Development Application - 64 Morris Street Summer Hill

Development Application 64 Morris Street, Summer Hill NSW 2130

BDES3025 Professional Practice Final Submission

Jarrod Haynes 440173788

Tutor: Ben Guthrie

CONTENTS 1. Ashfield Application Checklist 2. Inner West Council DA Application Form 3. DA Drawings 4. BASIX Report 5. Statement of Environmental Effects

page 1 / 6

Project address Project name

64 Morris Street

Street address

64 Morris Street Summer Hill 2130

Local Government Area

Ashfield Municipal Council

Plan type and number

Deposited Plan 435461

Alterations and Additions

Lot number

B

Section number

0

This is not a valid certificate

Project type

Building Sustainability Index www.basix.nsw.gov.au

Dwelling type

Attached dwelling house

Type of alteration and addition

My renovation work is valued at $50,000 or more, and does not include a pool (and/or spa).

BASIX Report

Fixtures and systems

Hot water The applicant must install the following hot water system in the development: gas instantaneous.

Lighting The applicant must ensure a minimum of 40% of new or altered light fixtures are fitted with fluorescent, compact fluorescent, or light-emitting-diode (LED) lamps.

Fixtures The applicant must ensure new or altered showerheads have a flow rate no greater than 9 litres per minute or a 3 star water rating.

The applicant must ensure new or altered toilets have a flow rate no greater than 4 litres per average flush or a minimum 3 star water rating.

The applicant must ensure new or altered taps have a flow rate no greater than 9 litres per minute or minimum 3 star water rating.

This is not a valid certificate

page 2 / 6

Show on DA Plans

Show on CC/CDC Plans & specs

Certifier Check

BASIX Report

page 3 / 6

Show on DA Plans

Construction

Insulation requirements The applicant must construct the new or altered construction (floor(s), walls, and ceilings/roofs) in accordance with the specifications listed in the table below, except that a) additional insulation is not required where the area of new construction is less than 2m2, b) insulation specified is not required for parts of altered construction where insulation already exists.

Construction

Additional insulation required (R-value)

concrete slab on ground floor.

nil

suspended floor with enclosed subfloor: concrete (R0.6).

R0.70 (down) (or R1.30 including construction)

external wall: other/undecided

R1.70 (including construction)

external wall: other/undecided

R1.70 (including construction)

external wall: other/undecided

R1.70 (including construction)

raked ceiling, pitched/skillion roof: structural panel

ceiling: R0.93 (up), roof: thermocellular reflective

This is not a valid certificate

Other specifications

dark (solar absorptance > 0.70)

Show on CC/CDC Plans & specs

Certifier Check

BASIX Report

page 4 / 6

Show on DA Plans

Glazing requirements

Windows and glazed doors The applicant must install the windows, glazed doors and shading devices, in accordance with the specifications listed in the table below.

Relevant overshadowing specifications must be satisfied for each window and glazed door.

The following requirements must also be satisfied in relation to each window and glazed door: Each window or glazed door with improved frames, or pyrolytic low-e glass, or clear/air gap/clear glazing, or toned/air gap/clear glazing must have a U-value and a Solar Heat Gain Coefficient (SHGC) no greater than that listed in the table below. Total system U-values and SHGCs must be calculated in accordance with National Fenestration Rating Council (NFRC) conditions. The description is provided for information only. Alternative systems with complying U-value and SHGC may be substituted.

For projections described in millimetres, the leading edge of each eave, pergola, verandah, balcony or awning must be no more than 500 mm above the head of the window or glazed door and no more than 2400 mm above the sill.

Pergolas with polycarbonate roof or similar translucent material must have a shading coefficient of less than 0.35.

Pergolas with fixed battens must have battens parallel to the window or glazed door above which they are situated, unless the pergola also shades a perpendicular window. The spacing between battens must not be more than 50 mm.

Overshadowing buildings or vegetation must be of the height and distance from the centre and the base of the window and glazed door, as specified in the 'overshadowing' column in the table below.

