CONTEXT ,SITE ANALYSIS AND DESIGN 2015 Am… · C2. Site analysis information shall generally take the form of a scaled plan drawing. The site analysis plan is to map basic site features

CONTEXT, SITE ANALYSIS AND DESIGN

Site analysis and a guide to core controls for all development

Revision: Amendment 2 (December 2018)

PART B

BLUE MOUNTAINS DCP 2015PART B | PAGE 22

PART B | PAGE 23BLUE MOUNTAINS DCP 2015

ContentsPART B1 SITE AND CONTEXT ANALYSIS 25

B1.1. Site Analysis of Opportunities and Constraints 28

B1.2. Context Analysis 34

PART B2 BUILDING ENVELOPE 35

B2.1. Building Height 38

B2.2. Floor Space Ratio 39

B2.3. Setbacks & articulation 40

B2.3.1. Setbacks 40

B2.3.2. Building articulation – residential development 44

B2.3.3. Building articulation – industrial development 45

B2.3.4. Exceptions to setbacks 46

B2.3.5. SetbackfromaClassifiedRoad 47

B2.4. Site Coverage and Pervious Area 48

PART B3 CHARACTER AND DESIGN 51

B3.1. Character considerations within precincts 54

B3.1.1. Urban design 54

B3.1.2. Infilldevelopment 56

B3.1.3. Infillshopfrontbuildings 58

B3.1.4. Medium-density residential development 61

B3.2. Single dwelling design considerations 65

B3.2.1. Context considerations 66

B3.2.2. Sitingandsitedesign 68

B3.2.3. Buildingscale,formsandarticulation 71

B3.2.4. Roofforms 73

B3.2.5. Materials,details,finishesandcolours 75

BLUE MOUNTAINS DCP 2015PART B | PAGE 24

PART B1 SITE AND CONTEXT

ANALYSIS

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis

BLUE MOUNTAINS DCP 2015PART B1 | PAGE 26

IntroductionGooddesigngoesbeyondthesimpleapplicationandcompliancewithdevelopmentcontrols.Careful consideration and systematic analysis of a site, of its relationship with adjoiningdevelopment and consideration of any natural and man-made constraints are essential starting points.

Toensuresiteanalysisisanimportantpartofthedesignprocess,developmentproposalsneedtoillustratehowdesigndecisionshavebeenbasedoncarefulanalysisofthesiteconditionsand their context. By identifying and describing the physical elements of the locality andthe conditions that impact upon the development site, opportunities and constraints fordevelopmentcanbeunderstoodandaddressedinthedesign.

Agooddesignresponsecreatesharmoniousandseamlessrelationshipswithsurroundingsor site characteristics, whether they be a neighbourhood of historic housing, a specifictopographyorbushsettingorsoilconditions.

Siteplanningwillthenminimiseissuesrelatingtonoise,overshadowing,communitysafety,access,views,privacy,energyconsumptionandwastegeneration.

LandscapeandtopographyaresignificantlimitinganddeterminingfeaturesofdevelopmentintheBlueMountainsarea,andtheparticularconstraintsaffectingdevelopmentintheBlueMountains can vary considerably.

Usingtheprinciplesofsustainability,thesiteanalysislooksaton-siteresources(water,timber,rock,buildingmaterials)andoptionsforprovidingsustainableoutcomeswithareductioninimpactonsoil,waterrunoff,nativebushlandandsoon.

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis

PART B1 | PAGE 27BLUE MOUNTAINS DCP 2015

Read in conjunction with:

Part E - Site Development and Management

All

Part F - Development Types All

Part G - Precincts All

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis

BLUE MOUNTAINS DCP 2015PART B1.1 | PAGE 28

B1.1. Site Analysis of Opportunities and Constraints

Explanation

Asafirststepinpreparingforadevelopment,asiteanalysisistobeundertaken.

An integrated site analysis understands the relationship of a particular sitewithinagivencontext.Itlooksatopportunitiesandconstraintstoensurethisinformationisusedtoinformadesignoutcome.Buildingsdesignedtospecificallyaddresstopographicandclimaticconsiderationsaregenerallymorecomfortableto live in.

Appropriate site planning and building design can also minimise issues relating toenvironmentalimpact,overshadowingandsolaraccess,privacyandamenity,vehicularaccess,wastegenerationandcommunitysafety.

