Statement of Environmental Effects - Municipality of Strathfield · This report constitutes a...
Transcript of Statement of Environmental Effects - Municipality of Strathfield · This report constitutes a...
Statement of Environmental Effects
Construction of a new two (2) storey residential dwelling
including a basement car park
2 Dickson Street, Strathfield NSW 2135
Prepared for: Bechara Chan & Associates Pty Ltd
Project No: C546
Date: June 2017
Creative Planning Solutions Pty Limited | PO Box 1074 Broadway NSW 2007
+61 2 8039 7461 | [email protected] | www.cpsplanning.com.au
Creative Planning Solutions Pty Limited – ABN: 70 135 093 926
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© Copyright CREATIVE PLANNING SOLUTIONS PTY LIMITED 2017
This document is copyrighted; reproduction of this document or any part thereof is not permitted without prior
written permission of Creative Planning Solutions Pty Limited.
Disclaimer:
In preparing this document, Creative Planning Solutions has relied upon information and documents provided by the
Client or prepared by other Consultants within their various areas of expertise.
Creative Planning Solutions is unable and does not accept responsibility for any errors or omissions in any of the
material provided by other parties.
Document Control
Creative Planning Solutions works to a stringent Quality Assurance
Program.
If this document has not been signed for review and approval then
it is deemed a preliminary draft.
Prepared by:
Ben Tesoriero
Reviewed by:
Daniel Govers
Authorised by:
Daniel Govers
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Contents
1.0 Introduction ................................................................................................................................... 5
1.1 Previous Consent and Site History .............................................................................................. 5
2.0 Site Analysis ................................................................................................................................... 6
2.1 Site location and context ............................................................................................................ 6
2.2 Surrounding Development ....................................................................................................... 11
2.3 Legal description ...................................................................................................................... 11
2.4 Utilities .................................................................................................................................... 11
2.5 Existing site conditions ............................................................................................................. 11
2.5.1 Environmental Constraints ............................................................................................... 11
3.0 Proposed Development ............................................................................................................... 12
3.1 Documentation ........................................................................................................................ 12
3.2 Development Statistics ............................................................................................................. 13
3.3 Building Works ......................................................................................................................... 13
3.3.1 Excavation ........................................................................................................................ 13
3.3.2 Basement 1 ...................................................................................................................... 13
3.3.3 Ground Floor .................................................................................................................... 14
3.3.4 First Floor ......................................................................................................................... 14
3.3.5 External Building Components .......................................................................................... 14
3.4 Access ...................................................................................................................................... 16
3.5 Landscaping ............................................................................................................................. 16
3.6 Drainage .................................................................................................................................. 17
3.7 Waste Management ................................................................................................................. 17
3.8 Utilities .................................................................................................................................... 17
4.0 Summary of Applicable Planning Policies and Potential Environmental Effects ............................. 18
4.1 State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 ...................... 18
4.2 State Environmental Planning Policy No. 55 (Remediation of Land) .......................................... 19
4.3 Strathfield Local Environmental Plan 2012 ............................................................................... 19
4.4 Strathfield Development Control Plan 2005.............................................................................. 24
5.0 Section 79 Considerations ............................................................................................................ 36
5.1 The provisions of any planning instruments, draft instruments, development control plan or
regulations .......................................................................................................................................... 36
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5.2 The likely impacts of that development, including environmental impacts on both the nature
and built environments, and social and economic impacts................................................................... 36
5.3 Built Environment .................................................................................................................... 36
5.4 Natural Environment ................................................................................................................ 36
5.5 Access and Traffic..................................................................................................................... 36
5.6 Solar Access and Overshadowing ............................................................................................. 37
5.7 Hydrology ................................................................................................................................ 37
5.8 Visual Privacy ........................................................................................................................... 37
5.9 Safety Security and Crime Prevention ....................................................................................... 37
5.10 Air pollution ............................................................................................................................. 38
5.11 Construction ............................................................................................................................ 38
5.12 Economic Impacts .................................................................................................................... 38
5.13 Consultation............................................................................................................................. 38
5.14 Ecological Sustainable Development ........................................................................................ 38
5.15 Suitability of the site ................................................................................................................ 39
5.16 Public Interest .......................................................................................................................... 39
6.0 Conclusion ................................................................................................................................... 40
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1.0 Introduction
This report constitutes a Statement of Environmental Effects (SEE) that has been prepared to accompany
a Development Application (DA) submitted to Strathfield Council (herein referred to as the Council) for a
two storey residential dwelling and a basement car park pursuant to the provisions of Strathfield Local
Environmental Plan 2012 (SLEP2012) at 2 Dickson Street, Strathfield.
This SEE has been prepared by Creative Planning Solutions Pty Limited (CPS) on behalf of the applicant,
Bechara Chan & Associates Pty Ltd (the Applicant). It is based on the plans and information provided by
the Applicant and other supporting documentation from project consultants as included in the DA
package.
This DA includes the construction of a two storey dwelling with a basement car park. The proposed
development will also include new hard and soft landscaping treatments, stormwater works, and
associated works.
A detailed description of the proposed development can be found at Section 4 of this report. The purpose
of this SEE is to:
describe the components of the proposal,
discuss the potential environmental effects of the proposal,
draw conclusions as to the significance of any impacts from the proposed development and how
such impacts may be mitigated, and
make a recommendation to Strathfield Council as to whether the development should be
approved.
This SEE also describes the site, its environs and the proposed development, and provides an assessment
of the proposal in terms of the matters for consideration under Section 79C(1) of the Environmental
Planning and Assessment Act 1979 (EP&A Act). Within this report, references to “the site” mean the land
to which this DA relates.
1.1 Previous Consent and Site History
No DAs have been approved or granted consent on the subject site in recent years according to Council
records. The site is currently occupied by a single storey weather-board dwelling house with a tiled roof
and attached weather-board garage.
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2.0 Site Analysis
2.1 Site location and context
The subject site is located at 2 Dickson Street, Strathfield, legally identified as Lot D in DP362854. The site
has an area of 532.61m2 and is located on the northern side of Dickson Street. The site fronts Dickson
Street.
