How to get a job with no experience?

Many young people ask me the same question: How do I get my first job without practical experience? Well, I hate to break to you, but almost no one would be interested in hiring someone without experience. 

 So it would be best if you built a resume with some practical experience without being formally employed, along with referee details.

Now, how to get that?  Well, There are many ways to do that, but the most effective one is by volunteering.  I know it worked for many friends I knew. If you need something, you need to pay for it, and in your case, you need experience, and you can pay with your time. You are investing in yourself. 

 Use Google, look for large companies in your profession that you want to build your career around, get a list and go to each one of them. Offer your service as a volunteer, be clear you want to start your career and need experience and a good referral letter to a potential future job. Then work for a couple of months with all you got, try to learn everything about the work, even if they don't pay you( I don't know the rules in your country, but in some countries, they must pay minimum wages). 

Anyway, focus on your work; after three months, start applying for jobs, and don't give up. 

Even if you did not get a job offer yet, Keep working as a volunteer for a maximum of six months; if they did not hire you,  notify them that you are looking for a job, and you need their support by being a good referee for you. Get a referral letter, then leave with a big smile, and tell them you are thankful that they gave you a chance. Update your C.V. along with your referral letter as your passport to your next job. And keep trying, you will get a job. Rember, your attitude is everything. 

I hope you benefit from my advice. I wish you the best of luck, and you are still young; you got a great life ahead of you. You need to plan for it, be patient and enjoy the journey.

Architect vs Draftsperson vs Building Designer – what’s the difference?

Houses designed by architects sell for higher prices than the ones designed by the building designer. I would explain why ;

• Registered Architects have the Highest academic qualifications, and often they have Bachelor's and Master's degrees. While other Building designers need no or minimal academic qualifications other than drafting qualifications or skills.

• Architects must undertake many Tests and Exams to ensure they are qualified to design high-standard buildings that contribute to urban design and don't affect the environment negatively. While Building designers, they do not do that.

• Architects are permitted to build more than three-story buildings, while Building designers cannot build higher than a three-story building.

• Architects must renew their registration annually and submit evidence of their Continuing professional development  CPD. The CPD means that architects continue to update and develop their knowledge and skills. While Building designers are not required that.

• Architects design your house and your lifestyle living at it and design each building from scratch. While building designers usually design spaces, shapes and copy-paste used designs with few modifications, circulating similar designs around.

 Apart from the above, sometimes experienced building designers that develop themself, break these records. And usually, work on gaining their registration as architects. so they turn out to be architects. usually, architects started as building designers, gain years of practical experince and work their way up until they can be qualified architects.

As a result, architects are more qualified and knowledgeable, so their products would reflect that. And accordingly, their building would look amusingly great and sell for a higher price.

ARCHITECTURE OF SOCIAL SUSTAINABILITY IN HIGH-RISE RESIDENTIAL BUILDINGS

Research; By Rana Jaber 

Register Architect NSW, Australia.

Abstract

The architecture of Social Sustainability is a new concept that attempts to enhance development within an acceptable level of global resource depletion and environmental pollution. It is a building concept designed to foster balance between the individual and the collective, between the present and the future, among individuals within the building, and between occupants within a building and its surrounding communities. [1] Most developments seen today have adverse effects on the people and the environment. No time in history has the conscious effort and resolve of many men and women who labor daily to save and preserve what is left of our environment after a long period of abuse and misuse been more significant than now. In urban and regional development, designers have struggled to come up with building innovations and designs that keep up with the trend. They do this by designing structures that utilize less space for more people in an environmentally friendly perspective, using natural light for the interiors, passive cooling or passive heating for energy conservation. In other words, they have shifted their focus to a phenomenon that seeks to enhance the efficiency and moderation in the use of building materials, use of energy, and use of development space to help the environment.

