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PART 2 RESIDENTIAL NEIGHBOURHOODS

CANTERBURY DEVELOPMENT CONTROL PLAN 2012 P2-1

PART 2 - RESIDENTIAL NEIGHBOURHOODS

This part provides controls and principles for the following:

Dwelling houses in the R2, R3 and R4 zones

Dual occupancy in the R2, R3 and R4 zone

Semi-detached dwellings in the R2, R3 and R4 zones

Outbuildings on the same land as a dwelling house, dual occupancy or semi-detached dwelling in the R2, R3 and R4 zones

Multi dwelling housing and attached dwellings, up to 2 storeys, in the R3 zone (without basement parking) and R4 zone (where basement parking is permitted)

Residential flat buildings 2 or more storeys in the R4 zone.

This part provides the basic controls for residential development. Additional controls may apply to aspects of the development, such as parking, traffic and energy efficiency. These are the generic controls provided in Part 6 and 6.A.

Part 5 provides controls for other types of development, such as telecommunications facilities and tree preservation, which may apply to a residential proposal. (refer to part 5.8 for controls on non-residential development in a residential zone)

CANTERBURY’S RESIDENTIAL CHARACTER

Older dwellings seen in most of Canterbury’s residential streets influence its residential identity and character. Dwellings built in the late nineteenth century through to the mid twentieth century display consistent design elements including:

Note: Secondary dwellings (or granny flats) are defined in the LEP. Development for the purposes of secondary dwellings can be carried out under SEPP (Affordable Rental Housing) 2009. Any proposal for secondary dwellings which falls outside of the provisions of the SEPP will require a development application and be assessed on merit.

Address to the street, where the street is overlooked from front verandas, doors and living room windows,

Articulation of street elevations with a combination of verandas supported on post or column, feature windows and awnings, plus contrasting materials, such as stone, that is applied below floor level,

Windows with wood frames and vertical proportions.

Bungalows from the inter-war period of the twentieth century have consistent features that contribute rhythmic patterns in the streetscapes, including:

Street facades that are double-fronted with one projecting room next to a verandah

Roofs that are pitched and have eaves, most-often incorporating a feature gable that emphasises the double-fronted composition of street facades.

Canterbury’s residential streets have a green, leafy character created by:

Mature trees along street verges

Deep front setbacks that accommodate a variety of shrubs and some trees

Deep backyards that accommodate a variety of mature trees

Trees visible from the street above pitched roofs or along side setbacks

A mixture of native and exotic species

Green backdrops that enhance the privacy and amenity of residential properties

Canopy shade that moderates local climatic conditions during summer, and contributes to neighbourhood habitat for birds.



The primary focus of the CDCP controls is to accommodate growth and change in a way that is compatible with identified strategies, in buildings that are compatible with the desired (often existing) built form and character, and provides the best amenity for the existing and future community.

OBJECTIVES FOR RESIDENTIAL NEIGHBOURHOODS

O1. All neighbourhoods are safe and comfortable, and accommodate a mix of households in a diversity of well-designed dwellings, which are relative to the density and function of each neighbourhood.

O2. Residential streets and yards are green and leafy, with substantial tree canopy, and space between buildings for household activities and landscaping.

O3. Good sunlight, privacy and general amenity is available to occupiers of new and existing buildings.

O4. The appearance and performance of development is an important consideration in designing, rather than automatically building to the maximum building envelope.

2.1 SITE AND ENVELOPE CONTROLS

Objective

O1. The land to be developed has adequate size and shape to accommodate the development and meet the needs of occupants.

2.1.1 Avoid isolating undeveloped sites

Objective

O1. Land adjoining a development site is not left sterilised or isolated so that it is incapable of being reasonably developed under the applicable controls.

02. To encourage the development of existing isolated sites in a manner that responds to the sites, context and constraints and maintains high levels of amenity for future occupants and neighbours.

Controls

i. Do not isolate a neighbouring property so that it will be unable to reasonably accommodate redevelopment:

Isolation occurs where a property that adjoins a development site would be narrower or smaller than required and consequently would be incapable of accommodating the form of redevelopment envisaged by the Planning Controls.

In order to avoid the isolation of property, undertake negotiations with neighbouring owners to seek amalgamation and enable coordinated redevelopment,

If neighbouring landowners do not agree on terms for amalgamation, provide evidence of reasonable offers, including at least two recent independent valuations.

ii. If the amalgamation of adjoining properties can’t be achieved demonstrate that the remaining property has reasonable potential for redevelopment by means of a schematic design that demonstrates a building envelope and general room arrangement that comply with the currently-applicable planning controls.

Existing isolated sites

iii. The development of existing isolated sites is not to detract from the character of the streetscape and is to achieve satisfactory level of residential amenity for its occupants and those on adjoining properties.

iv. In R4 zones two storey residential flat buildings or multi dwelling housing may be considered on sites that have a frontage greater than 15m but less than 20m.

Note: It is important to note that any development of existing isolated sites may not be able to achieve the maximum potential particularly in terms of height and floor space ratio and each case will be assessed on its individual merit.



Figure 2.1: Example of a modern dwelling that reflects features of a characteristic bungalow

2.1.2 Site Requirements

Objective

O1. Subdivision controls apply to single dwelling sites and to dual occupancy, to ensure there is adequate garden area around dwellings and adequate vehicle access and parking.

O2. Sites have sufficient dimensions for adequate garden areas around dwellings and adequate vehicle access and parking.

Controls

Development Requirement

Dwelling house i. Minimum 15m width measured at the street boundary.

ii. Lots are generally rectangular with the shorter side facing the street.

iii. Council will consider lots with irregular dimensions or shallow depth on merits – applicant must demonstrate how the proposal satisfies the objectives of the DCP.

Dual occupancy iv. Minimum 15m width, measured at the street boundary. On corner lots this means the “short” boundary.

v. Each lot in a completed dual occupancy development has a minimum 7.5m width, measured at the street boundary, for each dwelling.

On irregular blocks, the site width is measured at the required front setback.

vi. Detached dual occupancy is acceptable only where each dwelling can face and have frontage to the street, such as on a corner site.

vii. Dual occupancy is kept in Torrens Title – the strata title subdivision of dual occupancy is not permitted.

viii. Semi-detached dwellings are the preferred form for dual occupancy.



