pcn consulting - strathfield council consulting 4/167 william street, ... 1.2 material relied upon 3...

P C N C O N S U L T I N G4 / 1 6 7 W i l l i a m S t r e e t , D a r l i n g h u r s t , N S W 2 0 1 0 P h : + 6 1 4 1 2 5 1 3 9 6 7 e m a i l : a _ p c n @ b i g p o n d . n e t . a u

P L A N N I N G H E R I T A G E A R C H I T E C T U R E ABN 38 116 266 882

Director: Philip C. North, B App Sc (Env Des), B Arch, MURP CPP RAIA MPIA, Architect (NSW Reg. 6490), Certified Practising Planner University of Sydney Prize in Planning Law, NSW Heritage Council Award

Statement of Environmental Effects

Project:

Alterations and additions to an existing dwelling house

at

1 Myee Avenue, Strathfield, NSW

Prepared for: Georgia Sulkowicz Date: 21 September 2015

Statement of Environmental Effects 1 Myee Avenue, Strathfield, NSW: Alterations and additions to an existing dwelling house

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Table of Contents

1.0 Introduction 3

1.1 Executive Summary 3

1.2 Material Relied Upon 3

2.0 Site Context 4

2.1 Site Location 4

2.2 Site Surrounds 5

2.3 The Site 5

2.4 Existing Site Features 6

3.0 The Proposal 8

4.0 Environmental Planning Assessment 8

4.1 Section 79C(1)(a)(i): Environmental Planning Instruments 8

4.2 Section 79C(1)(a)(ii) – Draft Environmental Planning Instruments 11

4.3 Section 79C(1)(a)(iii) – Development Control Plans 11

4.4 Section 79C(1)(a)(iiia) Planning Agreements; 16

4.5 Section 79C(1)(a)(iv) Matters Prescribed by the Regulations 16

4.6 Section 79C(1)(b) Likely Impacts of the Proposed Development 16

4.7 Section 79C(1)(c) – Suitability of the Site for Development 17

4.8 Section 79C(1)(d) – Submissions 17

4.9 Section 79C(1)(e) – Public Interest 17

5.0 Conclusion 17


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1.0 Introduction

1.1 Executive Summary This Statement of Environmental Effects has been prepared to accompany a development application for alterations and additions to the existing two storey dwelling house on the site. It involves the provision of new living areas to the rear of the site.

Performance against Council’s general numerical controls is summarised as follows:

Basic Development Data Site Area: Zone Heritage Listing 765.1m2 R2 Low Density Residential N/A Summary Numerical Compliance Table Legend: Y=Complies, N = Does not Comply, C = Condition of consent, N/A = Not applicable, A = Does not strictly comply but acceptable

Planning Document

Standard Control Proposed Comp

Strathfield LEP 2012

FSR 0.575:1 0.36:1 Y

Strathfield LEP 2012

Height of buildings

9.5m 7.3m Y

Strathfield DCP 2005

Landscape area

44% 32% A


Setbacks Combined side setbacks: 3.81m 9.3m Y


Setbacks Min side setbacks: 1.5m 1.5m Y

The proposal is generally compliant with the primary development controls applying to the site. Nevertheless, the proposal presents the following numerical deviations:

Landscape area: The proposal provides only 32% landscape area whereas the minimum required is 44%. This is considered acceptable given that the proposal maintains the existing landscape area on the site and does not reduce it (but rearranges it so that it is more functional).

Despite the apparent non-compliance with the numerical controls, the proposal is acceptable.

1.2 Material Relied Upon This Statement of Environmental Effects is based upon the following material:

Architectural plans by Klaus Carson.


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2.0 Site Context

2.1 Site Location The site is located at 1 Myee Avenue, Strathfield, NSW in the Strathfield Local Government Area. It is located some 50m south of the intersection of Myee Avenue with Newton Road, 250m from the Australian Catholic University and the and around 2km from the Strathfield Station and the Strathfield town centre to the east. Rookwood is about 700m to the west and 650m to the North West is Hudson Park Golf Course.

Figure 1: Site Location

Location of Site (NSW LPI SIX Viewer, 2014)


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2.2 Site Surrounds The site is located on the western side of Myee Avenue near its intersection with Newton Road to the north. Immediately adjacent it to the north, south and west are one and two storey dwelling houses while the broader locality is similarly developed.

Figure 2: Site Surrounds:

2.3 The Site The site, orientated east-west, is located one lot from the corner of Myee Avenue with Newton Street to the north. It is rectangular in shape. It is occupied by a single storey dwelling and extensive vegetation at the rear of the site.