TheEnvironmental Planning and Assessment Regulation 2000, underSchedule1,requirescertaininformationtobeincludedinanydevelopmentapplication.Therequirementsincludebutarenotlimitedtoasiteplanoftheland,asketchofthedevelopmentandastatementofenvironmentaleffects.Refertotheregulationsforfurtherinformation.

Thesiteanalysisplanshouldidentifythekeyopportunitiesandconstraintsofthesite,takingintoaccounttheplanningcontrolswithinBlueMountainsLocalEnvironmentalPlan2015(LEP 2015)andthisDCP,withparticularreferenceto:

• Zoning(identifiedonLEP 2015 Land Zoning Map)

• Protectedareas(identifiedonLEP 2015 maps)

• Bushfireproneland(identifiedonCouncil’sbushfirepronelandmap).

• Heritagelisting(identifiedontheLEP 2015 Heritage Map).

• PeriodHousingAreasandprecincts(identifiedonLEP 2015 Built Character Map)

Council’s pre-lodgement service provides the opportunity for applicants to discuss

conceptdesignswithCouncilonceacontextand/orsiteanalysishasbeencarriedout.

http://www.legislation.nsw.gov.au/maintop/view/inforce/epi+829+2015+cd+0+N

http://www.bmcc.nsw.gov.au/bmccmap/parcel_search.cfm



Part

B1:

Sit

e an

d C

onte

xt A

naly

sis

PART B1.1 | PAGE 29BLUE MOUNTAINS DCP 2015

3. Building design including

structural systems, building form

and choice of materials along with

landscaping, contributes to the

streetscape and locality character.

1. Understand the specific

site, context and climatic

opportunities and

constraints of your land.

2. Design or select plans to suit

context issues such as aspect,

slope, and location of identified

environmental features.

Part B1 - Figure 1:Anintegratedsiteanalysisunderstandstherelationshipofaparticularsitewithin

agivencontext.Itlooksatopportunitiesandconstraintstoensurethisinformationisusedtoinform

adesignoutcome.Buildingsdesignedtospecificallyaddresstopographic,climaticandenvironmental

conditions are generally more comfortable to live in.

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis


Objectives

Theobjectivesofundertakingasiteanalysisareto:

O1. identify the opportunities and constraints of a development site tocreate a site responsive application, and

O2. enable the most appropriate siting of a development through theidentificationofprotectedareasandenvironmentallysensitivelandd,and

O3. reduce adverse amenity impacts such as overshadowing, loss ofprivacy,viewsorsolaraccess,andimprovesustainabilityoutcomesofdevelopment, during its construction and operation, and

O4. determinethemostappropriateformintermsofbulkandscalethatasite can accommodate.

Controls

C1. A site analysis plan is generally required with any developmentapplication that includes a new building or external alterations toexistingbuildings.Forminorapplicationswherethelandhasminimalconstraintsortheproposalisforminimalexternalchanges,aseparatedrawingorplanmaynotbenecessary,andthesiteanalysisinformationcan be incorporated onto the site plan. It may also be necessaryto incorporate relevant written discussion into the statement ofenvironmental effects.

C2. Site analysis information shall generally take the form of a scaledplandrawing.Thesiteanalysisplan istomapbasicsite featuresandinformation, and any additional mapped features. Refer to Part I1.1.1 in Part I Submission Requirements for details of site analysis features.

Note: An indicative building envelope or potential development space can be

dottedontothesiteanalysisplanonceallconstraintshavebeenidentified.

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis


Part B1 - Figure 2(a): BMCC Locality

map

Part B1 - Figure 2(b): BMCCHeightof

buildings map

Part B1 - Figure 2(c): BMCC Heritage

map

Part B1 - figure 2(d):BMCCBushfire

prone land map

Figures 2a-2d: Council’swebsitehasaninteractive mapping tool whichiscapableof

providingdetailedmappinginformationwhichcanbeusedinthepreparationofasite

analysis plan. References to LEP 2015 or otherCouncilmaps throughout thisDCP

provideahyperlinktothisinteractivemappingtool.Instructionsregardingtheuseof

theinteractivemappingisalsoavailableonCouncil’swebsite.



