Sydney School of Architecture, Design and Planning
Assessment 2 Development Assessment PLAN9061 Planning Principles,
Systems and Practice Student ID- 490204054
CONTENTS • Summery
1
• Site Description
2
• Background
3
• Description of The Application
3
• EPA&A S4.15 Discussion
4
• Compliance With The Statuory Requirements
4-6
(Marrickville LEP, Marrickville DCP And SEPP) • Public Consultation/ Referrals
7
• Conclusion And Recommendation
8
Reference and Note
SUMMERY Development Proposal Application No.
DA201900058
Address
47 Temple Street Stanmore, NSW 2048
Date of Lodgment
20th February, 2019
Proposal
To renovate ground floor and add first floor to the dwelling.
Legal Description
Lot 1 DP 1084724
Dwelling Type Architect Company Owner No. of Submissions Estimated Value of Work List of Applicable Planning Controls
Detached one storey building Steve Gartsky Architect Fay Mullins Nil $223,250.00 Marrickville LEP 2011, Marrickville DCP 2011, SEPP and EPA&A 1979
Submitted Documents
Existing Site Plan Site Survey Statement of Environmental Effects Existing Plan Heritage Impact Statement Waste Management Plan Acoustic Report Demolition Plan Proposed Roof And Floor Plan Landscape Plan Proposed Elevations And Sections 3d Perspectives List of Materials Shadow Diagrams Soil And Water Management Plan Storm Water Concept Plan Basix Certificates
1
SITE DESCRIPTION
Google map data 2019.
Image- Street scape of the Lorna Lane.
Image- View of 47 Temple Street, Stanmore.
The existing site 47 Temple St. in Stanmore (Lot 1, DP 1084724) is an early twentieth century freestanding one storey building. The east-west boundary is 36.575 meters in length and the street frontage is 6.145meters. The entire area of the site is 221.21 square meters. The dwelling at present, comprises of a balcony, three bedrooms, one washroom, a tiny laundry room, a storage space, a kitchen, dining and a corridor leading to the living area. There is a yard adjoining the boundary wall of the property. The rear boundary wall leads to the garage and is also used as a doorway. The setback of the residence is 1.75 meters from the boundary of the faรงade. The wall on the east of this property is owned by the applicant but not the wall on the west. The site frequently deals with airspace operations so the roof, the walls, the doors and the windows are designed accordingly. The subject site falls in the heritage conservation area of Annandale farm and the nearest heritage site is 32 Temple Street.
2
BACKGROUND The subject site has no history of previous applications that need to be considered. The property has been used for residence for many years now.
DESCRIPTION OF THE APPLICATION A Development Application for the site was submitted to the Inner West Council by the property owner Fay Mullins, on 20th February 2019. The development falls under the EPA&A S4.15. The table below shows the renovations to be done on the ground floor and the addition of the new first floor.
Floor/ location
Proposed alteration
Ground floor
Modify the existing rear room and bathroom on the ground floor.
Ground and first floor
Add a new stair connecting the ground to the first floor.
First floor
Combined living and dining space, kitchenette, small bathroom and two bedrooms.
First floor
Metal cladding roof Sloping roof at a degree of 12.5.
North facing windows
Use of Batten to provide shade.
First floor
A set back of 11.8m from the primary street frontage boundary.
First floor
Timber framed walls, metal room and glazed doors and glass windows.
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DISCUSSION OF ENVIRONMENTAL PLANNING ASSESSMENT ACT 1979 The changes to be made in the site come under the EPA&A S4.15. The sum-up of the site includes: Section 4.15 – 1(a) • The renovations and the addition to the subject site comply with the guidelines from Marrickville LEP, Marrickville DCP and SEPP (planning instruments) under EPA&A. Section 4.15 – 1(b) • The changes will have no adverse impact on the environment, heritage and on the neighboring buildings and residents. Section 4.15- 1(c) • The new development is in accordance with the street features thus making a uniform streetscape. • The new floor makes the dwelling look like one building . • The quality of private open space of the dwelling has not been affected. • The architectural style is consistent with the neighboring buildings. • It is evident from the shadow diagram that the neighboring houses will not be affected by the addition of the first floor. The dwelling is BASIX certified and so it is in accordance with the SEPP.
STATE ENVIRONMENT PLANNING POLICY
4
COMPLIANCE
WITH
THE
MARRICKVILLE
LOCAL
ENVIRONMENTAL PLAN 2011 According to EPA&A S4.15- 1 a (i) Marrickville LEP is the planning instrument applicable for the subject site. The changes that are compliant with the LEP are: LEP Control Part 2 (2.1) Land Use Zones
Permissible
Proposed
R2 Low Density
The subject site is a
Residential
residence in this zone foe
Compliance
Yes
many years. The total height of the
Part 4 (4.3)
H.O.B- 9.5 m
Height of Buildings
dwelling is 7.1 m which is within the maximum
Yes
permissible height of 9.5m. The total area of the subject site is 221.21 sq. m with the Part 4 (4.4)
F.S.R- 0.6:1
Floor Space Ratio
F.S.R of 0.85:1. The F.S.R map (sub clause 2) shows
Yes
“F” for the site with a maximum F.S.R of 0.9:1
Part5 (5.10) Heritage Conservation
Heritage Conservation
The Subject site has no
Area 6
adverse impact on the nearby heritage area.
Part 6 (6.5) Development in areas subject to aircraft
On Merit
The subject site complies ANEF 25-30
with the LEP as submitted in the acoustic report.
