USYD BDES3025 1 Tawa Street House Alteration and Additions by YUSHI YANG

1 TAWA STREET ALTERATIONS & ADDITIONS

CONTENTS 1. Inner West Council Development Application Form 2. Architectural Drawing Set DA-00 DA-01 DA-02 DA-03 DA-04 DA-05 DA-06 DA-07 DA-08 DA-09 DA-10 DA-11 DA-12 DA-13 DA-14

BASIX CERTIFICATE SITE LOCATION & SITE ANALYSIS 01 SITE ANALYSIS 02 PROPOSED GROUND FLOOR PLAN PROPOSED FIRST FLOOR PLAN PROPOSED ROOF PLAN EXISTING & PROPOSED AREA CALCULATIONS PROPOSED ELEVATIONS SET 01 PROPOSED ELEVATIONS SET 02 PROPOSED SECTIONS MATERIALS & FINISHES SCHEDULE SHADOW DIAGRAMS 01 SHADOW DIAGRAMS 02 SHADOW DIAGRAMS 03 3D MODEL & PHOTOMONTAGE

3. Statement of Environmental Effects

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)

x Mr 

Company Name

Yushi Workshop

 Ms

 Miss

(if applicable) First name:

Yushi

Email:

yyan2194@uni.sydney.edu.au

Street address:

152 City Road

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

Darlington

Phone number:

0447439526

 Other (please specify) Surname:

Yang

Postcode:

2008

Postcode: Mobile: Other:

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

Ashfield

Suburb: 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

│ │

Postcode:

Section:

 Business  Business  Yes

2131

DP/SP: 16828

x Residential  x Residential 

 Mixed development  Mixed development

x 

No If YES, please provide application number:

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

│ │

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 x Ms 

Salutation: (please tick)

 Mr

 Miss

 Other (please specify)

Company / Strata Name (if applicable)

Jane Lee Studio

First name:

Jane

Surname:

Lee

Street address:

1 Tawa Street

Postcode:

2131

Suburb:

Ashfield

Phone number:

0447563548

Email:

Mobile:

Jane Lee

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

X 

Yes



N/A

X 

Yes



N/A

X 

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:



│ │

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

│ │

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?

x 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 

 

  

 

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:

2019

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

│ │

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

│ │

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: Legal description:

Ashfield

2131

Postcode:

Lot: 3

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)

X Mr 

Company / Strata Name

Yushi Workshop

(if applicable) First name:

Yushi

 Ms

 Miss

 Other (please specify) Surname:

Yang

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

The major proposed alterations and additions include the following works *Demolition of rear of existing extension of the building to create a more spacious living space for the family; *A new first floor addition of a master bedroom with ensuite for parents to have their own private space within the height of existing roof ridge; *Extension and alteration of roof pitches surrounding new addition first floor structure; *Remodeling of the ground floor with a new open plan kitchen, dining, living and addition of stairs to first floor; *Lowered ground floor level to maintain ceiling height requirement of bedrooms and to heighten the ceiling of the living space in order to create better lighting and aesthetic conditions with a more open and fluent connection to the outdoor area; *New arrangement of kids bedrooms and a new playroom for kids to have their separate sleeping and common playing areas; *New bathroom and laundry near bedrooms for better accessibility and amenity; *New decking with perforable brick wall at the rear end of the building for aesthetic values and enable more quality time outdoors in the comfort of private open space; *Partial demolition of walls with replacement of timber battens on northern and southern sides of the building to create small private inner spaces for better lighting, ventilation and entertainment; *Installation of two skylights on new additional roof (first floor) and one in ground level roof; *Transplantation of two established trees in the backyard; *Minor refurbishment of the rear garden and garage for better family entertainment; *Installation of new water harvesting systems and solar panels for sustainability.

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

│ │

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

│ │

Updated August 2019 Page 5 of 10

Development Application Form Approvals from Other Government Agencies

Environmental Planning & Assessment Regulation 2000

Documentation

Yes



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



Yes



Yes



Yes



Yes



Dated / Version

18/OCT/2019 Site Location & Site Analysis 01 Site Analysis 02 Version B Proposed Ground Floor Plan Proposed First Floor Plan Proposed Roof Plan Existing & Proposed Area Calculations Proposed Elevations Set 01 Proposed Elevations Set 02 Proposed Sections Materials & Finishes Schedule Shadow Diagrams 01 Shadow Diagrams 02 Shadow Diagrams 03 3D Model & Photomontage

DA-01 DA-02 DA-03 DA-04 DA-05 DA-06 DA-07 DA-08 DA-09 DA-10 DA-11 DA-12 DA-13 DA-14

Inner West Council Development Application Form



Is the Proposal integrated development?

│ │

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

│ │

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

│ │

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

│ │

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.

Swimming pools

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

Applicant check

Development application form*



Electronic copy - USB



Statement of Environmental Effects*



Exception to Development Standard Request*



Survey (see note)











Site plan / Site analysis*



Floor and Roof plans – existing and proposed*











Elevations / Sections*







Landscape plan*











Stormwater drainage concept plan / OSD*









Shadow Diagrams – Existing and proposed













Subdivision / Strata Plan*







Waste Management Plan







= required  = may be required

Inner West Council Development Application Form

│ │

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

│ │

Council Officer 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











BASIX certificate*





Materials and finishes schedule*









Arborist report







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







Traffic and Parking Assessment Report









Access Report









NCC (BCA) Report









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

│ │

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

│ │

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

│ │

Name:

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

Date:

│ │

Updated August 2019 Page 10 of 10

Provided

DEVELOPMENT APPLICATION SUBMISSION FOR

1 TAWA STREET Ashfield NSW 2131

A rear alteration and a new first floor addition to an existing single level residential house. SHEET NO.

SHEET NAME

SCALE

DA-00 DA-01 DA-02 DA-03 DA-04 DA-05 DA-06 DA-07 DA-08 DA-09 DA-10 DA-11 DA-12 DA-13 DA-14

N.T.S. 1:500 1:100 1:100 1:100 1:100 N.T.S. 1:100 1:100 1:100 N.T.S. 1:100 1:100 1:100 N.T.S.

SITE INFORMATION LOT DP SITE AREA GFA FSR LANDSCAPE

REV

DATE

DESCRIPTION

3 16828 372.7m2 108.2m2 0.27 161.2m2

PROJECT

Tawa Street House Alteration and Additions

TITLE

CLIENT

BDES3025

M: 0447439526 E: yyan2194@uni.sydney.edu.au

1 Tawa Street, Ashfield, 2131

COVER PAGE

Drawing No. . Date Issue

18 Oct 2019 B

Proposed By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

BASIX CERTIFICATE REQUIREMENTS

The following requirements must also be satisfied in relation to each window and glazed door:

ALTERATIONS AND ADDITIONS

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.

FIXTURES AND SYSTEMS Hot water: The applicant must install the following hot water system in the development: solar (gas-boosted) system that is eligible to create Renewable Energy Certificates under the (Commonwealth) Renewable Energy (Electricity) Regulations 2001 (incorporating Amendment Regulations 2005 (No. 2)). Lighting: The applicant must ensure a minimum of 40% of new or altered light fixtures are fitted with fluorescent, compact fluorescent, or lightemitting-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.

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. o o o o o o

concrete slab on ground floor. (no additional insulation required) suspended floor with enclosed subfloor: AAC structural panel (>200 mm) (R1.6). (no additional insulation required) floor above existing dwelling or building. (no additional insulation required) external wall: brick veneer R1.16 (or R1.70 including construction) external wall: cavity brick (no additional insulation required) flat ceiling, flat roof: concrete/plasterboard internal. (ceiling: R2.08 (up), roof: foil backed blanket (55 mm); medium (solar absorptance 0.475 - 0.70)

0.6

external louvre/blind (adjustable)

1.7

none

4.5

eave/veranda h/pergola/bal cony >=900 mm

4.2

External louvres and blinds must fully shade the window or glazed door beside which they are situated when fully drawn or closed.

eave/veranda h/pergola/bal cony >=900 mm

4.2

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.

eave/veranda h/pergola/bal cony >=900 mm

4.2

eave/veranda h/pergola/bal cony >=900 mm

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.

Windows and glazed doors glazing requirements: Window / door no.

