9.1 08 residential flat buildings 140102 - amazon s3 · d.c.p. for residential flat buildings in...

Residential Flat Buildings in the 2(c) Residential and 9(a) Mixed

Residential Business Zones

Sutherland Shire Council

9.1/08 edition 7

D.C.P. for Residential Flat Buildings in the 2(c) and 9(a) Zones Page 1

Contents

1 Where does the Plan apply?2. What is the purpose of this Plan?3. What are the objectives of this plan?4. How does this Plan relate to other Plans?5. Pre-application Consultation6. Making an application7. Can this plan be varied?8. Public Notification9. Minimum allotment sizes10. Siting and Scale

10.1 Setbacks10.2 Height10.3 Floorspace ratio10.4 Environmental impact

11 Streetscape and Urban Design11.1 Presentation to the street11.2 Balcony design11.3 Colours and materials11.4 Roofing11.5 Fencing11.6 Street trees11.7 Paving

12. Landscaped area13. Carparking and vehicular access14. Amenity

14.1 Noise14.2 Privacy14.3 Solar access14.4 Views14.5 Safety and security

15. Heritage16. Site facilities

16.1 Drying areas16.2 Waste management16.3 Storage areas16.4 Letterboxes16.5 TV antennas16.6 Pedestrian access

17 Adaptable housing18 Energy efficiency19 Site drainage20 Frontage/footpath works21 Section 94 Contributions22 Origin

AppendicesAppendix 1 Driveways and PavingAppendix 2 Car parking MapsAppendix 3 Waste Management SpecificationAppendix 4 Solar Water Heating SystemAppendix 5 Sustainable Building Materials


1. Where does the Plan Apply?

This plan applies to the development of Residential FlatBuildings in the 2(c) Residential (including the 2(c) zonewithin the Foreshore Scenic Protection area) and 9(a)Mixed Residential/Business zones covered by theSutherland Shire Local Environmental Plan 2000.

2. What is the Purpose of the Plan?

The purpose of this plan is to provide planningguidelines to ensure that housing developments in theform of residential flat buildings are environmentallysustainable and meet community expectations.

Environmentally appropriate development considersissues of ecological sustainability, social equality andeconomic viability. These are key objectives inCouncil’s Housing Strategy.

All design issues (objectives) contained within thisdevelopment control plan aim to achieve a moreenvironmentally appropriate outcome and minimiseadverse impacts of developments on the quality andcharacter of the natural and urban environment.

Many initiatives aimed at creating more environmentallyappropriate development have been incorporated intothis development control plan. Some of these initiativesinclude:� energy efficient design,� greater emphasis on landscaping requirements and

deep soil planting areas on site,� a required NATHERS rating of an average of 4

stars, and� the minimisation of impervious surfaces on site.

3. What are the Objectives of thisPlan?

The objectives of this plan are:

a) to ensure residential flat developments are designedto a high standard and that each successivedevelopment contributes to an improvement in thequality of the urban environment; and

b) to ensure residential flat buildings are integrated intotheir locality to enhance living environments forexisting and future Shire residents; and

c) to ensure that residential flat buildings areenvironmentally appropriate within the context ofthe Sutherland Shire; and

d) to ensure that residential flat developments providea quality living environment for residents of thedevelopment.

4. How does this Plan Relate toother Plans?

This DCP provides the detailed guidelines for residentialflat building developments in the Residential 2(c) and9(a) zones in addition to the provisions contained inSSLEP 2000.

Some areas within these zones may also be covered by asite specific DCP. Specific development control planstake precedence over this development control plan.However, for standards not contained in the specificdevelopment control plans, this plan applies.

In addition to this DCP there are other DCPs that applyto residential flat building development on land zonedResidential 2(c) and/or 9(a) Mixed Business/Residential,including:� Duration of development consents� Notification of development applications� Landscape

You should contact Council’s Customer Service Centrefor more information.


5. Pre-Application Consultation

After researching this document it is recommended thatintending applicants consult directly with Council’sEnvironmental Assessment staff prior to preparingdetailed development plans.

Pre-application consultation with staff can assist in thetime taken to assess applications and reduceamendments required to plans. A prerequisite of the pre-application consultation is the preparation of a siteanalysis and a development concept plan.

A site analysis establishes the development context byshowing graphically the constraints and opportunities onthe site in relation to natural elements and existingbuildings in the immediate surroundings. It shouldinfluence the design and minimise negative impacts onthe amenity of adjoining developments and tocomplement neighbourhood character.

A site analysis is to be presented at the pre-applicationconsultation and submitted with a developmentapplication. The site analysis should indicate (whererelevant) in relation to the site:

1. Contours – at 1m intervals and related toAustralian Height Datum

2. Existing vegetation – in particular major trees on thesite and street trees, identified by size and botanicalnames or common names.

3. Buildings – location and uses of existing buildings

4. Views to and from the site

5. Location of utility services and stormwater drainagelines and street crossings.

6. Orientation, microclimate and noise sources

7. Any contaminated soils and filled areas

8. Fences, boundaries and easements

9. Any other significant site features eg rockoutcrops;

And in relation to the surrounding area

1. Location, use and height of adjacent and oppositebuildings – locating window openings facing the siteboundary, and private open space

2. Views and solar access enjoyed by adjacentresidents

3. Major trees on adjacent properties

4. The built form and character of adjacent andnearby development

5. The difference in levels between the site andadjacent properties

The site analysis can be hand drawn but must be toscale,and must be accompanied by a declaration that theinformation provided is correct and true in every detail. Awritten statement should also be prepared explaining howthe development design has responded to the site analysis.

grass

3*

Views

1*

1* bed

openspace

3m

1*

Private

2*Brooks Street

*

17

0 105 15

1*

15

5*

See schedule of trees

20 25 30NORTH

2*

3m

15m

13

5*

to streetfencing

19

No

1*66.0

bed

bed

bed

shed

1*

15m

prevailing

6m

68.0

storeystwoall

winds

15m

6

2*

Pool

15m

10

for a depth of 15mShow adjacent detail

Natural water course

8

2*

67.0

68.0

12shed

Site analysis can improve design responses. This is anexample of site analysis information.


Development concept plan

In conjunction with the site analysis, a developmentconcept plan must also be prepared and presented at thepre-application consultation.

The development concept plan may be presented at thefirst pre-application meeting or at a subsequent meetingprior to the submission of the development application.

The presentation of a development concept plan shouldbroadly indicate how the development addresses issuessuch as bulk, height, scale, solar access and landscaping.Specifically, a development concept plan must include aconceptual plan indicating:

(a) Site layout and outline of the building footprintand the relationship to the adjoining sites; and

(b) location of the main site featres, including but notlimited to, landscaping, drying areas, wastemanagement, facilities, driveways/paved areasand paths; and

(c) location of parking areas, vehicular maneouvringareas, car wash bays, bicycle storage areas etc;and

(d) elevations of the proposed building/s, includingthe street elevations.

6. Making an Application

Applicants are advised to use the services of a qualifieddesigner to prepare plans. A qualified designer means aperson registered as an architect in accordance with theArchitect’s Act 1921.

The development application should take into accountidentified site constraints and the objectives of theDevelopment Control Plan.

Applicants should be aware that compliance with theguidelines within this development control plan will notguarantee approval of development applications. Theobjectives of the plan must be met.

On submission, development applications for residentialflat buildings will be referred to the ArchitecturalReview Advisory Panel for advice on the design qualityof the development.

To submit a development application you need tocomplete a Development Application form togetherwith the following plans (5 copies) and information:

1. Site plan – illustrates the location of all structuresboth proposed and retained on site and must includea north point.

2. Site analysis – identifies existing natural elements ofthe site, such as existing vegetation, propertydimensions, footpath crossing levels and alignments,slope and topography, and all structures onneighbouring properties, including location ofwindows, doors, balconies, entertainment areas. Itmust include photos of the site frontage andstreetscape.

3. Survey – needs to include existing site levels at thecorners of the proposed site, the site contours at 1metre intervals and the proposed floor levels using afixed benchmark related to the Australian HeightDatum. The plan should also indicate the location ofexisting structures, easements and services, trees andgeneral site features, as well as north point, existinglevels and improvements within the public road tothe frontage of the site. If the site is a water frontproperty, it must include the location of theForeshore Building Line and Mean High WaterMark relative to the Certificate of Title/DepositedPlan registered as at 24 April 1980.

The survey for a strata subdivision shall comply withthe Strata Scheme (Freehold Development) Act,1973


4. Footpath crossing levels and alignmentapplication - an application for levels andalignments needs to be lodged with Council, prior tosetting proposed levels within the site and prior tolodging a Development Application.

5. Floor plan & FSR calculation - is a fullydimensioned plan which identifies the major use ofeach of the internal structures within a building, iebalconies, bedrooms, living area, kitchen facilities,bathrooms, doors and windows etc. Where a floorplan is required, it must include the floor space ratiocalculation through either hatching, highlight orcolour.

6. Elevations - illustrates all profiles of the proposeddevelopment, and includes dimensions of theproposed development, location of windows, doors,roof pitch and eave overhang. It must also includedetails of surface finishes and construction materials.It should also indicate the existing and finishedground levels and all finished floor, ceiling and ridgelevels to Australian Height Datum (AHD).