Basic Site Data

Street Address Lot No. Deposited Plan Dimensions Total Site Area (by title)

1 Myee Avenue, Strathfield, NSW

36 15955 Front: 15.24m North: 50.29m Rear: 15.24m South: 50.29m

765.1m2


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Figure 3: Aerial Photo of Site:

2.4 Existing Site Features The lot comprising the site is currently occupied by a single storey face brick detached dwelling house. It consists of three bedrooms, a study and a single car carport. An in-ground swimming pool is located to the rear of the site.

Figure 4: Street Frontage


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Figure 5: Rear of site

Figure 6: Rear of the site Figure 7: Rear of the property to the south


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3.0 The Proposal The proposal involves the construction of a two storey addition to the rear of the existing dwelling.

It would consist of a new ground floor family room overhanging the existing swimming pool and on the first floor, two new bedrooms and a bathroom.

The primary elements of the proposal are itemised below:

Summary

Level Elements

1 Construction: Family room WC; Storage/laundry; and Stair.

1 Construction: 2 bedrooms; Bathroom; and Stair.

4.0 Environmental Planning Assessment This section provides an environmental assessment of the proposed development in respect of the relevant matters for consideration under Section 79C(1) of the Environmental Planning and Assessment Act, 1979 (EP&A Act).

Under Section 79C(1), the consent authority must take into consideration the provisions of:

1) Section 79C(1)(a)(i) Environmental Planning Instruments;

2) Section 79C(1)(a)(ii) Draft Environmental Planning Instruments;

3) Section 79C(1)(a)(iii) Development Control Plans;

4) Section 79C(1)(a)(iiia) Planning Agreements;

5) Section 79C(1)(a)(iv) the Regulations;

6) Section 79C(1)(b) Likely impacts of the development on natural and built environments;

7) Section 79C(1)(c) Suitability of site for the development;

8) Section 79C(1)(d) Submissions; and

9) Section 79C(1)(e) The public interest.

4.1 Section 79C(1)(a)(i): Environmental Planning Instruments Woollahra Council is the relevant consent authority for the land on which the development is proposed.

The relevant environmental planning instruments applicable to this proposal include:

State Environmental Planning Policy No. 55 (SEPP No. 55) - Remediation of Land

State Environmental Planning Policy (Building Sustainability Index: BASIX): 2004


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Strathfield Local Environmental Plan 2012 (SLEP 2012)

4.1.1 State Environmental Planning Policy No. 55 (SEPP No. 55): Remediation of Land Under clause 7 of SEPP No. 55 Council cannot consent to the carrying out any development on land unless it has considered whether the land is contaminated, and if so, it is satisfied that the land is suitable (or will be suitable after remediation) for the purpose for which the proposed development is to be carried out. Given the history of the site, including its continued use for residential purposes over a long period of time, the consent authority may be satisfied that the land is not contaminated and that it is suitable for the development proposed.

4.1.2 State Environmental Planning Policy (Building Sustainability Index: BASIX): 2004 The proposal is accompanied by a valid BASIX certificate.

4.1.3 Strathfield Local Environmental Plan 2012

The proposed development is subject to the provisions of Strathfield Local Environmental Plan 2012 (SLEP 2012).

4.1.3.1 Zoning: Clause 2.2: Development control tables: The site is zoned R2 Low Density Residential under SLEP 2012.

4.1.3.2 Objectives of the zone: Clause 2.3: Zone objectives and land use table specifies the following objectives for the zone: 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. To ensure that development of housing does not adversely impact the heritage significance of

adjacent heritage items and conservation areas.

4.1.3.3 Land use table: Clause 2.3: Zone objectives and land use table specifies the following land uses permitted in the zone:

Attached dwellings; Bed and breakfast accommodation; Boarding houses; Building identification signs; Business identification signs; Child care centres; Community facilities; Dwelling houses; Environmental protection works; Group homes; Health consulting rooms; Home businesses; Home industries; Places of public worship; Public administration buildings; Recreation areas; Residential care facilities; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Water recycling facilities

The proposal involves the construction of alterations and additions to an existing dwelling house, and is permissible in the zone.

4.1.3.4 Heritage The site is not listed as a heritage item or located in a heritage conservation area nor is in the vicinity of these.


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4.1.3.5 Compliance Table: The following table summarises the relevant clauses of SLEP 2012 and the performance of the proposal against them. Strathfield Local Environmental Plan 2012 Compliance Table

Legend: Y=Complies, N = Does not Comply, C = Condition of consent, N/A = Not applicable, A = Does not strictly comply but acceptable

Clause No.

