gpl planning - municipality of strathfield · gpl planning 61 juno pde, greenacre august 2016 8 4....

GPL Planning

Statement of Environmental Effects

61 Juno Parade, Greenacre

Demolition and construction of a group home for accommodation of up to 12 people.

Submitted to:

Strathfield Council

p 0423 128 131

e [email protected]

GPL Planning

61 Juno Pde, Greenacre August 2016

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CONTENTS

1. INTRODUCTION ............................................................................................... 3

2. THE SITE AND ITS SURROUNDS .................................................................... 4

3. THE PROPOSAL ............................................................................................... 6

3.1 Landscaping .............................................................................................. 6

3.2 Parking, Access & Public Transport .......................................................... 6

3.3 Waste Management .................................................................................. 7

4. ASSESSMENT UNDER S79C(1) OF THE ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979 ........................................................................ 8

4.1 State Environmental Planning Policy No. 55 – Remediation of Land ........ 8

4.2 State Environmental Planning Policy (Affordable Rental Housing) 2009 ... 8

4.3 Strathfield Local Environmental Plan 2012 ................................................ 9

4.4 Strathfield Consolidated Development Control Plan 2005 ....................... 11

4.5 Any Planning Agreement or Draft Planning Agreement ........................... 13

4.6 The Regulations ...................................................................................... 13

4.7 The Likely Impacts ................................................................................... 13

4.8 The Suitability of the Site for Development .............................................. 14

4.9 Any Submissions Made ........................................................................... 14

5. CONCLUSION ................................................................................................. 14

LIST OF APPENDICES

Appendix 1 Plan of Management

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1. INTRODUCTION

‘GPL Planning’ have been engaged to assist the development application process by the preparation of this Statement of Environmental Effects and Plan of Management for the redevelopment of the site at 61 Juno Parade, Greenacre, for purposes of a group home (see architectural plans and details).

The new building will comprise a total of 12 rooms for residents (2 being accessible). It will also include 2 bathrooms (1 for men and 1 for women), a communal living and dining room and outdoor verandah at the rear of the building. An office and staff room and laundry is also located at the rear of the building (for staff).

The development proposal has been prepared in accordance with the provisions of State Environmental Planning Policy (Affordable Rental Housing) 2009, Strathfield LEP 2012 and Strathfield Consolidated DCP 2005.

The proposal was subject to a Pre-DA submission to Council and was discussed at a meeting held at Council's offices on 1 February 2016. Following that meeting, a formal response was provided by Council, also dated 1 February 2016. Planning related matters and advice provided by Council has been responded to in this Statement of Environmental Effects.

The purpose of this Statement is to describe the site and surrounding area and address any planning issues associated with the development proposal, and, to specifically assess the likely impact of the development on the environment in accordance with the requirements of S.79C of the Environmental Planning & Assessment (EP&A) Act, 1979.

The conclusion is reached that the proposal is acceptable with respect to all relevant planning matters and seeks Council’s concurrence in support of the proposal.

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2. THE SITE AND ITS SURROUNDS

61 Juno Parade is located on the northern side of Juno Parade, slightly east of its intersection with Hebe Street, Greenacre. The site comprises a total site area of 693.4m2 (by title) and has a legal description of Lot 4, Section 10 in DP 845. A site locality plan is provided below.

Locality Map (source: sixmaps.nsw.gov.au)

The site is a regular shaped allotment having a frontage to Juno Parade and rear boundary of 15.85m and side boundaries of 43.74m (see Survey Plan). The site is currently improved by an existing single-storey dwelling house comprised of fibro walls and a tiled roof. The area around the subject site is characterised by a mixture of predominantly single and some two-storey dwellings.

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Subject site

Residences opposite the subject site

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3. THE PROPOSAL

It is proposed to undertake alterations and additions to the existing dwelling house for use as a group home. The proposed development is illustrated in the drawings prepared by ‘EPW Design’ (see Architectural Plans). The proposal involves the demolition of the existing building and construction of the following:

Ground Floor Level: construction of a 12 room group home with associated facilities including separate bathrooms, an office, kitchen and laundry and rear communal living area and verandah.

Two stacked car parking space along the western side boundary and provision for 1 additional stacked space.

The proposal comprises a total GFA of 301.7m2 which represents an FSR of 0.42:1. For purposes of ensuring the visual and acoustic amenity and privacy within the site and upon the surrounding properties, the proposal has incorporated the following elements:

- Kitchen, dining room, lounge room & outdoor open space have been located adjacent to or directly accessible from each other;

- Similar uses (such as bedrooms or bathrooms) are located back to back;

- Screen fencing and plantings have been provided where practicable to screen noise & reduce visual impacts; and,

- Communal open space, balconies & windows to bedrooms have been located and designed to minimise overlooking and maintain the privacy and acoustic amenity of adjoining properties.

