STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
STATEMENT OF ENVRIONMENTAL EFFECTS
Proposed Addition and Alteration at: 60 Evans Street, Rozelle, NSW 2039
for: Clients
27th September 2010
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
TABLE OF CONTENTS
Introduction
3
Description of site and locality
4
Subject and adjoining properties
4-5
The proposal
6
Development controls and policies
7 - 11
Conclusion
11
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
INTRODUCTION This planning report has been prepared as part a development application for alterations and additions to the existing residence at 60 Evans Street, Rozelle, corner of Evans and Goodsir Street. In describing the proposed development the opportunities and constraints of the subject site have been taken into account. The relevant planning requirements relating to the proposal will also be reviewed. Plans of the proposed development have been supplied by Brianna Jessup Architects, dated 11/09/10. The merits of this proposal will be considered with reference to the relevant State, Regional and Leichardt Council planning controls.
Fig.1 – Map image from Googlemap.com
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
DESCRIPTION OF SITE AND LOCALITY The site is situated within the Balmain Peninsula Conservation Area in ‘The Valley’ Distinctive Neighbourhood (Rozelle) as described by the Leichhardt DCP. The area contains a diverse mix of buildings including late Victorian style shop fronts, turned residences (such is the case with the subject site), mid Victorian workers cottages, modern terraces and commercial buildings. The subject site at 60 Evans street, Rozelle, is identified as Lot 1, D.P. 436211. The land is a rectangular shape and is situated on the corner of Evans Street and Goodsir Street. It has a 10.72m frontage to Evans Street and a depth of 12.48m along Goodsir Street. The site has an area of 293.1 m sq. The site is slopping towards to east and has a fall of approximately 2 metres. The backyard of the residence is densely treed; none of the trees will be affected by the proposal.
SUBJECT AND ADJOINING PROPERTIES The existing development on the land comprises a two storey, double fronted dwelling which was originally a mid Victorian style, brick shop front built in 1883 as a bakery. Also of significance are the original bakery ovens which have been retained and are located in the backyard. Later works have taken place at the rear of the building on the ground floor addition dramatically altering the Eastern facade. The existing residence comprises of three bedrooms, bathroom and a store/ workroom, the later additions include a family room, kitchen, bathroom and an outside covered deck. Adjoining properties include #62 Evans Street, a two storey brick house to the south and #1 Goodsir Street, a single storey timber house to the east. A brick commercial building, The Hardware Shop is situated on the other side of Goodsir Street to the North.
Fig.2 - View of the diverse architecture along Evans Street from the first floor balcony of 60 Evans Street
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
Fig.3 – Satellite image from Googlemap.com
Fig.4 – Satellite image from Googlemap.com
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
THE PROPOSAL A series of alterations and additions have been proposed to the property. These works have been designed by Brianna Jessup. The following is a summary description of these proposed new works to 60 Evans Street, Rozelle. They are as follows: Kitchen - Retention of original room layout, French doors and timber flooring - Removal of the existing dividing wall between the kitchen and proposed lounge room - New island bench between kitchen and proposed lounge room - Make good the existing ceiling Lounge Room - Removal of existing wall, dividing proposed dining and proposed lounge room - Floor level lowered in line with existing floor level of kitchen - New French doors opening out onto the new outdoor deck - New double hung window in Southern facade - New ceiling and roof structure Study - Retention of original timber flooring - Make good the existing ceiling - New folding doors to divide proposed study from proposed dining - New sliding door and fixed window connecting the proposed study to the existing outdoor deck General ground floor exterior - New Eastern facade akin to existing rear facade. - New timber panel cladding consistent with existing extension. - New outdoor timber deck on the Eastern facade connecting to the existing outdoor deck.
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
DEVELOPMENT CONTROLS AND POLICIES The Leichhardt Local Environmental Plan 2000 (last amended 20 July 2007) is the primary planning instrument for the Leichhardt Council area.
Permissibility and site suitability The site is within the Residential 2 zone and the proposed development is permissible, requiring development consent under Leichhardt LEP 2000. There is no intention to neither change the residential usage of the property nor impose unreasonable additional requirements on existing services and provisions. Previous and present uses Previous know uses of subject site:
Commercial, bakery
Present use of subject site:
Residential dwelling
Present use of adjoining lands:
Residential dwelling
Heritage Conservation The site is located within the Balmain Peninsula Conservation Area. Clause 16(8) required that council assess the extent to which the carrying out the development would affect the heritage significance of the conservation area. The site is listed as having as having local heritage significance. 60 Evans Street was built as a bakery in 1883; considerable additions have taken place at the rear of the property but some remnants of the ovens remain in the backyard. The proposed additions and alterations have been carefully considered so that they don’t alter the character of the existing residence’s shop front facades, nor does it interfere with the remnants of the ovens in the backyard. The works only effect the existing later additions at the rear of the property. Form, scale, siting and use of materials have been well thought-out so as to be compatible with the existing heritage listed residence. For more information please refer to the attached Heritage Impact Planning Report.
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
Floor Space Ratio Clause 19(2) of the LEP required that for residential development in Balmain (Rozelle), the floor space ratio should not exceed 0.7 : 1 Site area 239.1 m sq Gross floor area
Existing 145.62
Proposed 162.84
Proposed FSR 0.56
Complies? YES
The proposed development has a floor space ratio of 0.56 and does comply with the floor space control.