Attached dwellings, multi dwelling housing, residential flat buildings (up to 3 storey)

ix. Minimum 27m width measured across the street boundary on major road.

x. Minimum 20m width measured across the street boundary on any other road

Residential flat building (4 or more storeys)

xi. Minimum 30m width measured across the street boundary.

Access to detached dwelling lots xii. The minimum width of access corridors serving internal or battle-axe lots is:

3m when serving single lot

4m when serving two lots

5m when serving more than two lots.

xiii. All lots have a frontage to a public road – any access corridor is part of the internal or battle-axe lot.

xiv. Right-of-carriageway is only permitted over access corridor to internal or battle-axe lot.

xv. The access corridor must be constructed in concrete, be unobtrusive in colour and be designed to enable vehicles to enter and leave the site in a forward direction:

Where the access corridor serves only one lot, two concrete strips within the access corridor are permitted, each to be 1 m wide and spaced 0.75m apart.

Where the access corridor is to serve two or more lots it must be constructed with kerb and gutter on at least one side, with sealed pavement and drainage discharged.

Note: refer to LEP 2012 for minimum subdivision lot size

Note: subdivision controls in the LEP apply to single dwelling sites and dual occupancy.

Note: Subdivision proposals must comply with the dual occupancy consent, and the development must be completed before the subdivision plans are released by Council.

Note: Nothing in this DCP prevents Council giving consideration to the erection of a dwelling house on an allotment of land which existed as of 1/1/2013.

Figure 2.2: Illustration of dual occupancy requirements



2.1.3 Height

Objective

O1. New buildings have a scale that is visually compatible with adjacent buildings, and the intended character of the zone.

Controls

Basement and sub-floor projection

vii. Any parts of a basement or sub-floor area that project more than 1m above ground level comprise a storey.

Attics and roof terraces

ii. Attics and mezzanine floors do not comprise a storey.

iii. Roof top terraces are not acceptable on any building or outbuilding in any residential zone.

Basement and sub-floor -

iv. Basement parking suitability is shown in the following table.

Development R2 zone R3 zone R4 zone

Dwelling house Yes Yes Yes

Dual occupancy No No No

Semi-detached dwelling

No No No

Attached dwelling N/A No No

Multi dwelling housing

N/A No* Yes

Residential flat building

N/A N/A Yes

*The provision of basement parking may be considered where

site constraints warrant and it can be demonstrated that there will be no adverse impacts on amenity or streetscape.

v. On steeply sloping land basements and basement parking are acceptable only if they:

Do not extend beyond the exterior walls or

ground floor patios of the dwelling.

Accommodate only entrance lobby, stairway, car parking or storage, but do not accommodate any habitable room.

Are not capable of future alteration to accommodate any habitable room.

Retaining walls – development without basement parking

vi. Walls that would enclose any sub-floor area:

Maximum 2m for steeply sloping land.

Maximum 1m for all other land.

vii. Retaining walls that would be located along, or immediately adjacent to, any boundary:

Maximum 3m for steeply sloping land, but only to accommodate a garage that would be located at street level,

Maximum 1m for all other land.

Note: sloping land refers to land where the height of building on the LEP map is 9.5m.

Cut and fill – development without basement parking

viii. Maximum 1m cut below ground level where it will extend beyond an exterior wall of the building.

ix. No limit to cut below ground level where it will be contained entirely within the exterior walls of a building, however, excavated area is not to accommodate any habitable room that would be located substantially below ground level.

x. Maximum 600mm fill above ground level where it would extend beyond an exterior wall of a building.

xi. If proposed cut and fill, or a retaining wall, would be deeper or higher than 1m, structural viability must be confirmed by suitably qualified engineers’ reports.



Figure 2.3: Example of maximum height measurement (refer to requirements on next pages)

2.1.4 Maximum heights

Maximum heights are expressed in storeys, wall and podium height for different types of development.

Development adjacent to, or in the vicinity of, a heritage item may preclude achievement of maximum building heights. (refer to Parts 6.5 and 6.5A)


Detached, semi-detached and dual occupancy dwellings

i. Maximum two storeys.

ii. Maximum external wall height 7m where height of buildings on the Map is 8.5m.

iii. Maximum external wall height 8m on steeply sloping land where the height of buildings on the Map is 9.5m.

iv. Maximum finished ground floor level is 1m.

Outbuildings v. Maximum height of outbuilding 4.8m.

Maximum external wall height of outbuilding 3.5m. vi.

Multi dwelling housing vii.

viii.

Maximum one storey where the building is located more than 20m (in addition to the required front setback ) or a distance of 65% of the total length of the allotment, as measured from the front boundary (whichever is the greater). Maximum two storey otherwise.

Note: measurement in addition to the required front set back) from the front boundary (refer to Figure2.4)

Two storey dwellings may be permitted at the rear of an allotment in R3 zones only where that part of the site faces either industrial development, a roadway or open space.

ix. Maximum external wall height 3.8m where the 1 storey restriction applies

x. Maximum external wall height 7m where height of buildings on the Map is 8.5m.

Attached dwellings, Residential flat buildings (2-3 storey)

xi. Maximum 2 storey and 7m maximum external wall height, where the height of buildings is 8.5m on the LEP Map.



Note: Residential flat buildings where the maximum height on the LEP map is 14m, 18m and 21m are subject to additional setback controls for the upper elements of the building refer to Section 2.1.7.

Note: reference to ‘the Map’ in sections 2.1.3 and 2.1.4 is a reference to the Canterbury Local Environmental Plan 2012 Height of Buildings Map that is available from Council or at the following link: http://www.legislation.nsw.gov.au

Figure 2.4: Example of maximum height measurement and one storey rear building adjoining backyards

(refer to Figure 2.8)

xii. Maximum 3 storey and 10m maximum external wall height, where the height of buildings is 11.5m on the LEP Map.

2.1.5 Depth/footprint

Objective

O1. Promote improved levels of residential amenity for new developments as well as existing, and preserve sunlight, privacy and general amenity for existing dwellings.

02. Ensure that new buildings have a scale and mass which would be visually compatible with the residential zone’s desired character.

Controls


R2 zone R3 zone R4 zone

Dual occupancy, semi-detached dwelling

i. 25m 25m 25m

Attached dwelling ii. 25m 25m 25m*

Multi dwelling housing iii. N/A 20m 25m*

Residential flat building iv. N/A N/A 25m*

1 STOREY BUILDINGS MORE THAN 20m OR A DISTANCE OF 65% OF TOTAL LENGTH OF ALLOTMENT FROM THE FRONT SETBACK

http://www.legislation.nsw.gov.au/



Note: Footprint is the depth or length of a building in any direction measured perpendicular to the outer faces of the exterior walls, including attached garages, but excluding an uncovered balcony, deck, patio, terrace or veranda.