3.1 Landscaping

Landscaping on the site is comprises 228m2 of private open space within the rear and front boundaries of the site. Additional landscaping has been incorporated within the front setback to soften the existing building when viewed from Juno Parade.

3.2 Parking, Access & Public Transport

The development proposes 2 car parking spaces within the site, with the opportunity for 1 additional space along the western boundary. The subject site is located almost directly in front of the 946 bus route on Juno Parade. This route provides access between Hurstville and Bankstown.

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Further justification for regarding off-street car parking is provided in the assessment of the proposal against the requirements of State Environmental Planning Policy (Affordable Rental Housing) 2009 provided below.

3.3 Waste Management

Domestic bin storage areas are found adjacent to the building along its western setback with pedestrian access. The site is capable of accommodating adequate general waste and recycling facilities. Kerb side collection of bins will occur weekly from Juno Parade.

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4. ASSESSMENT UNDER S79C(1) OF THE ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979

This section undertakes an assessment of the proposal in the context of the heads of consideration set out in Section 79C(1) of the Environmental Planning and Assessment Act, 1979. The relevant matters for consideration under Section 79C(1)(a) are identified in the following Table:

EP & A Act, 1979. Matters for

Consideration Complies

S.79C(1)(a)(i) SEPP 55 – Remediation of Land

(see comments

below)

S.79C(1)(a)(i) SEPP (Affordable Rental Housing) 2009

(see comments below)

S.79C(1)(a)(i) Strathfield LEP 2012


S.79C(1)(a)(iii) Strathfield Consolidated DCP 2005


Those matters in the table above requiring specific comments are discussed below.

4.1 State Environmental Planning Policy No. 55 – Remediation of Land

State Environmental Planning Policy No.55 (SEPP 55) requires the consent authority to consider whether land is contaminated prior to granting consent to any development. The consent authority must be satisfied that any necessary remediation work has occurred before use of the land is permitted. In this regard, the subject site is understood to have been in residential use for many years. It is not known to be subject to any likely sources of contamination and the proposed development is unlikely to raise any issue of contamination.

4.2 State Environmental Planning Policy (Affordable Rental Housing) 2009

The subject application is made pursuant to the SEPP (Affordable Rental Housing) 2009. Notwithstanding the provisions of the SEPP, “group homes” by definition are also a permissible form of development in the R2 Low Density Residential zone under the Strathfield LEP 2012. Clauses 44 and 45 of the SEPP list those standards of development which may be approved as either "exempt" or "complying" development. The proposal does not fulfil either the 'exempt' or 'complying' development criteria principally because more than 10 rooms are proposed, hence the submission of this development application.

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Schedule 2 Complying development - group homes: Notwithstanding that the proposal does not fulfil 'complying' development criteria, an assessment against the SEEP's requirements is provided as a guide to determining the suitability of the proposal. Site requirements: The site is in excess of 450m2 and has a boundary to a primary road in excess of 12m - Complies. Maximum site coverage: The development proposal will not cover more than 47% of the site - Complies. Building height: The development proposal will be less than 9.5m above existing ground level - Complies. Setbacks from roads: The proposed front setback is an average of the setback of the 2 nearest dwelling houses (refer to site plan) - Complies. Building articulation: The front door and 2 room windows face the street - Complies. Articulation zones: The proposal has incorporated a suitably designed entry portico and does not occupy more than 25% of the articulation zone - Complies. Side and rear setbacks: The proposal complies with the minimum 900mm setback from the side and rear boundary - Complies. Privacy: All windows are higher than 1.5m above the ground - Complies. Landscaped area: More than 20% of the site is landscaped area and over 50% is located behind the building line - Complies. Principal private open space: The rear area of POS is greater than 24m2 and at least 4m wide - Complies. Car parking: A minimum of 2 off-street parking spaces are provided. Vehicular access complies with the relevant Australian Standards. - Complies. Drainage: A stormwater concept plan is provided with the proposal - Complies.

4.3 Strathfield Local Environmental Plan 2012

Strathfield LEP 2012 (the LEP) is the principal planning instrument applicable to the subject site. The provisions of the LEP which are relevant to the subject site are addressed below.

Zoning

The site is zoned R2 Low Density Residential under the LEP.

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The relevant objectives of the R2 zone as they applicable to the development are:

To provide for the housing needs of the community within a low density residential environment.