Orienta tion

Area of glass inc. frame (m2) 4.2

0.9

0.6

Ov ersha do win g 0

Shading device

Skylights eave/veranda h/pergola/bal cony >=900 mm eave/veranda h/pergola/bal cony >=450 mm none

GLAZING REQUIREMENT Windows and glazed doors

1.0

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. REV

DATE

DESCRIPTION

Frame and glass type

improved aluminium, single pyrolytic low-e, (U-value: 4.48, SHGC: 0.46) standard aluminium, clear/air gap/clear, (U-value: 5.34, SHGC: 0.67) timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4) timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4) timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4) timber or uPVC, single pyrolytic low-e, (U-value: 3.99, SHGC: 0.4)

external louvre/blind (adjustable)

standard aluminium, clear/air gap/clear, (U-value: 5.34, SHGC: 0.67) standard aluminium, clear/air gap/clear, (U-value: 5.34, SHGC: 0.67) standard aluminium, clear/air gap/clear, (U-value: 5.34, SHGC: 0.67) improved aluminium, single pyrolytic low-e, (U-value: 4.48, SHGC: 0.46)

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

The applicant must install the skylights in accordance with the specifications listed in the table below. The following requirements must also be satisfied in relation to each skylight; Each skylight may either match the description, or, have a Uvalue and a Solar Heat Gain Coefficient (SHGC) no greater than that listed in the table below. Skylights glazing requirements: Skylight number

Shading device

Area of glazing inc. frame (m2) 0.6

0.7

No shading

TITLE

BASIX CERTIFICATE

No shading

Frame and glass type timber, low-E internal/argon fill/clear external, (or U-value: 2.5, SHGC: 0.456) timber, low-E internal/argon fill/clear external, (or U-value: 2.5, SHGC: 0.456) Drawing No. .

DA-00 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

REV

DATE

DESCRIPTION

PROJECT CLIENT

Tawa Street House Alteration and Additions BDES3025

SITE LOCATION & SITE ANALYSIS 01

TITLE

1 Tawa Street, Ashfield, 2131

SCALE: 1:500

10M

25M

Drawing No. .

DA-01 50M Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:500 @ A3

ITEM

EXISTING

CONTROL

SITE

372.7m2

GFA

108.2m2

<260.9m2

FSR

0.27

<0.70

LANDSCAPE

161.2m2

>104.4m2 (28%)

HARD PAVED

64.8m2

LEGEND

REV

DATE

DESCRIPTION

PROJECT CLIENT

Tawa Street House Alteration and Additions BDES3025

SCALE: 1:100

METAL SHEETING

CONCRETE PATH

BRICK WALL

COLOURBOND FENCE

NETAL FENCE

OSC

OPERABLE SHADING CANOPY

GUTTER

DOWNPIPE

GASS METER

WATER METER

TILED PATH

VENT

W/D

WINDOW/DOOR

Drawing No. .

SITE ANALYSIS 02

TITLE

1 Tawa Street, Ashfield, 2131

DA-02 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

SITE INFORMATION

TAWA ST

LOT N0. 3 DP N0. 16828 SITE AREA:

372.7sqm

PROPOSED GFA:

DA-09

ITEM

25185 7778 2400

1720

3070

800

4200

1520

113.0sqm

LANDSCAPED AREA:

720

7110

980

980 1500

15540

150.2sqm PROPOSED

CONTROL

COMPLIANCE

FSR

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE 5090

450 900

900

T213

T212

2679

PATH

PC 1.6X2.0

TD 3.1X1.3

BED2

BED1

CP 2.7X3.6

CT 1.5X2.7

VERANDAH EW

ET 1.6X3.5

550

1420

RL16.07

DA-09

CP 2.7X3.6

BATH

FRONTYARD

800

7020

W1 BUILDING OVER

DECKING

550

1420

ENTRY

EW ALINE WITH NEIGHOURS

ALINE WITH NEIGHOURS

700

GARAGE PC 2.8X5.0

TAWA ST

PBW

DA-09

1420

BACKYARD

800

TD 1.5X7.4

D14

D13

SKYLIGHT OVER

PC 4.0X4.2

DECKING

RL16.50

D10

RL16.10

LDY

SKYLIGHT OVER

CT 1.9X1.2

KITCHEN 1420

RUMPUS CP 4.1X3.7

D11

PC 3.0X3.3

DECKING TD

1140

BBQ AREA TD 4.0x2.7

FRONTYARD COURTYARD

RL16.10

TF 2.1X1.9

D9 T319

RL16.50

D12

800

T318

900

450

WATER TANK INSTALLED TO INCREASE SUSTAINABILITY

9315

1600

3250

1800

1920

NEIGHBOURING PROPERTY WINDOW NO.s

5247 5697

900

28680 W10

1195

PATH ET

EXISTING TREES TRANSPLANTED TO NEW DECKING AREA

700

950

(WINDOW TOWARDS LIVING ROOM OF NEIGHBOURING PROPERTY)

LEGEND DP

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

1875

DINING

ENTRY

800

LIVING

PC 2.8X1.6

9470

STORAGE

HALL

10125

13340

HERB GARDEN

3 TAWA ST

REQUIRED SETBACKS SITE BOUNDARY

OVERALL DIMENSIONS

DA-09

PROPOSED BUILDING SETBACKS

DA-03 0

PROPOSED BUILDING LENGTHS

GROUND FLOOR PLAN PROPOSED

EXTERNAL OPENINGS LENGTHS

1:100 1M

COLOURBOND FENCE

10M

EXISTING DWELLING

SCALE: 1:100

PROPOSED NEW WALLS DEMOLISHED WALLS

REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED GROUND FLOOR PLAN

TITLE 2M

DA-03 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

SITE INFORMATION

TAWA ST

LOT N0. 3 DP N0. 16828 SITE AREA:

372.7sqm

PROPOSED GFA:

DA-09

150.2sqm

ITEM

25185 7778 7110

3070

113.0sqm

LANDSCAPED AREA:

4200

PROPOSED

CONTROL

COMPLIANCE

FSR

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE 5090

15540

450 900

900

LINE OF PROPOSED BUILDING DASHED BELOW

FALL

DEMOLISHED EXTENSION ROOF

720

TERRACOTTA TILE ROOF

ENSUITE CT 1.7X2.7

FALL

DA-09

TERRACOTTA TILE ROOF

D15

ROOFTILE

FALL

VOLD

SKYLIGHT OVER

9470

FALL

DEMOLISHED ROOF PITCH

DEMOLISHED EXTENSION ROOF

CP 3.2X3.7

FALL

BACKYARD

D16

MASTER BEDROOM

FRONTYARD

10125

1420

DA-09

13340

HOT WATER PANEL

TAWA ST

LINE OF PROPOSED BUILDING DASHED BELOW ALINE WITH NEIGHOURS

7020

720

ALINE WITH NEIGHOURS

FALL

2679

FIRESTOVE VENT

S1 FALL 950 FALL

T318

S LI

O RO

FRONTYARD

TERRACOTTA TILE ROOF

LINE OF PROPOSED BUILDING DASHED BELOW

1195

900

450

9315

5247 5697

28680 W10

NEIGHBOURING PROPERTY WINDOW NO.s

(WINDOW TOWARDS LIVING ROOM OF NEIGHBOURING PROPERTY)

LEGEND DP

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

3 TAWA ST

REQUIRED SETBACKS SITE BOUNDARY

OVERALL DIMENSIONS

DA-09

PROPOSED BUILDING SETBACKS

DA-04 0

PROPOSED BUILDING LENGTHS

PROPOSED FIRST FLOOR PLAN

EXTERNAL OPENINGS LENGTHS

1:100 1M

COLOURBOND FENCE

10M

EXISTING DWELLING

SCALE: 1:100

PROPOSED NEW WALLS DEMOLISHED ROOF PROPOSED NEW ROOF

REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED FIRST FLOOR PLAN

TITLE 2M

DA-04 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

SITE INFORMATION

TAWA ST

LOT N0. 3 DP N0. 16828 SITE AREA:

372.7sqm

PROPOSED GFA:

DA-09

ITEM

25185 7778 7110

3070

4200

113.0sqm

LANDSCAPED AREA:

150.2sqm PROPOSED

CONTROL

COMPLIANCE

FSR

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE 5090

15540

450 900

900

LINE OF PROPOSED BUILDING DASHED BELOW

DEMOLISHED EXTENSION ROOF

FALL

DA-09

TERRACOTTA TILE ROOF

9470

FALL

DA-09

FALL

FIRESTOVE VENT

10125

2875

DEMOLISHED ROOF PITCH

BACKYARD

FALL

TERRACOTTA TILE ROOF

FRONTYARD

HOT WATER PANEL FALL

FALL

DEMOLISHED EXTENSION ROOF

13340

FALL

MS MS

FALL

720 EXTERNAL ADJASTABLE LOUVRE (W4)

TAWA ST

LINE OF PROPOSED BUILDING DASHED BELOW ALINE WITH NEIGHOURS

7020

EXTERNAL ADJASTABLE LOUVRE (W5)