Figure 2.5: Example of footprint measurement and separating courtyard (refer to setback and separation controls)

*Exceptions for attached dwellings, multi dwelling housing and residential flat buildings In the R4 zone.

v. Footprint may be increased to 35m for facades that incorporate deep soil courtyards and are:

Parallel to front or rear boundaries (or that have an orientation which is generally parallel to those boundaries) provided that the adjacent deep soil setbacks each accommodate at least three major canopy trees, or

Parallel to side boundaries (or have an orientation that is generally parallel to side boundaries) provided that the facades will incorporate deep soil courtyards that each have a minimum area 6m by 6m and will each accommodate at least one major canopy tree. (refer to Figure 2.5)



2.1.6 Setback

Objectives

O1. Establish the desired spatial proportions of the street and define the street edge.

O2. Limit the scale and bulk of new building, appropriate to the location and use, by retaining landscaped open space around.

O3. Contribute to the green landscape by retaining adequate space for new trees and conserving any existing trees that are visually prominent.

04. Provide sufficient separation between buildings and adjacent land to limit the visual, environmental and likely impacts of new development.

O5. Minimise stormwater run-off by retaining deep soil that allows rainwater infiltration.

Controls

General

i. Specified setbacks are the minimum requirement, and may need to be increased or re-designed in

order to satisfy amenity and design requirements of this DCP.

ii. Minimum side setbacks may need to be increased to enable planting of rows of shrubs and trees along both sides of driveways and ramps as required by the DCP.

iii. Separation controls apply only to sites large enough to accommodate more than one building (typically more than 50m deep or at least 45 m wide). Buildings on the same site might need to be separated by more than 6m in order to satisfy amenity and design requirements of the DCP and, in the case of residential flat buildings, the building separations that are required by the Residential Flat Design Code under SEPP No 65.

iv. External walls that enclose rooms, storage areas and/or garages are not to encroach beyond the specified setbacks.

v. Provide the setbacks shown in the table on the following pages, as a minimum, for the type of development proposed.

Figure 2.6: Example of building separation and footprint (refer to setback and separation controls on following pages)

5

5

5



Figure2.7A and 2.7B: Demonstration of setback requirements

on narrow lots

2.1.7 Minimum setback


On a site that has frontage to a major road

vi. Minimum setback 9m from the front boundary.

Dwelling house and semi-detached dwellings on a narrow lot (less than 12.5m width - refer to Glossary)

vii. Minimum setback 5.5m from the front boundary .

viii. Maximum 2m recess for the main entrance from the front building line.

ix. Where the existing front setback is less than 5.5m, further encroachments by alterations and additions are not acceptable.

x. Minimum setback 900mm from the side boundary.

xi. For semi-detached dwellings, provide an unroofed light well, with minimum dimensions of 1m x 3m, by setting back part of the external side wall a minimum of 2m from the side boundary (refer to Figure 2.7A).

xiii. For semi-detached dwellings where a ground level addition to an existing dwelling is proposed, the external walls of the addition may be built to the same alignment as the common wall.

xiv. Second storey alterations and additions may be in line with the existing ground level walls.

xv. Minimum setback 6m, from the rear boundary, except as follows:

Where the existing rear setback is less than the above, do not reduce it (with alterations and additions).



2.1.7 Minimum setback (continued)


Dwelling house on a regular lot (greater than 12.5m width)

xvi. Minimum setback of 6m from the front boundary, or the average of the existing setback of the nearest dwelling house to either side of the site

xvii. External wall up to 3.8ma minimum setback of 1m from the side boundary and 3m from the rear boundary if the external wall facing the boundary is up to 3.8m in height.

xviii. External wall over 3.8m minimum setback of 1.2m from the side boundary and 8m from the rear boundary if the external wall is over 3.8m in height

xix. On corner lots minimum setback of 2m from the longer street boundary

xx. Provide a minimum area of deep soil in proportion to the site’s area as follows:

15% of the site area if that area is less than 450m2

20% of the site area if that area is at least 450m2 but is less than 600m

2

25% of the site area if that area is at least 600m2

Minimum 2.5m width for deep soil area

Locate at least half of the deep soil area adjacent to the rear boundary.

Semi-detached dwellings and dual occupancy dwelling on a regular lot (greater than 12.5m width)

xxi. A minimum of 6m from the front and rear boundary

xxii. A minimum 1.2m from the side boundary.

xxiii. On corner a minimum of 3.5m from the longer street boundary.

xxiv. Provide deep soil. Front and rear setbacks are provided as deep soil areas. Driveways and footpaths may pass cross deep soil areas.

Outbuildings (including alterations and additions)

xxv. External wall height over 2.7m a minimum setback of 450mm from the side

boundary.

External wall height not exceeding 2.7m may encroach into the minimum setback area.

Multi dwelling housing

xxvi. A minimum of 6m from the front boundary.

xxvii. A minimum of 3m from the rear boundary where the building the subject of the setback, is single storey. This setback is to be 5m where an attic is proposed.

xxviii. A minimum of 1.5m from the side boundary, but only for buildings that would be located immediately next to the street or front setback.

xxix. For all other buildings on the development site a minimum of 2.5m from the side boundaries.

xxx. On corner lots a minimum of 5.5m from the longer street boundary.

xxxi. Provide a minimum of 3m or 5m (depending on setback requirements) width of deep soil along the front and rear boundaries.

xxxii. Provide a minimum of 1m width of deep soil along both side boundaries

Multi dwelling housing (R4 zone - with basement parking permitted) and residential flat building

xxxiii. A minimum of 6m from the front and rear boundary.

xxxiv. A minimum of 4m from the side boundary.

xxxv. Step back upper storey elements (4 or more storey residential flat building) 3m from the outermost walls of the base element of the building (refer to table and diagram on the next page).

xxxvi. Provide a minimum of 2m width of deep soil along side boundaries and



Note: building separation requirements in this DCP and SEPP 65 may necessitate greater building setbacks to be provided, particularly for taller buildings.

minimum of 5m wide along front/rear boundaries.

xxxvii. The following table provides requirements for base elements and upper storey elements.

Note: Variations to minimum setback controls may be considered on merit where it can be clearly demonstrated that the objectives of this DCP are met and architectural interest is created.