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

"Group homes" are defined under the LEP and are permissible with consent in the R2 zone. The proposal, being demolition and construction of a group home comprising 15 resident rooms, is considered to provide for the housing needs of the community by broadening the types of housing choice available in the area and providing a much needed community based facility. Significantly, the building will maintain a design principally as a dwelling house which incorporates positive architectural and design elements particularly in terms of its finished built form which protects the environmental amenity of the area form a streetscape perspective. The proposal incorporates positive architectural and design elements that protects the amenity of the surrounding residents and provides for a consistent finished built form to that of the surrounding area.

Height

The site is subject to a maximum height standard of 9.5m. The proposed building will have a maximum height of 5.32m to the existing natural ground level and is therefore compliant with this requirement. The objectives of clause 4.3 are:

(a) to ensure that development is of a height that is generally compatible with or which improves the appearance of the existing area,

(b) to encourage a consolidation pattern that leads to the optimum sustainable capacity height for the area,

(c) to achieve a diversity of small and large development options. The proposal is considered to fulfil all of the above objectives by providing for a form of development that is compatible with the future character of the locality and will not result in any adverse impacts upon the amenity of adjoining properties in terms of loss of privacy, overshadowing or view loss. Also, the existing remaining consolidation pattern will not be compromised by the development of this site.

Floor Space Ratio

In accordance with cl.4.4(2) the subject site is not affected by any floor space control under the LEP.

The relevant objectives of clause 4.4 applicable to the proposal are:

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(a) to ensure that dwellings are in keeping with the built form character of the local area,

(b) to provide consistency in the bulk and scale of new dwellings in residential areas,

(c) to minimise the impact of new development on the amenity of adjoining properties,

The proposal fulfils the above objectives as it provides for a development form which is in keeping with the existing built form of the area which comprises large detached residences and has been suitably designed and located to minimise any adverse impacts upon adjoining or surrounding neighbours.

Acid Sulfate Soils

The site is located within Class 5 land where development consent is required for "works within 500 metres of adjacent Class 1, 2, 3 or 4 land that is below 5 metres Australian Height Datum and by which the watertable is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land." The demolition and construction of the proposed building does not involve any works being carried out below ground level and therefore a Preliminary Acid Sulfate Soils Plan is not required in this case.

Other matters

There are no other matters in the LEP that are relevant to the subject proposal.

4.4 Strathfield Consolidated Development Control Plan 2005

There are no specific controls under Council's DCP which relate specifically to group homes even though they are defined under the Strathfield LEP 2012.

Due to the site being located within the R2 Low Density Residential zone, those aspects of the Strathfield Council DCP that may be relevant to dwelling houses are considered and addressed below.

It should be noted that these requirements are also only to be used as a "guide" only as there are no specific DCP controls relating to "group homes".

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Part A – Dwelling Houses and Ancillary Structures

3 – Streetscape

The proposal is consistent with the design and contextual setting of existing adjoining residences and the wider locality. The presentation of the building as viewed from Juno Parade will remain sympathetic and consistent with the existing predominance of single storey dwellings.

5 – Architectural Design and Details

The proposed development is considered to be a suitable response to the area. The design of the building is consistent with the building design controls and the desired future character of development in this area. The proposal introduces architectural interest and detail having regard to its relationship at street level and in terms of its overall profile providing a consistent and cohesive built form which sits in comfortably with the surrounding residential character of the area. Good articulation is provided along the outward looking facade of the building with appropriate consideration having been given to existing development, and importantly, the likely future redevelopment of adjoining sites. The proposal provides a clear relationship to the street and its surrounds as anticipated by the applicable controls. While the use of colours, materials and finishes are sympathetic to those of its surrounds.

6 – Ecologically Sustainable Development

A Section J Report has been provided with the development proposal which demonstrates compliance with relevant principles relating to energy efficiency.

7 – Floor Space Ratio

Table 1 provides for a sliding scale to determine the maximum permissible FSR which is in this case is slightly higher than 0.6:1 (416.04m2). The proposal provides for a FSR of 0.424:1 (or 301.7m2). 8 – Building Height

Dwelling houses are permitted a maximum height of 9m under Council's DCP. The proposal is only single storey, principally for purposes of accessibility and therefore complies with this requirement. In addition, the shape of the roof has been designed to be sympathetic to those of surrounding residences.

9 – Landscaped Areas

Table 2 provides for a sliding scale to determine the minimum required landscaped area which is in this case is 42% (or 291.228).

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The proposal provides for a total landscaped area of 228m2 Having regard to the context of the site and its surrounds, the extent of proposed landscaping is considered to be reasonable for the proposed use and is consistent with the objectives of this part of the DCP.