Clause Standard Proposed Compliance

Part 2: Permitted of Prohibited Development

2.2 Zoning of the land to which Plan applies

Zone R2 Low Density Residential Alterations and additions to an existing dwelling house

Y

Part 3: Exempt and complying development

Not applicable

Part 4: Principal Development Standards

4.1 Minimum subdivision lot size

560m2 No change proposed. N/A

4.3 Height of buildings

9.5m 7.3m Y

4.4C Floor space ratio

0.575:1 0.36:1 Y

4.6 Exceptions to development standards

No variations proposed. N/A

5.9(3) Preservation of trees or vegetation

A person must not ringbark, cut down, top, lop, remove, injure or wilfully destroy any tree or other vegetation to which any such development control plan applies without the authority conferred by: (a) development consent, or (b) a permit granted by the Council.

The application proposes to remove the following trees:

A

Part 6: Additional local provisions

6.1(2) Acid Sulfate Soils

Development consent is required for the carrying out of works described in the Table to this subclause on land shown on the Acid Sulfate Soils Maps as being of the class specified: for those works. Class 5: 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 water table is likely to be lowered below 1 metre Australian Height

Site is in Class 5 The works are not below 5 metres Australian Height Datum and by which the water table is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land. Therefore, they are not defined as “works” under this clause and no development consent is necessary in this respect.

Noted


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Datum on adjacent Class 1, 2, 3 or 4 land.

6.3(3) Flood planning Development consent must not be granted to development on land to which this clause applies unless the consent authority is satisfied that the development: (a) is compatible with the flood hazard of the land, and (b) is not likely to significantly adversely affect flood behaviour resulting in detrimental increases in the potential flood affectation of other development or properties, and (c) incorporates appropriate measures to manage risk to life from flood, and (d) is not likely to significantly adversely affect the environment or cause avoidable erosion, siltation, destruction of riparian vegetation or a reduction in the stability of river banks or watercourses, and (e) is not likely to result in unsustainable social and economic costs to the community as a consequence of flooding.

Land is not in a flood risk area.

Y

As demonstrated in the above table above table, the proposed development satisfies all the provisions of SLEP 2012 with no non-compliances.

4.1.3.6 Summary:

Given the above, the proposal is considered to be consistent with the objectives and specific provisions of the applicable environmental planning instruments.

4.2 Section 79C(1)(a)(ii) – Draft Environmental Planning Instruments

No draft environmental planning instruments apply to the site.

4.3 Section 79C(1)(a)(iii) – Development Control Plans

Development control plans applicable to this proposal include: Strathfield Development Control Plan 2005


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4.3.1 Strathfield Development Control Plan 2005:

The proposed development is subject to the provisions of Strathfield Development Control Plan 2005.

Strathfield Development Control Plan 2005 Compliance Table Legend: Y=Complies, N = Does not Comply, C = Condition of consent, N/A = Not applicable, A = Does not strictly comply but acceptable Clause No.

Subject Standard Proposed Compliance

Part A Dwelling Houses and Ancillary Structures 3 Streetscape 3.2 Objectives A. Ensure that development

respects the height, scale, character, materials and architectural qualities of the surrounding neighbourhood, including any adjoining or nearby heritage item or heritage conservation area.

The proposal is entirely located at the rear of the property and will have no streetscape impact.

Y

5 Architectural Design and Details 5.2B Objectives Encourage building materials

and finishes which are sympathetic to the materials and finishes within the surrounding context.

Face brick is proposed to be consistent with existing materials.

Y

5.2C Require the use of colours that are sympathetic to the surrounding dwelling and streetscape that is within proximity of the new development.

Proposed colours match the existing.

Y

5.2E Building forms should be compatible with the existing dwelling house (in the case of alteration and additions) or with adjoining dwelling houses and the streetscape in terms of type, form and colour.

The built form including the roof pitch and general aesthetic is consistent with the existing dwelling.

Y

6 Ecologically Sustainable Development 6.3.1.1 Solar Access

and Natural Lighting

The design of new dwellings should ensure that living areas face north, sleeping areas face to the east or south, and utility areas to the west or south to maximise winter solar access.

Not applicable – existing dwelling.

N/A

6.3.1.2 In the case of alterations or additions to existing dwellings, solar access to the windows of habitable rooms and to the majority of private open space must be substantially maintained or achieved for a minimum period of 3 hours between 9.00am and 3.00pm at the winter

The proposed living area is orientated directly north and is set back well from the boundary to ensure plentiful solar access unobstructed by any construction on the property to the north. The north facing windows of

Y


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solstice (June 22). the dwelling to the south continue to receive the minimum amount of solar access and solar access is maintained to at least 50% of its private open space.