7. Sections - illustrates a cross section through theproposed structure, indicating building materials andconstruction method from the footings right throughto the roof.

8. A4 Notification Plans – is included in letters ofnotification of a proposed development toneighbours and must include a complete floor, siteand elevation plan reduced to an A4 page/s.

9. 3D presentation of the development, artist’simpression and/or perspectives – A scale model orelectronic model and a photographic montage of theproposed development (indicating context withadjoining development) must be submitted. Themodel must be suitable for exhibition purposes.

10.Landscape area calculations - where required, thesite plan must also indicate landscape area throughhatching, highlight or colour.

11.Landscape details - plans or drawings thatdemonstrate the basic ideas and principles of theintended works. The plan should highlight all theproposed landscape area, and the proposedtreatment, ie mass planting, paving, lawn etc. Theplan should also explain the landscaping principles,purpose and rationale. The location and species ofall existing trees on the site should be identified, andit must be indicated whether it is proposed to retainor remove each tree. (Where drainage details arealso required, they must be integrated with theproposed landscape concept.)

12. Drainage Details – plans or drawings whichillustrate the concepts of a stormwater managementsystem from the site to the council drainage systemand include a detailed site survey. Where an on-sitedetention system is required, the type and locationmust be shown and must be integrated with theproposed landscape design.

13. Acoustic Report – where a development abuts anarterial road and/or a rail corridor, a report by anappropriately qualified acoustic consultant is to besubmitted to ensure that acoustic privacy criteria aresatisfied.

14. Erosion & Sedimentation Control Details - planor drawing that shows the nature and location of allerosion and sedimentation control measures to beutilised on the site, should be included with theConstruction Management Details.

15.Shadow Diagram - A diagram demonstrating theextent of over shadowing caused by the proposeddevelopment on adjoining properties as measured at9am, 12 noon and 3pm on 21 June, the equinox and21 December. The diagram must indicate theprogressive impacts on the adjoining property/s.

16.Construction Management Details – a conceptplan that can later be developed into a sitemanagement plan including the following:

� Locations and types of sediment control fencing� All weather vehicle egress, including cattle grid or

similar� Hardstand areas for loading and unloading materials

including location of crane and concrete pumps� Location of material storage on site� Location of any site sheds� Location of underground services and over head wires� Location of hoardings and site fence


17.Frontage Works – a plan that illustrates theproposed location of a footpath crossing fordriveway access, footpath paving, kerb and gutter,kerb ramps and road shoulder.

18.Energy Rating Certificate- Certification from anaccredited assessor on the energy rating for theproposed building envelope, hot water system andany clothes drier to be installed .

19.Adaptable Housing ReportReport on compliance with AS 4299 for 10% of alldwellings (or a minimum of one unit whichever isgreater)

20. Statement of Environmental Effects – adescription of how the application addresses andsatisfies the objectives and standards of SSSLEP2000 and relevant Development Control Plans ofCouncil & S.79(c ) of the Environmental Planningand Assessment Act, 1997.

7. Can this Plan be Varied?

Sutherland Shire Local Environmental Plan (SSLEP)2000 provides the objectives, land use controls anddevelopment standards for development in the Shire.The basis for the LEP includes the Housing Strategy andHeritage Study. In this plan, extracts from SSLEP 2000are shown in italics.

Provisions of SSLEP 2000, known as developmentstandards, may be varied under State EnvironmentalPlanning Policy No. 1 – Development Standards (SEPP 1).The application needs to be supported by a writtenobjection that compliance with a particular developmentstandard is unreasonable or unnecessary in thecircumstances of the case, and specifying the grounds ofthat objection. Council needs to be satisfied that theobjection is well founded before granting developmentconsent.

Due to the concerns of Council about the developmentof residential flat buildings, every application that relieson a SEPP 1 will be submitted to Council forconsideration. Other provisions in this DCP may only bevaried with a statement, supporting the application,which demonstrates how the objectives are satisfied.

The development of all residential flat buildings mustcomply with both the objectives and controls anddevelopment standards outlined in this DCP. However,strict compliance with any of these controls does notnecessarily guarantee development approval andCouncil may consider a variation if the developmentachieves the stated objectives.

This plan contains two types of planning controls –development standards and design controls.

Development Standards are contained in theSutherland Shire Local Environmental Plan 2000(SSLEP2000) as amended. Any proposal to vary thosestandards from the local environmental plan must beaccompanied by a formal objection to the standard underthe provisions of the State Environmental PlanningPolicy No. 1.

This plan also contains more detailed provisions forresidential flat buildings consisting of objectives andcontrols for all aspects of this plan. Each application willbe considered on the individual circumstances andmerits of the case in terms of the achievement of theobjectives of this plan.

The Design Controls that are set out in this plan aregenerally more detailed than the Sutherland Shire LocalEnvironmental Plan 2000. Any variation to thesecontrols must be supported by a statementdemonstrating how the objectives are fully satisfied.


8. Public Notification

Development applications will be publicly notified inaccordance with Council’s Notification of DevelopmentApplications Development Control Plan.

A development application will not be publiclyexhibited until all information required as part of theapplication is submitted. Incomplete applications willnot be publicly exhibited.

9. Minimum Allottment Sizes

The available site area influences the relationship of abuilding to its neighbours and also increase theopportunity for tree retention.

Objectives

1. Development that promotes the efficient use ofresidential land, having regard to the existingallotment sizes, the expectations of the communityand the environmental capacity of the various zones.

2. Development that does not result in isolated parcelsof land that cause reduced development potential.

3. Appropriate site areas with sufficient allotmentwidths to enable environmentally sensitiveresidential flat developments.

Controls

Development Standards

In accordance with Clause 37 and 38 of SSLEP 2000the following requirements apply to the 2(c) Residentialzone:

� the minimum allotment size is 1800m2, and� the minimum allotment width is 30m.

Where a residential flat building development does notcomply with the minimum allotment size requirements,Clause 39 of SSLEP applies.

These standards apply to residential flat developmentsunless otherwise indicated in a development controlplan. You should check with Council to see whetheryour site is affected by such a plan.

Sites should be consolidated in accordance withthe minimum requirements and avoid leavingisolated lots


10. Siting & Scale

Objectives

Development that is compatible with the objectives ofthe Residential 2(c) and 9(a) Mixed Residential/Business zones in SSLEP 2000.

Sufficient separation between buildings to protectprivacy and sunlight access to neighbours.

Development that has adequate space for landscaping,privacy, solar access, private open space and anattractive and consistent streetscape.

Significant existing vegetation, both indigenous andexotic is retained and enhanced.

Development that minimises the impact on theenvironment and that preserves significant site featuresare preserved.

Developments with appropriate integration, buildingmass, form and articulation, which is sympathetic to theprevailing character of surrounding buildings and thestreetscape.

A consistent scale of development that relates to thetopography of the land and optimises views forresidents.

Controls

10.1 Setbacks

Design Controls

Minimum setbacks:Front 7.5mRear 4 mSide 4 m

A variation may be considered to the front setbackwhere adjacent residential flat buildings are closer to thefront boundary, in which case, an average setback maybe considered on merit (that is, the average of the closersetback and 7.5m).

Greater side and rear setbacks may be requireddepending on site layout and design considerations.

Where a Foreshore Building Line applies developmentmust comply with the required setback.

10.2 Height

The height controls for residential flat buildingdevelopments aim to ensure that new buildings fit intothe existing streetscape.


Clause 34(2)(b) of SSLEP 2000 requires that beforegranting consent for development within the 2(c)Residential zone, the consent authority must considerany height limit specified in any development controlplan applying to the land.

For development in the 9(a) Mixed Residential/Businesszone, Clause 74 of SSLEP 2000 states:

(1) Except where a maximum height is specified in adevelopment control plan, the maximum height fora building in the mixed residential/business zone is:

(a) 7.2 metres to any point on the uppermostceiling, and

(b) 9 metres to the highest point on the roof.

A storey, in SSLEP 2000 is defined as:

(a) the space between two floors, or(b) the space between any floor and its ceiling or roof

above, or(c) foundation areas, garages, workshops, storerooms

and the like, where the height between ground leveland the top of the floor above is 1.5 metres ormore.

A storey which exceeds 4.5 metres is considered as twostoreys.

Where a maximumheight is not specifiedin a DCP, the maximumheight is 3 storeys


Design Controls

Where a maximum height is not specified in a sitespecific development control plan, the maximum heightfor a residential flat building is three (3) storeys.

The height of the development should be consistent withthe surrounding development and should be in contextwith the streetscape including the height of buildings onthe opposite side of the street.

The height of the development must not dominate ordetract from the natural landform. Buildings should besited in relation to the site’s natural context andtopographical features.

On steep or sloping sites, developments should notprotrude from the landscape but should be staggered orstepped into the natural slope of the land.

Developments should avoid the unnecessary use of cutand fill by designing and siting buildings within thenatural slope of the land.

The height of a residential building should not detractfrom the amenity of adjoining residents.

10.3 Floorspace ratio

The building bulk should be distributed to maintain acompatible scale with adjacent and nearby buildings.


Clause 35 of SSLEP 2000 states that except where afloorspace ratio is specified in a development controlplan, the maximum floorspace ratio is 1:1.

Design Controls

Within a 9(a) mixed residential/business zone themaximum floorspace ratio for a residential flat buildingis 1:1 unless otherwise stated in a specific developmentcontrol plan.