RFB (4 or more storeys): All buildings shall provide a building form comprising a base element and an upper element which provides an additional setback.

Number of storeys Base element

Additional upper storey element

Additional setback for upper storey element

4 storey 3 storey 1 storey 3m



Note: Building elements that add architectural interest and articulation may encroach upon the additional upper storey setback area provided the objectives of this control are met and the reduced setbacks satisfy amenity and design requirements of the DCP.

Figure 2.8: Description of base and upper storey elements

“BASE” ELEMENT

SETBACKS FROM BASE



Figure 2.9: Example of minimum setbacks and location of deep soil

Figure 2.10: Example of minimum setback and location of deep soil on corner lot

2.1.8 Exceptions to setback

Objective

O1. Flexibility of design and articulated building design by permitting specified encroachments.

Controls

Development Exception

Existing dwelling house

i. For first floor additions, front and side setback may match any portion of the existing dwelling that is proposed to be retained for a depth of 10m or 50% of the length of the façade, whichever is the greater.

Side and rear set back for swimming pool & associated structures

ii. Minimum setback of 1m from any side or rear boundary for swimming pools and associated terraces – landscaping provided in the setback area to screen the pool from neighbours.

iii. Swimming pools must not be located within any front setback.

Garage & carport setback for site that has frontage

iv. Zero setback across no more than 50% of the rear boundary that has frontage to a lane, for garages or carports only:



to a laneway One carport or garage that is not wider than 6m.

Carport may extend into required setback area

v.

For a residential building that does not have basement parking lightweight carports may extend beyond the required side boundary setback.

vi. Construction that satisfies BCA requirements may extend to a side boundary

vii. For existing dwellings one single space carport may encroach beyond the minimum front setback where it can be demonstrated that vehicular access cannot be provided behind the building line.

Existing dwellings, one single car space

Carport is not wider than 3m.

Only where the side driveway access is less than 2.7m.

viii. On dwelling house sites that are less than 35m deep one single-space carport may encroach beyond the minimum front setback.

ix. . Dwelling house, dual occupancy, semi-detached sites on land identified as having a height of 9.5m on the Map, the following parking structures may encroach beyond the minimum front or side setback:

One carport that is not wider than 6m.

On sites that rise from the street frontage, one garage that is not wider than 6m and no higher than 3m above street level.

Building element may encroach into required side setback area

x. The following minor building elements may project up to 1m into the minimum side setback area:

Roof eaves, awnings, pergolas and patios.

Stair or ramp access to the ground floor.

Rainwater tanks.

Terraces above basement parking that are no higher than 1m above ground level (except dwelling houses, semi-detached dwellings and dual occupancy).

Building element may encroach into required front setback area – single dwelling

xi. Elements that articulate a front elevation of a dwelling house, such as awnings, balconies, patios, pergolas, porches, porticoes and verandas, may project up to 1.5m into the required front setback area (called the articulation zone).

Figure 2.12: Example of encroachment permitted into setback for parking



2.1.9 Building separation

Objective

O1. Reasonable sunlight and privacy is available to residents in new buildings and residents in existing buildings.

02. Taller buildings require greater separation to buildings on adjoining land to provide spatial relationships which are proportional to the heights of buildings.

Controls

Development Requirement (where there is more than one building on a development site)

Additions to dwelling houses and semi-detached dwellings

i. To minimise scale and bulk, design the top storey, of any two-storey building, as a series of connected pavilion elements.

ii. The depth of each pavilion element is between 10m to 15m, similar to the dimensions of a traditional bungalow.

iii. Separate pavilion elements by an additional side boundary setback, and identified by separate roofs.

Detached dual occupancy iv. Minimum 5m separation between buildings that are on one site – measured from the outer faces of the exterior wall of each building.

v. Garages or carports may be located in the separation area.

Multi dwelling housing vi. Minimum 5m separation between buildings that are on one site – measured from the outer faces of the exterior wall of each building.

Residential flat buildings vii. Minimum 6 m between buildings on one lot.

viii. Less than five storeys - at least 12m between windows and/or balconies so as to provide a 6m setback from the boundary to the building. For buildings over 3 storeys refer to the building separation controls in the Residential Flat Design Code.

ix. Five or six storeys - at least 18m between windows and/or balconies.

x. Setback unscreened windows facing side or rear boundaries, at least half of the separation distance that is specified above.

General xi. Provide deep soil or private open space in the separation area, as well as communal open space on multi dwelling and residential flat building sites.

xii. Driveways, walkways and building lobbies may be located in the separation area between multi dwelling housing or residential flat buildings (driveways to have verges at least 1m wide planted with canopy trees, along both sides).

xiii. Do not locate garages, carports or outdoor parking on the separation between multi dwelling housing or residential flat buildings.



2.1.10 Maximum floor area and site coverage – dwelling house, semi-detached dwellings and outbuildings

Objective

O1. The scale and mass of new buildings promotes improved levels of residential amenity for new development and for existing dwellings,

O2. There is enough space around dwellings to allow for planting of large trees and substantial landscaped areas.

Controls


Total maximum floor area

i. 300m2 if the site area is less than 450m

2

ii. 330m2 if the site area is at least 450m

2 but is less than 600m

2

iii. 380m2 if the site area is at least 600m


2

iv. 430m2 if the site area that is at least 900m

2

Maximum floor area of all outbuildings on site

v. 30m2 if the site area is less than 450m

2

vi. 45m2 if the site area is at least 450m


2

vii. 60m2 if the site area is at least 600m

2

Maximum site coverage of all buildings on site

viii. 60% of the site area if that area is less than 450m2

ix. 50% of the site area if that area is at least 450m2.



2.1.11 Required provision of car and bicycle parking

Objectives

O1. Parking is available for residents and their visitors on the site of the dwelling.

O2. As much on-street parking as possible is retained.

O3. Parking structures do not detract from the appearance of green streetscapes and residential streets.

O4. Ensure the provision of visitor parking spaces that are conveniently located and easily accessible.

Controls

i. Provide parking on site as required in the following table.

Car parking minimum requirement for type of development

If the parking calculation results in a fraction of a parking space, the number of spaces required is rounded off to the nearest whole number, unless otherwise stated.

