.1, a future DA must include a Heritage Impact Statement. The Heritage Impact Statement has to assess the significance and condition of the stone walls of the former quarry, the significance of the quarry and the impact of the development in relation to the landscape conservation area.

4. Site Analysis Any future development application should be based on a thorough site analysis, to be submitted as part of the Development Application. The requirements for the preparation of a site analysis are set out in Waverley Development Control Plan 2006, Part B – submitting a Development Application. The site analysis should also include reference to the heritage significance and setting as outlined below. Please refer to the enclosed Site Analysis Plan which is enclosed as attachment No.7.

4.1 The Site Lot 2 in Arnold Street Queens Park is an irregularly shaped site with frontages to Arnold and Bourke streets. The land is 446m2 in size and consists of two distinct levels. The majority of the property is on the Arnold Street level. A small portion of the property, fronting onto Bourke Street, is elevated by approximately 10m which is highlighted in the following two photos.

4.2 The Easement The site is affected by an Easement for electricity purposes of 4.5m width for Energy Australia. The future development might place the overhead cables underground and reduce the width of the easement. However, this has to be confirmed by Energy Australia.

View from Arnold Street

View from Bourke Street

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4.3 Topography and Landscape The topography is characterised by a 10m difference of levels from Bourke Street to the Arnold Street road closure. In the past, the site has been excavated during the operation of a quarry. The quarry is bounded by three sides, forming a ‘U’ shaped rock face. The higher end of the site has three established trees, namely a Tallowood tree of approximately 12m, a Phoenix Palm tree of approximately 9m and a Port Jackson fig tree of approximately 8m. The Tallowood tree, the Phoenix Palm and the Port Jackson fig tree have to be retained.

4.4 Adjoining Properties The site is adjoined on its northern and southern boundaries by residential dwelling houses. The eastern frontage faces Bourke Street and the western frontage faces the dead end of Arnold Street. Generally, the adjoining existing dwellings are built at Bourke Street ground levels. Therefore the bulk of the natural ground levels of the subject sites are below the adjacent sites ground levels.

4.5 Regional Significance of the Site The western views available at Bourke Street over part of the site are valuable district views contributing to the pedestrian orientation and amenity. The trees and the lawn on the edge of Bourke Street are also important to contribute to the established landscaping character of Queens Park.

5. Specific Design Criteria 5.1 Heritage Conservation Criteria

This section provides design guidelines for the subject site and lists what has to be retained, and how this is to be addressed in the design and application for any future proposal.

Objectives • Leave part of the wall face visible as

a reminder of the past quarrying activities.

• Record and if possible conserve any

archaeological evidence to maintain stability of the quarry face.

• Encourage the interpretative reminder

of the quarrying activity by integrating interpretative elements in the design.

• Ensure compatibility of any new

development with the identified significance of the item.

Planning Guidelines • Retain the 5m wide Bourke Street

front lawn area including the trees, including section 4.3.

• The rock quarry face north of the

Easement is to be left exposed and non encumbered with structures.

• The rock quarry face should be

consolidated if considered unstable. The consolidation of visible faces is to be carried in a discrete non disfiguring manner to preserve the rock face appearance.

• Re-use stone from the quarry to

integrate in the Arnold Street elevations, in particular the lower level external walls.

• The Arnold street elevation has to

contain a minimum of 30m2 of sandstone wall facing.

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A Statement of Heritage Impact in accordance with the requirements of NSW Heritage Office Guidelines has to be prepared to accompany any proposed Development Application (refer to WDCP and WLEP 1996 Part 4 Heritage Provisions).

5.2 Development Opportunities This section provides guidelines for any new work proposed. Please refer to attachment No 8 Design Opportunities Plan.

5.3 Site Analysis Plan & Design Opportunities Plan The Site Analysis Plan and Design Opportunities Plan have to be read in conjunction with the following objectives and planning guidelines. The two plans are included as attachments No.7 and No.8. Objectives: • Ensure development is designed in

accordance with the identified opportunities and constraints for the site.

• Ensure the built form and intensity of

new development respects the desired future character of the area.