It should be recognised that in some circumstances themaximum floorspace ratio may not be achievable due toparticular site constraints or the need to satisfy otherdevelopment standards, particularly landscaped area.

10.4 Environmental Impact

Design Controls

Development must minimise any environmental risksassociated with its location.

Developments must be designed so as to minimise cutand fill.

Development must be designed around the existingsignificant trees. These must be identified on the siteanalysis.

A minimum 3m setback from structures is required fortrees to be retained. A bond or bank guarantee will betaken on significant trees to be retained, to be refundedafter final inspection if trees are kept in good condition.If a tree has been removed or damaged, Council will notrefund the money and two similar trees will be planted.

Any money not refunded will be used for canopy treeplanting on public land in the same locality

4.5mmaximumFFL toceiling

1.5m maximum fromexisting ground level toFFL


11. Streetscape and Urban Design

Improved streetscape and urban design in 2(c) and 9(a)zones where residential flat buildings are proposed is ofutmost importance in this plan.

Streetscape is impacted on by building forms andactivities on each side of the street. The space created bythe buildings is very important in establishing thecharacter of the street and the streetscape. Thestreetscape encompasses the public domain of the area.

Urban design is used to create streetscape character bydefining urban/built forms. Urban design can be used todefine setbacks of buildings, building heights, separationof buildings etc. By defining the built form through theseaspects of development, a particular streetscape iscreated.

Urban design in this plan is the relationship of structuresto each other and to the public domain. It is not limitedto the appearance of a single development but therelationship of that development to its overall urbancontext.

New development needs to reinforce the character andscale of existing buildings in the visual spaces of thedomain that are likely to remain in the longer term andimprove as far as possible.

The landscape and types of planting in the street mustalso be reinforced and improved. Much of the characterof the existing suburbs in Sutherland Shire comes fromthe mature trees in the landscape. It is critical that anysignificant mature trees that contribute to the residentialareas are kept to maintain the tree canopy and added towherever possible.

Objectives

1. Development, that makes a positive contribution to alocality by high quality, contextual urban design andan improved streetscape.

2. Development, that when viewed from the street (orother public area) is compatible with the characterand scale of any existing buildings to be retained onthe site, and similar residential development in theimmediate vicinity.

3. Materials and design elements should becomplementary to the existing development so as tocontribute to and enhance neighbourhood andstreetscape character.

11.1 Presentation to the street

Design Controls

New development should overlook the street or anyother public area.

Developments on prominent street corners and atprominent intersections should be designed to defineand/or delineate the boundaries of the area and are toaddress both street frontages.

On corner sites, blank walls should not be presented toeither frontage. The building should be designed toarchitecturally emphasise to the corner position.

Where appropriate, vehicular access to the developmentshould be situated to the side or from rear lanes, so as notto dominate the street and interrupt the façade of thebuilding.

If basement entry points are to be located in the frontfaçade, these should be designed and angled away fromthe street frontage so as to reduce the visual impact.

Where provided, ground level carparking areas must besuitably landscaped and screened from the street.

Pedestrian entries should be clearly visible from thestreet so as to provide a sense of address and visualinterest.

The building should have sections of walls, windows,balconies and other detailing of a similar scale to otherrelated buildings in the street.

11.2 Balcony design

Balconies provide an outdoor recreation space forresidents within residential flat buildings. Balconies ofvarying sizes satisfy different needs of residents and canadd interest to the design of the building.

Design Controls

A minimum of one balcony with a minimum area of8m2 and a minimum width of 2.5m is to be provided toeach dwelling with access from the living area of thedwelling.

Balconies must be integrated into the overall design ofthe building and enhance the appearance of thedevelopment.


11.3 Colour and Materials

The appropriate selection of building materials andcolours can significantly improve the appearance thefaçade of a building and the overall design of thedevelopment.

Design Controls

The materials and/or colours of any new development inexisting residential flat areas should be consistent withthe general character of other similar developmentapproved in the locality.

In areas visible from the water or foreshore areas,colours and materials must blend with the naturallandscape of that locality.

Where a specific DCP exists, then the colours and/ormaterials for the development must be in accordancewith the requirements of the specific DCP.

Where basement car parks extend above the naturalground level, they are to be treated so to not detract fromthe overall appearance of the building and be integratedinto the landscape.

Driveway walls adjacent to the entrance of a basementcar park are to be treated so that their appearance isconsistent with the basement or podium walls.

The colours of roof materials, garages, down pipes onmain facades and elevations, window frames,balustrading and ventilation is to be integrated with theexternal design of the building.

11.4 Roofing

Design Controls

The roof of a new building should be designed toenhance the character to the building. Where severalbuildings form a group there should be consistency ofmaterials, angle of pitch and colour.

In areas visible from the foreshore, roofs must bedesigned to blend into the landscape of the locality.

Roof plant lift motor rooms and other rooftop elementsare to be incorporated within the overall roof design.

11.5 Fencing

Design Controls

Front fencing is not permitted in new residential flatdevelopments.

Fences between new and existing residential flatbuildings or adjoining public open space must beremoved upon completion of the building works.

Fences may be maintained between new residential flatdevelopments and existing housing, until redevelopmentof those houses, where it will then be required to beremoved.

11.6 Street Trees

Design Controls

All existing street trees must be retained and reinforcedwith additional canopy planting wherever possible bothon street and within the front setback.

Street trees must be the same species as existing streettrees or as specified in the street tree policy or sitespecific DCP applying to that area. In general theremust be 1 street tree for each 6 metres of street frontage.

11.7 Paving

Design Controls

Any paving used in the development should be chosento comply with the principles and design guidelines inAppendix 1 – Driveways and Paving.

Balconies must be integrated into theoverall design of the building

Minimumarea 8m�


12. Landscaped Area

Landscaping is an important part of the site planningprocess. Landscaping can directly contribute toachieving a more ecologically sustainable outcome andan overall improvement to the urban design appearanceof a residential flat building. It also assists in reducingurban run off flows by minimising impervious areas.

Appropriate site design also allows for the retention ofexisting trees and additional tree planting to preserve andenhance the tree canopy of the Sutherland Shire.

This section outlines the general landscape requirements.In addition to complying with the following controls,you should also consult the Landscape DevelopmentControl Plan.

Objectives

1. Existing mature trees and bushland vegetationretained within, and adjacent to, developmentsites.

2. Appropriate landscape treatment that integratesthe development into the streetscape.

3. Landscape design that includes the provisionof deep soil planting areas, which enable largescale tree and shrub planting to soften theappearance of the building and contribute tothe streetscape.

4. Landscaping that provides screening andfiltering to ensure privacy and reduceoverlooking.

5. Vegetative linkages to habitat areas preserved,reinstated or provided, for wildlife movement.

6. Landscaping that minimises impervious areasand reduces urban run off and provides fornatural stormwater infiltration.

7. Communal open space areas that are clearlydefined, and useable.

Controls

Development Standard

Developments must provide a minimum area aslandscaped area.

Landscaped area is defined in SSLEP 2000 as any partof the site of a building or a proposed building thatcontributes to achieving the objectives of the landscapedarea development standards of this plan. The site istaken to be only that part of the site zoned to permit thedevelopment for which the building is or is proposed tobe used

Landscaped area includes any areas used for gardens,lawns, shrubs or trees, but does not include any part ofthe site occupied by buildings, driveways, serviceaccessways, parking areas, communal drying yards,garbage storage areas, swimming pools, balconies ordecks.

The landscaped requirement is expressed as a percentageof the site area. In the 2(c) Residential and 9(a) Mixedbusiness/residential zone a minimum of 65% on the totalsite area is to be provided as landscaped area.

Design Controls

For the purposes of this clause the following definitionapplies:

Deep soil planting area is that part of the site, which islandscaped area and is not located on a podium.

The 65% minimum landscaped area is to be allocated asfollows:

� A minimum of 50% (of the 65% landscaped area)is to be deep soil planting area.

� The remainder of the 65% landscaped area may belocated on the podium. This area must have aminimum soil depth of 600mm (Refer to BestPractice Guidelines for Calculating LandscapeArea).

Existing trees, bushland and other natural features are tobe retained and incorporated into the developmentproposal.

The planting scheme must display a full range of generalplanting forms, eg large trees, medium trees, shrubs andground covers.


Landscaping in the vicinity of driveways(s) entranceshould not obstruct visibility for the safe ingress andegress of vehicles and pedestrians.

Landscaped areas are to be provided with a waterefficient irrigation system.

Surface stormwater storage detention basins may belandscaped provided that the area is densely planted andmulched. The organic mulch is to be stabilised withbiodegradable netting material or alternatively gravelsmay be used. Landscaped detention basins are to bedesigned jointly by the drainage engineer and landscapearchitect

An external energy efficient lighting system is to beprovided for pedestrian access and driveways locatedwithin communal open space

On level sites adjacent to major roadways, the provisionof earth mounds will enhance the developmentconsiderably at ground level and provide visual andnoise buffering (Mounding must consider any impactson storm water flow).

Street trees are required along street frontages within thefootpath area in accordance with Council’s Urban TreePolicy, or any applicable Development Control Plan.