Windows and glazed doors glazing requirements Window / door Orientation Area of no. glass inc. frame (m2)

Overshadowing Height (m)

Distance (m)

W1

E

7.3

6.86

W2

S

10.8

W3

W

W4

S

This is not a valid certificate

Shading device

Frame and glass type

3.94

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

0

0

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

2.79

6.86

3.94

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

0.875

0

0

none

timber or uPVC, single pyrolytic low-e,

Show on CC/CDC Plans & specs

Certifier Check

BASIX Report

page 5 / 6

Show on DA Plans

Glazing requirements

Window / door Orientation Area of no. glass inc. frame (m2)

Overshadowing Height (m)

Shading device

Frame and glass type

Distance (m) (U-value: 3.99, SHGC: 0.4)

W5

S

0.875

0

0

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W6

S

0.875

0

0

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W7

E

4.28

0

0

eave/verandah/pergola/balcony >=450 mm

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W8

E

0.325

0

0

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W9

W

0.875

6.86

3.94

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W10

S

0.875

0

0

none

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

W11

E

5.27

0

0

eave/verandah/pergola/balcony >=450 mm

timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

This is not a valid certificate

Show on CC/CDC Plans & specs

Certifier Check

BASIX Report

page 6 / 6

Legend In these commitments, "applicant" means the person carrying out the development.

Commitments identified with a " " in the "Show on DA plans" column must be shown on the plans accompanying the development application for the proposed development (if a development application is to be lodged for the proposed development).

Commitments identified with a " " in the "Show on CC/CDC plans & specs" column must be shown in the plans and specifications accompanying the application for a construction certificate / complying development certificate for the proposed development.

Commitments identified with a " development may be issued.

This is not a valid certificate

" in the "Certifier check" column must be certified by a certifying authority as having been fulfilled, before a final occupation certificate for the

Boardmarked Concrete

Zincalume

Timber

Subway Tiles

21st June 9am

21st June 12pm

Equinox 9am

Equinox 12pm

21st June 3pm

NOTIFICATION PLAN Notification of proposed works to 64 Morris Street, Summer Hill

STATEMENT OF ENVIRONMENTAL EFFECTS Proposed Alterations and Additions 64 Morris Street, Summer Hill For David Heath September 2016 BDES3025 Architecture Professional Practice Final DA Assessment

Jarrod Haynes 440173788 Tutor: Ben Guthrie Studio 405, Wilkinson Building 148 City Road, Darlington

Table of Contents 1.

Introduction…………………………………………………………………….……5

2.

Site and Context…………………………………………………………….………..6 2.1 Description of Site……………………………………………………….………..6 2.2 Neighbouring Sites…………………………………………………….………….7

3.

Proposed Development……………………………………………………….……...9

4.

Planning Control and Assessment……………………………………………….….9 4.1 Ashfield LEP 2013……………………………………………………………..….9 4.1.1 Degree of Compliance…………………………………………….….….9 4.2 Ashfield Interim DCP 2013………………………………………………………10 4.2.1 Degree of Compliance………………………………………………….10 4.3 Planning Controls and Assessment……………………………………...……….11

5.

Conclusion………………………………………………………………………...…13

2

Jarrod Haynes | 440173788

STATEMENT OF ENVIRONMENTAL EFFECTS – 64 Morris Street, Summer Hill

1.0 Introduction This Statement of Environmental Effects (SEE) supports the Development Application (DA) submitted to Ashfield Council by Jarrod Haynes for the semi-detached dwelling located at 64 Morris Street, Summer Hill (Lot B DP 435461).

The proposed development includes the following works: •

Demolishing the rear of the existing structure, walls and roof

•

Adding a new internal stair

•

Adding a second floor containing two bedrooms, a bathroom and a balcony

•

Adding an open-plan kitchen, living and dining room in place of the demolished rear

•

Adding a laundry underneath the stairs connecting the ground and second floors

•

Adding a courtyard in the centre of the home

The accompanying documents to be read in conjunction with this statement include: DA D-01 Site Analysis DA D-02 Ground Floor Plan DA D-03 First Floor Plan DA D-04 Sections DA D-05 Eastern and Western Elevations DA D-06 Southern Elevation DA D-07 Shadow Diagrams

This application is considered under the following statutory controls: •

Ashfield Local Environmental Plan 2012

•

Ashfield Interim Development Control Plan 2013, including: o Part C15 Houses and Dual Occupancies

Jarrod Haynes | 440173788

3

2.0 Site and Context 2.1 Description of Site The site is located at 64 Morris Street, Summer Hill. It is located on the eastern side of Morris Street. The closest cross street – Junction Road – is located to the south of the site.