10 – Setbacks

The front setback is consistent with those of the adjoining residences and are not in conflict with the character of the existing streetscape. Also, the proposed front, side and rear setbacks are consistent with the requirements of the SEPP and provide for suitable separation distances from neighbouring and surrounding residences.

15 – Access, Safety and Security

Accessibility within the site has been provided in accordance with the relevant Australian Standards and the Commonwealth Disability (Access to Premises – Buildings) Standard 2010, National Construction Code and Building Code of Australia. In addition to which an Access Compliance Report has been prepared for the development proposal and which is submitted under separate cover (see report prepared by PSE Access Consulting). The design of the building has also taken into account crime prevention principles by allowing casual surveillance of the street and ensures the separation of pedestrians from vehicle access.

17 – Services and Utilities

All relevant utility services including water, sewer, electricity and telephone are available and connected to the subject properties.

4.5 Any Planning Agreement or Draft Planning Agreement

Not applicable.

4.6 The Regulations

All relevant matters prescribed by the Regulations would be expected to be included in the consent for the works.

4.7 The Likely Impacts

All likely or potential impacts associated with the proposed development are considered to have been adequately dealt with through the assessment of the application against the applicable plans and policies. It is concluded that there would be no significant adverse impact to the site or surrounding area as a result of the proposal.

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4.8 The Suitability of the Site for Development

The size, shape and location of the site is considered suitable for the proposed development which has been specifically designed to maximise the amenity of residents within the group home and to minimise any adverse impacts upon surrounding residents. The site is currently served by utility services which are adequate for the proposal

4.9 Any Submissions Made

This is a matter for the consent authority to consider, should any submissions be received following the neighbour notification and advertising process.

5. CONCLUSION

It is proposed to undertake demolition and construction of a group home to cater for 15 residents at No.61 Juno Parade, Greenacre. The material in this Statement of Environmental Effects demonstrates that there will be no unacceptable adverse impact on the amenity or environment of the locality as a consequence of the proposed development. The proposed development meets the underlying intent of the controls applicable to the subject development proposal and it will not give rise to any significant adverse impact on the neighbouring properties. Accordingly, the proposal is considered to be acceptable with regard to all relevant town planning and environmental issues and is submitted to Strathfield Council for its consideration. If you require any additional information or clarification of any maters raised in this response, please contact Lisa Chami on tel. 0416 873 867, or George Lloyd at GPL Panning on tel. 0423 128 131.

George Lloyd (BTP – UNSW)

GPL Planning

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APPENDIX 1

OPERATIONAL PLAN OF MANAGEMENT

FOR

GROUP HOUSE

AT

61 JUNO PARADE, GREENACRE

INTRODUCTION

This document is a Plan of Management (PoM) which seeks to minimise the environmental impacts, and in particular, any potential impacts upon the surrounding residential properties and environment associated with the use and operation of the group home at No.61 Juno Parade, Greenacre.

The building contains 12 individual bedrooms. It contains a ground floor communal living area, at grade parking for 2 motor vehicles which accessible from a driveway and crossing located on Juno Parade.

This Plan of Management addresses the accommodations management of the premises including any complaints reporting and provides for procedures which will be used by management for the ongoing operation of the site. Within those procedures are strict mechanisms to ensure their ongoing review which are to benefit the site and the amenity of its surrounding neighbours.

1 ADMINISTRATION

1.1 Development Consent

The premises shall be operated in accordance with the terms and conditions of development consent No.### issues by Strathfield Council on ###.

1.2 Hours of Operation period of stay

The group home is accessible by security key/card issued to the residents and Management Access is available 24 hours a day, 7 days a week.

The security key/card will operate all external doors and doors to individual rooms. No security doors shall be located on the ground or first floor stairwell.

1.3 Periods of stay

The site will provide residents with accommodation for a minimum period of between 3 to 5 years. Otherwise management may choose to implement periods of stay or impose conditions in terms of periods that residents are allowed to stay.

1.4 Reservations and accommodation register

The manager/caretaker shall maintain an up to date accommodation register with information on residents’ details, length of stay and contact details which shall be available to Council and its officers upon any request.

1.5 Availability of Management

The Manager of the group home is always available by direct mobile phone contact.

1.6 Staffing

Staffing of the group home shall consist of a House Manager; After Hours Staff; Homecare Staff and Cooks who will provide food for all residents from 7am until 7pm.

2 FACILITIES

2.1 Rooms

A security lock is provided to each individual room.

2.2 Notice Board

A notice board shall be provided in the Communal Living Room which is the main entrance to and from the site.