The subject site is located 2.2km south-west of Strathfield City Centre. Approximately 630m south-west
of the site is the Australian Catholic University Strathfield and approximately 330m west of the site is St
Patrick’s College Strathfield located along Merely Road and Francis Street. The subject site is located
within the Strathfield Local Government Area.
Figure 1 – Location Map – 2 Dickson Street, Strathfield. Marked by Red Pin.
Source: http://sixmaps.com.au
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Figure 2 – Aerial Photograph of the site and surrounds – 2 Dickson Street Strathfield.
Source: http://maps.google.com.au
Figure 3 – Aerial Photograph – 2 Dickson Street Strathfield.
Source: http://maps.google.com.au
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Figure 4 - View of Existing Dwelling at 2 Dickson Street.
Source: http://maps.google.com.au
Figure 5 - View of adjoining property to the west (32 Coventry Road).
Source: http://maps.google.com.au
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Figure 6 - View of adjoining property to the east (4 Dickson Street)
Source: http://maps.google.com.au
Figure 7 - View of adjoining property to the north-east (28 Coventry Road)
Source: http://maps.google.com.au
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Figure 8 - View of 2 Hydebrae Street, opposite the site to the south.
Source: http://maps.google.com.au
Figure 9 – View of adjoining property (dual occupancy) to the north (30 and 30A Coventry Road Strathfield).
Source: http://maps.google.com.au
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2.2 Surrounding Development
To the immediate west of the subject site is a two storey brick dwelling house with a titled roof that
fronts Coventry Road. The site to the immediate east is a single storey brick dwelling house with tiled
roof and detached garage. Also to the north-east of the subject site is a two storey brick dwelling house
with a tiled roof that fronts Coventry Road. Further to the south, directly opposite the subject site is a
single storey brick dwelling house with tiled rood that fronts Hydebrae Street. To the immediate north of
the subject site is a two (2) storey dual occupancy development of face brick with a tiled roof which fronts
Coventry Road.
2.3 Legal description
The site, which currently includes a single parcel of land, is legally described as Lot D DP362854. The
subject site and has a total site area of 532.61m².
2.4 Utilities
A Site Survey will be included as part of this DA submission package. This will demonstrate that the
subject site is connected to all essential services.
2.5 Existing site conditions
2.5.1 Environmental Constraints
A review of Council’s mapping and planning controls for this SEE has revealed that the subject site is
affected by Class 5 acid sulfate soils, however it is considered that this constraint on the land will not
restrict redevelopment of the subject site for the proposed purpose.
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3.0 Proposed Development
The proposed development consists of the construction of a new two (2) storey dwelling and a basement
level car park. The proposal also includes new hard and soft landscaping, stormwater works, and
associated site works.
The project responds to the desired future character of the local area being zoned R2 Low Density under
SLEP2012, and in addition provides a valued addition to the housing market in the Strathfield City LGA.
The proposed development is considered to be of high quality and residential amenity.
Specific details of the proposed development are addressed under the following headings.
3.1 Documentation
The following documentation is contained within this Development Application to support and provide
detail of the proposal:
Architect – Bechara Chan & Associated Pty Ltd
Drawings:
DA.01 – Basement Site and Roof Plan
DA.02 – Ground Floor Plan, First Floor Plan
DA.03 – Elevations
DA.04 – Sections
Planning Consultant – Creative Planning Solutions Pty Ltd
Report: Statement of Environmental Effects
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3.2 Development Statistics
The following tables provide a summary of the basic information relevant to the proposed development
on the site.
Table 2 - Development Summary Statistics
Element Proposed
Site Area 532.61m2
Gross Floor Area 332.40m2
Floor Space Ratio 0.624:1
Building Height 8.929m
Primary Setback 7.6m
Secondary Setback No Secondary Street Frontage - N/A
Side Setback (west) 1.55m
Side Setback (east) 2.58m
Rear Setback 3.06m
3.3 Building Works
The following information provides a summary of the construction works associated with the proposed
new two storey dwelling house with basement car-park development as per the documentation
identified in Section 3.1 above.
3.3.1 Excavation
Excavation is proposed in order to accommodate a single level basement car parking area. The depth of
excavation has been calculated as being up to 3.0m.
3.3.2 Basement 1
The Basement Level is proposed to include three (3) car parking spaces. The Basement Level also includes
a storage room and a stairwell to the ground floor. A vehicle ramp with gradient ranging from 1:8 to 1:5
provides access from driveway on Dickson Street. It is noted the basement is not included as part of the
gross floor area (GFA) as under SLEP2014 GFA excludes non-habitable rooms in basements and storage
areas.
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3.3.3 Ground Floor
The Ground Floor of the proposed residential dwelling is to include the following:
Lounge Room
Rumpus Room
Family Room
Bathroom.
Study
Laundry
Gallery Kitchen
Butler Kitchen
Dining Room
3.3.4 First Floor
The First Floor within the proposal is to include the following:
Four (4) bedrooms
Master bedroom balcony
Bedroom 2 balcony
All four (4) bedrooms have access to walk in robes and ensuites
Access stairs to the ground floor
3.3.5 External Building Components
Private and Communal Open Space Areas
As evidenced in Figure 10 below, the external component of the proposed residential dwelling house
development includes:
Private open space areas behind the building, and open space areas in the front setback
Alfresco and BBQ area to the rear of the dwelling house.
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Figure 10 – Private Open Space and other outdoor areas.
Source: Bechara Chan and Associates Pty Ltd
Material and Finishes
Building materials and finishes have been chosen to complement the contemporary architectural design
of the proposed buildings while being sympathetic to the surrounding natural and built environment and
also taking into consideration the changing character of the local area to higher density development.
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The following diagrams - Figure 11 and 12 - give a basic outline of the visual appearance of the proposed
development. Reference should be made to the submitted materials and finishes schedules, which show
in colour the finishes proposed for each of the buildings within the development.
