3rd Year Assessment - DA by Bernie Balatbat

Development Application Form About this form:

Use this form to apply for a Development Application.

How to complete:

1. Ensure that all fields have been filled out correctly. 2. Please print clearly 3. Once completed, please refer to the lodgement details section for further information.

PART A – APPLICATION AND SITE DETAILS NOTE: Part A of this application form must be provided separately in the electronic copy of documentation. Part B of this form, with your completed details, may be publicly available on Council’s website.

Applicant Details: Please print clearly and give all contact details. If the applicant is a company, proof the company is a legal entity must be given, either by company seal or company letterhead.

Salutation: (please tick)

 Mr

 Ms

 Miss

 Other (please specify)

Company Name (if applicable) First name:

Bernadette Balatbat

Email:

bbal8495@uni.sydney.edu.au

Surname:

Balatbat

Street address:

Postcode:

2141

Suburb: Postal address: (if different to street address) Suburb:

Postcode:

Phone number:

Mobile: 0431308726

Other:

Site Details: Please list all properties subject to this application Customer Reference Number: 1 Tawa Street Street address: Suburb:

Ashfield

Legal description:

Lot: 3

Current rating category of land: Proposed rating category of land: Has the current Application had a Pre-DA?

Inner West Council Development Application Form

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Postcode: DP/SP: 16828

Section:

 Business  Business x  Yes

2131

x Residential  x Residential 

 Mixed development  Mixed development



No If YES, please provide application number:

council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 1 of 10

Development Application Form Owner/s Consent

ALL registered owners of the site must sign this form. Without owner consent Council will not accept the application. If the site is owned by a company the onus is on the company to ensure that the correct number of directors sign the application. It is also the company’s responsibility, including sole director companies, to use the company seal, if the company rules stipulate its use, or alternatively provide authorisation by way of company letterhead. Strata bodies must use the strata seal with the managing agents signature or alternatively the strata seal and a copy of a resolution of the owner’s corporation authorising the works. Council will not accept this application without correct and complete owner/s consent As owner/s of the site to which this application relates, I/we/this company consent/s to the lodgement of this application

Salutation: (please tick)

 Mr

 Ms

 Miss

 Other (please specify)

Company / Strata Name (if applicable) First name:

Surname:

Email: Street address:

1 Tawa St

Suburb:

Ashfield

Postcode:

Phone number:

2131

Mobile:

Print name/s:

Signature/s Authorisation by Company letterhead Attached? (please tick) Company Seal? (please tick) Strata Seal (please tick)

Conflicts of Interest Does the Inner West Council employ the applicant or owner/s of the property Is the applicant or owner/s a Councillor? Is the applicant being submitted on behalf of an employee or Councillor?

Inner West Council Development Application Form

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Yes

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N/A

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Yes



N/A



Yes



N/A

x No Yes  If YES, please explain the nature of interest:



x No Yes  If YES, please explain the nature of interest:



x No Yes  If YES, please explain the nature of interest:



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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 2 of 10

Development Application Form Political Donations and Gifts Disclosure Statement Persons lodging an application with Council are required to declare reportable political donations and gifts. Have you made a political donation of more than $1,000 or gift (regardless of value) in the previous two (2) years?  NO

 YES

If YES, you must complete & submit the Declaration of Political Donations and Affiliations form

For further information: http://www.planning.nsw.gov.au/Assess-and-Regulate/Development-Assessment/Systems/Donations-and-Gift-Disclosure

Declaration 

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I have read and understand the contents of Council's Development Advisory & Assessment Policy https://www.innerwest.nsw.gov.au/ArticleDocuments/251/Development%20Advisory%20and%20Assessme nt%20Policy.pdf.aspx I declare that all the information in the application is to the best of my knowledge, true and correct I also understand that if the information is incomplete, the application may be delayed or rejected or more information may be requested. I acknowledge that if the information provided is misleading, any approval granted 'may be void' I accept that inadequacies in the material submitted may result in delays in the processing of the application. I declare that the electronic data provided is a true copy of all plans and associated documents submitted. I declare that each document is a PDF no bigger than 5MB; named descriptively; and there are no security settings applied. I declare that the electronic data is not corrupted and does not contain any viruses. I understand that Council will use the information and materials provided for notification and advertising purposes. I understand that Council officer's may need to carry out a site inspection and will undertake to make site access available as required. I understand that information related to this application may be displayed on Council's online tracking system for viewing by the general public, and may be disclosed under the provisions of the Government Information (Public Access) Act 2009. I am authorised by the copyright holder of any material submitted with this application to provide this material to Council for the purpose of this application. I understand that Council may disclose the information in this application to the Department of Planning and Environment for the purpose of the assessment of the application. This information may also be disclosed to other NSW Government agencies for the purpose of assessment.

Applicant's signature/s:

Date:

Privacy statement Application forms and/or names and addresses of people making an application is information that is publicly available. In accordance with section 18(1)(b) of the Privacy and Personal Information Protection Act 1998 (NSW), you are advised that all application forms received by Council will be placed on the appropriate Council file and may be disclosed to Councillors, Council officers, consultants to Council or members of the public. Pursuant to the provisions of the Government Information (Public Access) Act 2009, Council is obliged to allow inspection of its documents, including any application you make. However, should you wish for your contact details to be suppressed, please indicate on this application form.

Inner West Council Development Application Form

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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 3 of 10

Development Application Form PART B – DESCRIPTION OF PROPOSAL Please note that the information provided in this part may be placed on Council’s website & available publicly.