Part

B1:

Sit

e an

d C

onte

xt A

naly

sis


Part B1 - Figure 3(a) - Site analysis basic information

Theaboveimageisabaseguidetothepresentationofsiteanalysisinformation.Thesiteanalysisplanshouldcontainrelevantsitecharacteristics,including:

• Titleblockinformation(seeabove)

• Lotboundaries,includingadjacentlotsorpartthereof

• Site area and dimensions

• Adjacent road reserves, and site access points nearby (subject andsurroundingdriveways)

• Contours(preferablyat1or2metreintervals)

• Alltreesonandadjacenttothesite,establishingwhichtreesoriginatefromwhichsite,andsizeandspecieswherepossible.

• Treesproposedtoberemovedclearlymarkedassuch;treestoberetainedclearlymarkedassuch

• Mapped, known or observed environmental features including nativevegetation,watercourses,swampsandrockoutcrops

• Anyexistingbuildings,sheds,tanks,parkingandthelikeonthesiteandnearsite boundaries

• Neighbouringbuildings

• Indicationofimportantviewstoandfromthesite–forexample,protectedescarpment areas indicate the importanceof uninterrupted viewsof thetree canopy

• Prevailingsunanglesandwinddirections

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis


• PotentialAssetProtectionZones(APZs)canbeshownifrelevant

• Requiredsetbacksfromfront,sideandrearboundariescanbeshown

• Anotionaldevelopmentspaceafterallsiteconstraintshavebeenidentifiedand considered

Refer to Part I1.1.1 of Part I – Submission Requirements for full details.

Zone E1 National Parks and Reserves from the LEP 2015 Zoning Map

Protected area - escarpment area from the LEP 2015 Scenic Landscape Values Map

Zone E4 Environmental Living from the LEP 2015 Zoning Map

Protected area - ecological buffer area from the LEP 2015 Biodiversity Natural Resources Map (note: extends into slope constraint area)

Zone E2 Environmental Protection from the LEP 2015 Zoning Map

PartB1-Figure3(b)-Siteanalysiszoninginformation

PartB1-Figure3(c)-Siteanalysisprotectedareas

PartB1-Figure3(d)-Siteanalysisheritageinformation

Protected area - slope constraint area area from the LEP 2015 Land Natural Resources Map

Heritage listed properties in the vicinity of the site from the LEP 2015 Heritage Map

Part

B1:

Sit

e an

d C

onte

xt A

naly

sis


B1.2. Context Analysis

Explanation

FordevelopmentwithinPeriodHousingAreasanassessmentoftheprevailingcharacteristics of an area within which the development is located and theidentification of streetscape character values is required (refer to Part D2 PeriodHousingofthisDCP).

Thistypeofassessmentmayalsoberequired for largescaledevelopmentorsmallerdevelopmentswheretheproposalwouldhaveasignificantimpactonthestreetscapeandlocality.Thelevelofanalysiswillvarydependingonthescaleoftheproposal,andmayinclude:

(a) local analysis (the local context around the site including local servicesandinfrastructure,localenvironmentalissues,andthelocalbuiltformandlandscapecontextofthesite);and

(b) regionalanalysis(theregionalcontextinrelationtonearesturbancentres,majorservicesandinfrastructure,andbroadenvironmentalcatchments).

Thecontextanalysiscanbuildupontheinformationincludedinthesiteanalysis.Aseparateplan,orthepreparationofwhollyseparateinformationmaynotberequired.

Note: Council’swebsitehasaninteractive mapping toolwhichiscapableofproviding

detailedmappinginformationwhichcanbeusedinthepreparationofacontextanalysis

plan. Instructions regarding the use of the interactive mapping is also available on

Council’swebsite.

Control

C1. AcontextanalysisisgenerallyrequiredforworkswithinPeriodHousingAreas,andforlarge,complexand/orhighlysignificantapplications.ForminorapplicationswithinPeriodHousingAreas,(suchasnon-visibleworkstotherearonly),afullcontextanalysismaynotberequired,andadditionalwritten discussion on context, streetscape and charactercanbeincorporatedintothestatementofenvironmentaleffects.

RefertothesubmissionrequirementsforcontextanalysisinPart I Submission

Requirements.


PART B2 BUILDING ENVELOPE

Part

B2:

Bui

ldin

g E

nvel

ope


IntroductionAbuildingenvelopeisathreedimensionalspaceonanallotmentoflandthatprescribesthelimitsofwheredevelopmentcanoccur.Thecoreelementswhichincombinationdefineabuildingenvelopeare:

• buildingheight;

• floorspaceratio(FSR);

• setbacks;and

• site coverage and landscaped area.