Figure 11 – Proposed Street elevation from Dickson Street.
Image Source: Bechara Chan and Associates Pty Ltd.
Figure 12 – Materials and Finishes.
Image Source: Bechara Chan and Associates Pty Ltd.
3.4 Access
The main vehicular and pedestrian access to the subject site will be via Dickson Street. A new driveway
and crossover will provide access to the basement car park.
3.5 Landscaping
A suitably qualified landscape architect has prepared the landscape scheme for the proposed dwelling.
Detailed Landscape Plans have been prepared and form part of the plans submitted as part of this DA.
Reference should be made to these documents for further landscape information.
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3.6 Drainage
Detailed Stormwater concept plans have been prepared and form part of the plans submitted as part of
this development application. Reference should be made to these documents for further drainage and
stormwater information.
3.7 Waste Management
A detailed Waste Management Plan has been prepared in accordance with Strathfield Council’s
document format accompanies this DA. The completed checklist estimates the waste generated as part of
the demolition and construction phases, as well as the envisaged reuse and recycling options.
On-going waste management will be collected by Council via kerb and gutter collection on the designated
day in accordance with Councils Waste Policy.
3.8 Utilities
As demonstrated on the Site Survey included as part of this DA, the subject site is connected to all
essential services and the connection points for each service will be streamlined, in consultation with the
particular agencies or authorities. Connection details will be provided as part of the Construction
Certificate process.
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4.0 Summary of Applicable Planning Policies and
Potential Environmental Effects
The following is a review of the potential environmental effects of the proposed development as
described in the preceding sections of this report. The assessment undertaken at Section 5 of this report
includes only those matters under Section 79C(1) of the EP&A Act 1979 that are relevant to the proposed
development application.
The key planning issues identified for assessment of the proposed development include:
Compliance with Planning Instruments and Controls
o State Environmental Planning Policy – (Building Sustainability Index: BASIX) 2004
o State Environmental Planning Policy No 55 – Remediation of Land (SEPP 55)
o Strathfield Local Environmental Plan 2012
o Strathfield Development Control Plan 2005
The proposals consistency and compliance with the relevant statutory plans and policies are discussed in
the following sections of this assessment.
Having regard to the applicable legislative framework, it is considered that the proposed development is
consistent with the aims and objectives of the relevant environmental planning instruments and
development control plan whilst being compatible with the emerging character of the locality and
minimising any potential impacts on the amenity of the adjoining properties and the environment.
4.1 State Environmental Planning Policy (Building Sustainability Index:
BASIX) 2004
State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 operates in conjunction
with the Environmental Planning and Assessment Amendment (Building Sustainability Index: BASIX)
Regulation 2004 to ensure the effective introduction of BASIX in New South Wales.
In accordance with Clause 6(1) of the SEPP, BASIX applies to BASIX affected development as defined by
the Environmental Planning and Assessment Regulation 2000 (EP&A Regulation). A BASIX affected
building is defined as a building that contains one or more dwellings.
The proposal includes residential development and accordingly requires assessment against the
provisions of this SEPP and BASIX certification. A BASIX Certificate accompanies this DA in accordance
with the provisions of this SEPP and confirms the proposal is able to achieve all targets relating to water,
thermal comfort and energy.
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4.2 State Environmental Planning Policy No. 55 (Remediation of Land)
Given the historical use of the site for residential purposes, land contamination is not likely. Further
investigation and reporting under SEPP 55 is not considered necessary given the residential use of the site
and no indication of potentially contaminated materials on the site. It is noted that 1943 imagery has
revealed that the subject site was still in residential use.
Council can be satisfied that the provisions of Clause 7 of SEPP 55 is satisfied. If any contaminated
material or suspected contaminated material is unearthed during the construction process, then action
consistent with the legislative requirements and guidelines document will be undertaken.
4.3 Strathfield Local Environmental Plan 2012
The following tables provide an assessment of the proposed development against the relevant provisions
of the SLEP2012.
Clause 1.2 – Aims of Plan
The proposed development is consistent with the aims of the SLEP2012, in particular;
to achieve high quality urban form by ensuring that new development exhibits design excellence
and reflects the existing or desired future character of particular localities and neighbourhoods in
Strathfield,
to promote the efficient and spatially appropriate use of land, the sustainable revitalisation of
centres, the improved integration of transport and land use, and an appropriate mix of uses by
regulating land use and development,
to identify and protect environmental and cultural heritage, and
to promote opportunities for social, cultural and community activities,
Clause 1.4 Definitions
The proposed development is for the construction of a new residential dwelling house.
In accordance with the SLEP2012 definition of ‘dwelling house’ means a building containing only one
dwelling.
Pursuant to Clause 1.4, the proposal clearly demonstrated the use is for a dwelling house.
Land Use Table
As indicated in the zoning map extract from SLEP2012, see Figure 13 below, the zoning for the subject
site is R2 – Low Density Residential under the provisions of the SLEP2012.
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Figure 13 – Zone Map Extract SLEP2012 – Zone R2 Low Density Residential
Source: SLEP2012
The table below outlines the objectives of the R2 – Low Density Residential zone, along with a comment
on how the proposed developments could perform against each of the objectives of this zone.
Objective Comment
The objectives of this zone are:
To provide for the housing needs of the community within a
low density residential environment.
The proposed development will continue to meet the needs of
the community, as it can be seen that the proposal will provide
for the housing needs of the community with a new dwelling
house in a residential environment.
To enable other land uses that provide facilities or services to
meet the day to day needs of residents.
The proposed development is for residential accommodation
only. As such, this objective is not considered to apply to the
proposed developments.
To ensure that development of housing does not adversely
impact the heritage significance of adjacent heritage items and
conservation areas.
The proposed development is for residential accommodation
only. As such, this objective is not considered to apply to the
proposed developments.