ALINE WITH NEIGHOURS

FALL

2679

720

S1 FALL 950 FALL

T318

S LI

O RO

FRONTYARD

TERRACOTTA TILE ROOF

LINE OF PROPOSED BUILDING DASHED BELOW

1195

900

450

9315

5247 5697

28680 W10

NEIGHBOURING PROPERTY WINDOW NO.s

(WINDOW TOWARDS LIVING ROOM OF NEIGHBOURING PROPERTY)

LEGEND DP

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

3 TAWA ST

REQUIRED SETBACKS SITE BOUNDARY

OVERALL DIMENSIONS

DA-09

PROPOSED BUILDING SETBACKS

DA-05 0

PROPOSED BUILDING LENGTHS

PROPOSED ROOF PLAN

EXTERNAL OPENINGS LENGTHS

1:100 1M

COLOURBOND FENCE

10M

EXISTING DWELLING

SCALE: 1:100

PROPOSED NEW ROOF DEMOLISHED ROOF PROPOSED NEW ROOF

REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED ROOF PLAN

TITLE 2M

DA-05 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

INNER COURTYARD NEW TREE

1.6m2

AREA

PROPOSED

CONTROL

SITE

372.7m2

GFA

117.7m2

<260.9m2

FSR

0.30

<0.70

LANDSCAPE

150.2m2

>104.4m2 (28%)

HARD PAVED

70.8m2

1.4m2 38.8m2

DECKING RAISED CONCRETE BEDS FOR HERBAL PLANTS

18.1m2

71.9m2

94.9m2

4.7m2

FIRST FLOOR

DECKING

32.8m2 3.7m2

T318 T319

DA-06 T318 &T319 ARE TRANSPLANTED TO NEW DECKING AREA

INNER COURTYARD

38.8m2 41.7m2

100.5m2

7.7m2

T318

47.9m2

PROPOSED AREA CALCULATIONS

AREA

EXISTING

CONTROL

SITE

372.7m2

GFA

108.2m2

<260.9m2

FSR

0.27

<0.70

LANDSCAPE

161.2m2

>104.4m2 (28%)

HARD PAVED

64.8m2

32.8m2

T319

EXISTING AREA CALCULATIONS

DA-06

REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

EXISTING & PROPOSED AREA CALCULATIONS

Drawing No. .

DA-06 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

SITE INFORMATION

ALINE WITH NEIGHOURS

EXTERNAL ADJASTABLE LOUVRE

PROPOSED FRL:21.90(RIGDE)

B'DRY

BUILDING HEIGHT LIMIT 8.5M ALINE WITH NEIGHOURS

B'DRY

BUILDING HEIGHT LIMIT 8.5M

450

372.7sqm 113.0sqm

ITEM

TC TT

SITE AREA:

LANDSCAPED AREA:

EXIST FRL:21.26(RIGDE)

HOT WATER PANEL

DP N0. 16828

PROPOSED GFA: EXIST FRL:21.90(RIGDE) PROPOSED RL:21.65(AWNING)

LOT N0. 3

PROPOSED RL:20.00(VENT)

150.2sqm PROPOSED

COMPLIANCE

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE

EXIST RL:21.26(AWNING)

CONTROL

FSR

SIDE FENCE SHOWN DASHED

PROPOSED RL:18.30(PBW)

TBS

PBW

EXISTING METAL GRID FENCE

RAISED GARDEN BED

DP DP

TAWA STREET

NORTHWEST ELEVATION PROPOSED

DA-07 0

1:100 1M

LEGEND 2M

10M

SCALE: 1:100 BUILDING HEIGHT LIMIT 8.5M B'DRY

B'DRY

BUILDING HEIGHT LIMIT 8.5M

900

900 FRONT TREE ON TAWA ST

EXIST FRL:21.90(RIGDE)

PROPOSED FRL:21.90(RIGDE)

PROPOSED RL:21.65(AWNING)

EXIST FRL:21.28(RIGDE)

EXIST RL:21.26(RIGDE) TC

3 TAWA ST TT

EXTERNAL ADJASTABLE LOUVRE

EXIST FRL:19.42(AWNING)

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

EXIST RL:19.39(AWNING) FRONT TREE IN FRONTYARD

REQUIRED SETBACKS SITE BOUNDARY

FRONT TREE IN FRONTYARD COLORBOND FENCE

OVERALL DIMENSIONS

FRONT FENCE SHOWN DASHED

PROPOSED BUILDING SETBACKS

COLORBOND FENCE

PROPOSED BUILDING LENGTHS

FRONT FENCE SHOWN DASHED

EXTERNAL OPENINGS LENGTHS COLOURBOND FENCE

TAWA STREET

EXISTING DWELLING PROPOSED NEW WALLS DEMOLISHED ROOF PROPOSED NEW ROOF

DA-07 0

NORTHEAST ELEVATION PROPOSED 1:100 1M

10M

PBW

TBS

W/D

EXISTING TERRACOTTA TILE ROOF

EXISTING BRICK WALL

NEW TILE ROOF

NEW BRICK WALL

NEW PERFORABLE BRICK WALL

NEW TIMBER BATTEN SCREEN

NEW WINDOW/ GLAZED DOOR

NEW TIMBER CLADDING

NEW METAL SHEETING

DEMOLISHED STRUCTURES PROPOSED LEVELS(FFL/FCL/FRL) EXISTING LEVELS(FFL/FCL/FRL)

SCALE: 1:100 REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED ELEVATIONS SET 01

TITLE 2M

DA-07 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

BUILDING HEIGHT LIMIT 8.5M

450

B'DRY

ALINE WITH NEIGHOURS

B'DRY

BUILDING HEIGHT LIMIT 8.5M

PROPOSED FRL:21.90(RIGDE) PROPOSED RL:21.65(AWNING)

SITE AREA:

113.0sqm

LANDSCAPED AREA:

150.2sqm

ITEM

EXIST FRL:21.28(RIGDE)

FIRESTOVE VENT

PROPOSED

CONTROL

COMPLIANCE

FSR

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE

372.7sqm

PROPOSED GFA:

PROPOSED RL:19.15(AWNING)

LOT N0. 3 DP N0. 16828

EXIST FRL:21.90(RIGDE)

PROPOSED RL:20.00(VENT)

SITE INFORMATION

SIDE FENCE SHOWN DASHED

PROPOSED RL:18.30(PBW) EW

TBS

SIDE FENCE SHOWN DASHED

SOUTHEAST ELEVATION PROPOSED

DA-08 0

1:100 1M

LEGEND 2M

10M

SCALE: 1:100

BUILDING HEIGHT LIMIT 8.5M

B'DRY

BUILDING HEIGHT LIMIT 8.5M

900

PROPOSED FRL:21.90(RIGDE) PROPOSED RL:21.65(AWNING)

EXTERNAL ADJASTABLE LOUVRE

EXIST FRL:21.90(RIGDE)

TC TT

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

PROPOSED RL:20.00(VENT) REQUIRED SETBACKS

FIRESTOVE VENT

PROPOSED RL:19.15(AWNING)

BOX GUTTER

SITE BOUNDARY OVERALL DIMENSIONS

PROPOSED RL:18.30(PBW) COLORBOND FENCE

PBW

PROPOSED BUILDING SETBACKS

3 TAWA ST

COLORBOND FENCE

PROPOSED BUILDING LENGTHS

EXTERNAL OPENINGS LENGTHS

TAWA STREET

COLOURBOND FENCE

PROPOSED FRL:16.15(DECKING)

EXISTING DWELLING PROPOSED NEW WALLS DEMOLISHED ROOF PROPOSED NEW ROOF

DA-08 0

SOUTHWEST ELEVATION PROPOSED 1:100 1M

10M

PBW

TBS

W/D

EXISTING TERRACOTTA TILE ROOF

EXISTING BRICK WALL

NEW TILE ROOF

NEW BRICK WALL

NEW PERFORABLE BRICK WALL

NEW TIMBER BATTEN SCREEN

NEW WINDOW/ GLAZED DOOR

NEW TIMBER CLADDING

NEW METAL SHEETING

DEMOLISHED STRUCTURES PROPOSED LEVELS(FFL/FCL/FRL) EXISTING LEVELS(FFL/FCL/FRL)