Site Details: Please list all properties subject to this application Customer Reference Number: 1 Tawa Street Street address: Suburb:

Ashfield

Legal description:

Lot: 3

2131

Postcode:

Section:

DP/SP: 16828

Applicant Details: Please print clearly and give all contact details. If the applicant is a company, proof the company is a legal entity must be given, either by company seal or company letterhead

Salutation: (please tick)

 Mr

 Ms

x Miss 

 Other (please specify)

Company / Strata Name (if applicable) First name:

Bernadette

Surname:

Balatbat

Proposal Provide a written description. Please include a summary of all elements of your proposal including: • Tree removal; • Signage; • Subdivision • Demolition • New building works; • Change of use etc

• • • • • •

Tree Removal Demolition - internal walls and back part of house New building works Extension of back part of house Additional storey New Landscaping in backyard

Cost of Works The cost of works of the development is: $______________________________ (includes GST and all costs associated with the demolition and construction) NOTE: • A cost summary report is required for works $100,000 to $2 million • Works exceeding $2 million are to be accompanied by a report prepared by a quantity Surveyor.

Inner West Council Development Application Form

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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 5 of 10

Development Application Form Approvals from Other Government Agencies

Environmental Planning & Assessment Regulation 2000

Documentation

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Is the Proposal integrated development?

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Does the proposal required concurrence from  Yes  No another agency? If YES, please provide details, including a list of the relevant authorities or agencies

Is the land, or part of critical habitat Is your proposal likely to have a significant effect on threatened species, populations, ecological communities or their habitats? Is the development biodiversity compliant development? Is the land subject to a private land conservation agreement under the Biodiversity Conservation Act 2016? If YES, please provide details:

Please list the documents accompanying the application

council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

Yes



Yes



Yes



Yes



ALL 24.10.19

Cover Sheet Context analysis Site Analysis Site dimensions Demolition Plan and Section Proposed: o Ground, First Floor Plan o Roof Plan (Materials and levels) o Landscape plan o Elevation x3 o Section x2 o Materiality Palette Schedule • Shadow Diagram analysis

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Dated / Version

• • • • • •

Inner West Council Development Application Form

Yes

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Updated August 2019 Page 6 of 10

Development Application Form Instructions for applicants Lodging an application requires a completed application form, all relevant information and the payment of the required fee. The Application will be checked at lodgement to ensure the required information is provided. For a list of required information, please refer to Council’s Development Application Checklist.and DA Document Requirements From 12 August 2019 only electronic copies (on a USB) of the information will be required. A hard copy of the application form is still requested. Incomplete/illegible applications will not be accepted and will be returned to you. Lodge in person:

Inner West Council’s Customer Service Centres: •

Leichhardt – 7-15 Wetherill Street Leichhardt (preferred lodgement centre) Monday to Friday - 8:30am to 4:00pm

•

Ashfield – 260 Liverpool Road Ashfield Tuesday and Thursday - 8:30am-12:00noon

•

Petersham – 2-14 Fisher Street Petersham. Monday, Wednesday & Friday 8:30am-12:00noon Cashiering: 8:30am-4:30pm.

Lodge by mail:

Inner West Council, PO Box 14, Petersham NSW 2049

Lodge online:

Coming soon

Fees and charges: Find fees and charges on the Council website: www.innerwest.nsw.gov.au/FeesAndCharges Cheques are to be made payable to: Inner West Council Credit card: Please use the Inner West Council credit card payment form.

Office use only Checked by officer:

Receipt number:

Date:

Amount paid:

DWS number/CRN/Application number (if applicable):

Cashier code:

Initial of officer:

Inner West Council Development Application Form

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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 7 of 10

Development Application Form

Further information or frequently asked questions I have lodged an application, what should I expect in return?

You will receive written confirmation within 14 days whether your application is being returned due to inadequacies or progressing to assessment.

The correspondence will also advise you the name of the Council officer

responsible for assessing your application.

You should discuss the process of your application with the

responsible officer. Information on the Development Application process is available on Council’s web page via the following link.

Tree works in HCA/HI

Off street parking / Carport / Garage

Residential Flat Buildings

Mixed Use / Boarding House

Multi-dwellings (not RFB)

Subdivision only

Change of use / Commercial Fit out

Commercial/ Industrial

Signage

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Electronic copy - USB

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Statement of Environmental Effects*

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Exception to Development Standard Request*

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Survey (see note)







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Site plan / Site analysis*

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Floor and Roof plans – existing and proposed*

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

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Elevations / Sections*

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

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Landscape plan*

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

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Stormwater drainage concept plan / OSD*

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

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Shadow Diagrams – Existing and proposed

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Subdivision / Strata Plan*

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Waste Management Plan

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



 = may be required

Inner West Council Development Application Form

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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Council Officer Check

Swimming pools

Development application form*

= required

Applicant check

Residential Alts & Adds / New Dwellings/ Dual occupancy / Secondary dwellings

DEVELOPMENT APPLICATION LODGEMENT CHECKLIST

Updated August 2019 Page 8 of 10

Development Application Form

Water Management Statement / Water sensitive Urban Design / MUSIC model

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BASIX certificate*

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Materials and finishes schedule*

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Arborist report

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Swept paths / compliance with AS2890.1/ Driveway long sections

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Traffic and Parking Assessment Report

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Access Report

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NCC (BCA) Report

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Heritage Impact Statement Flood / Foreshore Risk Management Report Structural Engineers report / Party Wall consent*

Design Verification Statement* Geotechnical Report Contamination / Remediation Action Plan Acoustic Report / Noise Assessment Social Impact Comment or Assessment Three-Dimensional Model / Photomontage Plan of Management



Survey Requirements Surveys are generally required for all development applications that entail new external works. If alterations and additions are being done that are wholly internal to the building, a survey may not be required. To clarify whether a survey is required, you may wish to contact Council’s Duty Planning officer. Documentation Requirements All submitted plans and documentation are required to be prepared in accordance with Council’s ‘DA Documentation Requirements’. Council officers will review plans and supporting documents at the time of DA lodgement for adherence to the specifications. If your proposed development type is not listed in the matrix above it is recommended that you contact Council and speak with a Duty Planning officer who can advise of lodgement requirements.