Development Car spaces/dwelling Bicycle spaces/dwelling

Dwelling House 2 No requirement

Dual occupancy, semi-detached dwelling

1 or 2 bedroom 1 No requirement

3+ bedroom 2

Multi dwelling housing, attached dwelling, residential flat building

1 bedroom or studio 1

Residents: Minimum 1 space per 5 or part thereof

Visitors: Minimum 1 space per 10 or part thereof

2 bedroom 1

Plus 0.2 as common property

3+ bedroom 2

10 dwellings+ 1 car wash bay

Visitor parking

1 space per 5 OR

1 space per 3 - on a road less than 11 m wide or cul-de-sac

In any case, minimum 1 visitor space is required

ii. Maximum width of kerb-crossings 3.5m for single dwellings - splay driveway to double garages or carports.

iii. Locate driveways to the side of the site, and within the side setback.

iv. Visitor spaces shall be freely accessible at all times by their intended users and located in front of security grills.

v. Provide maximum widths of parking structure as required in the following table.



Residential parking – dwelling house, dual occupancy, semi-detached dwellings

vi. Where two car spaces are required, one may be provided on the driveway in front of a carport or garage (not applicable with basement car parking).

vii. Carports should have minimal scale or bulk if

outdoor parking needs to be covered.

viii. If driveway access is provided from the street to the rear yard, the minimum dimension from the wall of the dwelling to the side boundary is 2.7m.

Garages/carports – dwelling house, dual occupancy, semi-detached dwellings, multi dwelling housing

ix. On a site that is less than 12.5m wide provide parking in a carport, or a single-width garage and add a carport if additional covered parking is necessary.

x. Setback at least 1m behind the outermost alignment of external walls, verandas or balconies, any garage or carport facing an internal driveway.

xi. On sites that rise from the street frontage, one garage that is not wider than 6m and no higher than 3m above street level.

xii. Maximum of one double garage or carport per dwelling.

Basement parking and ramps - residential flat buildings

xiii. Basement parking for residential flat buildings, and any other residential:

Maximises the amount of deep soil for canopy planting,

Gives ground floor dwellings access to ground level courtyards,

Allows ground floor dwellings to address the street.

xiv. Locate the entrance to basement parking below a terrace or verandah, or setback at least 1m from the façade to avoid a single vertical facade that is equal to three storeys.

Basement parking appearance

xv. Improve the appearance of car parking and service entries, for example:

Recess car park entries from the main building façade alignment,

Avoid black holes in the facade by providing security doors or decorative grills to car park entry,

Return facade material into the car park entry recess for the extent visible from the street, and use materials similar to the façade on any interior of the car park that is visible from the street – conceal services, pipes and ducts.

Parking at grade

xvi. Avoid placing garages or carports on a façade that faces a street, except on a corner site where they may face the longer street frontage.

xvii. Screen or enclose with landscaping, structures or by wrapping the car park with other active uses.

xviii. Avoid car parking areas and access driveways characterised by large expanse of bare concrete.

xix. Use a combination of different surface materials to delineate pedestrian thoroughfares, vehicular access and parking areas.

xx. Use perforated paving materials (for example, paving units with wide bands of gravel aggregates) that allow infiltration of stormwater.

Development Maximum internal widths for garage door or opening to basement carpark

In any case, the percentage of combined width of garage doors, not to occupy, the overall width of the any facade

Dwelling House, semi-detached dwelling (applies to sites greater than 12.5m. For sites less than 12.5m refer to ix)

6m N/A

Dual occupancy N/A 50%

Multi dwelling housing. attached dwellings

N/A 30%

RFB (2-3 storeys) 4m N/A

RFB (4 or more storey) 6m N/A



Figure 2.12: Location and limited width of carports to maintain sight lines from dwelling to street and view of dwelling from street

2.2 DESIGN CONTROLS

Objectives

O1. Development on private land is coordinated with, and complements, the public domain to enhance the character and the image of the neighbourhood.

O2. Good amenity for occupants of new and existing development, including reasonable sunlight, privacy, natural light and natural ventilation.

2.2.1 Context

Objectives

O1. Alterations and additions complement the architectural character of the existing building or, where there is no character to reflect, design is contemporary and appropriate in its context.

Controls

Contemporary architectural designs may be acceptable in the following situations

i. A heritage listing does not apply to the existing dwelling or to its immediate neighbours.

ii. The proposed addition would not be visually prominent from the street or from a public space.

iii. Extensive remodelling of existing facades is proposed in accordance with the other controls in the DCP.

New built form and character

iv. New building forms and design features do not have to mimic traditional features, but should reflect these in a contemporary design.

Alterations and additions complement architectural character of dwelling houses

v. Do not provide access to upper storey additions via external stairs.

vi. All dwellings are to contain one kitchen and

laundry facility.

vii. Retain and extend prominent elements of the

existing roof (such as gables, hips or longitudinal

ridges that run parallel to a street boundary) -

other roof forms may be acceptable on additions

at ground floor level, if concealed substantially

behind the existing dwelling, and not visible from

the street or other public space.

Pavilions

viii. Design the top storey of any two-storey dwelling as a connected series of pavilion elements to minimise scale and bulk, and indent facades that would be longer than 25m so that the building will appear as a cluster of pavilion elements:

Limit the depth of each pavilion element to between 10m and 15m, similar to the dimensions of a traditional bungalow,

Separate upper storey pavilions with an additional side boundary setback, and identify by separate roofs (refer to Figure 2.15),

Separate pavilion elements in multi dwelling buildings by courtyards that are at least 6m wide.

ix. In addition, for RFB 3 storeys or more:

Facades that would be wider than 25m should be indented so that the new building would appear like a cluster of pavilion elements:

Width of each pavilion should be between 10-12m.

Pavilion elements should be separated by courtyards that are less than 6m wide.

x. RFB 4 storeys or more:

Facades should be layered and stepped in



order to avoid building forms that are bland, bulky and overscaled.

Layering of facades should incorporate the base and upper storey elements.

Layering of facades should incorporate the base and upper storey elements.

Stepping of facades should be provided by balconies, staggered alignments for exterior walls and by contrasting design elements.

2.2.2 Street address

Objectives

O1. To facilitate positive interaction between the private and public domain.

O2. There are unobstructed sightlines from dwellings and other premises, to publicly accessible places, that promote safety and security through casual surveillance.

Controls

Entries

i. Design entries to residential buildings so they are clearly identifiable.

ii. The front door to a single dwelling may face a side boundary, or may be located beneath a carport, provided it is clearly identified by a porch or awning, and pathways.

iii. Provide main common entry and separate private ground floor apartment entries where it is desirable to activate the street edge or reinforce a rhythm along the street.