SCALE: 1:100 REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED ELEVATIONS SET 02

TITLE 2M

DA-08 10M

Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

SITE INFORMATION

BUILDING HEIGHT LIMIT 8.5M BUILDING HEIGHT LIMIT 8.5M

DP N0. 16828

B'DRY

LOT N0. 3

9490

SITE AREA:

PROPOSED GFA:

900 S2 200

EXTERNAL ADJASTABLE LOUVRE

ITEM

EXIST FRL:21.90(RIGDE)

MASTER BEDROOM

113.0sqm

LANDSCAPED AREA:

900

PROPOSED FRL:21.90(RIGDE) PROPOSED RL:21.65(AWNING)

372.7sqm

VOID

PROPOSED

CONTROL

COMPLIANCE

FSR

0.30:1

<0.70:1

YES

LANDSCAPE RATIO:

0.40:1

>0.28:1

YES

HEIGHT OF BUILDING

5.7M

<8.5M

YES

CAR SPACE

D16

150.2sqm

EXIST CEILING LEVEL 19.50 5700

PROPOSED FFL:19.15(FIRST FLOOR) PROPOSED FCL:18.90(BATH/BEDROOM)

EW 3300

2400

BEDROOM

KITCHEN ED

D10 D9

EXIST GROUND LEVEL 16.78

PROPOSED FFL:16.50(HALLWAY) PROPOSED FFL:16.10(LIVING)

PROPOSED SHORT SECTION

DA-09 0

1:100 1M

LEGEND 2M

10M

B'DRY

SCALE: 1:100

BUILDING HEIGHT LIMIT 8.5M

ALINE WITH NEIGHOURS

15540

PROPOSED FRL:21.90(RIGDE) VOID

3070

EXIST FRL:21.90(RIGDE) PROPOSED RL:21.65(AWNING)

200

MS EXIST RL:21.90(RIGDE)

450

PROPOSED FCL:21.20(ENSUITE) W6

MASTER BEDROOM

ENSUITE 2100

VOID

DOWNPIPE

GUTTER

EXISTING TILE

CARPET

CERAMIC TILE

TURF

POLISHED CONCRETE

TIMBER DECKING

TIMBER CLADDING WALL

METAL SHEETING

BRICKWORK

PBW

PERFORABLE BRICK WALL

D15

REQUIRED SETBACKS

EXIST CEILING LEVEL 19.50

SITE BOUNDARY

5700

330 210

PROPOSED FFL:19.15(FIRST FLOOR) PROPOSED FCL:18.90(BATH/BEDROOM)

OVERALL DIMENSIONS

2400

3000

PROPOSED BUILDING SETBACKS

BALCONY

BEDROOM

BATH

DINING

BEDROOM

LIVING

GARAGE

PROPOSED BUILDING LENGTHS EXTERNAL OPENINGS LENGTHS

EXIST GROUND LEVEL 16.78 PROPOSED FFL:16.50(HALLWAY) PROPOSED FFL:16.10(LIVING)

COLOURBOND FENCE RL:16.07

EXISTING DWELLING PROPOSED NEW WALLS DEMOLISHED ROOF PROPOSED NEW ROOF

DA-09 0

PROPOSED LONG SECTION

DEMOLISHED STRUCTURES

1:100

PROPOSED LEVELS(FFL/FCL/FRL)

EXISTING LEVELS(FFL/FCL/FRL)

10M

SCALE: 1:100 REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

SCALE: 1:100

Drawing No. .

PROPOSED SECTIONS

TITLE 2M

DA-09 10M

Date Tutor

18 Sep 2019 Jarad Grice

Drawn By Yushi Yang 470150056

Status

Unrevised

Scale

1:100 @ A3

5 2 14

8 11

9 6

12 1 EXISTING BRICK FACADE MAINTAINED 2 POLISHED CONCRETE HALLWAY FLOORING & STAIRS 3 TERRACOTTA ROOF TILE 4 LIVING AREA LOOK & FEEL 5 PERFORABLE BRICK WALL 6 PLASTER WHITE WALL & SKYLIGHT IN KIDS RUMPUS 7 POLISHED CONCRETE FLOORING OPEN PLAN KITCHEN 8 FIRE STOVE IN LIVING AREA 9 STAIRCASE WITH SKYLIGHT 10 CARPET FLOORING BEDRROMS 11 CERAMICS TILE BATHROOM 12 TIMBER BATTEN COURTYARD SCREEN 13 TIMBER CLADDING FIRST FLOOR ADDITION WALL 14 METAL SHEETING FIRST FLOOR ADDITION ROOF

REV

DATE

DESCRIPTION

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

MATERIALS AND FINISHES

Drawing No. .

DA-10 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

JUNE 22nd 9:00

1 Tawa Street (Site)

3 Tawa Street

EXISTING

DA-11

REV

DATE

DESCRIPTION

3 Tawa Street

1 Tawa Street (Site)

PROPOSED

SHADOW DIAGRAMS 01

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

SHADOW DIAGRAMS 01

Drawing No. .

DA-11 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

JUNE 22nd 12:00

1 Tawa Street (Site)

3 Tawa Street

EXISTING

DA-12

REV

DATE

DESCRIPTION

3 Tawa Street

1 Tawa Street (Site)

PROPOSED

SHADOW DIAGRAMS 02

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

SHADOW DIAGRAMS 02

Drawing No. .

DA-12 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

JUNE 22nd 15:00

1 Tawa Street (Site)

3 Tawa Street

EXISTING

DA-13

REV

DATE

DESCRIPTION

3 Tawa Street

1 Tawa Street (Site)

PROPOSED

SHADOW DIAGRAMS 03

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

SHADOW DIAGRAMS 03

Drawing No. .

DA-13 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

DA-14

REV

DATE

DESCRIPTION

3D MODEL & PHOTOMONTAGE

PROJECT

Tawa Street House Alteration and Additions

CLIENT

BDES3025

1 Tawa Street, Ashfield, 2131

TITLE

3D MODEL & PHOTOMONTAGE

Drawing No. .

DA-14 Date Issue

18 Oct 2019 B

Drawn By Yushi Yang

Status

Unrevised

Scale

1:100 @ A3

Statement of Environmental Effects 1 Tawa Street, Ashfield

1 Tawa Street, Ashfield Statement of Environmental Effects

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Table of Contents

1 Introduction……………………………………………………………………………………3

2 The Site…………………………………………………………………………………...... 4-12 o o o o

2.1 Site Location…………………………………………………………………………………………4-5 2.2 Site Description………………………………………………………………………………………5-7 2.3 Opportunities and Constraints……………………………………………………………………...8 2.4 Neighbouring Development and Compatibility with Adjoining Development……….9-12

3 The Proposal………………………………………………………………………………13-14

4 Planning Controls and Assessment…………………………………………………...15-28 o o

4.1 Ashfield Local Environmental Plan 2013 4.2 Ashfield Development Control Plan 2016

5 Conclusion…………………………………………………………………………………….29

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

1.0 Introduction This Statement of Environmental Effects has been prepared by Yushi Yang to accompany a Development Application (DA) submitted to Inner West Council for alterations and additions to the existing residential dwelling at: o

1 Tawa Street, Ashfield, 2131 NSW. (Lot 3, DP16828)

The scope of work for the proposal includes: o

A rear alteration and a new first floor addition to an existing single level residential house.

This SEE describes the existing property and its context and the proposed alterations and additions with reference primarily to: o o

Ashfield Local Environmental Plan 2013 (ALEP). Ashfield Development Control Plan 2016 (ADCP).

This SEE is accompanied by the following supporting information, drawings and reports: o o o o o o o o o o o o o o o

DA-00 DA-01 DA-02 DA-03 DA-04 DA-05 DA-06 DA-07 DA-08 DA-09 DA-10 DA-11 DA-12 DA-13 DA-14

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

2.0 The Site 2.1 Site Location The site is located at 1 Tawa Street, Ashfield and is legally known as Lot 3, DP16828. (Zoned as R2- Low Density Residential) The site is in a regular rectangle shape with two street frontages, and has a total area of 372.7m2. Tawa Street is an L-shaped small scale street quietly nestled in Ashfield with little vehicular traffic, whilst Frederick Street on the Northern side of the property serves as a popular vehicular traffic road. The site is approximately 110m from Hammond Park on the North which is zoned RE1 Public Recreation, 200m away from local heritage - St Johnâ&#x20AC;&#x2122;s Anglican Church, 250m away from Parramatta Rd, 650m away from Ashfield Train Station. The neighbouring properties are mainly residential and are consistent in style of traditional federation dwellings. The site is located within the Inner West Council Local Government Area (LGA). Refer Drawings: o DA-01 o DA-02

Site Location & Site Analysis 01 Site Analysis 02

Refer to the figures for location and surroundings.