13. Car parking

Most residential flat buildings are conveniently locatedto train stations, shopping centres and communityfacilities. However, private vehicle use remains thedominant mode of transport in the Sutherland Shire. TheShire’s reliance on private vehicle use is not sustainableand is resulting in increasing noise, air and waterpollution.

Providing car parking requires a balance betweenpotential parking demand, good urban design andenvironmental protection, while protecting residentialamenity and minimising environmental threats.

Car parking facilities in residential flat buildings shouldbe designed to conveniently, efficiently andappropriately serve users by:

� being reasonably close and convenient;� being secure, and allowing maximum surveillance,

minimising the reflection of car headlights onto thewindows of dwellings; and

� clearly defining any visitor parking, including anyparking for disabled drivers.

Car parking areas and associated facilities demandsignificant space. They need to be incorporated into theoverall design of the residential flat building so as to besympathetic and not dominate the overall design of thebuilding or the streetscape. On site car parking shouldalso be designed to provide easy access to resident andvisitor spaces and allow vehicles to enter and exit the sitein a forward direction.

Sensitive design of basement car parking areas can assistin ensuring that podiums and vehicle entry areas do notdominate the streetscape, thereby optimising areas fordeep soil planting. The integration of podium designshould be an integral part of the design of thedevelopment, and as far as possible should not visiblyencroach beyond the building footprint.

If specific development control plans contain lessrequirements for car parking than this developmentcontrol plan, then the precinct specific plans shalloverride the standards contained in this plan.


Objectives

1. Support increasing the use of public transport, walkingand cycling.

2. Vehicle access and car parking facilities that aredesigned to minimise visual and environmental impact.

3. Minimise the dominance of basement car parking areasand garages as viewed from the street.

4. Functional and secure bicycle areas and facilities.

Controls

Design Controls

Car parking must be provided in accordance with thefollowing requirements. The parking areas are identifiedon the maps included at Appendix 2:

1 bedroom/ studiounits (maximum)

2 bedrooms(maximum)

3+ bedrooms(maximum)

ParkingArea 1

1 space 1.25 spaces 1.5 spaces

ParkingArea 2

1 space 1.5 spaces 1.5 spaces

ParkingArea 3

1.5 spaces 1.5 spaces 2 spaces

The number of car spaces required is the maximumnumber of spaces that can be provided for adevelopment.

A minimum of one space is to be provided to each unit.Stacked parking is not permitted.

The dimensional requirements for on-site car parkingspaces and driveways giving access to parking spacesgenerally be set out in accordance with the AustralianStandard – AS 2890.1 – 1993 except where therequirements are specifically defined in this plan.

Car parking dimensions must comply with the followingrequirements:

Car space type Minimum carspace dimension

Unencumbered open space in basement 2.6m x 5.5mSpace in a basement, where one side isrestricted by a wall, fence or column

2.7m x 5.5m

Space in a basement, where both sides arerestricted by walls, fences or columns

2.9 m x 5.5m

Single gargage in a basementGarage door opening

3.0m x 6.0m2.7m

Disabled parking 3.2m x 5.5m

* Must be clear of all structural obstacles or impediments

One additional space for visitors is to be provided foreach 5 dwellings where a residential flat building islocated in an area with limited opportunity for on-streetparking, ie: with clearway restrictions, on a main road orwithin a commercial centre with time restricted parking..

When the calculations for the numbers of car parkingspaces (resident and visitor) results in a part or fraction ofa car parking space, the actual number shall be rounded:

� down to the nearest whole number, where thefraction of a car parking space is between 0.1 –0.49; or

� up to the nearest whole number where the fractionof a car parking space is between 0.5 – 0.9

On-site car parking spaces and garages, which areallocated to units, built to the Adaptable HousingStandard – AS 4299 must comply with the dimensionsspecified within that standard.

On-site car parking areas are to be designed to enableegress to the street in a forward direction.

All developments must provide two way vehicle accessonto the site at a minimum width of 5 metres for aminimum distance of 6 metres from the front boundary.

Where visitor parking spaces are provided, these are tobe situated near the access to the site, physicallyseparated from resident parking , signposted and readilyaccessible.

Visitor car parking must not generally be located wheresecurity doors impede access. If visitor spaces are to belocated in a security basement, the applicant mustidentify what devices are to be used to enable visitors toidentify and access the parking spaces.

The roof of the basement car parking area must not begreater than 1.5 metres above natural ground level. If thebasement exceeds the height requirement it will beclassified as a storey.

The visual impact of sub-basement external walls mustbe minimised through the use of various designtechniques including well proportioned ground levelarticulation and relief, mixed finishes and materials,terracing and/or dense landscaping.

One car wash bay with minimum dimension of 3m x7.6m shall be provided for all developments having 10or more dwellings. The car wash bay may also be avisitor space.


Car wash bays must have a pervious surface and drain tothe sewer. Discharges to the sewer must be inaccordance with Sydney Water (Trade Waste Section)requirements. Evidence of Sydney Water’s approval ofthe system must be submitted with the developmentapplication.Wash bays must be suitably signposted.

One lock up bicycle/scooter storage facility is to beprovided per 5 units, or part thereof. Bicycle/scooterstorage facilities should be designed to be capable ofaccommodating and supporting all usual types ofbicycles, to minimise damage in storage or duringmovement in/out of the parking space.

In addition, one bicycle/scooter parking rail per 10 unitsis to be provided for visitors. This parking rail must beaccessible to visitors

Types of facilities and design guidelines are specified inthe AS 2890.3 Bicycle Parking Facilities and Austroad’sGuide to Traffic Engineering Practice – Part 14 –Bicycles.

Any open parking areas (uncovered) must comply withthe principles and guidelines in Appendix 1 – Drivewaysand Paving.

14. Amenity

The design of residential flat buildings should optimisethe comfort, health and liveability for residents throughsuch features as sunlight, natural ventilation, privacy,dimensions of rooms, storage and internal arrangements.

Building design should take into consideration noisesources. The location of the building on the site, theinternal layout design, building materials used and thequality of building construction will all contribute to abetter acoustic environment for residents.

Designing for personal safety is also an importantconsideration and can be achieved through arrangingbuildings, open spaces and access points to allowoccupants to easily observe semi public areas aroundbuildings.

Objectives

1. Dwellings located and designed to provide areasonable level of privacy and minimiseoverlooking of neighbours’ windows andliving areas.

2. Siting and design of buildings that providereasonable visual and acoustic privacy forresidents in their dwellings.

3. All significant view corridors to be protectedfrom development.

4. Maintenance of, where reasonable, the viewcorridors of existing residents.

5. New developments orientated so thatdwellings are designed with living areasfacing north (between north-west and north-east).

6. The siting and design of buildings so that theycontribute to the actual and perceived propertysafety of residents and decreases opportunitiesfor committing crime.


14.1 Noise

Design Controls

Where a development abuts an arterial road, a railwaycorridor, or a proposed freeway, they must incorporatenoise reduction devices. Arterial roads for the purpose ofthis plan include:

� Princes Highway� Kingsway� President Avenue, between Acacia Road and

Kingsway� The Boulevarde, between Princes Highway and

Taren Point Road� Taren Point Road� Captain Cook Drive, between Taren Point Road and

Gannons Road� Port Hacking Road, between Princes Highway and

Kareena Road� Menai Road� Alfords Point Road� Old Illawarra Road

Noise sensitive areas, such as bedrooms and livingrooms, are to be located away from the noise source.

Where windows and doors are located adjacent to noisegenerating land uses, they should be acoustically treated.

Internal habitable rooms of dwellings affected by highlevels of external noise levels:� 40dB(A) in recreation and work areas� 30dB(A) in sleeping areas

Dwelling units should be designed so the bedrooms ofone dwelling do not share walls with living areas ofadjacent dwellings.

Mechanical ventilation of carparks, mechanical plantrooms, driveway entry shutters and garbage collectionareas must be designed to not interfere with the amenityof residents.

14.2 Privacy

Design Controls

The location of windows and balconies must bedesigned to maximise the privacy of adjoining and on-site residents. Windows/balconies should not be placeddirectly opposite existing windows/balconies, but shouldbe staggered to avoid overlooking.

Separate screen and mound

Dwelling units should be designed so thatbedrooms of one dwelling do not share wallswith living areas of adjecent dwellings

Direction of windowopening away from noise

Offset windows and balconies to improveprivacy


14.3 Solar access

Achieving minimum standards of solar access requiresconsideration of both the internal layout and orientationof the development and the surrounding developmentand natural features.

Design Controls

Building setbacks to the north may need to be increasedto maximise solar access and minimise overshadowingfrom adjoining buildings to the north.

Buildings should be designed so that daylight inhabitable rooms in adjacent dwellings is not significantlyreduced.

Buildings should be designed so that they do notexcessively overshadow neighbouring windows toliving areas.

The majority of dwellings are orientated to obtain wintersunshine to main living areas.

No overshadowing of solar collectors will be permitted.

14.4 Views

Design Controls

Identify existing views and locate and design newbuildings to minimise the loss of views enjoyed fromother buildings or public places, while still providingviews from the development itself.

Step buildings down the site and avoid steep roofs tominimise loss of views.

14.5 Safety and security

Design Controls

Dwellings should be orientated towards the street withentrances clearly visible both day and night.

Main entries and windows of buildings should addressthe street. Blank walls addressing streets and other publicplaces should be avoided.