Habitable rooms

iv. Face at least one habitable room towards the street, in order to promote positive social interaction and community safety.

v. In addition to point (iv), in multiple unit development, face at least one habitable room, or private open space, towards a communal space, internal driveway or pedestrian way.

vi. Do not obstruct sight lines to the street or internal spaces, from habitable rooms or entrances (such as with car ports, garages, fences or landscaping) (refer to Figure 2.13)

Ground floor dwellings

vii. Some ground floor dwellings, in a residential flat building, may have private entrances directly from the street, footpath or from a communal pathway provided:

Any courtyards are setback at least 1m from the street boundary in order to accommodate a landscaped strip that remains in communal ownership,

Private open space is clearly articulated.

Multi Dwelling Housing

viii. Courtyards that would be located within the front setback should be setback at least 1m from the street boundary to accommodate a landscape strip which should remain in communal ownership.

ix. Landscaping of street setbacks should not include continuous visually-solid hedges that would block sight lines from dwellings.

x. Screen walls around private open spaces shall not be taller than 1.2m, although screens with 50% transparency may be up to 1.8m in height.

xi. The combined width of front fencing is not to occupy more than 50% of the frontage of the site.

xii. Dwellings which face the street should have private entrances direct from the street footpath.

Note: Setback of dwellings may need to be increased to accommodate the required private open space.

2.2.3 Facade design and articulation

Objectives

O1. Effective modulation and variation of building design to reduce the appearance of scale and mass, provide interest, diversity or emphasis, and provide a comfortable feel for humans:

O2. All elements of the façade and roof are integrated into the architectural form and detail of the building, and present an appealing streetscape appearance.

Controls

Interpretation

i. Facade controls apply to facades that are visible from the street - that may include an upper storey that faces a side boundary, or a façade that faces an internal driveway.

ii. The dimensions of a facade are measured between the outermost walls, and do not include any uncovered balcony or terrace which projects beyond the line of the wall.

General

iii. Avoid long flat walls along street frontages - stagger the wall alignment with a step (not a fin wall of other protruding feature) of at least 1m for residential flat buildings and at least 0.5m for other residential buildings.

iv. Address both street frontages with façade treatment, and articulation of elevations on corner sites.

v. Use non-reflective materials, do not randomly mix light and dark coloured bricks, and treat publicly accessible wall surfaces with anti-graffiti coating.

vi. Design facades to reflect the orientation of the site using elements such as sun shading devices, light shelves and bay windows.



Panels

vii. Visible facades should be designed as a series of “panels”.

viii. Width of articulating panels should be modulated and be consistent with the scale and rhythmic design character of characteristic bungalows:

Development type

Facades that face the street

Side elevations

Dwelling house, semi-detached dwelling

4-6m 10-15m

Dual occupancy 4-8m 10-15m

Multi dwelling housing, attached dwellings, RFB up to 3 storeys

4—8m 10-15m

RFB 4 or more storeys

6-8m 10-15m

ix. Vary the height of modules so they are not read as a continuous line on any one street between 2 - 4 storeys, step-back to the middle component and again at the top.

x. Incorporate contrasting elements in the facade - use a harmonious range of high quality materials, finishes and detailing.

xi. Screen prominent corners with awnings, balconies, terraces or verandahs that project at least 1 m from the general wall alignment.

Dual occupancy, semi-detached, attached dwellings and multi dwelling housing

xii. Do not use identical facades for each dwelling – use variations in terms of plan dimensions, shape, plus height and wall alignment as well as colours and materials.

Residential flat buildings

xiii. Layer and step facades in order to avoid building forms that are bland, bulky or over-scaled by:

Complying with base and upper element setback controls,

Incorporating balconies, staggered alignments for exterior walls, and by contrasting design elements.

Windows

xiv. Locate and proportion windows to minimise scale and bulk of new building:

Large windows are most-effective when they are located at the corners of a building, or if they are designed as projecting bay-windows,

Screen major windows with blinds, louvre screens, awnings or pergolas.

xv. The majority of windows are rectangular. Square, circle and semi-circle windows are acceptable when used in moderation. Vertical proportions can be achieved, for broad window openings, by multi-panel windows, such as casements, or multi-panel doors.

Figure 2.13: Illustration of some articulation principles

Dormer windows

xvi. Do not use dormer windows on residential flat buildings.

xvii. Dormer windows on buildings in the residential zone do not appear as additional storey:

Individual dormers are no wider than 1.5m,



Provide a minimum 2.5m separation between dormers,

Dormers do not extend above the ridgeline of the building.

2.2.4 Roof design

Objectives

O1. Roof design is compatible with the building style and use, and does not compete for attention with the building or other roofs in the locality.

O2. Roof design assists in regulating climate with the building and associated open space.

O3. Reduce the impact of large areas of roof when seen from other buildings and public spaces.

Controls

General

i. Use a simple pitched roof that accentuates the shape of exterior walls, and minimises bulk and scale. Avoid complex roof forms with multiple gables, hips and valleys, or turrets.

ii. Do not use a pitch that would be noticeably steeper than that of roofs on nearby buildings, or parapet roofs that increase the height of exterior walls.

iii. Use minor gables only to emphasise rooms or balconies that project from the body of a building, and not merely as a decorative feature that sits above a straight wall.

iv. Mansard roofs (or similar) are not permitted. Pitched roofs should not exceed a pitch of 30 degrees.

v. Roof with greater pitches will be considered on merit taking into account matters such as streetscape, heritage value and design integrity.

vi. Relate roof design to the desired built form and context. Some design solutions include:

Articulating the roof, or breaking down its massing on large buildings, to minimise the apparent bulk,

Relating to a context of smaller building forms using a similar roof pitch or material to adjacent buildings, particularly where adjacent to, or in the vicinity of, heritage buildings and in conservation areas,

Using special roof features, such as elevated roof elements, which relate to the desired character of an area, to express important corners.

Residential flat buildings 4 or more storeys

vii. Do not use steeply pitched roofs that accentuate the bulk of the building – use roof pitch of 10

o or

less. viii. Emphasise building articulation with the shape and

alignment of the roof. ix. Emphasise corner apartments or prominent

balcony structures with raised roof elements: x. Relate roof design to the size and scale of the

building, the building elevations and three dimensional building forms – including the design of any parapet or terminating elements, and the selection of roof materials:

xi. Respond to the orientation of the site, for example, by using eaves and skillion roofs to respond to sun access:

xii. Integrate service elements into the design of the roof - including lift over-runs, service plant, chimneys, vent stacks, telecommunication infrastructure, gutters, downpipes and signage.