Figure 1. Subject Site

Yushi Yang 470150056

Source: SIX Maps

Statement of Environmental Effects 1 Tawa Street, Ashfield

Figure 2. Site Context

Source: SIX Maps

2.2 Site Description Table 1 provides the legal description, and a brief summary of the site and surrounding context. Table 1- Site Description

Item

Description

Legal Description Total Area Length of Boundaries

Lot 3, DP16828 372.7m2 28.5m in length (Northern and Southern borders) x 13m in width (Eastern and Western Borders) = Total perimeter of 83m The site is located at 1 Tawa Street, Ashfield. 2131 NSW The site is bounded by Tawa Street to the northwest and northeast. The neighbouring property 3 Tawa Street adjoins the southeast boundary. The neighbouring property 23 Church Street adjoins the southwest boundary. The site has historically been used for residential uses. The site is currently occupied by a single storey brick residential dwelling with a rear extension. The site, which is rectangular in shape and relatively flat, and includes simple grass landscaping with several established trees at the rear garden and along the northwest boundary fence. A garage is located at the rear garden. The site is located approximately 7.5km west from Sydney CBD. The predominant character of the surrounding area comprises low density residential housing (R2) and relatively dense vegetation. There are two major existing trees opposite the northwest boundary of the property, which might overshadow the site during winter. The site is generally level.

Location Street Frontage

Previous and Existing Use Site Description

Surrounding Context

Topography

The siteâ&#x20AC;&#x2122;s surrounding development context is presented in the following figures.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Figure 3. Subject Site

Source: Realestate.com

Figure 4. Tawa Street streetscape viewing towards south east. Source: Google Map

Figure 5. Tawa Street streetscape viewing towards south west. Source: Google Map

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

2.2.1 Landscaping The site involves two gardens, one located in the front and another backyard at the rear side of the site. A brick-paved front access into the house is bounded by the lawn on both sides. Refer Figure 6 and Figure 7 below for front yard.

Figure 6 Front elevation featuring a 5m tree at the front

Figure 7 Lawn locating at the front of the property

The existing backyard of the house is consisted of a large green covered lawn featuring an outdoor dining area which is elevated from the existing ground level. A tree of approximate 3m high is planted on the rear side of the property right outside the living space. Refer to Figure8, Figure9 and Figure10 below for backyard landscaping.

Figure8

Yushi Yang 470150056

Figure9

Figure10

Statement of Environmental Effects 1 Tawa Street, Ashfield

2.3 Opportunities and Constraints

The dominant opportunity influencing the design proposal is to improve the amount of natural light inside the existing house, which currently could be better lit. Another major opportunity is to achieve a spacious living space with an open plan kitchen which can be connected to the outdoor / rear garden area. General constraints to the design are the prevailing style of the street, medium-sized built form, building setbacks. A major constraint to the design is the existing overshadowing onto the neighbouring property on the eastern side, restricting the form and height of the first floor addition. Also, the narrow dimension between the eastern facade of the property and the neighbouring building create a privacy issue, which restrict the window size and numbers on that facade. In order to bring in plenty of natural light to the lower floor, the design proposes generous glassenclosed sliding doors at the rear of the building, inner courtyards at the middle of northern and southern exterior walls, skylights above staircase and kids playing area. Exterior openings provides cross-ventilation, allowing cool air to enter and allowing hot and moist air to escape through windows and doors on northern and southern facing walls and internal courtyards of the dwelling. Conforming to the heritage character of the street is not a major constraint to the design, the site does not lie in a heritage conservation zone. As there is no precedential addition or alternation project in this area, an analysis of the existing dwellings on Tawa Street dictates that is a single story brick addition is suited, no major change on the existing faĂ§ade is preferably accepted. The proposed alterations and additions were modelled and assessed to ensure the form and facade was complimentary and appealing to the existing context. Hence, despite the new material â&#x20AC;&#x201C; neutral wood wall cladding and dark grey metal roofing are applied to the new addition, the design will still be compatible with the surrounding context and will not disrupt the greater context of the neighbourhood; on the other hand, the new material has more advantages in performance and it could also emphasize the new and the past.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

2.4 Neighbouring Development and Compatibility with Adjoining Development

The subject site is part of a group of 10 dwellings along Tawa Street (Nos.1, 2, 2A, 3, 3A, 4, 4A, 5, 6, 8) that are of federation building style. With the exception of No.5 (twostories), the dwellings are one storey in height. With the exception of No.2A (white plaster wall), the facades are predominately finished in neutral coloured bricks. The dwellings are of similar forms with garages or carports at street level, detached or semidetached roofs. The existing dwelling at No.1 is one story tall with a detached roof form and is finished in tiles of earth colour. The new proposal includes an alteration to the rear part of the subject dwelling and a new first floor addition. The character and scale of the new proposal will be consistent with that of the dwellings at No. 1-8 Tawa Street.

Figure 11. Aerial view of subject dwelling with neighbouring dwellings. Source: Google Map

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Figure 12. 3, 3A Tawa Street, and 19 Church Street (to sorth east of subject site) Source: Google Map

o o

3 & 3A Tawa Street --- Adjacent to existing dwelling, semi-detached cottage dwelling. Neutral brick render. Symmetrical. Terracotta tile hip roof. 19 Church Street --- Three-storey apartment building. Neutral earth brick render and white plaster balconies. Terracotta tile hip roof.

Figure 13. 5 to 8 Tawa Street (to east of subject site). Source: Google Map o o

5 Tawa Street --- Two-storey brick dwelling. Neutral brick render with white first floor balcony and white painted metal garage gate. Green ceramics tile roof. 8 Tawa Street --- Single storey brick cottage dwelling. Neutral brick render. Terracotta tile hip roof.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Figure 14. 6, 4 and 4A Tawa Street (to north east of subject site). Source: Google Map o o

6 Tawa Street --- Single storey brick cottage dwelling. White plaster rendered front faรงade. Terracotta tile hip roof. 4 and 4A Tawa Street --- Single storey brick semi-detached dwelling. Terracotta tile roof.

Figure 15. 2 to 2A Tawa Street (to north of subject site). Source: Google Map o

2 Tawa Street --- Single-storey brick detached dwelling. White plaster rendered faรงade and front low fence. Terracotta tile hip roof.

2A Tawa Street --- Single-storey brick detached dwelling. Neutral brick walls. Terracotta tile hip roof.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Figure 16. 25 Church Street to 155 Frederick Street (to northwest of subject site). Source: Google Map

25 Church Street, 155 Frederick Street --- Single-storey brick cottage dwelling. Neutral brick render. Terracotta tile hip roof.

Figure 17 . 23 Church Street (to south west of subject site). Source: Google Map o 23 Church Street ---Adjacent to existing dwelling to the southern side. Single-storey brick cottage dwelling. Neutral brick render. Terracotta tile hip roof.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

3.0 The Proposal The clients are a typical family of four, with two primary school aged children. Their brief includes the following: o o o o o o o

demolish the back section of the house; develop an open plan kitchen / dining / living area; a separate lounge/TV room for kids; create a main bathroom near 2 bedrooms; develop a Master bedroom / ensuite for the parents on ground floor or in roof space as an attic conversion; utilize side street for garage / undercover car space; they would like to improve the amount of light inside the existing house (which currently could be better lit) as well as achieve better connections to the outdoor / rear garden area; They want to improve the amenity and organization of the residence as well as an adventurous architectural solution.