Entrances of buildings should be easily identified andmust have appropriate and visible signage, unit numbersand street numbering.

Each individual dwelling should be clearly numbered.

Security devices should be discreet and not reduce thebuilding to a fortress like appearance.

Avoid the creation of hiding or entrapment spots, such asrecesses, alcoves, dense landscaping particularly in areasadjacent to the street or public places.

Habitable rooms should be positioned facing the streetand laneways so as to increase the level of casualsurveillance of the street.

Site and building layout of developments shouldminimise the need for pedestrian pathways segregatedfrom streets. Where such pathways are provided, casualsurveillance should be encouraged, they should be welllit at night and be clear of potential hiding or entrapmentspots.

Install intercom, code or card locks or similar for mainentries to buildings, including car parks.


15. Heritage

Objectives:

1. Retention and conservation of heritage items; and

2. Infill developments adjacent to heritage items whichare sympathetic to the significance of the item inboth scale and design.

Controls

If your site has a building, work, relic or place that is aheritage item under SSLEP 2000, your developmentmust be designed:

� To retain the item;� To complement the item by using compatible

building styles, colours and materials.

If your site is identified as a heritage item under SSLEP2000 contact the Environmental Services Division formore detailed guidance.

16. Site Facilities

Multi-unit living environments require well-planned sitefacilities that are functional and accessible for residentsand designed as an integral part of the development.

Site facilities should be integrated with and contribute tothe functional design of the residential flat building.

Objectives:

1. Essential amenities and facilities that are integratedwithin residential developments.

2. Simple and direct access to, and through thedevelopment for residents, visitors, trades people andservice vehicles.

3. Efficient and easy management of waste forresidents and waste collection services once thedevelopment is completed.

4. On-site waste management facilities that encouragesource separation, reuse and recycling by residents.

4. Waste areas that are designed so that collectionservices providers are able to efficiently collectwaste and recyclables with minimum disruption andimpact on residents.

16.1 Drying areas

Design Controls

Clothes drying facilities must be provided at a rate of 5lineal metres of line per unit.

Clothes drying areas should not be visible from a publicplace and should have a northerly aspect.

Clothes drying areas are not to be located forward of thebuilding line.

16.2 Waste Management

Design Controls

An area is to be provided for the temporary storage ofwaste and recyclables. It must be able to accommodatethe required number and size of bins/containers in theGarbage Service Matrix in Appendix 3 -WasteManagement Specification.


A bin room/area for developments with 22 dwellings orless must be conveniently located on the site for ease ofaccess by residents to deposit waste and for placing thebins at the collection point.

The bin room/area for developments with 23 dwellingsor more must be located as close as possible to the sitestreet boundary and orientated and designed for ease ofaccess by residents and Council’s Waste CollectionService.

The location and design of the bin room must not detractfrom the amenity and character of the streetscape.

Each bin and bin type must be accessible andmanoeuvrable in and out of the bin room/area withminimum or no handling of other bin types.

Waste and recycling collection is provided by separateservices. Each bin and bin type must be accessible andmanoeuvrable in and out of the bin room/area withminimum or no handling of other bin types.

All bin rooms/areas must have nibs to prevent bins frommaking contact with the walls, for the purposes of noisereduction.

There must be no lip or step between the bin room/areaand collection point

Recycling and waste bins must be located together, butseparated and clearly sign posted. Signage mustencourage and explain Council requirements for theseparation of recyclable material and waste.

Entry and exit widths, after doors and lintels, must be aminimum of 1m for 240 litre bins and 2 metres for 1500litre containers.

The bin room/area is to be free of all obstructions so asnot to restrict movement and servicing of the bins orcontainers.

The ground surface of the bin room/area which has 1500litre containers and driveway is to be of a smooth finishto enable easy movement of the container and minimisenoise impact on residents.

Design of the bin room/area must be aestheticallypleasing. Materials, design and landscaping mustcomplement the building.

A standpipe must be provided in close proximity to thebin room/area

16.3 Storage Areas

Design Controls

Provide a secure space per dwelling of minimumvolume 6m3 (minimum dimension 1m2) set asideexclusively for storage as part of the basement or garage.

Storage areas must be adequately lit and secure.

16.4 Letterboxes

Design Controls

Letterboxes shall be provided in accordance withAustralia Post’s requirements.

Freestanding letterbox structures should be designed andconstructed of materials that relate to the main building.

16.5 TV Antennae

Design Controls

A master antenna shall be provided for any developmentof more than three dwellings and be located so that it isnot visible from any public area.

16.6 Pedestrian Access

Design Controls

Access must be provided for people with a disability.Ramps instead of stairs should be provided and thewidth of doors and corridors and the height of handrailsshould be designed appropriately where relevant.


17. Adaptable Housing

Demographic trends indicate that there is a higherproportion of aged and/or people with disabilitiesresiding in the Shire.

Given the changing demographic nature of thecommunity, there is an imperative need to develop andencourage local housing policies that are flexible enoughto accommodate the needs of older people and peoplewith disabilities.

Adaptable housing is housing that is specificallydesigned to be flexible and easily modified at a laterstage for a person with a disability. The provision ofadaptable housing units within a development can assistpeople to continue to live in a dwelling, which is suitedto their mobility and level of ability.

The Australian Adaptable Housing Standard (AS4299)provides guidelines on adaptable housing which can beapplied to the planning and design of dwellings inresidential flat buildings.

Objectives

Housing choice within all developments so that peoplecan live independently for longer periods.

Economic and efficient use of all building materials.

Housing that will, in its adaptable features, meet theaccess and mobility needs of any occupant.

Controls

Design Controls

Ten percent (10%) of all dwellings on a site, or a leastone unit, which ever is greater, must be designed inaccordance with the Australian Adaptable HousingStandard (AS 4299 – 1995).

Adaptable housing dwellings must comply with theschedule of features as shown in Appendix A of AS4299 – 1995. A report on this must be submitted withthe development application.

Access to all storeys of the development, including thebasement, must be made available by a lift in order tofacilitate access by people with disabilities.

The lift car and surrounds must comply with theAustralian Standard for Lifts, Escalators and MovingWalks (AS1735.12).

An accessible path of travel in accordance withAS1428.1 must be provided between the street frontageand the dwelling entrance of any adaptable dwelling.

Minimum clear door openings of all doors must complywith or exceed the minimum as detailed in theAustralian Standard AS 1428.1.

Car parking and garages allocated to dwellings built tothe Australian Adaptable Housing Standard (AS 4299)must comply with the dimensions specified in thatstandard.


18. Energy Efficiency &Environmentally Sound BuildingMaterials

Energy efficient dwellings are designed and constructedusing appropriate materials and appliances to maximisethe use of sustainable energy sources (such as sunshine)and use energy more efficiently.

They are “smart” because they simultaneously helppreserve scarce resources, reduce the level of greenhousegas emissions and provide significant savings.

Applicants must demonstrate the energy efficiency ofthe proposal by submitting an energy rating from anaccredited assessor with the application.

NatHERS is currently the only rating tool accepted foruse. Other rating tools may be accepted in the future,once they have passed accreditation protocol.

In NSW the House Energy Rating Management Body(HMB) is the accreditation body for Home EnergyAssessors. Assessors provide a summary report, whichreflects the annual heating and cooling load for adwelling. The results of the report are expressed as a“star rating” of 0-5 stars (with ‘0’ being least to 5 starsbeing most efficient).

Objectives:

1. An improved quality and energy efficiency ofdwellings.

2. Dwellings that:- Use less energy- Are comfortable to live in- Are economical to run- Contribute positively to an overall reduction in greenhouse gas emissions.

3. Building materials that are energy efficient, non-harmful and environmentally sustainable.

Controls

Design Controls

A certificate from an accredited assessor showing aminimum 4.5 star energy rating for at least 95% of theunits within the development, with the average rating forthe development achieving greater than a 4.0 star ratingusing an approved HER tool (e.g. NatHERS). Ratingsare to be provided for each dwelling.

A hot water system with a minimum score of 3.5 usingSEDA greenhouse score for hot water heaters. Refer totable below.

Water Heater Type ScoreSolar-Gas Boost Storage 5Gas Instantaneous 4Gas-Storage High Efficiency 4Electric-Storage Heat Pump 4Gas-Storage Low Efficiency 4Solar- Electric Boost* Continuous 4Solar-Electric Boost* OP2 4Electric Instantaneous 2Electric Continuous 1Electric-Storage Storage (OP1, OP2) 1

* greater than 50% solar contribution.

The use of solar water heaters is strongly recommended.Refer to Appendix 4 for principles and design guidelinesfor the installation of a solar water heating system.

AAA rated showers, wash basins, kitchen sinks, andtoilet cistern sets must be installed.

Clothes dryers, where they are being installed, with aminimum score of 3.5. Refer to table below.

Clothes dryer Greenhouse tableEnergy Rating

LabelGreenhouse

Score5.0 5.54.5 5.04.0 4.53.5 4.03.0 3.52.5 3.02.0 2.51.5 2.01.0 1.5

Clothes Dryers 4.0kg and over. These conversions are forelectric systems only. The Greenhouse Score for gas-poweredclothes dryers will generally pass the minimum requirements.


To determine the Greenhouse Score of a clothes dryer,check the star rating on its Energy Rating Label(typically found on the front of the clothes dryer) andmatch it with the Greenhouse Score in the Conversiontable above. If it achieves a Greenhouse Score of 3.5 orgreater, the clothes dryer has passed.