Inner West Council Development Application Form

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council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

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Updated August 2019 Page 9 of 10

Development Application Form

Required for Lodgement

COUNCIL USE ONLY - Comments By Lodgement Officer

I.e. Outstanding Information or reasons for information not submitted

Checked by:

Accepted By:

Name:

Inner West Council Development Application Form

To be provided within 7 days of lodgement

Date

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Name:

council@innerwest.nsw.gov.au PO Box 14, Petersham, NSW 2049

Date:

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Updated August 2019 Page 10 of 10

Provided

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Bernadette Balatbat STATEMENT OF ENVIRONMENTAL EFFECTS For a Development Application at 1 Tawa St, Ashfield NSW 2131

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

CONTENTS 1.0 Introduction 2.0 Site + Context 2.1 Site Location 2.2 Site Description 2.3 Opportunities and constraints

3.0 Proposed Development 4.0 Planning controls and Assessment 4.1 Ashfield Local Environmental Plan 2013 4.2 Ashfield Development Control Plan 2016

5.0 Conclusions

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

1.0 Introduction This Statement of Environmental Effects has been prepared by Bernadette Balatbat to accompany a Development Application (DA) submitted to Inner West Council. This document aims to critically assess the proposed additions and alterations on a single dwelling property located in Ashfield – 1 Tawa St, Ashfield NSW. This project has a site area of 372.7m2 and is identified as a corner house situated on Lot 3, DP16282. While striving to comply with LEP and DCP guidelines, the proposed design looks to fulfil the needs of the current clients. This includes: • •

•

Renovations of rear section of house achieving better indoor and outdoor connections Reprograming of interior spaces o Open plan kitchen, dining, living area o Kids Lounge area o Master bedroom connected to Ensuite o Main bathroom near 2 bedrooms Improve natural lighting in current semi

The major changes to the house involve a backend extension and the addition of a second level into the existing roof to achieve better interior connections and create privacy where deemed necessary. Although the existing frangipani trees in the backyard were seen as significant vegetation within the site, it was ultimately a design decision to remove them and possibly replant in another section of the house as to attain an extended interior living space that is well connected to the new garden space. This statement should be read in conjunction with:

No. DA-00 DA-01 DA-02 DA-03 DA-04 DA-05 DA-11 DA-12 DA-13 DA-14 DA-15 DA-21 DA-22 DA-23 DA-24 DA-31 DA-32 DA-91

Title Cover Sheet Context Analysis Site Analysis Plan Site Dimensions Demolition Plan Demolition Section Proposed Ground Floor Plan Proposed First Floor Plan Proposed Roof Plan – Materiality Proposed Roof Plan – Levels Proposed Landscape Plan Proposed Longitudinal Elevation (Northwest) Proposed Longitudinal Elevation (Southeast) Proposed Short Front Elevation Graphic Materiality Palette Proposed Longitudinal Section Proposed Short Section Shadow Diagram

Also attached is a Site Survey

Bernadette Balatbat (470408810)

Scale 1.250 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 n/a 1.100 1.100

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

2.0 Site + Context 2.1 Site Location Address: 1 Tawa St, Ashfield NSW 2131 Lot: 3 DP number: 16828 The project house is located within a low-density residential zone at the corner of a cul-de-sac type street creating two frontage opportunities for the house. Tawa St is a quiet residential street with less vehicular activity (mainly on residence use) and it connects onto Church St which has more traffic connecting to other nearby main roads. The type of surrounding houses found on site include single dwellings or semi-detached properties (maximum 2 storeys) and multi-residential buildings – the most significant one near the project house being 3 storeys.

2.2 Site Description Area: 372.7m2 Length of Boundaries: (refer to DA-01) The existing house slightly orientated in an east to west linear fashion and is situated on a gentle slope that descends in the North West direction. The public sidewalk is paved with concrete containing areas of grass where evergreen trees are planted in an organic manner (i.e. planted not with specific intervals or heights in place). Opposite the house (north west most side of Tawa St) are drastically taller and wider evergreen trees which have been identified to produce significant afternoon shadows over the property – as indicated on drawing DA-00 and in Figure A and B. Within the project site itself, the main frontage of the house is landscaped with two grass lawns and various shrubbery planted along the inner edge of the brick fence. The main entrance is indicated by a narrow pavement of tiles leading to the front door (Figure C). Within the private backyard space are two frangipani trees (Figure D) which were initially going to be conserved but will be removed – elaborated later on in this statement document. Aesthetically, the house fits in well with the general characteristic of the surrounding houses and streetscape as it has one level and has an external finish of red, brown brick veneer and tiled roofing (Figure E).

Figure A – Overall location and context

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Figure B – Significantly tall trees that cause major overshadowing

Figure C – Front garden landscaping and entrance

Figure D – Frangipani Trees in backyard

Figure E – Project house at the corner of cul-de-sac showing external finishes

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

2.3 Opportunities and Constraints Opportunities and Positive Attributes: •

•

Located at the corner of Tawa St creating two frontage opportunities In the proposed design, a second level is added for master bedroom and uses this opportunity to create a private balcony. As shown in the proposed plans and elevations, the balcony is opening onto Tawa St facing the tallest trees. Privacy created by the tallest trees on Tawa St (refer to Figure A and Figure B) In relation to the proposed private balcony, initial visual privacy issues were resolved as these tall evergreen trees block balcony users from overlooking into the opposite property all year round. Furthermore, the trees themselves are aesthetically pleasing and offer an opportunistic view in comparison to other possible openings for the balcony. Existing ‘picnic’ area Apart from a technical site analysis, the existing picnic area (Figure F) was an indication to the best spot in the backyard for sunlight. This was taken into consideration when landscaping the backyard, ensuring that this spot was preserved and enhanced to positively impact the social/emotional attachment the family may have made with this DIY outdoor area.