The site is legally described as lot B of DP 435461.

The site is rectangular and has a 6.4m frontage to Morris Street. There is a party wall that runs along much of the northern boundary of the site at 25.90 meters long. The site itself is 253.8m2 with the entrance to the site facing west towards Morris Street.

Due to the site being the southern side of a semi-, it receives very little natural light and ventilation throughout the year. The current floor plan also further restricts any direct sunlight access and ventilation.

Figure 1: Arial Photograph. Source: Six Maps

4

Jarrod Haynes | 440173788

STATEMENT OF ENVIRONMENTAL EFFECTS – 64 Morris Street, Summer Hill

2.2 Neighbouring Sites 64 Morris Street is located towards the southern end of Morris Street. The Eastern side of Morris Street – on which the property is located – is characterised by lowdensity, residential buildings that follow a similar roof line. The facades of the buildings facing Morris Street are narrow and create a consistent setback from the street. The neighbours on the northern side of the site share a party wall with the dwelling to which the entrances to both dwellings are located towards.

Figure 2: Regular roofline & regular setback on the eastern side of Morris Street.

In contrast to this, the western side of Morris Street features a range of different buildings from differing periods with differing styles. Immediately across is a development characterised by two-level, low-rise apartment buildings. Further north, there are three twolevel Victorian terraces with narrow frontages that contrast with the apartment-style development to the south.

Jarrod Haynes | 440173788

5

Figure 3: Apartment-style development.

Figure 4: Victorian terraces.

6

Jarrod Haynes | 440173788

STATEMENT OF ENVIRONMENTAL EFFECTS – 64 Morris Street, Summer Hill

3.0 Proposed Development The proposed development ensures that the building maintains its original 19th century-style features visible from Morris Street. The current building lacks light and natural ventilation.

The proposed development aims to resolve light, natural ventilations and improve the quality of spaces in the existing dwelling as well as providing an additional bathroom and lounge room. In order to maintain the existing 19th century façade towards Morris Street, there is a proposed addition of another storey towards the rear of the current house. No changes have been proposed for the front of the house.

The additional storey will have little impact on the scale and bulk of the building as visible from the street. The maximum height of the building will only increase by 941mm. The current lounge room towards the centre of the house will be demolished to make way for a new courtyard that will introduce light and air into the building to improve natural lighting, ventilation and amenity. The courtyard will also provide the residents with more open private space.

4.0 Planning Control and Assessment This section provides an in-depth explanation of the proposed development in relation the guidelines of Ashfield LEP and Interim DCP. 4.1 Ashfield Local Environmental Plan 2013 4.1.1 Degree of Compliance Table 1: Summary of LEP controls and degree of proposed compliance Clause

Permissible

Existing

Proposed

R2

R2

R2

Min 500m2

253.8m2

253.8m2

Heritage Status

N/A

N/A

N/A

Acid Sulphate

N/A

N/A

N/A

Land Zoning Lot Size

Jarrod Haynes | 440173788

7

Floor Space Ratio

0.7:1

0.56:1

0.69:1

Floor Space Area

177.52m2

142.7m2

175.4 m2

Height of Building

Max 8.5m

6.13m

7.07m

4.2 Ashfield Interim Development Control Plan 2013 4.2.1 Degree of Compliance Table 2: Summary of DCP controls and degree of proposed compliance Clause Minimum

Permissible

Existing

Proposed

35%

34.7%

37.3%

2

Landscaped Area

88.76m

82.23m

94.3m2

Boundary setback -

900mm

Varying – not to

Non-compliance on

code

northern side

Follow predominant

Following

Following

building line

predominant

predominant

building line

building line

N/A

0m

8.47m

100%

100%

72%

82.23m2

59.23m2

5m in height and

Large tree to the

Large tree to the

350mm at the base

front of the house

front of the house

sides Boundary setback front Boundary setback -

2

back 70% of minimum landscaped area shall be deep soil Tree preservation

must be retained

retained

The proposed development complies with all controls except for the side setback on the northern side of the site. This is a result of design decisions that prioritise solar access to the property on the southern side rather than compliance with the DCP. The following sections will analyse and discuss this decision further.