2.3 Communal Open Space

Communal open space areas shall be restricted for use between 8:00am and 10:00pm daily.

The owner/manager will regularly monitor all external decks and communal open space areas to ensure minimal impact in terms of noise emissions. Signs will be erected and maintained throughout the premises advising lodgers to consider their neighbours.

3 SAFETY AND SECURITY

3.1 Fire Safety

Each room shall have a diagram and explanation of fire escape procedures. Signs will be placed as required to direct guests to the nearest fire exit.

Annual maintenance checks of fire safety equipment will be undertaken as required by relevant legislation.

3.2 Security Key

Each guest shall be issued with a security key upon registration. The key shall provide 24hour access to the main entry and their own room.

4 HEALTH POLICY

4.1 Bedroom Occupancy

Rooms are provided as 1 bedroom only.

4.2 Light and Ventilation

Adequate light and ventilation will be provided to all rooms and communal areas. All bathrooms will be mechanically ventilated.

4.3 Kitchen Facilities

The kitchens are equipped with an approved fire blanket within 2 metres of all cooking facilities.

5 CLEANAING AND MAINTENANCE

The cleaning of group home is the responsibility of the House Manager.

Management is responsible for regular cleaning of all shared facilities and for vermin control.

The common garbage area will be maintained by management and will be cleaned/washed on a weekly basis by contracted cleaners. Management will be responsible for the regular wheeling of bins to and from the kerb or collection point as required.

6 MISCELLANEOUS

6.1 Smoking on premises

Smoking inside the group home is strictly prohibited. Smoking is only permitted in communal open space areas outside the building and on private balconies.

6.2 Contact Numbers

A telephone number is publicly available to all neighbours who may wish to register a complaint about the operation of the premises or its residents. The telephone number is viewable from the adjacent footpath.

7 COMPLAINTS REPORTING AND MANAGEMENT

Active participation from the community is encouraged during the ongoing operation of the premises. A Complaints Management System has been developed to assist in the relationship between the community and the use of the premises.

The contact person in respect of all enquiries or public complaints in relation to this plan of the operation of the premises is:

Name:

Position

Phone No.

7.1 “Complaints Register”

Management of the group home shall keep and maintain a “Complaints Register” which records all details of any incident that may occur from time to time. The register shall keep a detailed description of the incident, the date and time and any actions taken by management in response to the incident.

An “incident” under this plan is defined as, but not limited to, any of the following:

a. Any breach of this Plan; or,

b. Any complaint made by any person regarding the operation of the Premises; or,

c. Any event that may cause alarm or concern to residents or persons passing by or in the vicinity of the Premises as a result of conduct or act of any person identifiable as a client of the Premises at that time.

Any person who reports an incident shall be advised that an incident may be report on a confidential or non-confidential basis.

The Complaints Register will be updated within 24hrs of any incident

The contact details of any complainant will be recorded.

Management will be available at all times to deal with any incident regarding the operation and management of the premises. Any incident will be dealt with as soon as possible.

Management will review the Complaints Register regularly and where appropriate will amend operating procedures so as to eliminate the possibility and impact of any similar incident reoccurring.

8 CAR, MOTOR CYCLE AND BICYCLE PARKING

Two (2) car parking spaces and one (1) additional space will be clearly marked and reserved for the exclusive use of the staff and visitors to the group home.

9 NOTICES SIGNS AND HOUSE RULES

Internal signage will be prominently displayed in the communal living room to inform residents of the house rules, emergency contact numbers for essential services, annual fire safety statement, current fire schedule and emergency routes/evacuation plans.

A sign showing the name and contact details of the owner/manager or caretaker will be placed in an easily visible location at the front entrance to the building.

Room numbers will be fixed to the door of each room.

The following house rules will be prominently displayed in the communal living room:

NO SMOKING INSIDE PREMISES. SMOKING IS ONLY PERMITTED IN THE COMMUNAL OPEN SPACE AREAS AND PRIVATE COURTYARDS/BALCONIES ONLY.

RESIDENTS ARE REQUIRED TO ENTER AD LEAVE THE PREMISES IN AN ORDERLY MANNER AND TO NOT DISTURB NEIGHBOURS AND RESIDENTS.

PLEASE REMEMBER WE ARE WITHIN A RESIDENTIAL NEIGHBOURHOOD AND MUST CONSIDER THE COMFORT AND AMENITY OF OUR NEIGHBOURS, RESIDENTS AND OUR FELLOW LODGERS.

gpl planning - municipality of strathfield · gpl planning 61 juno pde, greenacre august 2016 8 4....

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