Statement of the Problem

This research work is aimed to formulate a social sustainable architectural concept that; attempt to incorporate; 

modern technology, renewable energy sources, and efficient building materials to developing an eco-friendly high-rise residential building concept to finally solve the problems that high-rise residential buildings pose in urban areas due to population growth.

Specifically, this study would attempt to answer the following questions:

1. Are high-rise residential buildings playing the role of isolating people by changing their personalities? If so, how can they be corrected? 
2. How can modern equipment be used to maintain safety in high-rise residential buildings?
3. What are the fire risks, and how can unique fire safety problems and strategies for providing fire safety in high-rise apartment buildings be identified and solved?
4. How can modern high-rise residential buildings be designed to improve the changing lifestyle experienced in today’s world and encourage social interaction among residents and community members?
5. What is the best way to develop a wholesome design that would incorporate all the natural resources? Such as renewable energy, natural light, and heat (passive cooling and heating) to produce an energy-efficient eco-friendly high-rise residential structure that reduces the energy cost and pollution?

Significance of Study

The study will develop a design theory to fill the gap between technology and man’s quest for modern living in a high-rise. Thus, the research work would propose an architectural design concept that respects and improves man’s need for natural shelter by utilizing a completely different style in architectural design theory and concept to uplift man’s dignity. Through research and analysis, this work can make it easier for designers to come up with concepts that would enable man to live in safety and comfort with others in a large group without losing his privacy. The research will take cognizance of nature and the environment. Even in the use of energy design actual energy-efficient building and equip them with the needed energy sourced through renewable energy technology?

Methodology

This research will utilize the investigation method of gathering data of existing high-rise structures and thoroughly examining such data to discover :

 How far is social sustainability utilized in their design? It would further attempt to develop some concepts that would correct any discovered flaws if any were to be discovered. It would specifically look into the issues relating to the building structures, car park, noise pollution, water tank, security, swimming pool, gym facilities within the high-rise to determine the extent to which they would foster social interaction and sustainability. Identifications of these problems would enable the researcher to develop designs and suggestions that would apply to any high-rise residential building in any location subject to minor adjustments due to sensitivity to tradition, culture, location, and the environment.

Critical Literature Review

In his article “The Green Delusion”[2], which appeared in Architectural Review of August 28, 2012, Paschal Hartmann argued that the Chinese concept of ‘green architecture’ currently enforced for new building constructions holds the country back from true sustainability. In 2011, the urban population in China exceeded the rural population for the first time in history, with 691 million people now living in cities due to migration, thus putting pressure on the housing sector. It is estimated that this number would rise to one billion by 2030, with 221 Chinese cities having more than one million inhabitants, making it the largest urbanization project in history. These outcomes would shape the 21st century. Paschal Hartmann then stated that the Green building technology which China imposes to help with the exploding situation is not the answer to the present problem when design alone can make buildings up to 50 percent more energy efficient. He thinks that ‘good design should be at the heart of the architect’s professional philosophy and standard for all new buildings, regardless of fad or fashion of the time. 

In his book, Joo Hwa Bay and Boon-Lay Ong; Tropical Sustainable Architecture – Social and Environmental Dimensions[3], he tried to develop design strategies suitable for high-density cities living in tropical countries Considered social-cultural need and local environment prevalent there. He showed how imported skills and knowledge can be incorporated with the tropical regions' diverse local cultural traditions and lifestyles. He also showed the kind of comfort indices and environmental standards that can be suitably developed for the tropical conditions and lifestyles of the people living in tropical regions.