Subject site
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The relevant land uses permitted within the proposed R2 Low Density Residential zone include:
Attached dwellings; Bed and breakfast accommodation; Boarding houses; Building identification
signs; Business identification signs; Child care centres; Community facilities; Dwelling houses;
Environmental protection works; Group homes; Health consulting rooms; Home businesses; Home
industries; Places of public worship; Public administration buildings; Recreation areas; Residential
care facilities; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Water
recycling facilities
Dwelling houses are identified as being permissible with development consent under the SLEP2012.
Part 4 Principal Development Standards
Clause 4.3 Height of buildings
Clause 4.3 of the SLEP2012 prescribes the objectives and development standards for the maximum height
of buildings. Specifically, the maximum building height for the subject site is to be in accordance with the
Height of Buildings Map under the SLEP2012. Provided below is an extract of the Height of Building Map
from the SLEP2012 which demonstrates that the maximum permissible building height on the subject site
is 9m.
Note: The ‘building height’ means the vertical distance between ground level (existing) and the highest point of the building ,
including plant and lift overruns, but excluding communication devices, antennae, satellite dishes, masts, flagpoles, chimneys,
flues and the like.
The proposed building height has been calculated as 8.929m complying with Clause 4.3 of the SLEP2012.
Figure 14 – Height of buildings map extract – Area J: 9m
Source: SLEP2012
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As indicated on the architectural plans that accompany this SEE, the maximum height of the proposal is
8.929m.
Clause 4.4 Floor space ratio
Clause 4.4 prescribes the objectives and development standards for the maximum permissible floor space
ratio. Clause 4.4C exceptions to floor space ratio (Zone R2) of the SLEP2012 relates to floor space ratio
(FSR) and is relevant to the proposal.
Specifically, the maximum floor space ratio for the subject site is to be in accordance with the area
specified in Column 1 of the Table to clause 4.4C, to the floor space ratio specified opposite that lot area
in Column 2 of the Table op clause 4.4C.
Lot area (m2) Floor space ratio
< 500 0.65:1
500–599 0.625:1
600–699 0.60:1
700–799 0.575:1
800–899 0.55:1
900–999 0.525:1
≥ 1,000 0.50:1
Table 1 Floor space ratio in Zone R2. Source SLEP2014.
With a site area of 532.61m2 this would mean that the permissible floor space ratio of the site would be
0.625:1.
The proposed development’s floor space ratio of 0.624:1 compiles with the provisions of the SLEP2012.
Clause 5.9 Preservation of Trees or Vegetation
(3) A person must not ringbark, cut down, top, lop, remove, injure or wilfully destroy any tree or other
vegetation to which any such development control plan applies without the authority conferred by:
(a) development consent, or
(b) a permit granted by the Council.
The proposed development does not involve removal of any trees.
Clause 6.1 Acid Sulfate Soils
The subject site is shown on the Acid Sulfate Soil map as being identified as containing Class 5 Acid Sulfate
Soil. Refer to figure 15. In accordance with the SLEP2012 table, an Acid Sulfate Soils management plan is
not required to be prepared.
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Figure 15 – Acid Sulfate Soils map extract – Class 5
Source: SLEP2012
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4.4 Strathfield Development Control Plan 2005
The Strathfield Development Control Plan 2005 (SDCP2005) provides guidelines and controls for
development in the Strathfield City Council local government area outside of the Strathfield CBD. An
assessment of the proposed development against the guidelines and controls of this plan is provided
below.
The aims of the SDCP2005 for Strathfield local government area are listed below, along with a comment
on how the proposed development performs against each of these controls:
PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
3 Streetscape
Neighbourhood Character and Amenity
New dwellings must be positioned and oriented
on their site to address the street frontage and
complement the existing pattern of development
in the street.
The plans indicate that the proposed dwelling is
oriented towards Dickson Street.
Yes
Consistently occurring positive building façade
features within the existing streetscape should
be incorporated into the proposed dwelling
design. Excessive parapets, irregular-shaped and
irregular-spaced windows, excessive glazing to
building facades and double-height vertical
elements including columns are not permitted
Consistent, see development plans. Yes
Dwellings must have a clearly identifiable entry
that addresses the street frontage.
The proposal has a clear defined entry that is
identifiable and accessible from Dickson Street.
Yes
Scale, Massing and Rhythm of Street
The overall scale, massing, bulk and layout of the
proposed building must complement the existing
streetscape
The proposed building design presents a low scale,
that is aesthetically pleasing and appropriately
proportioned in bulk and scale for the size of the
allotment. The design of the proposed dwelling
incorporates contemporary architectural aesthetics
that will be consistent to future anticipated
developments in proximity to the subject site.
Yes
New buildings and alterations and additions
should reflect the dominant building rhythm in
the street.
As shown on the architectural plans the new
dwelling reflects the dominant rhythm in the street
and positioned appropriately to harmoniously blend
within the streetscape
Yes
Street Edge and Garden Setting
Existing trees within the front building setback
must be preserved. New building works within
the vicinity of existing trees require an arborists
It is proposed that two trees will be removed within
the front setback for the new driveway and front
access path. The removal of these trees will be
Yes
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
report demonstrating that tree branches or roots
will not be affected by the works
accompanied by an arborist report.
New developments should provide opportunities
for planting new canopy trees within the front
setback, except where the existing front setback
already contains at least two (2) trees. These
trees should achieve a minimum mature height
of 10m.
The front setback already contains two (2) trees.
Therefore new tree plantings are not required aside
from those proposed to be removed. These will be
maintained.
Yes
The driveway location must not result in the
removal or lopping of any street tree. Driveway locations will not result in the removal or
lopping of any street trees along Dickson Street. The
plans show street trees adjacent to the driveway as
being retained.
Yes
Hard surfaces within the front setback area must
be minimized, and at least 50% of the frontage
must be deep soil soft landscaping
Over 50% of the frontage contains deep soil. Yes
Materials, Colours, Roof Forms, Architectural Detailing
The proposed roof design must be similar in
pitch, materials and colour to roofs in the
immediate streetscape.
The streetscape reveals that there are a number of
different roof forms within Dickson Street.
Yes
The colours of garages, window frames,
ventilation and downpipes and balustrading on
main facades and elevations must be integrated
harmoniously with the external design of the
building.