6.3.2.1 Natural Heating

Living areas should be oriented to the north to maximise direct solar access.

The proposed living area is orientated north.

Y

6.3.2.2 Where it is proposed to plant trees to the north of the dwelling they must be deciduous to allow solar access during the winter.

No new tree planting is proposed.

N/A

6.3.2.3 Use materials that have a high thermal mass e.g., bricks to retain heat made available during the day.

The proposal utilises face brick construction.

Y

6.3.3.1 Natural Cooling

Windows and walls should be shaded by the use of shading devices, eaves, louvres and trees. Shading devices should be sympathetic to dwelling design and not detract from the appearance of the dwelling.

North facing façade is to be shaded by eave overhang.

Y

6.3.3.2 Windows should be positioned to capture breezes and allow for cross-ventilation.

Windows are located on opposing facades to allow for effective cross ventilation.

Y

6.3.4.1 Lighting Vented halogen down lights, which project into the roof cavity should not be used unless they are fitted with insulating covers.

Can be conditioned. C

7 Floor Space Ratio 7.3.1 The maximum floor space ratio

(FSR) permitted on a site is to be as indicated in Table 1. 0.585:1

0.36:1 Y

8 Building Height 8.3.1.1 Building Height The maximum height of

structures, as defined within this DCP, permitted on a site is to be: 9m

7.3m Y

8.3.2.1 Roof Pitches and Shape

Pitched roofs should be designed with a pitch between 23.5 and 45 degrees of horizontal.

Roof pitch complies. Y

8.3.2.3 Flat roofs will be considered where they are already present in the street or where a street has no discernible architecture style.

No flat roofs proposed. Y

9 Landscaped Areas 9.3.1 Minimum

Landscape Area

44% NB: “Landscaped Area” means the portion of a site, which is designed, developed and capable of being maintained and used as natural deep soil planted

Existing Landscape Area: 32% Proposed Landscape Area: 32% Note that the existing

A


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gardens, trees and turf. For the purpose of calculating minimum landscaped area, the following elements are excluded: house, garage, vehicular driveways & manoeuvring areas, stairways, side setback areas between the boundary and house (paved or unpaved) that are 1.5 metres or less in width, unenclosed ground level pedestrian terraces or walkways, swimming pools, covered awnings, tennis courts, outbuildings, sheds, BBQs, gazebos, rainwater tanks and the like

landscape area does not comply and this proposal continues the existing non-compliance to the same extent but simply rearranges it on the site.

9.3.2.4 New structures shall be positioned to provide for the retention and protection of existing significant trees, especially near property boundaries, and natural features such as rock outcrops.

It is proposed to remove four trees: Tree 1: Tree 2: Tree 3: Tree 4: These are not considered to be significant trees and their removal is considered acceptable.

Y

9.3.3 Private Outdoor Living Space

Private open space is to be provided in a single parcel rather than a fragmented space and shall be directly accessible from internal living areas of the dwelling.

A large single area of private open space is located to the north of the proposed living area.

Y

9.3.4.1 Tree Removal and Preservation

Development shall provide for the retention and protection of existing significant trees, especially near property boundaries. The proposed removal of any significant tree will need to be considered based on the submission of an Arborist’s report. Whether a tree is considered significant, should be checked at the prelodgement development application stage.

See 9.3.2.4 above. A

9.3.4.2 The trunk of a proposed canopy tree must be planted a minimum of 4m from built structures, or a minimum of 3m from pier beam footings.

No additional trees proposed. N/A

10 Setbacks 10.3.1 Street

Setbacks 9m No change.

N/A

10.3.2.1 Side and Rear Setbacks

The combined side setbacks for new dwellings and extensions (where the building footprint is proposed to be altered) are to be 25% of the width of the block with minimum 1.5m setbacks for

Min side setback: 1.5m Y


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each side. Where an allotment is deemed to be undersized or irregular, a variation to the minimum setback may be considered (e.g., blocks less than 12m wide). Combined side setbacks: 3.81m 9.3m Y

10.3.2.2

Rear setbacks for the dwelling are to be a minimum of 6m to provide adequately sized outdoor living areas and adequate deep soil areas for shading/screening trees.

8.4m Y

10.3.3.2 For east-west oriented lots with the primary street frontage facing east, the minimum side setback should be on the north and the larger side setback should be on the south so that overshadowing is reduced.

Contrary to this control, the larger side setback is to the north. This is to provide for: Optimal solar access to the

proposed living area; A north facing outdoor area

directly accessible from the north facing living area;

Tree retention. Despite the technical non-compliance, it is noted that no unacceptable overshadowing of the property to the south results thus achieving the objective of the control.