Figure 2.14: Illustration of articulation and pavilion elements



2.2.5 Fences

General

i. Provide boundary definition by construction of an open fence or hedge to the street boundary.

ii. Fences within the front boundaries or around courtyards are no higher than 1.2m.

iii. Side fences may be 1.8m high to the predominant building line. Forward of the building line, side fences are to taper down to the height of the front garden wall no higher than 1.2m.

iv. On corner sites where the façade of building presents to two street frontages is to be no higher than 1.2m

Dwelling houses v. Front fences shall not be taller than 1.2m,

although screens with 50% transparency may be up to 1.8m high – landscaping should not include visually solid hedges that may conceal intruders.

Multi dwelling housing, RFB (front courtyards)

vi. Screen walls around private open spaces shall not be taller than 1.2m, although screens with 50% transparency may be up to 1.8m in height. Maximum site width of front fencing also applies. Refer to section 2.2.2 (viii).

Figure 2.15: Illustration of articulation principles

2.2.6 Services and utility areas

Objective

O1. Reduce impact of services and utilities through their integration with the design of landscaped areas and buildings.

Controls

General

i. Integrate services and utility areas with the design of the whole development – coordinate materials with those of the building and integrate with landscaping.

ii. Facilities should not be visually obtrusive and should not detract from soft-landscaped areas that are located within the required setbacks or building separations.

iii. Appliances that are fitted to the exterior of a building, and enclosures for service meters, do not detract from the desired architectural quality of new building, or the desired green character of streetscapes.

iv. Service authorities and the applicable Australian Standards outline technical requirements for the location and installation of appliances and meters.

v. Unscreened appliances and meters should not be attached to any facade that would be visible from a street, driveway or a principal communal area within the site:

Screen air conditioning units behind balcony balustrades,

Provide screened recesses for water heaters rather than surface- mounting them on



exterior walls,

Locate meters in service cabinets.

vi. Provide communal rooftop antennas rather than multiple individual antennas.

vii. Screen or treat air conditioning units, TV antennae, satellite dishes, ventilation ducts and other like structures so they are not visible on the street elevation.

viii. Coordinate and integrate building services, such as drainage pipes, with overall façade and balcony design.

ix. Location and design of service areas should include:

Screening of clothes drying areas from public and semi-public places,

Space for storage that is screened or integrated with the building design.

Mailboxes - multiple dwelling developments (attached dwellings, multi dwelling housing, RFB)

x. Design and provide discretely located mailboxes at the front of the property.

xi. All letterboxes be installed to meet Australia Post standards.

Siting solar hot water systems

xii. Minimise visual impact of solar hot water systems.

xiii. Place the system as unobtrusively as possible, both to the street and neighbouring properties.

xix. Try to use colour that is consistent with the colour of roof materials.

xx. Design solar panels, where possible, as part of the roof; set back from the street frontage and position below the ridgeline. Separate the water storage tank from the solar collectors and place on a less visually obtrusive part of the roof, or within the building (for example, the roof space or laundry).

Figure 2.16: Careful style design for addition to older style dwellings



2.3 PERFORMANCE CONTROLS

2.3.1 Visual privacy

Objectives

O1. Reasonable levels of visual privacy are available for residents, inside a building and outside within the property, during the day and at night.

O2. Visual privacy is not compromised while maximising outlook and views from principal rooms and private open space, and maintaining passive surveillance of public and semi-public areas.

Controls

General

i. Locate and orient new development to maximise visual privacy between buildings, on and adjacent to the site, and to minimise direct overlooking of rooms and private open space:

Provide adequate building separation, and rear and side setbacks,

Orient windows of new living areas, and balconies or terraces, towards the street and rear of the lot, particularly on narrow sites (to use the street width and rear garden, or podium depth to increase the separation distance) and avoid directly overlooking neighbouring residential properties.

ii. If the preferred orientations are not achievable, and living room windows or private open space would directly overlook a neighbouring dwelling:

Provide effective screening with louvres, shutters, blinds or pergolas,

Use windows that are less than 600mm wide or have sills that are at least 1.5m above the associated floor level,

iii. On bedroom windows, where overlooking of neighbouring properties is less significant, screening is optional and dimensions are not restricted.

2.3.2 Acoustic privacy

Objectives

O1. Reasonable levels of acoustic privacy are available for residents, externally and internally, during the day and at night.

O2. The effect of excessive ambient noise is minimised by siting and architectural design and detailing.

O3. The impact of rail and road noise and vibration is minimised to building occupants.

O4. Protect new and existing dwellings from intrusive noise.

Note: Complying with setback and separation requirements will assist in protecting acoustic privacy as well as visual privacy.

Controls

i. Protect sensitive rooms, such as bedrooms, from likely sources of noise such as major roads, neighbours’ living areas, and building lobbies.

ii. Aboveground access to new dwellings does not include communal balconies that would be located immediately next to a bedroom window.

iii. Bedroom windows in new dwellings that would be located at or close to ground level are be raised above, or screened from, any shared pedestrian pathway.

iv. Screen balconies or windows in living rooms or bedrooms that would face a driveway or basement ramp.

Adjoining railway or busy road

v. Address all requirements in ‘Development Near Rail Corridors and Busy Roads (Interim Guideline’) which has been published by the NSW Department of Planning.

vi. Comply with ‘A Guide to Working in and Around Rail Corridors’ and requirements of the Rail Infrastructure Corporation and State Rail Authority ‘Interim Guidelines for Applicants - Consideration of Rail Noise and Vibration in the Planning Process’.

2.3.3 Open space

Objectives

O1. All residents have access to private and functional open space on their land, such as private yards, courtyards and balconies or roof top terraces.

O2. All residents in multiple dwelling building have access to consolidated, semi-private and functional communal open space on their land.

O3. Private open space is:

Tailored to the type of dwelling or dwellings, and provides residents and other users with active and passive recreation opportunities,

Designed to take advantage of environmental circumstances such as solar access, views and prevailing breezes,

Designed to promote the enjoyment of outdoor living,

Located and landscaped to provide a pleasant outlook and contribute to the attractiveness of a property,

Located so that there is passive surveillance from residences.



Controls i. Provide the areas of open space identified in the following Table for each type of development, as a minimum.