It is considered that materials, frames, downpipes
and the like will integrate well with the streetscape.
Yes
The building form must be articulated to avoid
large expanses of unbroken wall. Articulation can
be provided by setbacks, awnings, recesses,
blade walls or projecting bays
The development is heavily articulated to Dickson
Street, there are no large expanses of unbroken
walls. See architectural plans for further details.
Yes
Monotone face brick walls and tiles for roofs
shall be used where they are existing in the
immediate streetscape. Alternative materials
may be considered as architecturally appropriate
to the style of the dwelling and the locality in
some circumstances.
The existing and immediate buildings surrounding
the site consist of a variety building finishes. There
are a number of different materials such as brick
veneer and rendered finishes along Dickson Street.
Yes
Highly reflective materials are not acceptable for
roof or wall cladding.
Building materials have been listed on plans that
form part of this application. It is not proposed to
use any highly reflective materials.
Yes
Front and side fencing facing the secondary
street on a corner site must be designed to be
sympathetic to the particular style of the
dwelling and take into account the style of
fencing on adjoining properties.
The subject site is not located on a corner allotment. N/A
Solid fencing forward of the building line
(including the building line to a secondary street
Reference is made to the submitted front fence
drawing which indicates the proposed front fence is
Yes
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
frontage on a corner site) shall not exceed a
height of 1m above NGL.
to include a solid component less than 1m in height
above natural ground level, and an overall height of
not more than 1.2m with the upper component
topped by visually permeable horizontal slats.
Any fencing forward of the building line
(including the building line to a secondary street
frontage on a corner site) may be topped by an
additional maximum 0.8m high open timber
picket, wrought iron, palisade or similar element.
Brick piers over 1m in height are permitted to
support the decorative elements, provided they
are equally spaced along the street, and do not
exceed a height of 1.8m.
As above. N/A
The following materials and finishes are not
permitted to be used in any fence forward of the
front building line (including the building line to a
secondary street frontage on a corner site):
unrendered cement block;
galvanised or aluminium sheeting;
fibre-cement board;
brushwood;
barbed wire; or
fencing with a spear-type design.
As above. N/A
Side fences forward of the front building line
shall be designed to taper down to the height of
the front fence line
No changes to side fencing arrangements are
proposed.
N/A
Side and rear fences on a slope must be designed
to allow stormwater to flow through or under
the fence without the flow becoming unduly
concentrated.
The site is relatively flat. N/A
Fencing on corner allotments shall incorporate a
minimum 1.5m x 1.5m splay adjacent to the road
intersection to maintain sight distances for
pedestrians and drivers.
The subject site is not located on a corner allotment. N/A
Solid fences adjoining vehicular access driveways
(including driveways on adjoining property) are
to be provided with a minimum 1m x 1m splay to
maintain sight distances for pedestrians and
drivers.
No front fencing indicated on plans. N/A
Dividing fences between private property and
Council parks, reserves, open space, etc must be
constructed only in timber palings (lapped and
capped) with a maximum height of 1.8m.
As above. N/A
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
ARCHITECTURAL DESIGN AND DETAILS
Building Forms
Flat roofs may be considered where there are
similar roof forms present in the immediate
street. Flat roofs are not appropriate in the case
of heritage items or heritage conservation areas
The proposed development incorporates a pitched
roof design which is consistent with the character of
Dickson Street.
N/A
Where a dwelling is located on a street corner it
shall be designed to address both street
frontages. Blank walls shall not be presented to
either frontage and walls shall be articulated or
staggered so as to avoid appearing unduly bulky
or long.
The proposed development is not located on a
corner allotment.
N/A
Two (2) storey porticoes
No porticoes or associated porches shall
protrude more than 1m forward of the front
building façade.
No porticoes or associated porches protrude more
than 1m forward of the front building façade. .
Yes
Solar Access and Natural Lighting
The design of new dwellings should ensure that
living areas face north, sleeping areas face to the
east or south, and utility areas to the west or
south to maximise winter solar access
It is considered that living areas for the dwelling are
appropriately situated for solar access. Plans reveal
that kitchen, living, family and bedroom areas are
open in design and positioned well to receive
afternoon sun while maximising cross ventilation.
Yes
In new dwellings, solar access to the windows of
habitable rooms and to at least 50% of private
open space must be provided or achieved for a
minimum period of 4 hours between 9.00am and
3.00pm at the winter solstice (June 22).
Solar access plans have not been provided. N/A
Natural Heating
Living areas should be oriented to the north to
maximise direct solar access
Living areas are orientated to the north and
maximise direct solar access.
N/A
Use materials that have a high thermal mass e.g.,
bricks to retain heat made available during the
day
It is proposed to construct the dwelling from bricks
and rendered finishes.
Yes
Natural Cooling
Windows and walls should be shaded by the use
of shading devices, eaves, louvres and trees.
Shading devices should be sympathetic to
dwelling design and not detract from the
Architectural features such as eaves have been used
as a shading device right around the site.
Yes.
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
appearance of the dwelling
Windows should be positioned to capture
breezes and allow for cross-ventilation.
Plans reveal that the dwelling will be cross
ventilated.
Yes.
Lighting
Vented halogen down lights, which project into
the roof cavity should not be used unless they
are fitted with insulating covers.
Expected to comply It is expected this
can be dealt with
at construction
stage
Water Tanks
C1-C10 No water tanks indicated on plans. N/A
Hot Water Heater Units
C1-C4 Plans do not indicate hot water heather. N/A
FLOOR SPACE RATIO
The maximum floor space ratio (FSR) permitted
on a site is to be as indicated in Table 1.
The proposal complies with the maximum floor
space ratio. See the above SLEP2012 section for
compliance
Yes
BUILDING HEIGHT
The maximum height of structures, as defined
within this DCP, permitted on a site is to be 9m
The overall height of the proposed development
does not exceed the maximum height of 9m
Yes
Roof Pitches and Shape
Flat roofs will be considered where they are
already present in the street or where a street
has no discernible architecture style.