Building materials should include the use of recycledmaterials, plantation timber and non-pollutingsubstances. Appendix 5 provides a guide in selectingsustainable materials. Refer to lists for recommendedplantation and regrowth timbers and timbers notappropriate for use in the Sutherland Shire.

The development must incorporate passive solarbuilding design including the optimisation of solaraccess to living areas and the minimisation of heat lossand energy consumption.

A minimum of 60% of all units must provide north-facing windows to living areas.

Careful consideration should be given to the location anddesign of window openings and building layout tofacilitate summer cooling by cross ventilation.

Window shading devices are to be incorporated into theoverall design of the building, especially for westerlyand easterly windows.

The development should be orientated to maximisenatural light within the development.

Note: Council only accepts HMB accredited energyratings (which must be submitted as part of aDevelopment Application.).

Exemption from minimum controls for newdevelopment

Only under exceptional circumstances will Councilconsider varying the minimum controls listed above.The circumstances are:

Steeply sloping sites – which may preclude slab floortype construction.

Unusual construction – where the prescribedassessment techniques do not address, or reliably assess,the performance of the construction being adopted andwhether there are prima facie grounds for believing theprescribed techniques significantly underestimate theconstruction’s performance.

Conflicting guidelines – for example, existingdevelopment conditions, other development controlplans or any other policy or guidelines that Councildetermines will have priority over this plan (eg heritagerequirements which preclude the attainment of theminimum rating requirements.

The applicant must satisfactorily demonstrate the reasonfor non-compliance and provide a statement from anaccredited assessor.


19. Site Drainage

The management of water detention and run off cancontribute significantly to the ecological sustainability offurther development within the Shire.

Council is committed to increasing the environmentalsustainability of residential flat buildings in the Shire.

Objectives

1. Water management that is integrated with urbandesign.

2. The volume of stormwater draining from adevelopment site should be minimised and theopportunities for water conservation for reuse shouldbe maximised.

1. The impacts of the development on water qualityshould be minimised.

Design Controls

Drain all roof and surface waters by pipeline to a streetand discharge to Council’s nearest piped stormwatersystem.

Discharge the stormwater into the same catchment areain which the land being developed is situated.

Roof and other surface waters are to be drained in thedirection of the natural fall of the land. The filling of landin order to redirect stormwater to Council’s drainagesystem is not permitted.

The Australian Rainfall and Runoff 1987 must be usedfor hydraulic and hydrological calculation requirements.

Should discharge be required through downstreamproperties, written agreement to the creation of aneasement to drain water must be submitted with thedevelopment application.

Development is to be sited clear of the 1 in 100 year (1%AEP) flood.

Allotment drainage must discharge to the roadway gutteror an approved stormwater system. Depending on siterequirements, Council may require:

� An easement over adjoining land to be obtained;� The creation of an easement to permit drainage of

adjoining land across the site;� On site detention of stormwater.

Generally buildings are not permitted to be constructedover easements. The filling of land in order to gaindischarge of roof and surface water by gravity to thestreet drainage is generally prohibited.

Drainage design should consider the size and impact ofdrainage pits.

Any construction, works or drainage carried out inconjunction with a development must meet the drainageconstruction specifications shown in Council’sSpecification for Civil Works.

Drainage lines must not be located so as to impact on thehealth or viability of existing trees on the site.

The on-site detention stormwater system is to bedesigned in accordance with Council’s policy.

Note:Site stormwater discharge should be limited to pre-development rates by the use of on-site drainage detention.


20. Frontage Works and Damage toCouncil Property

Background

The development must provide suitable passage for bothvehicular and pedestrian traffic; taking into account theincreased intensity of development.

Objectives

A satisfactory standard of road construction for theincreased intensity of development.

A satisfactory finish to the roadway and footpath areasthat blends with surrounding or proposed context.

Controls

20.1 Frontage Works

Design Controls

Provide tree planting and turfing in the footpath area.

Provide kerb and gutter along the total road frontage ofthe site, including road shoulder construction.

One heavy duty vehicular gutter crossing 5 m wide, withsuitable approaches on both sides, or in the case of widefrontages and where merited, such additional crossingsas approved by Council.

A 1.2m strip of concrete footpath to final levels along thetotal frontage of the site.

These works must be constructed at the conclusion ofconstruction of the development.

20.2 Damage to Council Property

Design Controls

Before any demolition or construction work is carriedout on the site, Council requires security for the paymentof the cost of making good any damage caused to anyCouncil property as a consequence of theimplementation of the consent.

21. Developer Contributions

Section 94 is a section of the Environmental Planningand Assessment Act that enables Council to collectmonies, require dedication of land or provision offacilities when approving a development if it can beshown that the development will, or is likely to, increasethe demand for services and facilities which Councilprovides.

The cash contribution rate applicable to a development isoutlined in the relevant Contribution Plan and is subjectto indexation on 1 July every year.

Further information on the Contributions Plansapplicable to a development and the associated rates canbe obtained by contacting the DevelopmentContributions Planner in the Environmental PlanningUnit.


22. Origin

Reference: DC 000/1/19Adopted by Council on 2 September 1974Amended 15 December 1975Amended 5 July 1976Amended 1 June 1981Amended 26 November 1984

Edition 1: Adopted by Council on the 15 July 1985(E.P.C.Minute No.225).

Edition 2: Amended 13 September 1985 to provideadditional information in the Origin and to make minorcorrections.

Edition 3: Amended by Council decision of 30 May1988 (Environmental Planning Committee MinuteNo.191) to add Objective (d) and Standard (4) to Clause3.3 and to clarify Clause 5(c).

Edition 4: Reprint to include the changes made by theSutherland Local Environmental Plan 1993(Government Gazette 124, 12 November 1993).Adopted by Council on 5 April 1994 (Environment andHealth Committee No.93).

Edition 5Amended to comply with Sutherland Shire LocalEnvironmental Plan - September 1995.

Edition 6 Reprinted to include the following:(a) Amended to upgrade standard of presentation.(b) Minor alterations which make the document

consistent with the Sutherland Shire LocalEnvironmental Plan 1993 as amended and otherDevelopment Control Plans

(c) Status of code amended to a Development ControlPlan

Edition 7

Action Date

Council Endorse Plan 26th July 1999 (EHC 015-00)

Public Notice (draft) 27th May 1997

Exhibition –Start 5th August 1999

Exhibition Finish 2nd September 1999

Council Decision 10th December 2001(EHC 143-02)

Public Notice (final) 15th January 2002

In Effect 15th January 2002


APPENDIX 1

DRIVEWAYS AND PAVING

Principles

These principles are consistent with stormwater management objectives and water sensitive urbandesign.

1. Reduce the volume and peak discharge of rainfall run-off to the stormwater system, therebyminimising the scale of the stormwater drainage infrastructure.

2. Minimise downstream flooding and the impact on the existing drainage system.

3. Improve water quality by reducing the volume of run off leaving the site, and improving waterbalance through recharge of groundwater.

4. Structural measures to prevent litter and flood debris entering the drainage system andsubsequently causing a blockage.

5. Prevent excessive erosion of waterways, slopes and banks.

6. Minimise contaminant transport from stormwater to surface or ground waters.

Guidelines

In order to achieve these principles paving and driveways need to meet these guidelines:

1. Where the geology and topography are appropriate, ie permeable soil and limited slope; porouspaving may be used.

2. Other types of paving must meet the principles above by means such as:� Directing run-off to landscape areas before entering the stormwater drainage system.� Flow detention to facilitate sedimentation of coarse and medium sized particles.� Utilising purpose-built water quality control devices that are appropriate and adequate for

the site; such as gross pollutant traps, oil/grit separators installed and maintained inaccordance with the manufacturer’s recommendations.

3. Where porous paving is used the following guidelines on construction and maintenance shouldbe met:� Slope of the pavement should not generally exceed 5 percent� Regular maintenance is required to remove any potential clogging� To prevent premature clogging, the porous paving should not be put in position until the

surrounding areas have been stabilised.� Overland flow could be pre-treated by grass filter strips or swales.� Consult with suitably trained person who is familiar with the methods of construction and

maintenance associated with porous paving.


APPENDIX 3

WASTE MANAGEMENT SPECIFICATION

Sutherland Shire Council Waste Management Services offers the following collections;

� 240 Litre Bin Service Putrescible Waste (provided for town house and villa developments with22 dwelling units or less); 1500 Litre Container Service Putrescible (provided for town houseand villa developments with 23 dwelling units or more)

� Recycling Service, includes glass, aluminium and paper (providd for all residentialdevelopments)

� Garden Green Waste Service

The Garbage Service Matrix;

A matrix for waste and recycling bin sizes and numbers has been developed and calculated viawaste audits. The matrix enumerates the number of and type of waste and recycling bins requiredbased on the size and type of dwelling complex.

Bins Only Collection ServiceFOR DEVELOPMENTS WITH 22 DWELLINGS OR LESS

All bin collection services for putrescible waste are collected from the property boundary byCouncil’s Waste Collection Service. All recyclables, whether paper, glass, cans or garden greenwaste are also collected from the property boundary. It is the responsibility of residents to ensurethe bins are placed at the collection point, usually between the property boundary and the roadreserve, prior to collection.