The major proposed alterations and additions include the following works; o o o o o

o o o o

Demolition of rear of existing extension of the building to create a more spacious living space for the family; A new first floor addition of a master bedroom with ensuite for parents to have their own private space within the height of existing roof ridge; Extension and alteration of roof pitches surrounding new addition first floor structure; Remodeling of the ground floor with a new open plan kitchen, dining, living and addition of stairs to first floor; Lowered ground floor level to maintain ceiling height requirement of bedrooms and to heighten the ceiling of the living space in order to create better lighting and aesthetic conditions with a more open and fluent connection to the outdoor area; New arrangement of kids bedrooms and a new playroom for kids to have their separate sleeping and common playing areas; New bathroom and laundry near bedrooms for better accessibility and amenity; New decking with perforable brick wall at the rear end of the building for aesthetic values and enable more quality time outdoors in the comfort of private open space; Partial demolition of walls with replacement of timber battens on northern and southern sides of the building to create small private inner spaces for better lighting, ventilation and entertainment; Installation of two skylights on new additional roof (first floor) and one in ground level roof; Transplantation of two established trees in the backyard; Minor refurbishment of the rear garden and garage for better family entertainment; Installation of new water harvesting systems and solar panels for sustainability.

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

The result of the proposed development is summarised in the table below Item

Description

Site Area Gross Floor Area (GFA)

372.2m2 Proposed GFA: o Ground Floor: 94.9m2 o First Floor: 18.1m2 o Outdoor Storage: 4.7m2 o Total: 117.7m2 Maximum building height(above ground): 8.5m

Height

Parking FSR Landscaped Area Site Coverage

Yushi Yang 470150056

Existing: 5.7m (ridge height). The existing ridgeline stands at RL 21.90(m) above RL ground level (RL16.10) at the middle of the site. Proposed: The proposed development will retain the existing roof height at the middle of the site. The proposed height of the first floor addition stands at Roof FL 21.90(m) above ground level (RL16.10) at the middle of the site. This is below the neighbouring propertyâ&#x20AC;&#x2122;s roofline (3 Tawa Street) which stands at RL22.75(m) 1 Garage parking Permissible FSR: 0.70:1 Proposed FSR: 0.30:1 Proposed: 150.2sqm (40%) Proposed: 190.3sqm (50%)

Statement of Environmental Effects 1 Tawa Street, Ashfield

4.0 Planning Assessment Ashfield Local Environmental Plan 2013 The Ashfield Local Environmental Plan 2013 (ALEP2013) is the primary local planning instrument applying to the site. An assessment against the relevant development standards applying to the site has been provided below. Complies

Does not comply

CONTROL

PERMISSIBLE

EXISTING

PROPOSAL

2.1 Zoning

Low density residential(R2)

Complies The proposal is permitted in the zone and is consistent with the objectives of the zone

4.4 Floor Space Ratio

0.7:1(maximum) 372.7sqm x 0.7 =260.89sqm

Gross floor area: 108.2sqm 108.2 : 372.7 = 0.27: 1

Complies The subject Site Area is 372.7m2. The Proposed GFA is 117.7m2. This results in an FSR of 0.30:1, which complies with the FSR under the ALEP2013.

4.3 Height of Buildings

8.5m (maximum)

5.7m (ridge height). The existing ridgeline stands at RL 21.90(m) above RL ground level (RL16.10) at the middle of the site.

Complies The proposed development will retain the existing roof height at the middle of the site. The proposed height of the first floor addition stands at Roof FL 21.90(m) above ground level (RL16.10) at the middle of the site. This is below the neighbouring propertyâ&#x20AC;&#x2122;s roofline (3 Tawa Street) which stands at RL22.75(m)

Current landscaped area is 161.2 sqm, which complies the requirement

Complies The site area is 372.7m2. In accordance with the LEP, the proposed site should provide at least 28% (104.3m2) of landscaped area. The proposal provides 150.2m2 of landscaping area, which is compliant with the LLEP2013.

4.3A Landscaped Areas for Residential Accommodation in Zone R2 DS8.2

Site Area

Minimum Landscaped Area

601m2 and over

35 percent of site area

501-600m2

35 percent of site area

401-500m2

32 percent of site area

301-400m2

28 percent of site area

5.10 Heritage

Not listed as heritage area

Non-heritage

Complies Retain current character

4.1 Lot Size

500 sqm

372.7 sqm

Complies

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Ashfield Development Control Plan 2016 The Ashefield Development Control Plan 2013 (ADCP2013) is the primary Development Control Plan that applies to the site and sets out the core controls for the site. An assessment against the relevant development controls applying to the site has been provided below. Complies

Does not comply

CONTROL

PERMISSIBLE

Site and Context Analysis

DCP â&#x20AC;&#x201C; Chap F: General Guidelines, part 3: Building sustainability, PC1

EXISTING

PROPOSAL Refer Site Analysis

Development is well designed, deriving from and respecting site and desirable neighbourhood characteristics, and reinforcing the character of the LGA. DS1.1 Development is supported by a site context analysis that has a level of detail appropriate to its scale and likely impact. Development is supported by a Site and Context Analysis that has a level of detail appropriate to its scale and likely impact. Includes: Site related information: 1.True north 2.Contours and levels to AHD 3.Land description including lot dimensions, site area and scale 4.Building footprint, height and use of buildings on site 5.Significant trees or other vegetation 6.Site characteristics such as orientation and lot dimensions and local climatic features such as wind direction, sun orientation for summer and winter 7.Services and utilities 8.Fences, boundaries and access to the site The location of any sewer main upon the site where development involves the construction of a basement

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

level 9.Views and outlooks to and from the site 10.Pedestrian and vehicle access 11.Stormwater drainage pattern

Acoustic and Visual Privacy

DCP – Chap F: Development Category Guidelines, part 1: Dwelling House and Dual Occupancy (Visual Privacy,pc14) Provides an adequate level of visual privacy for development and adjoining properties, minimising overlooking *DS14.1 minimise side windows *DS14.2 Where side windows exists, they should be distanced far, not in a direct line

Compliant

Colourbond fencing (1.8m in height) on both sides of the property protects visual privacy of the backyard and bedrooms from pedestrians coming from Tawa Street and from the neighbouring properties.

1.8m colourbond fences are retained;

*Visual privacy is achieved through fencing and setbacks *Bathroom windows are high *There are relatively too many windows on southern side, may enable views from adjacent dwelling The current site has a small acoustic issues by being exposed on two sides of the site. Additionally, a lack of visual privacy exists from neighbouring apartment blocks with balconies overlooking the backyard and existing sunroom.

Solar Access and Overshadowing

DCP – Chap F, Development Category Guidelines, part 1: Dwelling House and Dual Occupancy (Solar access,PC13) Ensure adequate solar access to main living areas and principal private open space, and ensures adequate solar access to adjoining residential properties; Reduces the impact of western sun *DS15.2,15.4 ensures living rooms and principal private open space of adjoining properties(at least 50% of the areas) receive a minimum of 3 hours direct sunlight between 9am and 3pm on 21 June Existing solar access should be maintained to at least 40% of the glazed areas of any

Yushi Yang 470150056

Windows on southern side of the dwelling (existing W12, W13) are demolished and replaced by timber battens to provide visual privacy for the inner courtyard from neighbouring property; Window on northern side of the dwelling (existing W16) is demolished and replaced by timber battens together with a frosted glass screen to provide visual and acoustic privacy for the bathroom on ground floor; 2.0m Perforable brick wall is established at the north west corner of the living space to provide visual privacy from the street

Compliant

Compliant Refer shadow diagrams

1.The existing interior space lacks sufficient sunlight

The new design are proposed to allow more sunlight for the internal spaces and are compliant with the requirements: Glazing doors at the living area Skylights at internal the corridor Courtyards adjacent to bedroom, corridor, bathroom

2. The master bedroom is facing the northeast, but the other bedroom is lack of sunlight.

At least 40% area of neighbor’s north facing living area windows at the south side could gain more than three hours solar access between 9 am and 3 pm on 21 June

The solar access of the proposed design are compliant to the minimum requirement of the DCP.

Statement of Environmental Effects 1 Tawa Street, Ashfield

neighbouring northern windows, for a period of 3 hours between 9am and 3pm on 21 June PC3 DS3.8 Building length achieve a balance between internal floor space and landscaped open space and minimizing potentials for overshadowing or overlooking of rear yards Main living areas are located on the northern side of buildings and sun shading devices such as eaves, overhands, or recessed balconies minimise the adverse impact of direct afternoon summer sun

Residential Fencing

DCP â&#x20AC;&#x201C; Chap F, Development Category Guidelines, part 1: Dwelling House and Dual Occupancy (Boundary fences and gates, PC7) *achieve an appropriate balance between providing for visual privacy and enabling the dwelling to activate and engage with the street *minimise the visual dominance of fencing forward of the front building line *where forward of the front building line complements the building and its context *the maximum height of rear and a side boundary fence which does not extend forward of the predominant building line is 1.8m. (a maximum of 600 mm of lattice screening may be placed above 1.8m with the written agreement of all adjacent property owners)

Compliant

No high solid walls

The predominant fencing patterns and materials in Tawa street, are red brick, colour bond and metal fencing in a simple pattern and style.