8

Jarrod Haynes | 440173788

STATEMENT OF ENVIRONMENTAL EFFECTS – 64 Morris Street, Summer Hill

4.3 Planning Controls and Assessment Context (Clause 1.0) The proposed development responds to the shape of the existing roof patterns on Morris Street. The new addition respects the existing structure by not imitating it and ensuring that the language and materials differ to ensure residents and guests can differentiate between the existing 19th Century home and its extension.

Scale and Bulk (Clause 2.0) The eastern side of Morris Street features a row of homes that share a regular roof line and a regular setback as shown in figure 2. Due to constraints, such as lot size, landscaped area constraints, deep soil constraints as well as considerations about quality of life, direct sunlight and access and ventilation, a decision has been made to demolish and reconstruct the rear of the home which includes an addition of a second storey. The second storey will be slightly visible from street level, however there is a large tree located at the front of the property…

The proposed addition complies with both the floor space ratio and building height constraints as defined by the Ashfield Local Environmental Plan 2012.

Aesthetics (Clause 3.0) A large part of the aesthetics requirements outlined in the Ashfield Interim DCP focuses on the scale and bulk of any additions in regards to the existing context. The proposed redevelopment and second storey addition has been designed to mimic the predominant roofline of the existing semi as and the houses surrounding the site.

The DCP has an emphasis on ‘sympathetic’ development that imitates the existing structure.

However, it also states that any extensions that differ in style and materials should be skilfully designed to contrast the existing structure. The proposed material palette and shape of the redevelopment and second storey extension provides a strong contrast to the existing 19th century semi-. There is a clear distinction between the existing structure not only when it comes to materials, but when it comes to floor level (being 280mm lower than the front of the semi- at the current lowest level of the existing rear of the structure).

Landscape and Site Layout (Clause 4.0)

Jarrod Haynes | 440173788

9

The Ashfield Interim DCP states that minimum of 35% percent of the site should be landscaped area.

The proposed rear redevelopment and second storey addition maintains the existing open space as well as providing an extra 12.6m2 of open space and deep soil in the form of a courtyard that separates the existing structure from the redevelopment. The addition of a courtyard will increase the landscaped area that is currently below requirements at 34.7% to 37.3%.

The Ashfield DCP requires at least 70% of the total minimum landscaped area to be deep soil. The proposal also includes a design for the backyard of 64 Morris Street. This proposal includes demolishing the existing shed at the rear of the lot and adding narrow concrete pavers to allow residents and visitors to easily walk deeper into the backyard.

Setbacks (Clause 4.6) The Ashfield Interim DCP 2013 states that side setbacks must be compliant with the BCA’s requirements of 900mm. There is a small, inoperable window located in the 900mm setback used by the laundry (W08). There are no windows located within the 900mm setback and the location of the stair well leading up to the second storey addition ensures that there is no opportunity for overlooking from the balcony.

Tree Preservation (Clause 4.8) Ashfield Development Control Plan requires trees taller than 5 meters with trunk girths 350mm and larger at ground level are maintained. The proposed development does not require any removal of trees thus meeting the tree preservation clause.

Amenity for Neighbours (Clause 5.0) The proposed development that includes an addition of a second level has been designed to ensure that the neighbour on the southern side has their privacy maintained. There is only one window located on the second storey on the southern side. The window is located in the upstairs bathroom. Not being a habitable room, there is less opportunity for the privacy of the neighbours to be compromised.

10

Jarrod Haynes | 440173788

STATEMENT OF ENVIRONMENTAL EFFECTS – 64 Morris Street, Summer Hill

5.0 Conclusion The proposed development has been designed to minimise visual impact when viewed from Morris Street. The rear addition is barely visible from the street and will largely be blocked from view by the existing tree at the front of 64 & 62 Morris Street. The demolition and reorganisation of the rear, as well as the addition of the second storey, improves the quality of life of the residents with minimal impact to the streetscape and neighbours.

Jarrod Haynes | 440173788

11