Constraints and Negative Attributes: •

•

Privacy Issues as house is situated at a lower contour/ground level As shown in the site analysis, the house is on a lower contour while its neighbouring houses are on a higher ridge. These buildings are 2-3 storeys high and subject the project house with visual privacy issues. No privacy strategies were implemented in the backyard space as the area was reduced and it was of more importance to create a distinctly open space and ensure that the yard received as much sunlight. Privacy issues with neighbouring semi-detached house As shown in Figure G and Figure H, it was noted that the side setback to adjacent property was quite narrow and existing windows were directly opposite each other further aggravating privacy issues. Despite there being a 1.8 m corrugated metal fence between the two properties, as the neighbouring house is situated slightly higher than the project house there is a possibility for overlooking. Major Overshadowing by trees As shown in Figure A, two significantly taller trees are located on the opposite side of Tawa St. During winter, these are most certainly going to be a problem as they cast major shadows close to the site reducing sunlight that the backyard space can receive. However, this is already an existing issue.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Figure F – DIY Outdoor space

3A TAWA ST PROJECT HOUSE

Figure G – Side walkway where side windows are positioned directly opposite the windows of the neighbours 3A Tawa

3A TAWA ST

PROJECT HOUSE

Figure H – View of side setback of Project House and Neighbouring House

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

2.4 Neighbouring Development and compatibility with adjoining development 3/3A Tawa St, Ashfield NSW Adjacent property to the South East of the project house. The house is a semi-detached dwelling, the half closest to 1 Tawa being 1 storey and the further half of the house comprising of 2 storeys. External finishes comparable to 1 Tawa – red brown brick veneer and red tile roofing. This property doesn’t make use of a fence or barrier at the main frontage as it requires a carport for two separate residences. Front garden landscaping with a paved walkway to the main entrance of the house. 23 Church St, Ashfield NSW Adjacent property to the South West of the project house. This is a single dwelling house with one storey located on the corner of Tawa St and Church St (two frontage opportunities). Make use of the two frontages by landscaping a ‘front garden’ consisting of lawn, various shrubs and some feature trees. Red brown brick veneer external walls and red roof tiles as its overall materiality. There is indication that this residence has implemented solar panel technology. 19 Church St, Ashfield NSW Neighbouring property located South East of the project house. Is a multi-residential building comprising of 3 floors which makes it stand out amongst the rest of the properties found near this site. A majority of the housing on site is either 1 or 2 storeys. The materiality of these apartments are also striking, having both white rendered and red brick veneer as its external wall finish and black roof tiles. The entrance of this building has a higher fence at its main frontage. Larger front lawn with a significantly larger tree within its lot. The building has at least 6 balconies facing towards the general direction of the project house (1 Tawa St). While these balconies may comply with council standards, they also impose possible visual privacy issues for our client, especially as this building is situated at the highest contour line than other surrounding properties. 4/4A Tawa St, Ashfield NSW Semi-detached house directly opposite 1 Tawa St House. Red brown brick veneer external walls and red roof tiles. Landscaping evident in front garden area, implementation of hedges and trees. The frontage of the house is distinguished by a brick barrier that appears to be below knee height. 6 Tawa St, Ashfield NSW Single dwelling house located on opposite side of 1 Tawa St House. External wall finish is a white render possibly over a previous brick veneer, making it rather unique amongst the houses along Tawa street. The frontage of the house is distinguished by a stone barrier with a white balustrade type detail made of possibly concrete or clay. This detail is also very different from the other surrounding houses which use mainly brick as their front fence. Front garden landscaped with grass lawn, shrubs and a tiled walkway leading to the main entrance.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

3.0 Proposed Development The overall design intention of the house is to establish visually and physically well-connected indoor living and outdoor spaces. In a general sense blending indoor living spaces with that of the outside. The layout of the house is to create a straightforward circulation that leads to either a public living area or private space for the owners of the house.

Ground Floor â&#x20AC;&#x201C; Addition and alteration For the ground floor the major developments include the extension of the rear end of the house. This extension has been added to incorporate a larger and most importantly well connected living space. A Majority of the extended space is to accommodate for the open plan kitchen, living and dining area. The front area of the house was maintained however some internal walls (as shown in the Demolition plan DA-03) were removed and new walls have been proposed to make room for the requested kids lounge as well as the laundry â&#x20AC;&#x201C; though not part of the request from the client but a necessary area that was added. A skylight on the southmost face of the extended roof was added to allow natural daylight to enter the living spaces which are clustered towards the rear end of the house. The external finishes were chosen to echo the existing materiality which is brick and clay roof tiles. Although they will not have the same exact appearance as the existing part of the house due to them being new. As shown in Long Elevation DA-21, the windows on the Southeast side have been altered/added to have a frosted glass finish to address the visual privacy issues that exist.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

First Floor - Addition A second level was added to accommodate for a master bedroom and an ensuit. This was done as the ground floor wouldâ&#x20AC;&#x2122;ve become crowded and would result in more backyard space being taken over. By putting the master bedroom on the first floor, privacy has been created for the owners of the house (specifically the parents). The addition of another level has also opened an opportunity for a private balcony which opens up to Tawa St, the view of the balcony being the tall trees mentioned earlier in report (Figure A and B). The roof has been finished with seamless metal roofing for a more modern touch to emphasis the addition aspect of the project, but still suitable for the overall neighbourhood character. Another skylight has been added above the staircase and void to allow more daylight into the lower living spaces. Passive Design Main passive design techniques used in the project include the use of skylights, operable sliding doors for encouraged natural ventilation in living spaces and porous paving as part of the backyard landscape. The roof design has attempted to use eaves to block unwanted sun, however other shading devices have been implemented to restrict direct sunlight from hitting windows (particularly North most windows) Neighbouring Impacts To ease visual privacy from 3A Tawa St House, frosted glass has been proposed for the respective windows. Daylight and ventilation is still obtainable, however since there isnâ&#x20AC;&#x2122;t a view worth looking at on the southeast side of the house less transparent windows have been suggested. For the private upper floor balcony, there is the use of operable vertical louvres to block the sun Internal connectivity and circulation As shown in the diagram below, the internal walls have been mostly maintained but changes occur to accommodate for a laundry and kids lounge. The circulation aims to be straightforward and the programming of the house looks to conveniently cluster living spaces together in very close proximity to outdoor spaces.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