Landscaped Area Clause 19(3) of the LEP required that the minimum landscaped area for residential development is 40% of the total site area. Site area 239.1 m sq Landscaped area Landscaped area % of site
Existing 158.3 66 %
Proposed 142.3 60 %
Complies? YES
The proposed development complies with the Landscape area control.
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
The following table demonstrated how the proposed development responds to the relevant principles for desired future character of the surrounding area, ‘The Valley’. Urban Form Conserve and complement the existing styles of housing with special regard to the simple timber cottages and Victorian terraces
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The proposed roof form and materials complement the existing house form, while respecting and not trying to mimic the existing heritage building. All proposed alterations and additions are at the rear of the building and do not affect the character of the existing Victorian corner shop facade.
Conserve and complement the established streetscape with regard to setbacks, street trees and general lack of driveway crossings.
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No change to the streetscape on Evans Street Nominal change to streetscape on Goodsir Street The existing driveway access from Goodsir Street is no longer in use. The proposed deck will prevent car access onto the property through this current access.
Buildings should step with the slop in order to facilitate view sharing.
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Proposed new roof level is set below the existing maximum ground floor ridge height.
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The materials used are consistent with that of the existing house, neighbourhood and conservation area. The scale is modest and will not alter the streetscape.
Building Elements Preserve the consistency and simplicity of built form, style and materials of the neighbourhood.
Complement the existing pitched, hipped or gabled roof forms as well as setbacks and fencing styles prevalent in each street,
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The proposed new roofing has been carefully considered as to minimise the height while maximising solar access into the rear of the property. No change to existing fencing
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No mature trees are proposed to be removed
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Proposal complies
-
Proposal complies
Landscape Maintain the prevalence of mature trees in both private and public spaces
Building Envelope The maximum building wall height applying to the neighbourhood is 3.6m
Setbacks Front building setbacks within the neighbourhood are to be a minimum of 1m however, where the prevailing setbacks in the immediate area (within 3 houses) is different, the setback for new development should be consistent with the prevailing setbacks.
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
BRIANNA JESSUP/ 307172686
The following section sets out the compliance or otherwise of the proposed development with the relevant principle design elements listed in The Leichhardt Development Control Plan 2000 (Residential development). Site layout, subdivision and design Principle: Design new housing to integrate well with the neighbourhood and be consistent with and enhance existing street subdivision patterns, street character and maintain amenity to adjacent residents.
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The proposed alterations and additions at the rear of the property are all at ground level, minimising any adverse amenity impact on adjacent properties and preventing any major changes to the existing streetscape character.
Building Form, Envelope and Siting Principle: Plan and design new housing, and additions and alterations to existing housing to maintain and enhance the established scale and character of the streetscape. Match and complement existing building forms, private open space and landscaped areas.
Siting and Orientation - The proposal utilises the existing footprint of the building, with minimal additional floor space incurred.
Building Location Zone The BLZ refers to the front and rear setbacks of a dwelling. Part B1.2 of the DCP states that extension of dwellings should be carries out within the BLZ (front and rear alignments) of adjoining dwellings to each side. - The proposal makes no change to the existing front and rear BLZ of the house
Car parking Principle: Ensure that where on site car parking is required the layout and design respects the quality and integrity of the streetscapes of Leichardt; is safe and efficient; has regard to the layout, siting and use of neighbouring buildings; and is integrated with the overall site and building design.
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No existing garage on site
- Existing car access will be obstructed by the proposed deck
Elevation and Materials Principle: Design to respect the elevational character and appearance of the streetscape and locality.
- Materials used are consistent with the existing materials at the rear of the building.
Thermal Mass and Materials Principle: Improve the energy efficiency and thermal comfort of housing, by maximising thermal mass. Choose housing construction materials that are of an ecologically sustainable nature.
- All timber framed walls and roofs will be bulk insulated -
as per the BASIX requirements to improve energy efficiency Timbers used will be limited to plantation or regrowth timbers, timbers grown on Australian farms or state forest plantations.
Solar control – External window shading Principle: Integrate external window shading into the design of the building to improve comfort and energy efficiency of housing.
- The proposed retractable fabric awnings over the outside decks will help shade the proposed addition to the Eastern facade.
Insulation Principle: Improve the energy efficiency and comfort of housing by designing to make the best use of natural ventilation.
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Insulation and sarking will be installed to the wall and roof framing to improve energy efficiency The proposal will comply with the BASIX requirements.
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STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE
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Natural Ventilation Principle: Improve the energy efficiency and comfort of housing by designing to make the best use of natural ventilation
- New windows and french doors at the rear of the house will help improve ventilation through the building.
Using Solar Energy Actively Principle: Promote the use of renewable energy and energyefficient technology in the design of new and existing housing in order to: reduce greenhouse gas emissions from the residential sector, reduce dependence upon nonrenewable energy consumption and increase the use of renewable energy. Minimise any negative visual impact of renewable energy systems on streetscapes and neighbouring properties while maximising positive attributes of such technology, including promoting such technology by enabling public visibility of systems.
- No renewable energy systems are proposed - A BASIX assessment has been carried out and a BASIX certificate has been obtained confirming the targets for thermal and energy efficiency and water conservation have been met.
CONCLUSION The proposed alterations and additions to the subject building will be consistent with the relevant objective for residential development of the Leichhardt Local Environmental Plan 2000 and related Development Control Plan. The proposed development has considered all the site issues and makes nominal impact on the amenities of the adjoining neighbours. For these reasons I support the proposal and I consider Council’s favourable determination of this development application is warranted.
Brianna Jessup
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