The controls for each of these elements are primarily based on the zoning of the land.However,therearealsoprecinctsinanumberofBlueMountainsvillagesthataresubjecttospecificbuildingenvelopecontrols.Thesecontrolsareintendedtoreflectthedevelopmentpotentialofanareaandrespondtoestablishedvillagecharacter.

Theintentionofthispartistoprovidethecorebuildingenvelopecontrolsforalltypesofdevelopment,beforemovingintotheotherpartsoftheDCP.

ForLEPbasedcontrolsanddevelopmentwithinPrecincts,thispartprovidesdirectiontotherelevantpartoftheDCPortheLEPasnecessary.

Part

B2:

Bui

ldin

g E

nvel

ope



Part E - Site Development and Management

All

Part F - Development Types All


Part

B2:

Bui

ldin

g E

nvel

ope


B2.1. BuildingHeight

Explanation

Buildingheightmeanstheverticaldistancebetweengroundlevelandthehighestpointonthebuilding.Theheightofadwellinginfluencesthescale and bulk of a developmentwhichinturnhasimplicationsforstreetscapecharacter.Buildingheightcontrolsapplyinallzones.

Objectives

O1. Toensurethattheheightofdevelopmentisnotexcessiveandrelateswelltothelocalcontext.

Controls

C1. Theheight of a building is not to exceed themaximumheight of abuilding set by LEP2015clause4.3(Heightofbuildings)andtheHeightof Buildings Map.

http://www.legislation.nsw.gov.au/fragview/inforce/epi+829+2015+pt.4-cl.4.3+0+N?tocnav=y



Part

B2:

Bui

ldin

g E

nvel

ope


B2.2. Floor Space Ratio

Explanation

Thefloorspaceratio(FSR)ofbuildingsistheratioofthegrossfloorareaofallbuildingswithinasitetothesitearea.FSRcontrolsseektoregulatebulkandscale of buildings and prevent over development of a site. FSR controls apply in allzones.

Objectives

O1. Toensuredevelopmentiscompatiblewiththebulk,scaleandcharacterof existing and future surrounding development and is appropriate to thesite.

Controls

C1. ThefloorspaceratioofadevelopmentisnottoexceedthemaximumfloorspaceratiosetbyLEP2015clause4.4(Floorspaceratio)andtheFloor Space Ratio Map.



Part

B2:

Bui

ldin

g E

nvel

ope


B2.3. Setbacks & articulation

B2.3.1. Setbacks

Explanation

Setbacksdefinethefootprintofabuildingbyestablishinglimitationsondistancesbetweentheouterwallsofthebuildingandthefront,sideandrearpropertyboundaries.Setbackcontrolsseektomaintainorestablishappropriatebuildinglines and to ensure adequate building separation to provide for access and landscaping and to preserve amenity.

Objectives

O1. Toensurethatthebulkandscaleofdevelopmentisconsistentwiththeexistingstreetscapeofthelocalityand,whereappropriate,promotesa prominent landscape setting.

O2. To ensure that overshadowing of adjoining buildings and impact onsolaraccesstothosebuildingsisminimised.

O3. To ensure that the design and location of buildings responds toindividual site constraints and minimises site disturbance and clearing of vegetation.

Controls

C1. For land within ZoneRU2 Rural Landscape or RU4 Primary Production Small Lots,buildingsetbackswillbesubjecttoameritbased assessment.

C2. ForlandwithinZoneR1 General ResidentialandwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, building setbacks are tocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C3. ForlandwithinZoneR2 Low Density Residential:

(a) themaximumwidthacrossanallotmentofanybuildingthathasastreetfrontageisnottobegreaterthan80%ofthegreatestwidthoftheallotmentatanyonepoint,and

(b) frontbuildingsetbackistobewithin20%oftheaveragesetbackofbuildingson immediatelyadjoiningallotments inestablishedareasor,where therearenobuildingson theseallotments, aminimumof8mfromtheprimaryroadfrontage,and


Part

B2:

Bui

ldin

g E

nvel

ope


(c) inthecaseofcornerlots,buildingsetbackfromthesecondaryfrontage is to be a minimum of 3m, and

(d) inthecaseofhatchetshapedlots,buildingsetbackfromtherearboundaryofthelotinfrontistobeaminimumof9m,and

Note: Garages, car ports and the like are permitted within the building

setbackprescribedbyC3(d).