1.8m colourbond fences are retained;

Existing fencing on site complies with all the Ashfield DCP requirements.

Front line fence consists of the same brickwork as the dwelling whilst minimising visual dominance

Front line fence consists of the same brickwork as the dwelling whilst minimising visual dominance Side and surrounding fencing is composed of colourbond steel with a height of 1.8m. The side entry gate swings inwards to the property and does not affect the footpath on Tawa street

*the maximum height of a font and side fence forward of the front building line is 1.2m *achieve an appropriate balance between providing for visual privacy and enabling the dwelling to activate and engage with the street

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

*new or replacement front fences and gates must be appropriate to the architecture of both the house and the streetscape. *driveway gates or pathways gates do not swing across council's footpath or driveway.

Sustainable Design

DCP â&#x20AC;&#x201C; Chap C: Sustainability, part 1: Building sustainability, PC1

Lots of soft surfaces(lawn) for groundwater

Development reduces its impact on the natural environment through: *reducing potable water use * increasing the capture and reuse of rainwater *recycling greywater reduces energy consumption *reducing use of mechanical systems for heating, cooling and lighting DS1.1 Residential development incorporates a combination of: *passive solar design *a solar hot water system *photovoltaic cells *gas hot water system *rain water tanks *eaves and other overhangs to windows on west facing elevations *locating and orienting main living areas to the north *light coloured roofing material *insulation *use of deciduous trees

Water recycling system(small water tank is placed under the extension shed for watering the garden area)

Compliant Retain hot water panel mounted on northeast roof pitch Water-harvesting system (water tank)

Existing hot water system mounted on northern roof pitch

DCP â&#x20AC;&#x201C; Chap A: General Guidelines, part 2 Good Design, (Resource, energy and water efficiency,pc4) *Development uses sustainable materials and makes efficient use of natural resources, energy and water throughout its life cycle * Proposal must comply with the BASIX or Building Code of Australia Energy Provisions * Built form uses passive solar design strategies * Development includes soil

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

zones for vegetation and reuse of water

Landscaping and Open Spaces

DCP â&#x20AC;&#x201C; Chap F, Development Category Guidelines, part 1: Dwelling House and Dual Occupancy (Landscaped area and site coverage, PC8)

Compliant

Current landscaped area is 161.2sqm, which complies the requirement

Proposed Landscaped area is 150.2 sqm which complies the requirement

Soften the visual impact of built form and be sympathetic to the existing character of the street scape; *DS8.2 Minimum Landscaped Area (301-400sqm): 28% of site area 372.7sqm x 28%=104.356sqm *DS8.3 Maximum Landscaped Area (301-400sqm): 60% of site area 372.7sqm x 60%=223.62sqm

Current property has adequate open space for recreation and activities, gardens both and front and back

PC.9 Principal private open space Landscaped open space contiguous area of principal private open space that is useable and has a high level of amenity *DS9.1 --open private space will be directly from and at the same level as ground floor living area --has a minimum area of 20sqm; --minimum dimension of 3.5m; --has an appropriate level of solar access, natural ventilation and privacy

Accessible from living area Adequate vegetation at rear garden A platform with bench and herbal garden for leisure and social activities

New refurbishment of rear garden New outdoor decking area adjoining the garden New small inner courtyard on southern side of the property New tiny courtyard on northern side of the building

The front garden has sufficient area for ground cover, vegetation and trees. The existing tile-paved front entrance path is minimised for one person to walk through freely. The rear garden has sufficient landscaped area, featuring grass lawn, herbal plantation, bushes, and trees

DS10.1 All landscaped area is required to be capable of deep soil planting PC.11 Front gardens Development provides for a front garden that has a sufficient landscaped area provides a landscaped transition between the house and the street *DS11.2 --Hard paved areas are minimised, and driveways have a maximum width of 3m PC.12 Rear garden

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Rear gardens are provided that have sufficient landscaped area Pc.15 Tree Preservation Significant trees are retained. *DS15.2 Trees may be removed due to site impracticality and constraints

Tree Management

DCP – Chap F, Development Category Guidelines,

Compliant

PC.10 Deep soil planting Allow sufficient area to accommodate deep root plants and trees for infiltration

T318,T319 are kept and transplanted to the south west corner of the new rear decking area New tree is planted surrounding by perforable brick wall

*DS15.2 Trees may be removed due to site impracticality and constraints

Stormwater Management Chap. F (Develop Category Guidelines) Part 1 (Dwelling House and Dual Occupancy) PC19

To contain reference in the Development Control Plan to Section 2.25 of the Marrickville DCP 2011 for matters concerning stormwater management. To protect the urban environment from the effects of otherwise uncontrolled surface stormwater flows. To protect the quality of receiving waters, adjacent and downstream land –use and the rights of adjacent and downstream landowners. Stormwater disposal *do not adversely affect adjoining or other properties *do not detract from streetscape quality

Water drains towards sewage system in the rear of the building

Retain water drains towards sewage system in the rear of the building

DCP – S2C: General Guidelines, part 3: Water Sensitive Urban Design, PC1 PC1. Development on public land:

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

improves the quality of groundwater and water entering waterways sustainably uses available water resources

DS1.1, Where practical, new streets and parks incorporate water sensitive urban design techniques that address: water conservation, stormwater treatment and/ or reuse waste water recycling. -

DS1.2 Apply water urban sensitive design principles, such as rainwater gardens and porous pavements in the public domain works. DS1.4 Where practical, new street trees are to have their ground cover act as a stormwater filter device. Note: stormwater filter trees filter out pollutants from road runoff before discharging the treated water back to the stormwater system

Dwelling Types

Good Urban Design Practice

Heritage(PC2) Development does not draw away from the heritage values of a heritage place or heritage conservation area

Residential zones R2 (Low Density Residential)

DCP â&#x20AC;&#x201C; Chap A: General Guidelines, part 2 Good Design

Compliant

Context (PC1) Development of the design responds to its surroundings- the identity of the area and helps to reinforce established or desired future neighbourhood character

Yushi Yang 470150056

Residential Dwelling

Heritage The existing dwelling sits one neighbouring building away from the one of Ashfield Heritage Conservation areas, and 200m away from St Johnâ&#x20AC;&#x2122;s Anglican Church. The existing building does not overpower or devaluate the heritage places, and consists in the style with other general neighbouring dwellings.

Compliant

Resource, energy and water efficiency Use of solar power electricity generation Landscape Single- level Promotes privacy and respect for neighbours

Statement of Environmental Effects 1 Tawa Street, Ashfield

Scale and Built Form (PC2 + PC2.1) Is appropriate to building type and is integrated with character of the streetscape through vistas and outlook views Resource, energy and water efficiency (PC4) Incorporates sustainable materials and practices passive design principles through efficient use of natural environmental resources Landscape (PC5) *Builds onto the site’s existing natural/cultural features *Promotes appropriate levels of privacy and respect for neighbours’ amenity

Amenity *Rear fibro garage for storage in addition to side pathways currently used as storage *Concrete driveways on each side with pedestrian access + pram ramp at corner Safety and Security *Maintains internal privacy *Rear and front lawn are open to sunlight access and well-lit *Clear definition between public and private space Aesthetics Relates to environment and desirable elements of surrounding context

Amenity (PC6) *Access to views, basic environmental elements, privacy, space and storage *Easy access for all age groups and mobilities Safety and Security (PC7) *Maintains internal privacy *Spaces have minimal dark/non-visible areas, are welllit for desired access *Clear definition between public and private space *Maximised street activity and safe access points Aesthetics (PC8) *Relates to environment and desirable elements of surrounding context DCP – Chap A: General Guidelines, part 6 Safety by Design development optimises safety and security, both internal to the development and for the public domain by: maximising the overlooking of public

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

and communal spaces while maintaining internal privacy Compliant To comply avoiding dark and non-visible areas Compliant To comply Clearly defining public and private space. It also maximises activity on the streets by providing quality public spaces Compliant To comply providing clear and safe access points

Streetscape and Design

DCP â&#x20AC;&#x201C; Chap A: General Guidelines, part 2, Good Design

Compliant

Compliant Renovations are primarily to the rear of the property and will not affect the streetscape of the Tawa Street

Compliant

Area: 372.7m2 FSR: 0.27:1

Area: 372.7m2 FSR: 0.30:1

PC2 Scale and Built Form Development has a scale: *that suits the scale of the street and the surrounding buildings *in areas undergoing substantial change contribute to the creation of the identified desired future characteristics

Built Form and Character

DCP â&#x20AC;&#x201C; Chap F: Development Category Guidelines, part 1, Dwelling Houses and Dual Occupancy, PC1 Development is sympathetic with development prevailing in the street *reinforces and enhances the cohesiveness and character of the streetscape *implements aesthetics that have a high standard of architectural composition and create a visually attractive building *enables flexibility in the style of development where the surrounding context is undesirable

Yushi Yang 470150056

The addition parts are compliant with the regulation, and is consistently fitting into the original building, surrounding context in terms of the architecture style, material, building height.