4.0 Proposed Development LEP + DCP Code analysis table 4.1 Ashfield LEP 2013 The objectives are:

CONTROL

PERMISSIBLE

EXISTING

PROPOSAL

Zoning

R2 – Lw Density Residential

No Modifications

Floor Space Ratio

0.7:1

250.9 m (1dp) 0.3:1

Proposed GFA (Ground & First Floor) = 161.11 m2 Proposed FSR = 161.11 m2 ÷ 372.73 m2 = 0.43 Ratio = 0.43 : 1 Meets Requirements of Ashfield Inner West LEP 2013

Height of Buildings

8.5 metres

5.5 m

Heritage

N/A (No heritage controls)

No modifications

Lot Size

Min 500 sq m

360 sq m

No modifications

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

4.2 Comprehensive Inner West DCP 2016 for Ashbury, Ashfield, Croydon, Croydon Park, Haberfield, Hurlstone Park and Summer Hill GENERAL AIMS

The relevant general objectives from the DCP state the desired future character of the general residential areas should include:

CLAUSE

CONTROL

PERMISSIBLE

✔ OR ✗

PROPOSAL

Section 2 Chapter A Part 1

Site & Context Analysis

DS1.2 • Site Analyse immediate features (natural and man-made aspects). Includes site dimensions

✔

•

The proposed single dwelling reflects the architectural style of the surrounding neighbourhood. This is achieved through the use of prevailing Materiality = Brick, colorbond fencing and clay roof tiling

•

Additional level creating a 2 Storey house similar to other housings. So reflects overall neighbourhood scale.

•

Adjoining land Document surrounding buildings and features. Inclusive of buildings that have at LEAST 1 common point on boundary lot of site.

•

Neighbourhood Design reflects the type of development occurring. Reflects proportions, scale, character and architectural style of neighbourhood buildings. Consider existing movement patterns.

NOTE: If design imposes an increase in residential density, MUST be located to local amenities and facilities. Cater for people’s basic needs.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Section 2 Chapter A Part 2 PC1 PC2 PC3 PC4 PC5 PC6 PC7

Good Design

SCALE & BUILT FORM • Site appropriate Scale, proportion, alignment and architectural features DENSITY • Site appropriate Comply to floor space requirements Sustainable and coincides with current density RESOURCE, ENERGY & WATER • Utilises natural resources within full life cycle of building • Utilises sustainable materials and implements passive design • Incorporate soil zones LANDSCAPE • Strategically designed with built environment making use of existing natural features on site • Contribute to suburb’s identity in a positive light • Deals effectively with privacy issues for residents AMENITY • Appropriate spatial design of indoor and outdoor areas that allow sunlight, ventilation, acoustic and visual privacy. • Layouts suitable for all ages SAFETY AND SECURITY • Maximises safety for both private and public domain. • Overlooking is minimised for private zones whilst maximised in public areas

Bernadette Balatbat (470408810)

✔

•

The proposed house is of the appropriate scale, within 2 storey which is seen in several neighbouring houses.

•

Proposed project preserves the front garden and has also landscaped the backyard containing soil zones and grassed areas Backyard proposal landscape plan enhances the existing DIY backyard space making use of a higher sloped South West corner to capture the winter sun.

•

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Section 2 Chapter A Part 4 PC1

Solar Access & Overshadowing

•

• •

Maximises solar access to living area (DS1.1) Below mentioned spaces must have a MINIMUM of 2 HRS direct sunlight between 9am and 3pm (21 June - Winter Solstice) Considerate of private open spaces of adjacent buildings. (DS1.2) Reduce overshadowing (DS1.3) Documentation Plan drawings that show affected buildings and rooms Elevation drawings that show shadowing on walls and windows

-✔

DEFINITIONS • Living Room: Communal spaces of gathering and recreation • Principal Private Open Space: Private space that is frequently used, MUST be adjacent to living areas

Section 2

Landscaping

Bernadette Balatbat (470408810)

Character

-✔

•

Overshadowing already occurs over 3A Tawa St House. The side setback near 3A Tawa St House has been kept the same. This side setback is irregular, measuring approximately 1.1 m from the fence. The shadow analysis DA-91 shows the impact on this house. The project doesn’t comply with DS1.2 as the proposal has increased overshadowing. This has been done to enhance experience in the project house, however it has been noted that the new shadows have added impact on the laundry room which isn’t classified as a “private open spaces”. The existing house already overshadowed the living spaces of 3A Tawa St. Furthermore, the existing fences already produce overshadowing over both neighbouring properties (3A Tawa and 23 Church St).

•

The proposed house clusters the living spaces towards the South West side of the house. In attempt to increase daylight in these spaces, two skylights have been added to illuminate these areas. However, being placed on the Southmost face of the roof it is mainly a diffused daylight that is received rather than direct sunlight to reduce solar heat gains.

•

North most face of house is receiving shade from vegetation and trees. So may not be complying to this regulation

•

Trees on outskirt of project site are the same species as surrounding vegetation. These trees are evergreen which

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Chapter A Part 5 PC1.1 PC1.2 PC2 PC3 PC4 PC5

•

(DS1.1)Strive to follow and enhance the landscape characteristics i.e. Vegetation species must be the same or similar to existing tree species unless stated in ‘undesirable species list’ Follow the current planting pattern to enhance street character

Function and Appearance • Design attractive, functional and safe spaces, especially in public domain • (DS2.1) Engages visual interest through ALL seasons • (DS2.2) Landscaped areas OPEN to sky • (DS2.3) View of public footpath from main living areas with windows SHOULD NOT be obstructed by vegetation • (DS2.4) Provides shade in summer and allows sunlight in during winter • (DS2.4) Buffer from noisy features (i.e. rail line) Maintenance • (DS3.1) Robust and low maintenance • Vegetation doesn’t cause safety hazard (no falling branches, reduce falling flowers) • Doesn’t negatively impact current vegetation system • (DS3.2) Resilient to urban setting (pollution and low water)

Environmental Performance

Bernadette Balatbat (470408810)

Complies with most points except for removal of vegetation clause DS5.1

are low maintenance and produce shade all year round.