• Protect principal views to, from and

over the site and ensure buildings are of a height and scale which allows the sharing of views.

• Protect the significant Tallowood and

Phoenix Palm trees and the Port Jackson fig tree on the site.

• Ensure the siting and design of car parking structures do not dominate the setting or the existing streetscape.

5.4 Planning Guidelines General The following site specific controls apply to the site.

5.5 Views A view corridor of at least one third of the Bourke Street frontage width (5.2m) and parallel to the Easement has to be maintained on the northern side of the site. The maximum height of a future development in the view corridor has to be below the existing lawn level (excepting fences).

5.6 Height The maximum building height has to be restricted to AHD (Australian Height Datum) level of 67.50mm.

5.7 Built Form, Massing and Siting The Gross Floor Area of the Basement/Garage level is not included in the calculations of the Floor Space Ratio. The Basement/Garage level is limited to a volume contained entirely below AHD level 61.00m. Any volume contained above that level has to be included in the Gross Floor Area. To avoid unnecessary excavation, the Basement/Garage level volume shall not be constructed below AHD level 57.80 (exclusive of footings).

5.8 Setbacks The northern set back has to be consistent with the southern easement line. However, any structure projecting above AHD level 67.40 has to be set back another 1.2m south of the easement. The eastern setback has to be located 6m away from the eastern boundary. The western setback of the Basement/Garage has to be located a minimum of 1m away from the western boundary.

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The western set back of all floors above the Basement/Garage has to be located a minimum of 4m away from western boundary. The southern setback has to be located a minimum of 2m away from the southern boundary. If the applicant decides to develop to a maximum of two levels above the Basement/Garage level (please refer to Option 2 of the Development Opportunities Plan included as attachment No.8-2), the western setback can be reduced to 0m at Basement/Garage level and 2m at level 1 and level 2.

5.9 Landscaping Controls Please refer to Part D1 of WDCP 2006. Bourke Street will be the front of the future development. Therefore landscaping controls affecting the front of the building apply only to the Bourke Street frontage.

5.10 Landscape Conservation Area - Trees, Vegetation and Natural Features The two existing Tallowood and Pheonix palm trees at the Bourke Street frontage have to be retained. The Port Jackson Fig tree has to be preserved and supported as necessary. An Arborist report has to be submitted with the DA, detailing the method and requirements for the retention of the trees.

5.11 Roof Form A flat roof form will be accepted, however, the roof has to be of an attractive finish. A landscaped roof, a “green” roof or pebble covered roof is also encouraged. The roof will not be accessible to the public. Exposed waterproof membranes and metal deck roofs are prohibited. In cases where the roof will be below the AHD level of 68.50, the roof has to be a landscaped roof, a “green” roof or a pebble covered roof and has to be designed as the “fifth” façade of the building.

5.12 Solar Access & Environmental Sustainable Design Please refer to Part G2 – Solar Access of WDCP 2006. A Basix Certificate has to be submitted with the Development Application.

5.13 Car Parking Car Parking has to be provided from Arnold Street only. Please refer to Waverley DCP 2006 Part 17 – Land Use and Transport.

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Attachments 1 Cadastre Map Extract 2. Heritage Map Extract 3. Topographic Map Extract 4. Zoning Map Extract 5. Heritage Inventory Sheet 6. Detailed Survey (reduced to 1:200) 7. Site Analysis Plan 8. Design Opportunities Plan – Option 1: Single Dwelling – 2 storeys plus Basement/Garage

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ATTACHMENT NO. 1: CADASTRE MAP EXTRACT

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ATTACHMENT NO. 2: HERITAGE MAP EXTRACT

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ATTACHMENT NO. 3: TOPOGRAPHIC MAP

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ATTACHMENT NO. 4: ZONING MAP

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ATTACHMENT NO. 5: HERITAGE INVENTORY SHEET

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ATTACHMENT NO. 6: DETAILED SURVEY

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ATTACHMENT NO. 7: SITE ANALYSIS PLAN

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ATTACHMENT NO. 8-1: Design Opportunities Plan Single Dwelling House of two storey height and garage/basement level

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