           In an article published in Science Direct entitled “Some Significant Environmental Issues in High-rise Residential Building Design in Urban Areas,” the author Jianlei Niu of the Department of Building Services Engineering, The Hong Kong Polytechnic University, Hunghom, Kowloon, Hong Kong, China,[4] concluded that some the significant issues in high-rise residential building design in can be viewed as both problems and opportunities. He argued that high-density residential buildings can provide opportunities for the application of a more efficient centralized system and at the same time modifies the local microenvironment, which can be either favorable or unfavorable, depending on outdoor weather conditions. The challenge for designers and builders is to assess these impacts and consciously achieve a healthy and comfortable living environment with minimal use of energy for heating and cooling.[5] 

SOCIAL SUSTAINABILITY IN HIGH-RISE RESIDENTIAL BUILDINGS 

Architectural sustainability as a new concept in the architecture of trying to enhance development within an acceptable level of global resource depletion and environmental pollution is fast gaining popularity in many countries where urban development is proceeding at a very fast rate. High-rise housing actually started appearing in the 1950s and 1960s as a solution to the post-war population boom and to the increasing number of people moving into already overpopulated urban areas.[6]  Today, this has shifted momentum because of the need to design structures that utilize less space for more people in an eco-friendly environment using natural light for the interiors, passive cooling, or passive heating for energy conservation. In other words, there is a shift in focus to enhance efficiency and moderation in the use of building materials, use of energy, and use of development space to help the environment. Architecture is an evolving art and science. This concept of change and incorporating technology in design concepts is not new in our society. It started at the turn of the twentieth century in what is considered today as modern architecture. One of the impetuses for developing research around tropical architecture lies in the historical origins of modernism in Europe and the US.[7] “From its early days, modern masters like Le Corbusier and Oscar Niemeyer understood that Modernism in architecture ought not to be transplanted globally without some recognition of its changed context.”[8]  In other words, applying the concept of tropical architecture designed for the countries of Asia in temperate countries such as Japan or South Korea must undergo some adjustments in the locality in order to work efficiently. Tradition, culture and the environment must play important roles. Other early modern architects of the Twentieth Century such as Walter Gropius, Le Corbusier, and Louis I. Kahn embraced and recognized technology as a transforming force for change in architectural designs and construction as well as in the formulation of architectural concepts. They envisioned designing the workplace buildings to serve as a comfortable environment for the workers - the kind that living residences offer. Evidence of this can be clearly seen in the celebrated modern architectural structures that transformed the workplace as reflected in the 1909 Turbine Hall in Berlin, Germany, of Peter Behrens in his attempt to give architectural dignity to a workplace; and Mies van der Rohe’s 1958 Seagram building in Midtown Manhattan, New York City, which have been depicted as a masterpiece of corporate modernism.

Conclusion

The architecture of Social Sustainability as a new concept in architecture as an attempt to enhance development within an acceptable level of global resource depletion and environmental pollution fosters balance between the individual and the collective, between the present and the future, among individuals within the building, and between occupants within a building and its surrounding communities. It is an effort to arrest the housing shortage of ballooning hosing problems in big cities using modern technology and design concepts that are eco-friendly and sustainable.

  [1] Christina Bollo. Social Sustainability defined for Architecture. 

Architects/Designers/Planners for Social Responsibility. Fri May 18, 2012 @ 05:30PM. Activated November 10, 2012. http://www.adpsr.org/blog/entry/3194283/social-sustainability-defined-for-architecture

[2] Paschal Hartmann. THE GREEN DELUSION - Architectural Review. August 28 2012

[3] Joo Hwa Bay and Boon-Lay Ong. Tropical Sustainable Architecture – Social and Environmantal Dimensions, Burlington, Massachusetts 2006

[4] Jianlei Niu. Department of Building Services Engineering, The Hong Kong Polytechnic University, Hunghom, Kowloon, Hong Kong, China. “Some Significant Environmental Issues in High-rise Residential Building Design in Urban Areas” Science Direct. Received March 31 2003; accepted July 26 2003

[5] FX Teddy Badai Samodra. Senvar 12th. Thermoacoustic Analysis for City Terrain Roughness of Warm Humid Climate. http://www.its.ac.id/personal/files/pub/4301-fxteddybs-arch-SENVAR2011_FULLPAPER_01.pdf

[6] BETA – International Debate Education Association. Activated November 9, 2012. http://idebate.org/debatabase/debates/politics-economics/house-would-build-high-rises-housing

[7] Joo Hwa Bay and Boon-Lay Ong. Tropical Sustainable Architecture – Social and Environmantal Dimensions, Burlington, Massachusetts 2006

[8] Joo Hwa Bay and Boon-Lay Ong. Tropical Sustainable Architecture – Social and Environmantal Dimensions. Page 2 Burlington, Massachusetts 2006

The owner-builder: everything you need to know about council approval

Yes, you need council approval to build.

