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.
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.
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.
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.
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.
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.
The subject site is not listed as a heritage item or located near any heritage-listed items.
The subject site is not identified as being in a bushfire prone area.
According to the Acid Sulfate Soils Map, the subject site is not within
a classification category known for acid sulphate soils to occur.
The site is not identified as on flood-prone land.
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.
|
On the 1st 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.
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.
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.
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.