A pitched roof design is not proposed. N/A
LANDSCAPED AREAS
The minimum landscaped area required on each
lot is indicated in the Table 2.
532.6m2 (36%)
216.82m2 (40%) The subject site exceeds the
minimum 36% requirement which complies with
SDCP2005.
Yes
Planting of Landscaped Areas
A minimum of 25% of canopy trees and other
vegetation shall be locally sourced indigenous
species.
A canopy tree is a tree which is expected to have
a minimum mature height of 6m planted within a
minimum 45 litre container or 25 litre container
No canopy tress proposed. N/A
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
for Australian native tree species (Refer to
Appendix 3 for weblink for Council’s recommend
tree list.)
2. Planting areas shall include a mix of low–lying
shrubs, medium–high shrubs and canopy trees in
location where they will soften the built form. 3.
Where no existing canopy trees are present on a
site at least two (2) canopy trees must be
provided in the front yard and one (1) canopy
tree in the rear yard.
New structures shall be positioned to provide for
the retention and protection of existing
significant trees, especially near property
boundaries, and natural features such as rock
outcrops.
SETBACKS
Street Setbacks
Primary street setback 9m.
Where the main entrance to the dwelling is from
the secondary frontage 3m.
Ranges between 5.5m and 10mm. Despite the
primary street frontage not complying with the
minimum requirement of 9m in SDCP2005, the non-
compliance is justifiable due to the predominant
front setback in the street being less than 9m – refer
to Figure 16 and Figure 17 overleaf which shows
multiple buildings encroaching the 9m setback along
the western side of Dickson Street, namely at No.34
Coventry Road, 9 Merley Road, and also the recently
constructed new two storey dwelling house at 4
Dickson street which has a primary setback down to
7.84m.
The non-compliance is also justifiable as the
proposed setback would not be in conflict with the
character of the western side of the streetscape
which also includes a minimal setback provision.
It is also noted that the subject site is an irregular
allotment that has an acute triangulation of the front
boundary at the street frontage that is a result of the
asymmetrical subdivision pattern along the eastern
side of Dickson Street.
This contributes to the non-compliance for a minor
portion of the building’s front articulation.
Subject site is not located on a corner allotment.
No-Justifiable
N/A
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
Figure 16 – Street setback plans showing the calculated street setbacks for buildings along Dickson Street. This image also highlights the irregular nature of the building setbacks which provides further evidence that the proposal will not be out of
character with the streetscape. Source: BCA - 2017
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
Figure 17 – Plan extract showing the 9m from setback as applied to the eastern side of Dickson Street, and also showing the minimal setbacks included on the western side of Dickson Street. Accordingly, given the context of the area, the minor front setback non-compliance exhibited by the proposed development is considered justifiable in the circumstances of the case.
Source: https://www.google.com.au/maps/ - edited by CPS for diagrammatic purposes.
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
Side and Rear Setbacks
The combined side setbacks for new dwellings
are to be 25% of the width of the block with
minimum 1.5m setbacks for each side.
Rear setbacks for the dwelling are to be a
minimum of 6m to provide adequately sized
outdoor living areas and adequate deep soil
areas for shading/screening trees.
The subject site contains an angled frontage
however the developable part of the lands width is
16.34m.
Western Side Setback – 1.55m
Eastern Side Setback – 2.58m
Combined Side Setbacks – 4.13m
The combined side setbacks equate to 25.2% of the
side width and therefore complies with SDCP2005.
The proposed rear setback is 3m which is not
compliant. However this non-compliance is
justifiable because the rear of the proposed
development provides an adequately size outdoor
living area and adequate deep soil areas. It is noted
that the building itself achieves the 6m setback when
not including the outdoor living area. The objectives
of the control can still be met despite the
aforementioned non-compliance, and pursuant to
Section 79C(3A)(b) of the Act, the variation should
be supported.
Yes
No-Justifiable
The following minimum setbacks apply to
ancillary structures:
Outbuildings (garden shed, studios,
cabana)
Minimum setback from side and rear boundaries
0.5m
No outbuildings proposed. N/A
Pools Minimum setback to the outside edge of
the paved concourse from the adjacent
boundary 1m
No swimming pool proposed. N/A
East-west Lots
For east-west oriented lots with the primary
street frontage facing east, the minimum side
setback should be on the north and the larger
side setback should be on the south so that
overshadowing is reduced.
Subject site is not an east or west orientated
allotment.
N/A
Basements
C1 – C11: Various controls that relate to the
basement design, minimum standards and
requirements.
The proposal includes a basement for car parking, with a storage room. The controls stated in the SDCP2005 have been met with respect to the design of the basement by addressing the following criteria:
Yes
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
to enter and exit the basement in a forward
direction.
10. Provision of pump-out systems and
stormwater prevention should be in accordance
with Council’s Stormwater Management Code.
11. Basements may not be permissible on flood
affected sites. Applicants should check with
Council and consider the submitting a pre-
lodgement application.
The basement area is within the building footprint of
the ground floor with no habitable areas. The
basement does not protrude 1m above the NGL and
has a height of 2.7m (3m floor to floor) internally
within the basement.
The design of the driveway complies with the
required gradient and is a width of 3.34m. The
driveway is perpendicular to the adjoining property
boundary, with sufficient space to allow vehicles to
enter and leave in a forward direction.
(CUT & FILL)
C1 – C8: Various controls that relate to the cut
and fill.
The subject site is predominantly flat. There is no cut
proposed other than for the basement.
The maximum fill proposed is 820mm at the rear of
the site.
Yes
PRIVACY
Views and View Sharing The proposed dwelling has been positioned to
maintain the existing building lines within the street.
The site does not adjoin any public reserves or
nearby public domain areas.