A

11 Vehicle Access and Parking 11.3.1.1 Driveway and

grades Existing driveways must be used unless the applicant can demonstrate that: (a) relocation would improve solar access to the property and/or adjoining properties; (b) the amenity of any adjoining residences would not be unduly affected (with regard to sleeping areas); (c) relocation would not impact on street trees, on street parking or the streetscape; and (d) relocation would not adversely impact the safety of vehicles or pedestrians.

The existing car access and driveways are retained as existing.

Y

14 Privacy 14.3.1.1 Views and

view sharing Buildings shall maintain views where possible from surrounding and nearby properties and those available to the public from nearby public domain areas.

No views are impacted by the proposal.

Y

14.3.2 Visual Privacy Private open space, recreation areas and living rooms of proposed and any existing adjoining dwellings are to be protected from direct overlooking within 9m by: 1. Arranging the layout of a building so as to reduce opportunities for overlooking; 2. The use of fixed screening devices; 3. The

No elevated decks or balconies are proposed. Upper level windows are not generally located in close proximity to boundaries (except as noted below).

Y


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separation of buildings; 4. The considered placement of windows and openings; and 5. Appropriate evergreen screen plants and trees. 6. Ensuring finished floor levels are not excessively elevated above NGL.

14.3.3 Windows transparent window is to be located within 9m of windows of an adjoining dwelling, the window must: (a) Be offset from the edge of any windows in the adjoining dwelling by a distance of at least 0.5m; or (b) Have a sill height of at least 1.7m about the floor; or have fixed, obscure glazing in any part of the window less than 1.7m above the floor.

The window at the top of the main stair facing the property to the south is to be fitted with translucent glass to avoid overlooking.

Y

16 Water and Soil Management 16.3.1 Onsite Water

Management and Stormwater Control

Developments shall comply with Council’s Stormwater Management Code. On site detention devices may be required to assist in the management of stormwater on site.

See stormwater concept plan. A

16.3.2 Acid Sulphate Soils

Development is to ensure that sites with potential to contain acid sulphate soils are managed in a manner consistent with the provisions contained in Strathfield Draft LEP 2008 and the relevant standards and guidelines.

Extent of excavation in relation to the acid sulfate soil class would not trigger acid sulfate soil provisions.

N/A

16.3.4 Soil Erosion and Sediment Control

Appropriate soil erosion and sediment control measures must be detailed in the development application and implemented prior to the commencement of work.

See erosion and sediment control plan.

A

As demonstrated in the above table above table, the proposed development generally complies with the provisions of the SDCP 2005 except in respect of landscape area. Nevertheless, the proposal simply continues an existing non-compliance to the same numerical extent but rearranges the landscape area in a more rational and functional manner. This non-compliances does not create additional adverse impacts. As such, it are considered a reasonable deviation under the circumstances and does not result in tangible adverse impacts upon adjacent properties or the locality.

4.4 Section 79C(1)(a)(iiia) Planning Agreements; The site is not subject to any existing voluntary planning agreements.

4.5 Section 79C(1)(a)(iv) Matters Prescribed by the Regulations The proposal will not impact upon the applicable BCA provisions.

4.6 Section 79C(1)(b) Likely Impacts of the Proposed Development

4.6.1 Streetscape The proposal will not be visible from the street and will not alter the existing streetscape.


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4.6.2 Overshadowing The proposal will not result in north facing windows of the property to the south receiving less than 3 hours solar access in midwinter and will not overshadow more than 50% of the private open space – see shadow diagrams provided.

4.6.3 Privacy There are no large upper level windows in close proximity to neighbouring properties and no elevated decks or terraces. As such, the proposal will not adversely impact the privacy of adjacent properties.

4.7 Section 79C(1)(c) – Suitability of the Site for Development The site has been zoned for the land use and intensity of development proposed and is appropriate for the development.

4.8 Section 79C(1)(d) – Submissions Not applicable prior to public notification of application.

4.9 Section 79C(1)(e) – Public Interest The proposed minor development will not generally be visible from the street and will have no material impact upon adjacent properties. As such, it is considered to be consistent with the public interest.

5.0 Conclusion The proposed development is generally compliant with all the applicable development standards and planning controls. There is one exception which relates to landscape area but results from the continuation of an existing non-compliance and is considered acceptable given that the extent of non-compliance is not increased.

Aside from this, the proposal would have no adverse impact upon the amenity of adjacent properties and provides considerable benefits to the subject site in respect of improved amenity and environmental performance.

Consequently, it is considered to be consistent with the applicable statutory planning instruments and matters for consideration under Section 79C of the Environmental Planning & Assessment Act 1979.

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