Design of facility for temporary storage of waste and recyclables

LocationThe bin room/area must be conveniently located on site for ease of access by residents both for thedepositing of waste and recyclables and for the placing of bins, by residents, at the collection point.

DimensionsThe bin room/area must accommodate the appropriate number and size of bins/containers as per theGarbage Service Matrix.

595mmof the Garden Waste and Bin used bySutherland Shire Council

above illustrates the dimensionsFigure 2

790m

m

760m

m

760mm

1010

mm


DesignEach bin and bin type must be accessible and manoeuvrable in and out of the bin room/area withminimum or no handling of other bin types.

Waste and recycling collection is provided by separate services. Each bin and bin type must beaccessible and manoeuvrable in and out of the bin room/area with minimum or no handling of otherbin types, for the convenience of residents

All bin rooms/areas must have nibs to prevent bins from making contact with the walls, for thepurposes of noise reduction.

There must be no lip or step between the bin room/area and collection point

Recycling and waste bins must be located together, but separated and clearly sign posted. Signagemust encourage and explain Council requirements for the separation of recyclable material andwaste.

Entry and exit widths, after doors and lintels, must be a minimum of 1m for 240 litre bins.

The bin room/area is to be free of all obstructions so as not to restrict movement and servicing ofthe bins or containers.

The ground surface of the bin room/area and driveway is to be of a smooth finish to enable easymovement of the container and minimise noise impact on residents.

Design of the bin room/area must be aesthetically pleasing. Materials, design and landscaping mustcomplement the building.

A standpipe (tap) must be provided in close proximity to the bin room/area.

595mmof the Garden Waste and Bin used bySutherland Shire Council

above illustrates the dimensionsFigure 2

790m

m

760m

m

760mm

1010

mm


Container (1500 L) Collection ServiceFOR DEVELOPMENTS WITH 23 DWELLINGS OR MORE

Waste Collection staff manoeuvre the 1500 Litre container of putrescible waste from the binroom/area to the truck at the time of collection. The development, driveway, and bin room/area arerequired to be designed to maximise collection staff safety and minimise impact on residents.

Container Specifications� Prior to occupation of the building, the applicant must provide a 1500L container.� The container must, for health reasons, posses a fitted plastic lid� In order to minimise noise and provide easy manoeuvrability, the container must be fitted with

nylon wheels.� The container must meet all other specifications as illustrated in Figure 3 below.

1500L Containers used by Sutherland Shire Councilabove illustrates the dimensions of the

1160

mm

1060mm

Figure 3

1200mm 1800mm

1070

mm

An area is to be provided for the temporary storage of waste and recyclables. It must be able toaccommodate the required number and size of bins/containers as per the Garbage Service Matrix .

Council’s Waste Collection Service collects all recyclables, whether paper, glass, cans or gardengreen waste from the property boundary. It is the responsibility of residents to ensure therecycling/garden waste bins are placed at the collection point, usually between the propertyboundary and the road reserve, prior to collection.


DesignA bin room/area must be conveniently located on the site for ease of access by residents to depositwaste and for placing the bins at the collection point.

Waste and recycling collection is provided by separate services. Each bin and bin type must beaccessible and manoeuvrable in and out of the bin room/area with minimum or no handling of otherbin types, for the convenience of residents

All bin rooms/areas must have nibs to prevent bins from making contact with the walls, for thepurposes of noise reduction.

There must be no lip or step between the bin room/area and collection point.

Recycling and waste bins must be located together, but separated and clearly sign posted. Signagemust encourage and explain Council requirements for the separation of recyclable material andwaste.

Entry and exit widths, after doors and lintels, must be a minimum of 2 metres for 1500 litrecontainers.

The bin room/area is to be free of all obstructions so as not to restrict movement and servicing ofthe bins or containers.

The ground surface of the bin room/area which has 1500 litre containers and driveway is to be of asmooth finish to enable easy movement of the container and minimise noise impact on residents.

Design of the bin room/area must be aesthetically pleasing. Materials, design and landscaping mustcomplement the building.

A standpipe (tap) must be provided in close proximity to the bin room/area.


Truck Dimensions: 1500L container collectionsTo enable 1500L container trucks to access the site for waste collection, the site and driveway mustaccommodate the following dimensions;

� 9.36 m Overall length of truck� 12.5 m Length required for container hook up and staff access� 2.43 m Overall width� 3.224 m Overall height, lifting clearance not required.� 4.8 m Wheel Base� 17.5 m Minimum Turning Circle Diameter� 22.5 tonnes Loaded Weight� 5% gradient maximum of driveway to allow container hook up

Truck Access� It is most desirable that a truck enters and exits a site in a forward direction.� It is usually acceptable for a truck to reverse into a site, and exit in a forward direction.� Where this is not possible due to demonstrated site constraints, Council’s Waste Collection

Service must be consulted, and may approve some other manner of ingress and egress.� It is never acceptable for a truck to reverse out of a site.� At the collection point, a 100mm reinforced concrete pad is to be provided, capable for bearing

the loaded truck weight.� Where bedroom or living area windows, either from that or neighbouring developments,

overlook the collection point, a fixed and embedded rubber pad is required to overlay theconcrete in order to minimise noise impacts.


Garbage Service Matrix

Garbage Weekly Recycling

Number ofunits

No. 240L Containers No. Collections Co-Mingled Total number of bins

5 3 * 1 2 5 ***

6 3 * 1 2 5 ***

7 3 * 1 2 5 ***

8 4 * 1 2 6 ***

9 4 * 1 2 6 ***

10 5 * 1 3 8 ***

11 5 * 1 3 8 ***

12 6 * 1 3 9 ***

13 6 * 1 3 9 ***

14 7 * 1 3 10 ***

15 7 * 1 4 11 ***

16 8 * 1 4 12

17 8 * 1 4 12

18 9 * 1 4 13

19 9 * 1 4 13

20 * 1 2 4 4

21 * 1 2 4 4

22 * 1 2 4 4

23 * 1 2 5 5

24 * 1 2 5 5

25 * 1 2 5 5

26 * 1 2 5 5

27 * 1 2 5 5

28 * 1 2 5 5

29 * 1 2 5 5


Garbage Weekly Recycling

Number ofunits

No. 240L Containers No. Collections Co-Mingled Total number of bins

30 * 1 2 6 6

31 * 1 2 6 6

32 * 1 2 6 6

33 * 1 2 6 6

34 * 1 2 6 6

35 * 1 2 6 6

36 * 2 2 7 7

37 * 2 2 7 7

38 * 2 2 7 7

39 * 2 2 7 7

40 * 2 2 8 8

41 * 2 2 8 8

42 * 2 2 8 8

43 * 2 2 8 8

44 * 2 2 8 8

45 * 2 2 8 8

46 * 2 2 8 8

47 * 2 2 8 8

48 * 2 2 8 8

49 * 2 2 8 8

50 * 2 2 8 8

**** Could be fortnightly - Needs discussion with Waste Management/Waste Services


APPENDIX 4

SOLAR WATER HEATING SYSTEMS

Principles

Council’s solar water heater policy is based upon achieving:� A reduction of carbon dioxide (CO2) emissions into the atmosphere� Reduced energy consumption, and� A reduced reliance upon fossil fuels.

A solar hot water system can offer many advantages over conventional electric and gas waterheaters such as:� Savings in greenhouse gas emissions (up to 60-75%)� Savings in hot water heating costs (up to 50% compared to an off peak hot water system)� A reliable system, that can last longer than conventional systems� An asset that can improve the value of a building.

Types of Solar Water Heater

A solar hot water system comprises one or more solar collectors which are connected to a hot waterstorage tank. The storage tank is fitted with a ‘booster’, (gas or electric) to maintain the desiredwater temperature during extended cloudy periods.

The solar collectors are typically mounted on the roof to absorb the energy from sunlight. Theresulting heat warms the water circulating through the collector, and the heated water is passed tothe storage tank for use as required.

The types of solar water heaters are:

� Close Coupled Thermosiphon System

The collectors and storage tank are in oneunit with the storage tank at a higher levelthan the collector plate.

WaterMains

Solar CollectorStorage tank

� Remote Thermosiphon System

The storage tank is located away from thecollector, usually in the roof space.

Solar Collector

Storage tank

WaterMains


� Forced Circulation System

Water is circulated between the collectorplate and the storage tank by means of apump. The storage tank is usually atground level.

MainsWater

Storage tank

Pump

Solar Collector

� Heat Pump

This is basically a system in which arefrigerator works in reverse. Evaporatorplates extract heat from the air during theday and night. The system is electricallypowered but uses only 30% of theelectricity used by a conventional hotwater heater.

ColdWaterInlet Water Tank

CoilCondensor

Insulation

(these do not contain water)Evaporator Plates

OutletWaterHot

Compressor

Design Guidelines

Location and Orientation

Solar water heaters should be located on a northerly facing roof, or other north facing location tomaximise solar access.

The specific requirements for a solar water heating system in regard to its location and orientationinclude:� The orientation of solar panels should be within 45o either side of true North.� Solar collectors should be angled at 34o (optimum) to horizontal, but variations between 12o and

54o are acceptable.� Solar collectors should not to be located so as to be shaded for most of the day from buildings or

trees (existing and proposed new tree planting) where tree is considered to be significant ordesirable.