Yes
Visual Privacy
Arranging the layout of a building so as to reduce
opportunities for overlooking;
2. The use of fixed screening devices;
3. The separation of buildings;
4. The considered placement of windows and
openings; and Part A of Strathfield Consolidated
DCP 2005 Page 61
5. Appropriate evergreen screen plants and
trees. 6. Ensuring finished floor levels are not
excessively elevated above NGL
The ground floor of the dwelling will be provided with a gallery kitchen, butler’s kitchen, living area, rumpus room, lounge room, study, laundry and bathroom. Landscaped areas are provided to maintain and enhance existing and future privacy levels within the subject site and for adjoining properties.
The second storey contains four (4) bedrooms, a bathroom, walk in wardrobes and a sitting room as well as balconies. The dwelling has been designed to reduce privacy and amenity impacts on adjoining property to the north as illustrated in the architectural plans through strategic window placement.
The proposed development has been carefully designed to ensure that it will not create any adverse amenity, privacy or overshadowing impacts for both future residents of the proposal and adjoining properties.
The extent of overlooking into rear yards and windows of the adjoining properties from the first floor windows will be limited as these rooms are used as bedrooms, ensuites and bathrooms which are used less frequently than living areas and
Yes
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
predominantly at night
Windows
Be offset from the edge of any windows in the
adjoining dwelling by a distance of at least 0.5m;
or (b) Have a sill height of at least 1.7m about
the floor; or have fixed, obscure glazing in any
part of the window less than 1.7m above the
floor
Satisfied. See development layout plans. The building design has considered privacy impacts between adjoining dwellings on site and neighbouring dwellings. Building orientation, and placement of windows has been offset to minimise privacy and overlooking between adjoining dwellings.
Yes
Balconies and Screening
Upper storey balconies are not permitted on side
boundaries, except where facing the secondary
frontage of a corner lot, and provided other
setback controls can be achieved.
Elevated decks, verandahs and balconies shall
incorporate privacy screens where necessary and
shall be located at the front or rear of the
building only.
Small upper floor rear balconies measuring no
more than 1m in depth by 2m in length may be
permitted where an applicant can demonstrate
that the balcony would not unreasonably impact
upon the privacy of adjoining premises (including
buildings and outdoor spaces).
Second storey balconies extending for the full
width of the front façade are not permitted.
The rear balcony is off the master bedroom and not
a primary living space and therefore will not be
highly utilised. The eastern side of the balcony
contains privacy screening. This non-compliance is
also justifiable as the balcony is separated 20m from
the adjoining dwelling to the rear and as such no
unreasonable overlooking to the rear is considered
to occur. Furthermore a row of boundary screen
planting at the rear will assist with additional
privacy.
No-Justifiable
Acoustic Privacy
Noise-sensitive rooms, such as bedrooms, should
be located away from noise sources, including
main roads, parking areas, living areas and
recreation areas and the like.
Double glazing, laminated glass, vibration-
reducing footings or other materials, should be
considered to minimise the effects of noise
and/or vibrations.
The proposal is consistent with these controls. See development layout plans. The proposal achieves the development controls in relation to separation and distances to main roads.
Yes
ACCESS, SAFETY AND SECURITY
Address and Entry Sightlines
Buildings are to be designed to allow occupants
to overlook public places in order to maximise
passive surveillance
Design landscaping and materials around
dwellings and buildings, so that when plants are
Consistent. A contemporary design that will achieve
good presentation to the site’s frontages and high
quality landscaping, lighting and amenity for future
residents. See development layout plans.
Yes
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PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005
Control Proposed Complies
mature they do not unreasonably restrict views
of pathways, parking and open space areas.
External lighting should enhance safe access and
security around the dwelling and light spill must
not adversely impact on adjoining properties.
Lighting must be designed and located so that it
minimises the possibility of vandalism or
damage, is appropriate for the street and
minimises glare.
Pedestrian Entries
Pedestrian entries and vehicular entries should
be suitably separated to ensure pedestrian and
resident safety.
Building entrances and house numbers are to be
clearly visible from the street, easily identifiable
and appropriately lit.
Walkways and landscaping should be used to
direct visitors to the main building entrance. 4.
One (1) entry to the dwelling should be designed
to be as accessible as possible. This entry should
be a generous width, without steps, and should
be located to facilitate movement.
See development layout plans. The dwelling provides a sheltered space and a clear visible entry. Direct pedestrian access to the site will be via Dickson Street. Mail boxes are located perpendicular to Dickson Street, while garbage collection will also be collected form Dickson Street.
Yes
WATER AND SOIL MANAGEMENT
Onsite Water Management and Stormwater
Control
Onsite water management and stormwater
management has been incorporated into the design.
Refer to stormwater plans for more details.
Yes
Developments shall comply with Council’s
Stormwater Management Code.
On site detention devices may be required to
assist in the management of stormwater on site
The proposal makes provision for adequate drainage
so no negatively impacts from storm-water runoff
affect adjoining properties.
Yes
Soil Erosion and Sediment Control
The following sediment control measures are
recommended:
(a) Perimeter bank and channels;
(b) Turf filter strips; (c) Sediment fences;
(d) Sediment traps; and
(e) Roof guttering.
Appropriate sediment control measures have been
proposed. Referrer to the concept-storm water
plans.
Yes
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5.0 Section 79 Considerations
5.1 The provisions of any planning instruments, draft instruments,
development control plan or regulations
The proposal is permissible pursuant to the SLEP2012 and is generally in conformity with the general and
specific development controls and development standards. All relevant planning instruments have been
considered within this SEE. There are no known draft instruments applicable to the proposed
development
5.2 The likely impacts of that development, including environmental
impacts on both the nature and built environments, and social and
economic impacts
The surrounding area is mainly residential Land Zoned R2. The proposed development is somewhat responsive to the emerging context for the area and could represent the anticipated future design and form for future residents. The siting, scale, bulk, massing for the site has already complimented the streetscape established and is seen to be compatible with the existing uses on site
5.3 Built Environment
The proposed building is contained within the site and has been designed to provide a unique
architectural expression with references the desired future character of the area, in terms of bulk, scale
and form. The proposed development introduces a variety of building elements and utilises a visually
engaging architectural language with a selection of appropriate materials and finishes. The proposed built
form and composition of the new building responds to the existing character of the Dickson Street and
therefore provides a positive contribution to the visual quality of the overall site.