On Merit
noise
5
COMPLIANCE WITH THE MARRICKVILLE DEVELOPMENT CONTROL PLAN 2011 According to EPA&A S4.15- 1 a (iii) Marrickville DCP 2011, Leichhardt DCP (2000, 2013) are relevant for the subject site. The subject site is a detached, single storied dwelling at the moment. Low Density Residential
Description
Compliance
Height of the Building
The height of the building is 7.1m which is within the permissible limit of 9.5m
Yes
Building Setbacks
The setbacks will remain unchanged even after the addition of another level. Visual impact has been considered upon the public realm of the adjacent lane and neighboring outdoor space.
Yes
Site Coverage
The addition and the renovation will have no impact on the site coverage with an enclosed space of 59.2%.
Yes
Solar Access
The proposed addition won’t impact the open space of the neighboring dwellings.
Yes
Landscaping
No changes has been proposed for the landscape of the subject site.
Yes
Private Open Space
The subject site has a total 32% private open space with dimensions of 9.3m x 5.8m. The dwelling has a small strip of garden and a balcony at the front.
Yes
Visual Privacy
The privacy of the neighboring residencies won’t be hampered because the proposed level has no windows or veranda facing them.
Yes
Car Parking
No change has been proposed to the existing car parking amenity.
Yes
Carport Design
No amendments for the carport design has been proposed.
Yes
Sympathetic Roof
The roof is angled at 12.5 degrees which is similar to the neighboring roof.
Yes
Colors, Materials and Finishes
The proposed material to be used for the new level is similar in terms of color.
On Merit
Garage Door Design
No change has been done to the existing garage door.
Yes
Heritage Conservation Area
The subject site is located near the Heritage Conservation Area Annandale Farm and the nearest heritage listed building 32 Temple Street. It complies with the Heritage Impact Statement.
On Merit
6
PUBLIC CONSULTATION/ REFERRALS According to the EPA&A S4.15, a dwelling that needs some renovation with a consent needs the following: • A notification for the public to know about the renovation to the site. • Sending a notice to the immediate neighbors/ property owners about the site development. • A notice displayed on the development site. • A notice is put on the local newspapers for the public to know about the site development. For the 47 Temple Street, A notice had been put up in front of the dwelling and in the local news papers for the public to see and make submissions against the development (if required). According to the planning controls and the submitted documents, the development has a negligible impact on the stakeholders (neighbors). So far no submissions were made against this development. The development will have an insignificant impact on the nearest heritage listed building 32 Temple Street and the heritage conservation area- Annandale Farm as mentioned in the Heritage Impact Statement submitted to the council and so it does not need to be referred to any other agency (Heritage Council).
Subject site- 47 Temple Street Heritage site- 32 Temple Street Diagram shows the nearest heritage listed site in yellow to the subject site in red. Source- Gotrim.marrickville.nsw.gov.au. Inner West Council. Available at: https://gotrim.marrickville.nsw.gov.au/WebGrid/default.aspx?s=PlanningDocuments&container=DA2 01900058
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CONCLUSION The sole purpose behind the development is to provide the basic amenities to the dwellers of the subject site and at the same time respect the present using pattern as a dwelling in that area. The developers intend to stick to the codes of the Marrickville LEP and DCP (planning instruments) while renovating the dwelling. After verifying the Statement of Environmental Effects, Heritage Impact Statement, Basix Certificates and other supporting documents it can be concluded that the site development is satisfactory and can be approved. There are insignificant impacts on the heritage listed site, the surrounding environment and heritage conservation area. Thus the renovation complies with the EPA&A, SEPP, Marrickville LEP 2011 and Marrickville DCP 2011 and also the public interest stays unharmed.
RECOMMENDATIONS Following are the recommendations made for the subject site- DA201900058, 47 Temple Street, Stanmore, NSW 2048: • If looked at the overall design, the south facing window of the proposed new floor is not quite in proportion to the windows of the ground floor. The windows on the ground floor are a combination of black and white unlike the total black colored windows on the new floor as presented by the architects in the material and finishes schedule. • According to the submitted plan, windows on the first floor (W06, W07) will let in sufficient sunlight to the bedroom 5. But bedroom 4 window (W05) will not let in much sunlight especially during the winter season. So, the plan for the 4th bedroom needs to be changed for sufficient sunlight to let in by changing the size of the window (W05). • Use of concrete would be recommended than the use of timber and steel for the new structure because, the timber walls will have to deal with the problems like biotic and abiotic deterioration, expansion and contraction, moisture issues, termites etc.
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REFERENCE: • Legislation.nsw.gov.au. NSW Legislation. Available at: https://www.legislation.nsw.gov.au/#/view/act/1979/203/part4/div4.3/sec4.15. • Legislation.nsw.gov.au. NSW Legislation. Available at: https://www.legislation.nsw.gov.au/#/view/EPI/2008/572 • Eproperty.marrickville.nsw.gov.au. Marrickville Council - Application details. Available at: https://eproperty.Marrickville.Nsw.Gov.Au/eservices/P1/etrack/etrackapplicationdetails.Aspx?R=mc. P1.Webguest&f=%24p1.Etr.Appdet.Viw&applicationid=da201900058 • Gotrim.marrickville.nsw.gov.au. Inner West Council. Available at: https://gotrim.marrickville.nsw.gov.au/WebGrid/default.aspx?s=PlanningDocuments&container=DA 201900058 • Innerwest.nsw.gov.au. Marrickville DCP - Inner West Council. Available at: https://www.innerwest.nsw.gov.au/develop/planning-controls/current-development-control-plansdcp/marrickville-dcp • Legislation.nsw.gov.au. NSW Legislation. Available at: https://www.legislation.nsw.gov.au/#/view/EPI/2011/645/maps
NOTE: The Contribution Plans areMarrickville CP 2014 Leichhardt CP No.3 1999 - Transport and Access Leichhardt CPs 2005 Ashfield CP 2009 - Amendment 3 Ashfield CP 2010 - Amendment 1