Development consent is required in most instances. There are generally three pathways for development: 

• Exempt development covers certain types of minor work where no application for planning or construction approval is required; however, it must meet some standards. For example, to build a terrace, fence, internal decoration, painting, or garden shed, you don't need council approval, but you need to consider some rules that regulate these items. Council can make a random check on properties based on neighbor complaints to check if you start construction work that does not comply with codes and regulations or are not exempt and need a development application. 

• Complying development [ CDC] application; covers work that meets specific pre-determined development standards and can be assessed and approved by a certifying authority (council or private accredited certifier) in 10 days or 

• Merit-based assessment [which requires a DA then CC], must be submitted to a consent authority (usually council) for assessment. This path will give more advantages to your development and flexibility, but only if you use an experienced architect to design within all codes and regulations. You can get a more extensive and elegant house using this path compared to the previous path of complying development, as complying development is rigid and strict. The government needs to use a private certifier for a smaller project, but they control the result by stricken rules. This way council frees up the merit-based system for more complex and sensitive developments. 

Some clients think that CDC is a better choice than DA when building their dream home, but the fact is not. The only advantage of CDC over DA is that they get approval quicker. 

What is a Construction Certificate & when do I need one?

A Construction Certificate [CC]  is a formal request submitted to the authorities [ Council or Private Certifier]. you need it when you want to start building and you already have DA approval for the development. CC comes after DA or sometimes you combined them both in one application. CC approval is required before you start Building and after you get DA approval.

The CC usually contain ;

- all DA approved and stamped plans & documents ;

- Structural engineer details 

- Architectural Plans detailed for construction purposes.

- some other reports and details according to the project type.

 

Once CC approval is granted, you can start building according to approved plans. The building inspector from the council or the private certifier will inspect the building process accordingly. Once you finish, you need an occupation certificate to occupy the building. 

What is a Development Application [DA] & when do I need one?

 

Development Application [DA] is a formal request submitted to the relevant council. It is required when you want to get council approval of a specific Design of a development. it required for building new buildings such as new dwellings, duplex, townhouses, apartments, or more complex buildings. but it is not required for minor renovation or construction work, such as installing air-conditioning units, building balconies, decks, patios, pergolas, terraces, and verandahs, cabanas, cubby houses, ferneries, garden sheds, gazebos and greenhouses, carports, driveways, fences, and minor alterations. you don't need council approval for these exempt development, but you need to consider some rules that regulate these items

A Development Application [DA] usually include  ;

- all architectural design details and specifications

- Statement of environmental effects 

- BASIX certificate

- Hydraulic engineer plans.

Sometimes the land is in hazardous areas, such as flood or bushfire areas. In this case, you need different design solutions and detailed reports to indicate how the design deals with the hazard and supports your design. 

Once DA approval is granted, you need CC approval from the council to start building.

Council Approvals For Renovations – DA, CC and CDC

How to get council approval?

The short answer is by Hiring a qualified architect. 

Choosing the Architect is the most crucial second step after choosing the location of the lot. A qualified and experienced architect will design your lifestyle and your daily routine. The Architect will design it from the first moment you wake up at that house until you go to bed. It is way more than creating space. Let me tell example;

Suppose your  Master bedroom has a large sliding door that opens to a balcony. The Balcony overlooks a nice view. Suppose the glazed slid door ordinated toward the east north makes early sunshine rays come into your bedroom. Imagine sleeping in your comfy bed, rays of early sunshine coming to your bed. You wake happy as sunlight has magical effects on us. Then naturally, you will come by the window to look at a wonderfully landscaped backyard or a unique view. It will inspire you to breathe for minutes; now you did YOAG, that is good for your being... The Architect encouraged you to do it naturally.