•

Within the project site, there are 2 frangipani trees which are not consistent with the other dwellings BUT add visual interest. However these trees are deciduous and could be seen as problematic ON SITE. The proposal landscaped design, suggests to remove these two trees to accommodate for a larger outdoor open space. This tree hasn’t been replanted anywhere on the site project as the backyard needs more open space and the frontage of the house should maintain an open appearance to the street.

•

The backyard is landscaped with grass lawn and a porous pavement that comes from the main gate and garage door. This is a sustainable feature to allow on-site stormwater infiltration

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Landscaping (continued)

• •

Adds to on-site stormwater infiltration • (DS4.1) USE Impermeable surface (e.g. grass, absorbs water) Increases tree cover • MINIMUM 1 Tree • (DS4.2) Spreading canopy within a 10 year lifespan Provides more habitat for wildlife (DS4.3) Car Parking Area of 10+ spaces • 1 Tree every 6 spaces • Provide shade for 30% of car parking area within a 10 year lifespan

Significant Vegetation • Retain and protect significant vegetation within site • (DS5.1) Any existing vegetation dead or damaged in construction REPLACED with mature plants of similar or same species.

DEFINITIONS • Landscape: Area consisting of plants and materials that enhance visual and climatic aspects of site • Landscape Concept Plan: Drawings which express design and explains function and character. Contains a palette of materials and vegetation. • Detailed landscape Plan: Olan drawing of land treatment, explains any excavation, draining system and construction methods.

Section 2

Parking (Dwelling House)

Bernadette Balatbat (470408810)

•

1 Space per Dwelling (preferred 2)

✔

•

There is parking available along the Cul de Sac

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Chapter A Part 8 Page 62 Table 3 Section 2 Chapter A Part 11 PC1

Fencing

•

• Section 2 Chapter C Part 1 PC1

Building sustainability

Bernadette Balatbat (470408810)

• • •

Coincides with the current fencing pattern of the neighbourhood and surrounding buildings • (DS1.1) Location, Height, Materials, Colours • (DS1.2) Read and Side Fences: MAX. Height = 1.8m • (DS1.3) Front Fence MAX Heights = [a] 1.2 m [b] 1.8 m IF 50% of fence is transparent (horizontal or vertical battens) • Fences should work with sloping of site • (DS1.4) Greater than 10 m should include feature, lightweight materials to break the length • (DS1.6) Height quality construction, durable but with low maintenance materials (TIP: metal and unpainted timber NOT SUITABLE) Creates privacy and security

✔

A Development minimise impact on natural environment Construction methods and technology should have minimal impact on environment Development mustn't detract from the rest of the streetscape visuall

✔

✗

•

Main fencing consist of Colorbond fencing = 1.8 m height This is reflected in other neighbouring properties

•

No modification made to the Front brick wall = 0.5 m height

•

No modifications have been made to the colourbond fence between 1 Tawa and 3A Tawa which currently doesn’t compensate for the sloping down of the site. Design decision is that increasing the height of the side fence would create a hostile element. As this relates to the visual privacy issue, this has been resolved in window finishes for the respective windows on the project house.

•

Use of porous pavement to minimise impact on natural environment in terms of storm water management

✔

-✔

n/a

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Section 2 Chapter F Part 1 PC1 PC2 PC4 PC5 PC6 PC7

Dwelling Houses and Dual occupancy

PC9 PC10 PC11 PC12 PC13 PC14 PC15 PC16 PC19

PC1 Context • Ensure cohesiveness and the character of the streetscape and considers overall developments and aesthetics • (DS1.1) Considers building style and form, proportion, façade composition in relation to the street’s prevailing developments • (DS1.2) Extends the upper parts of the housing according to its scale and aesthetics of the context while considering the architectural style to the current dwelling house • (DS1.3) Development that isn’t similar to the character of development prevailing in the street may still be considered if it has a high level of architectural composition and complementary to its context PC2 Heritage • Development does not remove heritage values from a heritage place or heritage conservation area • (DS1.2) If development is identified in Ashfield LEP 2013, it should is consistent with Part E – Heritage of this DCP PC4 Building Setbacks • Setbacks proportionate to existing houses • (DS4.4) Side setback MINIMUM = 900 mm for entire length of building • (DS4.5) Side setback (outbuildings) MINIMUM = 450 mm PC5 Facade • High quality design • (DS5.1/DS5.2) Facades facing streets have a transparent window

Bernadette Balatbat (470408810)

✔

•

Overall project strives to echo the overall developments of surrounding houses through materiality and scale.

✔

•

The use of a dark coloured seamless metal roof is not seen in neighbouring properties, however do not draw negative attention.

n/a

•

No modifications as the site is not located within heritage site

✔

•

Side setback is within minimum dimensions. 3A Tawa St the setback is approximately 1.1 m wide. 23 Church St there is barely a space between the garage and the fence however this was the case for the existing house.

✔

•

All windows facing the streets have transparent windows. North most windows have shading to reduce direct sunlight.