Refer proposed drawings

Statement of Environmental Effects 1 Tawa Street, Ashfield

*DS1.2, DS1.3 *Extensions to the upper parts of a dwelling house: --respect the scale and aesthetics of its context --are visually appropriate to the scale of the existing house *Development that is inconsistent with the character of development prevailing in the street by employing present day forms, materials and detail may be considered if it exhibits a high level of architectural composition and is also sympathetic or appropriately complementary to its context

DCP â&#x20AC;&#x201C; Chap F: Dwelling Houses and Dual Occupancy, PC3

Compliant

In the R2 Low Density Residential zone, development should have the appearance of a single, detached dwelling. The site cover, height, width, and length of the development should be compatible with the prevailing in the street, sympathetic to neighbouring development, and has the minimal impacts in terms of overshadowing and overlooking on neighbours. *Maximum external wall height is 6m(measured from the existing ground floor) *Minor variation to the maximum external wall height may be considered to achieve for a better outcome for the landscape *Maximum roof pitch does not exceed the predominant roof pitch of existing dwelling houses in the street *Building length achieve a balance between internal floor space and landscaped open space and minimizing potentials for overshadowing or overlooking of rear yards

The existing building is in R2 Low Density zone, single and detached. External wall height is less than 6m with subtle variation, which suits the environment.

The existing dwelling roof pitch is moderate and does not predominant the existing dwellings on Tawa Street. The existing dwelling has a good balance and connection between the main structure and the landscaped open area.

Compliant There is a garage at the backyard (minimum setback 980mm>450mm) and the rubbish bins are located near the side entry, easy for removing wastes. The minimum side setback of the house is 1195mm>900mm. The overall private open spaces allow sufficient solar radiation, natural ventilation

DCP â&#x20AC;&#x201C; Chap F: Dwelling Houses

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

and Dual Occupancy, PC4 *consistent with adjacent and nearby buildings *reduce the bulky appearance and scale *front setbacks frames garden area for grass and vegetation, including clear passage way for pedestrian or vehicles *provide adequate solar access, ventilation *ensure visual and acoustic privacy *provide space for removing waste and storage *a minimum side setbacks for houses is 900mm *a minimum side setbacks for outbuildings( garages, sheds,…) is 450mm *the minimum side setback for the entire length of the building is 900mm *other unenclosed, built recreation areas are setback sufficient distance from side and rear boundaries to minimise noise transmission and overlooking

Compliant There are two doors (one towards main entrance, one opens to the front balcony) and five windows on the façade facing the front street (SE-NW) to two habitable rooms. There is a tiny tiled flooring balcony, short entry path and adequate shading from the roof eave.

DCP – Chap F: Dwelling Houses and Dual Occupancy, PC5 *are of high aesthetic value, inviting *engage with and uplift the adjoining public domain *reduce bulkiness of the main building *facades that face a street include a transparent window to a habitable room *façade that faces the primary street includes a door to a habitable room *Facades that face a street include decks, balconies, entry feature, sun shading device

Car Parking

DCP –Chap F: Dwelling Houses and Dual Occupancy, PC6 Garages and carports: *Adequate car accommodation for residents of the site *Complement the design of the primary dwelling

Yushi Yang 470150056

Compliant

1 Garage parking

The site is located on a corner block, with car port access on the side of the building. (perpendicular to the frontline)

Statement of Environmental Effects 1 Tawa Street, Ashfield

*Are sympathetic to the scale and character of the streetscape DS6.1,6.2,6.5,6.6 *A minimum of one car parking is required per dwelling *Garages and carports complement the scale, form and style of the primary dwelling and streetscape *Garages and carports which are accessed off a rear lane are setback a minimum of 1m from the rear boundary to allow sight lines that facilitate manoeuvring into and out of the garage Basement garages, *Driveway ramps to access those garages, which are visible from the street are not supported

Dormer Windows Chapter E1 All Heritage Items and Conservation Areas

C4 Dormer windows are not permitted to street front elevations or to side elevations visible from the public domain, unless it can be demonstrated to Council that dormer/s existed in these locations as part of the original design of the building.

The garage door is setback approximately 1.5 metres from the boundary

No existing dormer windows

Compliant 3 dormer window

C5 Dormers may be located in the rear roof plane of a building provided it can be demonstrated to Council that this would have a negligible impact on the significance of the building or heritage conservation area and the use of a dormer form is stylistically consistent with the period of the building. C6 The design of dormer windows is to be compatible with the architectural period and style of the building and may be traditional in material and finish or may with agreement from council be of a more contemporary form.

Details, Materials and Colour

DCP â&#x20AC;&#x201C;Chap A: Good Design (Aesthetics, PC8) *Development has an

Yushi Yang 470150056

Statement of Environmental Effects 1 Tawa Street, Ashfield

Schemes for Residential Period Buildings

appropriate composition and architectural standard, including its building elements, textures, materials and colours *To comply development relates to the environment and context, particularly responding to desirable elements of the exiting streetscape, or may contribute to the desired future character of the area 4.1.12.1 Roof Details *Relate to prevailing roof forms in the locality *Terracotta tiles, slate and corrugated iron should be used where appropriate 4.1.12.2 Skylights and Solar Panels *Not permitted on the front or first third portion of the side roof plane â&#x20AC;&#x201C; permitted only in the rear plane of the roof *Hidden from street view *Hot water tanks associated with solar panels must be located in the roof space or hidden from street view *Tank and solar panels consisting of black plastic tubing overlaid on the roof surface not suitable when visible from public road, footpath or place 4.1.12.7 Colour Schemes *Fluorescent paint and primary colours not permitted *Intensity and hue of colour must relate to the style of the building and streetscape context

Yushi Yang 470150056

Roof: Terracotta tiles

Roof: Terracotta tiles and corrugated metal sheeting

No skylight

2 skylights

1 solar panel

1 solar panel 1 Water Tank

Neutral brick wall

Refer Materials and Finishes Schedule

Statement of Environmental Effects 1 Tawa Street, Ashfield

5.0 Conclusion This Statement of Environmental Effects (SEE) has been prepared on behalf of Yushi Yang to support a Development Application to Inner West Council for alterations and additions to the existing residential dwelling 1 Tawa Street (the site). The Major work includes rear alteration and a new first floor addition. This SEE describes the proposed development of the site and surrounding area in the context of relevant planning controls and policies applicable to the form of the development proposed. The proposal provides a permissible development within the R2 Low Density Residential zone under the ALEP 2013. The proposal complies with relevant principal development standards outlined in the LEP including FSR. The proposal also generally meets the provisions of the ADCP 2016. The proposal is carefully considered and in line with the local council requirements, current compliant issues as well as client requirements. The proposal is aiming at solving the following issues with following solutions: •Privacy: By introducing building elements including timber batten screen, perforable brick wall and landscape to protect client’s privacy •Overshadowing: The proposed first floor will not increase overshadowing onto adjacent neighbor’s windows in spring, autumn and winter •Solar access: More windows, skylights and new inner courtyards are proposed to introduce more natural light for main spaces, proper shading solutions are provided •Ventilation and Air Quality: An open plan living space and a minimum of two openings for main spaces are proposed for better cross ventilation •Visual quality: Alteration of the rear and additions of landscape are proposed with careful consideration of a better visual environment. Materiality is well considered to achieve a better living quality I trust that the consent authority will find the proposal minor in nature and balanced in its response to the applicable planning controls for the purposes of assessing consent to the Development Application and context. Should there exist any matters requiring further details please do not hesitate to contact me. Hence, the design is considered worthy of council approval.

Best regards, Yushi Yang Yushi Workshop

Yushi Yang 470150056