� Solar panels should be located as close as possible to the kitchen and bathrooms they are servingsubject to other locational requirements.

(Refer to Australian Standards for Solar Water Heaters)


45° 45°West East

N

Choose a North Facing Roof or Other North Facing Location for Solar Hot Water Heaters

34° Optimum

Down to 12°

Up to 54°

Solar Panel Angles to the Horizontal

Visual Impact and Aesthetics

Solar water heaters are to be located so as not to be visually obtrusive and are to be designed as partof the building.

The following controls apply to the installation of a solar water heating system to minimise thevisual impact:� When located on a roof it must be in the same plane as the roof slope and as close as possible to the

roof material.� It must be positioned below the ridgeline of the building.� The colour of all metalic parts of the collector should compliment the colour of roofing materials.� It should be located to avoid overlooking from the habitable room windows of adjoining properties.� Tanks must not be located on the roof if visible from street or other public areas including

waterways.

34°

Position solar water heater below the ridgeline of the roof


Australian Standards

All solar hot water heaters installed shall comply with relevant Australian Standards for solar electricplumbing and structural requirements as follows:

� AS 2712 – 1993 ‘Solar water heaters; Design and construction’� AS/NZS ISO 9001 1994 ‘Quality Assurance standard’� AS 3500.4.1 – 1997 ‘ National Plumbing and Drainage; Part 4, Hot water supply systems – Performance

requirements’� AS/NZS 3662 – 1996 ‘Water supply; Water efficient mains pressure shower spray heads’

Information Requirements

It is required to show the size and location of the solar water heater on Development Applicationsubmission.


APPENDIX 5

SUSTAINABLE BUILDING MATERIALS

Principles

Building materials should be selected on the basis that they

� Increase the energy efficiency of the building; and� Minimise damage to the environment in their extraction, manufacture, use and disposal.

Building material selection should be subject to systematic consideration of “whole of life”environmental impacts. The “precautionary principle” should be adopted, by avoiding the use ofhazardous or suspected materials or only using them with adequate safety devices and precautions.Impacts that should be considered are:

� Impact on natural ecosystems from which the material was extracted/grown� Amount of energy required in production/transportation� Environmental impacts generated by construction activities� Amount of toxin/waste generated in production� Potential of the material to be recycled� Amount of recycled material used in production� Life span and durability of product� Effectiveness of product� Any threat to human health from deterioration of the product� Nature of waste generated by disposal of the product.

The use of low impact, environmentally sustainable building materials can help:

� Avoid or reduce dependence on non-renewable resources� Increase resource efficiency� Minimise impacts on biodiversity� To recover, reuse and recycle materials.

Design Guidelines

As a guide in selecting energy efficient materials which contain low embodied energy, thefollowing should be taken into consideration:

� Use materials manufactured from abundant or renewable resources� Utilise recycled and recyclable materials, where practical, in walls, roofs and floors� Use durable materials which require minimal maintenance� Use benign materials, ie. non-polluting and non-toxic in their production, use and disposal� Use materials which employ environmentally acceptable production methods.� Use materials that will not adversely affect the viability of the soil for plant life, in areas to be

landscaped eg. Avoid use of recycled concrete products as they increase alkalinity.


Standards

Specific controls applied for using timbers in construction include:� Use plantation, regrowth or recycled timbers in framework.� Avoid use of rainforest timbers and timbers from Australian high conservation forests, in other

timber works wherever possible.(Refer to lists for recommended plantation and regrowth timbers and timbers not appropriate for usein Sutherland Shire.)

Information Requirements

Separate specification is to be provided detailing the quantity, species and origin of all timbers to beused in the construction (when applying for a Construction Certificate).


Timbers Recommended for Building Use

Recommended Plantation Timbers

Sutherland Shire Council recommends the use of the following plantation timbers in Australia.These are mainly pine species, often referred to as softwoods including:

� Caribbean Pine (Pinus caribaea) grown in Queensland & NSW� Hoop Pine (Araucaria cunninghamii) grown in Queensland & NSW� Oregon (Pseudotsuga menzieslii) grown in New Zealand� Radiata Pine (Pinus radiata) grown in Australia & New Zealand� Slash Pine (Pinus elliottii) grown in Queensland, NSW & New Zealand

NB: Some of these timbers are grown in other countries but for energy efficiency it is preferable to source them locally.

Recommended Australian Regrowth Timbers

Sutherland Shire Council recommends the use of regrowth native timbers, often referred to as‘hardwoods’ including:

� Blackbutt (Eucalyptus pilularis)� Spotted Gum (Eucalyptus maculata)� Cypress Pine (Callistris sp)� Sydney Blue Gum (Eucalyptus saligna)� Flooded Gum (Eucalyptus grandis)� Manna Gum (Eucalyptus viminalis)� Jarrah (Eucalyptus marginata)� Silvertop Stringybark (Eucalyptus laevopiniea)� Red Ironbark (Eucalyptus sideroxylon)

Recycled Timbers

Sutherland Shire Council recommends the use of recycled timbers.

Uses For Recommended Timbers

Sutherland Shire Council recommends the use of the following sustainable timbers as alternatives torainforest and old growth forests.

Framing and General Construction

� Radiata Pine (F5 & F7 Internal) (F11-F17 Structural)� Laminated Veneer Lumber (LVL)� Plantation Grown Oregon� Cypress Pine� Australian regrowth timbers eg. Blackbutt� Composite timber products eg. glue laminated beams� Recycled timber of suitable species


Concrete Formwork

A large percentage of formply used in Australia is made from tropical timber. Use only formplymade from plantation pine – Radiata, Slash and Hoop Pine. Reuse formply whenever possible anddo not specify a higher grade than what is required.

Inground Uses

� Recycled Australian timbers of suitable species� Australian regrowth timbers (Jarrah, Red Ironbark, Spotted Gum, Cypress Pine)� CCA treated Radiata Pine (pressure impregnated)

Cladding

� Treated plantation pine� Australian regrowth timber (Jarrah, Red Ironbark, Spotted Gum, Cypress Pine)� Durable recycled timber� Treated exterior grade plywood

Window and Door Frames

� Treated plantation pines� Cypress Pine� Poplar� Recycled timber of suitable species� Australian regrowth timbers

Flooring

� Plantation Pines� Cypress Pine� Particle board� Australian regrowth timbers

Fencing, Exposed Decking and Stairs

� Durable recycled timber� Australian regrowth timber (Jarrah, Red Ironbark, Spotted Gum, Cypress Pine)


Furniture, Joinery, Shelving & Bench tops

� Plantation Pines (Radiata, Hoop)� Poplar� Plantation Oregon� Camphor Laurel� Particleboard� Recycled Timber� Medium Density Fibreboard� Australian regrowth timbers (Blackbutt, Jarrah, Spotted Gum, Sydney Blue Gum, Rose Gum,

Silvertop Stringybark, Turpentine)� Jacaranda, Silky Oak

Panelling and Lining

� Hoop Pine� Spotted Gum� Hardboard (Masonite)� Pine veneer plywood

Internal Stairs

� Recycled timber� Plantation Pines (not for treads)� Australian regrowth timber

Doors and Frames

� Plantation Oregon� Hoop or clear Radiata Pine� Recycled doors or timber

Decorative Veneer

� Plantation Pines� Camphor Laurel� Australian regrowth timber

� Hoop Pine is a rainforest timber grown in plantations – check its source.� Oregon or Douglas fir is often cut from old growth forests in North America. The majority of

Oregon in Australia is from New Zealand plantations.


Timbers Not Recommended for Building Use

Australian Native Rainforest Timbers to be Avoided

Sutherland Shire Council does not recommend the use of Australian Native Rainforest timberswhich are not grown on plantations.

The use of the following Australian Native Rainforest Timbers is not recommended:

Alder Carabeen MapleBean, Black Cedar MararieBeach, Myrtle Celery – Top Pin OakBeech, White Cheesewood, White Pigeonberry AshBooyong Coachwood Queensland MapleBrushbox Cudgerie RosewoodButternut, Rose Huon Pine SassafrasBunya Pine Kaurie Pine Silky Oak Teak, Crows AshCandlenut King William Pine

Note: This list is a guide only, and is not intended to be comprehensive.

Imported Rainforest Timbers to be avoided

Most rainforest timber imported into Australia comes from Indonesia, Malaysia, Burma, PapuaNew Guinea and the Philippines. All timber cut in these countries is cut from virgin rainforests.There are no plantations yet old enough to provide timber logs.

The use of the following imported rainforest timbers is not recommended.

Timber merchants often group all rainforest timbers using two names – Maple or Meranti. Morespecifically these timbers are:

Agathis GaharuBuaja Mahogany New Guinea WalnutAlan Gmelina Mangasinoro NyatoahAlmon Ipil Marfim QBA SalukAmboyna Wood Iroko Mayapis Pacific MapleApitong Jelutong Mavota PadaukBalau Kalantas Melawis PalaquimBalsa Kapur Mengkulang Pink SatinwoodBangtikan Keladin Meranti Ramin Red LauanBatu Kempas Merawan RosewoodBaygo Keruing Merbau Selangan KachaBetis Ketiau Mersawa SerayaBorneo Camperwood Koto Motoa TanquileCalantas Lauan Narra TeakCamphorwood Lanutan New Guinea Beech Vesi

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