That was a simple example of how an Architect can design your lifestyle and daily routine. 

   Example of what a house designed by an Architect would look like. A Beautiful piece of since and art designed By Luigi Rosselli, Located at   Hunters Hill, NSW Link: https://luigirosselli.com/residential/sticks-stones-home 

But before you start building your dream home, you need to know that you need council permission. And to get it, you need to request that formally by submitting a development application. The development application will contain many documents that demonstrate the design and compliance with all relevant Local environmental plans [LEP] and Council development controls plans [DCP]. 

The good news is; that you, as the owner, don't need to know much about the approval process. It would be best if you had someone whose job is doing that, I mean an architect.

Architects lead their team and prepare all related documents ready for submission, and they will follow up with the Council until approval. And architects can extend their service by working the building process after the approval until you get the occupational certificate and settle in your dream home. 

Owner Duty  is to corroborate; 

It is essential to express your needs to your architects. The design needs to reflect and suit your personality, needs, style, and budget. It would be best if you remembered that; the resulting product would last for decades. And any mistake will be difficult and expensive to be erected plus fixed. Besides complying with rules and regulations, owners should corroborate with the Architect to get a design that suits them.

The Architect Will,

• Design the house;

The Architect will start by analyzing the Lot specifications. Such as location, area, shape, size, frontage length, overall land slop, surrounding buildings, etc. 

They will organize with a qualified Building surveyor to prepare a detailed survey plan. Then They will start the design phase—the need to design according to all relevant Council's rules and regulations. The Architect will keep developing the design until it complies and make sure the client approves plans. 

The Architect must inform the client of all design details by sending him a copy of the architectural plans and details to check and confirm if he is happy. Ideally, a meeting needs to be held and discuss the design and get client confirmations or notes. It is a long process, but it is a fun process too. Enjoy it.  




• Manage consultants;

After that client prepared the final set of architectural plans and details. Now They need to manage consultants, Such as; Building surveyors, Landscape designers,  hydraulic and structural engineers etc.




• Prepare the Plans and documents to support your Development application.

The central part of the application is the design itself, so the architect main duty is to provide you with a final and detailed set of drawings. The set will include all architectural Plans, elevations, sections, Site analysis, Stormwater concept plan, landscape plan, waste management plan and schedules of material and finishes, .etc. Note, the Architect will organize with some consultants in the early design stage. Such as hydraulic and structural engineers. 




Then the second part is Few Documents that support The Design and demonstrate how the plans comply with codes and regulations. It could include a few reports and details, such as; BASIX Certificate, Statement of Environmental effects, Traffic report, Flood control report, Arborist Reports and fire safety report ...etc.




The third part is filling the application form and get the checklist as the Council requires. 




• Submitted to the Council and follow up with you and the Council until approval.

 The Architect knows which type of application you need to submit. Wither the [DA], [CC], combined [DA & CC] or [CDC]..etc.

After submitting your development application, wait for the council decision. Council will check the design. If they ok with it, they will stamp your documents and send them back to you with the approval letter.

Otherwise, Council might contact you requiring further supporting documents or modifications. 




Owners don't need to worry as architects have the experience to deal with councils and authorities. They will guide you professionally and get the best outcomes. 

In a worse situation, Council might refuse your application for many reasons. One of them is that the design does not comply with code and regulations. And they will send you a letter of the specific reasons. 




Architects need to advise their clients if they believe that Council does not permit their projects. Suppose The client still wants to go ahead. In that case, he is responsible for any outcome. He pays the architect fee fully whether the application is approved or not. Architects helping clients to get approved, but it is the council decision at the end of the day. 