2.3.3 Minimum open space requirements


Dual occupancy iii. ii

Minimum area of private open space for each dwelling is 50m2

Semi- detached dwelling on a lot less than 7.5m width

iii. Minimum area of private open space for each dwelling is 40m2.

Attached dwelling and multi dwelling housing

iv. Minimum area of private open space for each dwelling is 50m2

Residential flat building

v. Provide one or more balconies, or terraces, to each dwelling, that have a combined area of at least:

For one bedroom dwellings - 9m2

For two bedroom dwellings - 12m2

For dwellings with three or more bedrooms - 16m2.

vi. Provide communal areas equivalent to at least 15% of the open space on a site that is created by the required setbacks and building separations.

Private open space design

vii. Private open space will usually be a yard in a dwelling house or semi-detached dwelling. However, in developments such as a residential flat building, attached dwelling or multi-unit development, open space may include a ground level courtyard that is located within a deep-soil setback, a balcony or garden terrace (either at ground level or on a podium level).

viii. Minimum dimension of 6m for private courtyard - may be partly covered by a balcony, verandah or pergola if such elements would not encroach upon any required deep soil area.

ix. Maximum slope for any minimum required open space at ground level is 1:50.

x. Provide privacy to the principal area of private open space – locate or screen to prevent direct overlooking from a public or communal place, or from neighbouring buildings.

xi. Locate the principal open space adjacent to the main living areas, such as living room, dining room or kitchen, to extend the living space of the dwelling, and provide:

Direct access from a living room, dining room or a family room. Indoor areas must not be elevated more than 300mm above the principal open space.

One area at least 2.5m by 2.5m that is suitable for outdoor dining and can accommodate a dining table and two to four chairs,

One additional area suitable for clothes drying, concealed by shutters, screens, fences or tall opaque balustrades.

xii. Design the principal area of open space for each dwelling as an ‘outdoor room’ that has:

A combination of privacy-screens, sun-shading and green backdrops that are provided by pergolas or shrubs and trees,

Orientation that provides maximum exposure to midwinter sunlight as well as optimising privacy.

Communal open space

xiii. Communal open space may be provided on podiums or terraces, and in any deep-soil setback or separation between buildings in residential flat buildings or in mixed-use buildings that have commercial and/or retail on the ground floor.

xiv. Provide a minimum 6m length, on at least one side, for each communal open space.



xv. Consolidate communal open space into recognisable areas with reasonable area, facilities and landscape for the uses it will accommodate, and design to generate a variety of visible pedestrian activity.

xvi. Provide in locations that are sunny, and are adjacent to, as well as visible from the main building lobby.

xvii. Provide windows that overlook communal open space and approaches to the building to generate a variety of visible pedestrian activity in the main building lobby.

xviii. Screen walls surrounding any communal area are no higher than 1.2m, although screens with 50% transparency may be up to 1.8m high.

Garden courtyard or terrace

xix. Design front gardens or terraces to contribute to the spatial and visual character of the street, while maintaining privacy for residents. This can be achieved by:

Activating the street edge and creating more pedestrian activity by optimising individual entries for ground floor apartments,

Providing appropriate fencing, balustrades, window sill heights, lighting and landscaping to meet privacy and safety requirements of occupants while contributing to a pleasant streetscape,

Increasing street surveillance with doors and windows facing onto the street,

Utilising a maximum 1.5m change in level from the street to the private garden or terrace to minimise sight lines from the streets into the apartment.

Balconies

xv. Provide additional amenity and choice with a secondary balcony (such as Juliet balcony) or operable wall with balustrades, adjacent to bedrooms.

xvi. Design and detail the balcony to take advantage of local climate and context. This may be achieved by:

Facing predominantly north, east or west to optimise solar access,

Facing towards views of local neighbourhoods, prominent open spaces and district city skylines,

Using sun screens, pergolas, shutters and operable walls to control sunlight and wind,

Using operable screens, or operable walls/sliding doors with a balustrade where noise or high winds exclude completely open balcony,

Using cantilevered, partially cantilevered or recessed balcony in response to requirements for daylight access, wind protection, acoustic and visual privacy,

Limiting the depth of a balcony so that it does not prevent sunlight entering the apartment below.

xvii. Design balustrades to allow views and casual surveillance of the street while providing for safety and visual privacy. Design considerations may include:

Using a proportion of solid to transparent materials to address sight lines from the street, public domain or adjacent development,

Providing screening from the public, for example, for a person seated looking at a view, clothes drying areas, bicycle storage or air conditioning units.

Refer to PART 6.6 for controls and guidelines on landscape design and specifications.



Figure 2.17: Typical arrangement of open space adjacent to living areas

Figure2.18: Illustration of landscape requirements for multi unit housing



2.3.4 Internal dwelling space and design

Objective

O1. High standards of amenity by appropriate dimensions and configurations for habitable rooms and workspaces.

Controls

Adequate room dimensions

i. Dimensions and design interiors to accommodate the range of furniture that is typical for the purpose of each room.

ii. The primary living area and principal bedrooms have a minimum width of 3.5m.

iii. Secondary bedrooms have a minimum width of 3m.

All dwellings have adequate storage:

iv. Provide general storage in addition to bedroom wardrobes and kitchen cupboards in each dwelling and/or as lockable spaces within parking areas.

v. The minimum amount of storage required is 6m3

for one bedroom dwellings 8 m3 for two bedroom

dwellings, or 10m3 for dwellings with three or

more bedrooms.

Communal stairwells

vi. Design and locate stairwells so they receive natural daylight and ventilation – open along one side, with windows that allow permanent ventilation.

2.3.5 Housing choice

Objective

O1. A variety of dwelling types to accommodate diverse households and meet diverse housing needs, with increased housing and lifestyle choices provided in apartment buildings.

Controls

Attached dwellings, multi dwelling housing, residential flat buildings

i. Provide at least 10% of dwellings in any new multiple unit development as accessible or adaptable to suit residents with special needs.

Note: Factors that influence dwelling types include:

The number of bedrooms and/or the number and size of living areas,

The location of private entrances - either direct from a ground level courtyard or walkway, or indirectly from a hallway or balcony that is accessed from a communal lobby,

The number of storeys in any dwelling - single level or two storey with indoor stairs,

Two storey dwellings that have living areas and at least one bedroom situated on the same level (dwellings that

are accessible or adaptable for special needs),

The size and type of private open spaces that are provided for each dwelling - either balconies or terraces or courtyards.

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