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Dwelling Houses and Dual occupancy (continued)

PC6 Garage, carport and driveway • Adequate car space for residents • (DS6.1) 1 car per dwelling • (DS6.3/DS6.5) Setback = 1 m MINIMUM (from house front line and rear boundary) • (DS2.4) Can NOT remove existing trees for driveway PC7 Boundary, fences and gates • (DS7.1) Visual privacy and connection between private and public domain is balanced • Rear and side fence MAXIMUM height = 1.8 m • (DS7.4) Driveway gates or pathways gates do NOT swing open onto footpath or driveway PC8 Landscaped area and site coverage • Landscaped area soften impact of development built form • Landscape areas must follow these provisions: (DS8.2)

•

Existing carport kept

✔

•

The existing issue of visual privacy with 3A Tawa St was resolved by suggesting frosted glass windows for the respective windows. The position of the windows are somewhat in line with neighbouring windows however the less translucent quality will achieve more privacy than before.

✔

•

Front lawns maintained and backyard is predominantly grass. There is also the use of porous pavement instead of hard material.

✔

•

Requirement for Site Area 372.2 m2: Min = 104 m2 Max = 223.32 m2

✔

Calculated Landscape Area = 134.4 m2 Within minimum and maximum landscape area requirements.

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Dwelling Houses and Dual occupancy (continued)

(DS8.3)

PC9 Principal private open space • Adequate area dimensions and has a high level of amenities (sunlight, ventilation) • (DS9.1) Accessible from ground floor living space • MINIMUM 20 m2 • MINIMUM dimension of 3.5 m

PC10 Deep Soil Planting • Accommodates deep root plants • Allows for water infiltration

Bernadette Balatbat (470408810)

✔

•

Private open space = the backyard Area of backyard = 65.6 m2 Minimum dimension = 4 m This meets requirements

✔

•

Landscaped areas have garden beds and lawn space that can accommodate for deep root plants Front yard has not been modified

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Dwelling Houses and Dual occupancy (continued)

PC11 Front Garden • Sufficient landscaped areas • Minimise hard paved areas. • (DS11.2) Driveways width = MAX 3m. Smooth transition between house and street • Allows for interaction between dwelling and street

PC12 Rear Garden • (DS12.1) Has sufficient landscaped areas for vegetation and trees PC13 Solar Access • Living areas and adjoining private areas receive adequate sunlight • At LEAST 50% receives sunlight • OR 35m2 with a MINIMUM room length of 2.5 m • (DS13.1) MUST be at LEAST 3 hrs of sunlight between 9am and 3pm on 21 June NOTE: If already below this standard DO NOT reduce further

Bernadette Balatbat (470408810)

✔

•

Front garden not modified Predominantly grass lawn (soft landscape)

✗/✔

•

While the soil may be appropriate there is not adequate space for trees. However space has been allocated for smaller vegetation. This is to create a larger open space for the residents.

✔

•

As shown in the Shadow Analysis DA-91 north most rooms receive light and can be controlled with the external adjustable louvres. External areas receive decent direct sunlight between the areas 12pm and 3pm during winter.

-✔

•

(DS13.2) Solar access to be 40% for glazed areas for North facing windows for the same period of time mentioned above.

✔

•

Similarly to above response

•

(DS13.4) Reduce direct sunlight on facades using sun shading devices Eaves, overhangs

✔

•

Direct sunlight on glass facades is reduced with the addition of adjustable external louvres.

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Dwelling Houses and Dual occupancy (continued)

PC14 Visual Privacy • Ensure visual privacy for actual project and adjoining buildings • Windows above ground floor must be situated to avoid overlooking into other properties • (DS14.1) Minimise above ground floor windows on side elevations • (DS14.2) IF such windows exist • Located away and NOT in line from windows on adjoining property • Reduced size • Implement privacy devices like screens, higher sill heights and opaque glazing

✔

•

✔

•

✗

•

Frangipani trees removed due to lack of space available in backyard. This is done to achieve a more open backyard space.

PC16 Ecological Sustainability • Design has sustainability measure • Complies with BASIX (Building Sustainability Index)

✔

•

The project has been approved by BASIX standards

PC19 Stormwater Disposal • Efficient and functional systems • Must not affect nearby property • Does NOT impact visual aesthetics of streetscape • (DS19.1/DS19.2) Stormwater must reach street gutter either using roof or a charged line system • (DS19.5) Paved surfaces does NOT let water flow onto downstream properties (reduce impact)

✔

•

Implementation of porous pavement in place of only concrete for more natural rainwater run off.

PC15 Tree Preservation • Retain and protect significant trees • (DS15.2) IF need to be removed, replacement trees need to be planted.

Bernadette Balatbat (470408810)

Visual privacy for 3A Tawa St achieved through frosted glass windows. Louvered shading restricts overlooking into 23 Church St property from private balcony. There is also a solid wall on the balcony to fully restrict view into 3A Tawa St. No side elevation windows have been introduced on the first floor except for those on the street frontage. This is because the opposite side of Tawa St is heavily blocked by tall 15 m trees.

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

Bernadette Balatbat (470408810)

STATEMENT OF ENVIRONMENTAL EFFECTS Development Application for 1 Tawa St, Ashfield NSW 2131

5.0 Conclusion The proposed design of the house has strived to comply with the council regulations however the main noncompliances are: â&#x20AC;˘ No action taken to replant frangipani trees which may be seen as significant vegetation on site â&#x20AC;˘ Overshadowing of neighbouring properties For the regulations relating to vegetation, the reason as to why the trees had to be removed was to accommodate for a more open backyard space. An earlier design motive was to replant it in the front garden however may create a less open frontage for the house. In terms of overshadowing, this has been existing issue and the only impacted areas include the laundry area for 3A Tawa. The existing fence adds to this issue but must be maintained as per council regulation. Overall at the heart of the project was the intention to create a wider inside living space that seamlessly connects to the outdoors. The drawings submitted with this application aim to graphically present the proposed house project and how the council regulations have been integrated into the design process.