New Secondary dwellings (granny flats) / Smithfield, NSW 2164

  The subject site is located on a quiet residential street, in the municipality of Fairfield City Council. The land has 656.7 square metres; with Approximate 20 metres is the main Frontage length and an Approximate 38.4 metres in depth. The existing Building on the Lot is a weatherboard cladding single storey dwelling House with a concrete Tiled roof. A garage is detached from the main dwelling. In the backyard, there is a covered area. The proposed land is generally flat.

 

EXISTING BUILDINGS ON THE SITE
Single storey weatherboard cladding house, with concrete tiled, pitched roof. It has 3 bedrooms, Living, kitchen, dining, laundry, one bathroom and a small toilet.  The existing dwelling has an outdoor covered terrace. It has a large garden area around the existing dwelling. The house is in good condition.
 

THE PROPOSAL
The proposal includes
1.    the erection of a secondary dwelling, a self-contained 60 square meters dwelling, established in conjunction with the main dwelling (the principal dwelling), and is on the same lot of land (not being an individual lot in a strata plan or community title scheme) as the principal dwelling, and is separate from, the principal dwelling. The secondary dwelling will have 2 beds with bathroom, kitchen, and dining and Lounge area.

RELEVANT PLANNING CONTROLS
a.           State Environmental Planning Policy (Affordable Rental Housing) 2009
This Development for the purposes of a secondary dwelling[1] is a complying development because the development has met the:
(a)  General requirements meet the general requirements for complying with development set out in clauses 1.17A and 1.18 (1) and (2) of State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, and
 (b)  Land-based requirements is on a lot that does not include any land referred to in clause 1.19 (1) of that Policy, and
(c)  Specified development is on land in Zone R1, R2, R3 or R4 or a land-use zone that is equivalent to any of those zones, and
(d)  Is on a lot that has an area of at least 450 square metres, and
(e)  Does not involve the erection of a basement or alterations or addition to an existing basement, and
(f)  Does not involve the erection of a roof terrace on the topmost roof of a building or alterations or addition to any such existing terrace, and
(g)  Development standards satisfy the development standards set out in Schedule 1.
 

Schedule 1 Development standards for secondary dwellings
COMPLIANCE TABLE

Design A new double storey dwelling with detached secondary dwelling at EDENSOR PARK NSW 2176, Fairfield council

The site is a rectangle-shaped land. And it is a vacant lot. The surrounding dwellings comprise single-storey dwellings and double-storey dwellings. Adjacent to the rear is a vacant lot. Adjacent to the eastern boundary is currently a single storey house and adjacent to the western side is a vacant Lot too.

The proposed site has 582.5 m² with the front boundary of 19.66m & rear boundary of 19.66m, eastern side boundary of 29.63m and western side boundary of 29.63m. The Natural ground level near the frontage is (76.10), while it is (75.87-75.49) near the rear side.

The site falls softly from front to rear (south to north) then it falls very softly from side to side west to east, then it slops back to the street through the driveway.

The Land in zone R2, which is Low-Density Residential.

The frontage, on Edensor Park Road, is orientated towards the south (check the survey plan).  

 

4.0       THE PROPOSAL

The proposal is to construct two storeys dwelling with detached secondary dwellings at the rear. The dwelling will include 5 beds & a study room, a living & dining room and a family space upstairs. The secondary dwelling will include 2 beds with bathroom, kitchen, dining and living area.

5.0       RELEVANT PLANNING CONTROLS

5.1       LEP and land-use zoning

The subject site is within the Zone R2 – – Low–density residential. Dwelling houses are permitted subject to development consent within this zone.

The objectives of the zone are:

 

A.    To provide for the housing needs of the community within a low-density residential environment. To provide a variety of housing types within a medium-density residential environment.