5.4 Natural Environment
The proposed development responds well to the exiting environment and aims to maintain the existing
mature trees on site. The development of the site incorporates generous landscaping provision with a
variety of landscape elements which will significantly enhance the natural environment of the site in an
urban context.
5.5 Access and Traffic
All vehicular and pedestrian access to the subject site will be via Dickson Street. The proposed dwelling is
not expected to have any impacts from car parking and traffic associated with the proposal. It is
anticipated that the traffic and use of the site will have low impacts on the road network.
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5.6 Solar Access and Overshadowing
Good solar access is achieved in the proposed development due to the location and orientation of the
site. The newly proposed two (2) storey dwelling house on the subject site exhibits an ideal northerly
orientation as demonstrated in the Architectural plans.
As depicted in the shadow diagrams submitted as part of the development application package, greater
than 70% of the dwellings will receive a minimum of 3 hours direct sunlight between 9am and 3pm in
mid-winter to both living areas and private open space areas.
5.7 Hydrology
Stormwater plans have been prepared by Loka Consulting Engineers and submitted as part of this DA
package. Reference should be made to these documents for further drainage and stormwater
information.
Stormwater run-off from the site will be managed during construction and during operation. Erosion and
sediment controls will be employed during construction as per the plans submitted.
5.8 Visual Privacy
A high level of internal and external privacy is maintained by the proposed development through a range
of measures including the orientation of the building mass towards Dickson Street and the private open
spaces provided at the rear of the proposed development.
As noted the majority of the balconies within the proposed development are orientated towards the street and do not cause unreasonable overlooking of habitable rooms and principle private open spaces of dwellings.
5.9 Safety Security and Crime Prevention
Safety and security features will be incorporated in accordance with the principles of Crime Prevention
through Environmental Design (CPTED). Features include:
Clear visible entrances to the building
Direct access, promoting and restricting movement throughout the site
The proposed building has been designed to appropriately address the street and provide opportunities
that overlook the public domain. Passive surveillance opportunities are provided from within the building
areas that overlook the site. Furthermore, the proposal, includes balconies and living areas that promote
passive surveillance
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5.10 Air pollution
It is expected that air pollution form construction and operation of the proposal will be low. The proposed
development is to be for residential purposes. It is therefore considered that the risk of air pollution
occurring during construction and future use of the site is low.
5.11 Construction
The proposed works will be carried out in accordance with the provisions of the Protection of the
Environment Operations Act 1979. All construction materials, vehicles, waste and the like will be stored
within the site. A construction Management Plan forms part of this DA. The proposal will comply with the
relevant standards pertaining to health and safety and will not have any detrimental effect on workers or
the general public
5.12 Economic Impacts
The proposed development is likely to contribute to a range short term economic benefits in the
Strathfield City local government area and surrounding area of Sydney through the following measures:
employment of tradesmen and other construction-related professionals;
increase in housing stock
on-going consumption from new/additional households;
cost savings associated with improved energy and water efficiency.
5.13 Consultation
The DA will be subject to notification on accordance with Council requirements. Any submitted objections
will be addressed after the cessation of the notification period.
5.14 Ecological Sustainable Development
As demonstrated by this SEE, the proposed development raises no adverse impacts or consequences in
regard to the principles of Ecologically Sustainable Development and is considered to be an appropriate
use of the land in terms of social, economic and environmental criteria. The subject is for residential
purposes it is envisaged this will continue into the future with the construction of a new dwelling. The
proposed building is not expected to further impact on biological diversity and ecological integrity. The
proposal is considered to comply with the principles of ESD such as intergenerational equality and
conservation of biological integrity.
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5.15 Suitability of the site
Based on the above discussion, the site is considered suitable for the development. It is considered that
the proposal positively contributes to the public interest and proposes a development that is consistent
with the objectives of its zone (R2 – Low Density Residential) and will be consistent with the established
residential area.
This SEE has demonstrated in detail that the site is suitable for the proposed development. In summary,
suitability is achieved given:
The proposed development is permissible and will be consistent with the objective of the
Zone by providing on going housing need
The development will appropriately respond to the environmental conditions and site
constraints
The site is adequately serviced by water, sewerage, electricity, and local road networks
The site is adequately drained
The development will not lead to unreasonable transport demands
Appropriate measures will be provided during works to control soil sedimentation and
erosion.
As a result, the proposed development is considered compliant with the considerations under Section
79C of the EP&A Act 1979 and is therefore suitable for the subject site.
5.16 Public Interest
The proposed development has carefully been designed to be compatible with the existing street pattern
and future character of the area. The proposed development will be consistent with the public interest
primarily given the following:
The development is permissible and satisfies the relevant objectives of the zone
The proposal achieves full compliance with the relevant statutory and non-statutory
controls
There would be no significant effect on the health and safety of the public.
Positive economic and social impact will result from the development, in particular job
opportunities will be created during the construction stage
For these reasons the approval of the development is considered to be in the public interest.
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6.0 Conclusion
The proposal seeks approval for a two storey residential dwelling house. The proposal has been assessed
as being satisfactory with respect to the relevant provisions of Section 79C of the EP&A Act 1979. The
proposed use is permissible with consent in accordance with the provisions of clause 2.8 of the SLEP2012.
Following a review of the relevant planning controls, it is concluded that the proposed development is
consistent with the objectives, planning strategies and detailed controls of these planning documents
with the exception of those discussed in detail previously in this statement.
Consideration has been given to the potential environmental impacts that are relevant to the proposed
development and this report addresses these impacts. The proposal will perform adequately with
respect to the surrounding natural and built environment and maintain an appropriate level of on-site
amenity for future users of the site.
It is also noted that any non-compliances identified within this SEE have been adequately justified in
accordance with the provisions and objectives of the Clauses within the SDCP2005.
In light of the merits of the proposal and the absence of any significant adverse environmental effects,
the DA is considered admirable to be approved by Council.