Bernadette Balatbat (470408810)

No. DA-00 DA-01 DA-02 DA-03 DA-04 DA-05 DA-11 DA-12 DA-13 DA-14 DA-15 DA-21 DA-22 DA-23 DA-24 DA-31 DA-32 DA-91

Title Cover Sheet Context Analysis Site Analysis Plan Site Dimensions Demoliï¿½on Plan Demoliï¿½on Secï¿½on Proposed Ground Floor Plan Proposed First Floor Plan Proposed Roof Plan â&#x20AC;&#x201C; Materiality Proposed Roof Plan â&#x20AC;&#x201C; Levels Proposed Landscape Plan Proposed Longitudinal Elevaï¿½on (Northwest) Proposed Longitudinal Elevaï¿½on (Southeast) Proposed Short Front Elevaï¿½on Graphic Materiality Paleï¿½e Proposed Longitudinal Secï¿½on Proposed Short Secï¿½on Shadow Diagram

Scale 1.250 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100 1.100

( )

TIMBER AWNING

( )

VER RL 16.62 COVERED

( )

( ) = = ÷ =

TIMBER AWNING

( )

= = =

( )

SMH 15.20

SMH 15.40

TAWA

9TK

15.66TK

15.91

18.36TipG

15.90 15.94GARDEN

18.18TipG 16.04

15.99

16.02

16.01

16.06

W3 WALL TO BDY1191 .99

16.33

18.96RI

LAWN

19.13TipG

GARDEN

16.45

16.57 16.54

16.60 19.57TipG

16.39 16.50 19.87TipG

W10

16.46

LATTICE SHED

GARDEN

16.54

20.55RI

5 DP709515

19.20TipG

BRICK

21.30RI SEMI-DETACHED

COTTAGE No 3

17.19FFL Timber

VENT

16.53 19.43TipG16.55

28.665 COLOURBONDFENCE

W12 W13 CONCRETEPATH W11

W24

W23

16.33

16.23 16.31 TILED PATH 16.22

TAP

16.48

LAWN 16.54 19.42TipG

16.54

16.51

16.00

T586 16.28

GARDEN 16.50

15.97

16.18

16.40 16.40 16.42

19.45TipG

16.52

16.24

16.31

15.92

16.01

T44

16.46

20.45RI

16.38

16.40

TIMBER AWNING

METALSHED

SIP 16.59

16.45

16.30

19.04TipG 21.28RI

4. 3

METALFENCE

16.22TK

TEL. PIT 16.33 16.45 16.35

19.75TipG

Paved Parking Area 21.34RI

16.51

21.36RI

STREET

16.40 16.47

T319 16.51

16.20

19.03TipG

GARDEN

T318 18.81TipG 16.39

PALINGFENCE

16.29 16.31

W20

16.28 18.24TipG

LAWN

16.27

W22

16.22

21.90RI

TAWA

16.30

16.78FFL Threshold

16.21

GRASS

16.20

21.88RI

BRICK RESIDE NCE No. 1

16.16

15.78TK

BRICK WALL

G Tip 16.17

21.26RI

19.39TipG 16.20

16.18

GAS MTR

16.17 16.19

16.13 18.82TipG

16.14

ACON W14

W15

15.80

GARDEN

16.10

16.18

16.40FFL 16.56FFL Tiles Tiles

.63

AT18H

TEP

RE ONC

16.18

16.14

16.10 16.12

W18

16.09

GARDEN

SIP 16.21

W17

18.94TipG

DP16828 372.7m

17.71TF

T213

VER RL 16.62 COVERED

2 DP16828

16.07 W.MTR T212 16.14 16.17

SIP 19.41TipG 16.10 16.17 W16 TAP 16.05

16.04 18.66TipG 16.04

15.72TK

COLOURBONDFENCE 15.89 METALFENCE 15.92

CONCRETEPATH

16.02

15.75

CONCRETEPATH

25.15

W21

19.34TipG

15.79

15.94

16.15

19.35TipG

16.07FFL Concrete

19.33TipG

COLOURBONDFENCE

16.11 LAWN

13.32

19.37RI

15.78

INTERNALRENDEREDWALL

BRICK RESIDE NCE No. 23 21.23RI 21.29RI 21.11RI

CONCRETEPATH

15.72 15.75

GARDEN

W101

22.38RI

15.99FFL Threshold

FIBRO GARAGE

19.37TipG

15.85FFL Threshold D101 19.45RI

SIP 18.19TipG 15.9318.95RI 15.91 D100

METALCARPORT

W100

BRICK WALL

15.74

15.67TK 15.73

AM P PR AM R

19.37TipG

15.68

TEL. PIT 15.83 15.74

15.75

16.28TK

CONCRETEDRIVEWAY

15.70

CONCRETEPATH

19.37TipG

T469

15.64 15.66

Power & Light Pole 15.70

GRASS

15.57

T470

10.185

CONCRETEDRIVEWAY GRASS

15.58

15.72

15.6

WALL TO BDY1183 .56

GRASS

15.56

0TK 15.61TK

15.5

15.50

15.4515.47

CONCRETEDRIVEWAY

2TK

15.4

VEHICLE XING

CONCRETEPATH

4TK

15.4

GARDEN

2TK

15.4

VEHICLE XING RL 15.44

15.41

W19

BM Nail Kerb

9TK

15.3

STREET

16.49TK

22.75RI

LEGEND A'CON DENOTESAIR CONDITIONER BM DENOTESBENCHMARK D1 DENOTESDOOR No 1 FFL DENOTESFINISHEDFLOORLEVEL RI DENOTESLEVELON RIDGE OR ROOF SIP DENOTESSEWERINSPECTIONPIT SMH DENOTESSEWERMANHOLE SV DENOTESSTOP VALVE TEL.PIT DENOTESTELSTRAPIT TF DENOTESLEVELON TOP OF FENCE TipG DENOTESLEVELON TIP OF GUTTER TK DENOTESLEVELON TOP OF KERB W1 DENOTESWINDOWNo 1 DENOTESFENCE & GATE W.MTR DENOTESWATERMETER

T145 DENOTESTREE NUMBER 145 (SEE TABLEFOR DETAILS) DENOTESAPPROXIMATESPREAD AND TRUNK DIAMETEROF TREE 2

10m