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

 

It is considered that the proposed development satisfies all relevant zone objectives contained in the FLEP 2013 as follows:

1     A permissible form of development is being provided on an allotment of land that exceeds the minimum allotment size for dwelling house and secondary dwelling development;

2     Consideration has been given to the existing amenity and character of the area and it is considered that the proposed development is sympathetic and harmonious with adjoining development and will complement the existing character of the locality;

3     The proposed development will enhance the amenity of the residential area by the provision of new affordable residential accommodation and landscaping; and

4     The the development will add to the range of housing in the zone through the provision of an average size family dwelling with extended family facilities.

 

5.1.1    Height of Buildings (Clause 4.3)

The objectives of this clause are as follows:

1     To establish the maximum height for buildings,

2     To ensure that the height of buildings complements the streetscape and character of the area in which the buildings are located,

3     To minimise the visual impact, disruption of views, loss of privacy and loss of solar access to existing development.

The Height of Building Map categorises the site within the maximum 9m building height limit. The proposed dwelling house has a maximum height of 8.69m at the lowest natural ground level which satisfies the requirements of the clause.

5.1.2    Floor Space Ratio (Clause 4.4)

The objectives of this clause are as follows:

(a) To provide an appropriate density of development consistent with the established centres hierarchy,

(b) To ensure building density, bulk and scale make a positive contribution toward the desired built form as identified by the established centres hierarchy.

The FSR Map indicates a maximum FSR of 0.45:1 for the subject site which the proposal complies with, having an FSR of 0.45:1. In terms of bulk and scale, the proposed 2 storeys dwelling and the low scale secondary dwelling will be comparable to other already built dwellings in the locality.

5.1.3    Exceptions to development standards (Clause 4.6)

Consent may, subject to this clause, be granted for development even though the development would contravene a development standard imposed by this or any other environmental planning instrument. In this regard, NO variation requests are required as the proposal complies with all development standards contained in FLEP 2013.

5.1.4    Preservation of trees and vegetation (Clause 5.9)

The proposal does not involve the removal of any trees. New trees will be planted as indicated on the Landscape Plan which will enhance the future amenity of the site and locality.

5.1.5    Heritage Conservation (Clause 5.10)

The subject site is not listed as a heritage item or located near any heritage-listed items.

5.1.6    Bushfire Hazard Reduction (Clause 5.11)

The subject site is not identified as being in a bushfire prone area.

5.1.7    Acid Sulfate Soils (Clause 6.1)

According to the Acid Sulfate Soils Map, the subject site is not within a classification category known for acid sulphate soils to occur.

5.1.8    Flood Planning (Clause 6.3)

The site is not identified as on flood-prone land.  

 

5.2        FAIRFIELD DCP

The Fairfield DCP 2013 covers ‘Dwelling House’ development. The relevant planning principles outlined in the the plan has been incorporated into the design of the proposed development, resulting in an appropriate outcome for the site having minimal impact on adjoining and nearby development. All relevant numeric DCP requirements have been tabulated in the Control Table below:

DCP Controls	Requirement	Compliance
Lot size	Minimum 450M²	582.5M² - Complies
Floor space ratio	a)Maximum 0.45:1 b)Maximum  60 sqm Secondary dwelling. The Maximum permissible floor space ratio for both, the principal dwelling and secondary dwelling combined must comply with the floor space ratio standards prescribed on the Fairfield LEP Floor Space Ratio Map. From LEP , Proposed  lot within C - 0.5 Ratio : Range [ 0.45 - 0.49 ] (pub. 2013-05-17)	- Complies.
Height (main dwelling).     Height (secondary dwelling).	Maximum 7.2 at eaves and 9.0m at the ridge. Maximum parapet wall is 8m     Maximum 4.5 ridge height	Highest ridge level is 8.69m and 5.8m to eave measure at the lowest natural ground level. – Complies   Highest ridge level is 4.44 –Complies
Front setback	Within 1.5 metres of the average existing front street setback And a minimum of 4.5 metres. f) Regardless of control (d),   and carport must be setback 5.5 metres from the boundary or the Access handle.	The Proposed main dwelling front setback of minimum 6 m, compliance.         and 6 m from the garage door– compliance.
Side setbacks	Minimum 900mm	Proposed side setback 900mm western elevation and 4m eastern elevation – Complies
Building appearance	Address the street and front door to be visible	Complies
Vehicle Access Design & Driveway location	Minimise driveway width and locate 1m clear of power poles	Proposed double driveway width of 5.8m. – Complies
Garages and carports	Not to be the dominant feature   Not more than 50% of Façade   Not more than 600mm forward of living areas.   Garage level no greater than 300mm above natural ground	No proposed garage - Complies   No proposed garage - Complies   No proposed garage - Complies     No proposed garage - Complies
Private Open Space	Main dwelling - Minimum private open space of 60 m2, with one area with min dimension 5m x 6m   Secondary dwelling 24M², with 4m dimensions.	Proposed 124M² with min. 5mx6m Complies     Proposed 24m² with min. 4m - Complies
Open space access	Direct access from the living area to private open space	Complies
Landscaping	30% soft soil zone 50% of soft soil in rear 50% of the front yard to be landscaped	Proposed 32% Complies Proposed 167% Complies Proposed 73% Complies
Solar access (subject site)	Living areas oriented towards north & to receive minimum 3hrs of sunlight	Living room on ground level and family on the first level oriented toward the northeast elevation which received 3 hrs of solar access.  Complies
Solar access (adjoining sites)	Not overshadow adjoining properties	The proposal is dwelling well set back from the boundaries so will not have significant impact on adjoining properties. Complies
Drainage	Plan required to illustrate how property will be drained or provide Easement to Drain Water	Refer to the included stormwater Drainage plans. Gutters and downpipes designed to drain into rainwater tank and then from the Tank to the street. Complies.
Site servicing	Water, sewerage, electricity, telephone and internet	Complies.

 

5.3.1    BASIX

On the 1^st July 2004, the State government introduced BASIX, which consolidates planning provisions relating to water consumption and greenhouse gas emissions. A BASIX Certificate is provided with the application demonstrating the applicant’s commitments in achieving the objectives of the state government’s policy. The BASIX SEPP states in clause 8 and 9 that:

 

“‘competing provisions’ in an environmental planning instrument or Development Control Plan are of no effect about a residential development proposal required to be assessed by BASIX, ‘to the extent to which they aim:

(a) To reduce consumption of mains-supplied potable water, or reduce emissions of greenhouse

Gasses in the use of a building to which this Policy applies or in the use of the land on which

Such a building is situated; or

(b) To improve the thermal performance of the building to which this Policy applies.’”

It is proposed to install a rainwater tank as specified at the BASIX certificate to hold water for the proposed principal dwelling, to be used for flushing toilets, clothes washing and outdoor irrigation, which satisfies the requirements of the policy.

Energy conservation principles will be achieved through the construction method and orientation of the building, together with future thoughtful planting of trees and shrubs.

 

5.3.2    Internal Driveways

A relatively level site ensures that appropriate driveway grades can be achieved following AS 2890.2 - 2002. The Architectural Plans provide a driveway profile to demonstrate compliance.

 

5.3.3    Waste Disposal & Re-use Facilities

A Waste Management Plan will be submitted as a separate document to accompany the demolition application. The plan adopts the principles of Avoid Reuse Recycle and Dispose to minimise landfill waste.

5.3.4    Crime Prevention through Environmental Design

Design guidelines outlined in the Crime Prevention through Environmental Design (CPTED) were considered and incorporated as follows:

·         Provision of a clearly visible entry point facing the street;

·         Passive surveillance treatment has been provided through the provision of habitable rooms and a balcony which face the street;

·         Suitable landscaping will produce a defensible open space at the front, resulting in some interaction with the public domain beyond; and

·         Boundary fencing and gates will be provided to prevent intruders from accessing the private open space area.