(e) setback from side and rear boundaries is to be a minimum of 1m.

C4. ForlandwithinZoneR3 Medium Density Residential andwithina Precinct identifiedon the LEP2015BuiltCharacterMap, building setbacks are to complywith the relevant controls containedwithinPart G Locality Management.

C5. ForlandwithinZoneR3 Medium Density ResidentialnotwithinaPrecinct:

(a) frontbuildingsetbackistobewithin20%oftheaveragesetbackofbuildingson immediatelyadjoiningallotments inestablishedareasor,where therearenobuildingson theseallotments, aminimumof8mfromtheprimaryroadfrontage,and

(b) inthecaseofcornerlots,buildingsetbackfromthesecondaryfrontage is to be a minimum of 3m, and

(c) inthecaseofhatchetshapedlots,buildingsetbackfromtherearboundaryofthelotinfrontistobeaminimumof9m,and

Note: Garages, car ports and the like are permitted within the building

setbackprescribedbyC3(d).

(d) setback from side boundaries is to be a minimum of 2m.

C6. For land within Zone B1 Neighbourhood Centre and withina Precinct identifiedon the LEP2015BuiltCharacterMap, building setbacks are to complywith the relevant controls containedwithinPart G Locality Management.

C7. For land within Zone B1 Neighbourhood Centre not within aprecinct:

(a) frontbuildingsetbackistobewithin20%oftheaveragesetbackofbuildingsonimmediatelyadjoiningallotments,and

(b) sideandrearbuildingsetbackswillbesubjecttoameritbasedassessment.



Part

B2:

Bui

ldin

g E

nvel

ope


C8. For land within Zone B2 Local Centre and within a PrecinctidentifiedontheLEP2015BuiltCharacterMap, building setbacks are tocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C9. ForlandwithinZone B7 Business Park:

(a) setbackfromtheprimaryfrontboundaryistobeaminimumof2m and a maximum of 4m and be landscaped, and


C10. For land within Zone IN1 General Industrial or IN2 Light Industrial:

(a) setbackfromtheprimaryfrontboundaryistobeaminimumof4mandamaximumof8mandbelandscaped,and


C11. For land withinZone RE1 Public Recreation, setback from theprimaryfrontboundaryistobeaminimumof8mfromaroadreserve.

C12. ForlandwithinZone RE2 Private Recreation andwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, building setbacks are tocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C13. ForlandwithinZone RE2 Private RecreationnotwithinaPrecinct,setback from the primary front boundary is to be 8m from a roadreserve.

C14. Forlandconsistingoforincludinganareaoflessthan4,000m2withinZone E3 Environmental Management or E4 Environmental Living:

(a) frontbuildingsetbackistobewithin20%oftheaveragesetbackofbuildingson immediatelyadjoiningallotments inestablishedareasor,where therearenobuildingson theseallotments, aminimumof8mfromtheprimaryroadfrontage,and

(b) inthecaseofcornerlots,buildingsetbackfromthesecondaryfrontage is to be a minimum of 3m, and

(c) inthecaseofhatchetshapedlots,buildingsetbackfromtherearboundaryofthelotinfrontistobeaminimumof9m,and



Part

B2:

Bui

ldin

g E

nvel

ope


Note:Garages,carportsandthelikearepermittedwithinthebuilding

setbackprescribedbyC14(c)

(d) setback from side and rear boundaries is to be a minimum of 1m.

Note:clause4.4B(Principaldevelopmentarea)ofLEP2015applies to land

consisting of or including an area ofmore than 4,000m2 within ZoneE3

Environmental Management or E4 Environmental Living.

C15. ForlandwithinZone SP3 Tourist andwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap,buildingsetbacksaretocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

http://www.legislation.nsw.gov.au/fragview/inforce/epi+829+2015+pt.4-cl.4.4b+0+N?tocnav=y


Part

B2:

Bui

ldin

g E

nvel

ope


B2.3.2. Building articulation – residential development

C1. Residentialdevelopment,otherthanresidentialdevelopmentthathasasetback fromaprimaryroadof less than3m,may incorporateanarticulationzonethatextendsfromthebuildinglinetoadistanceof1.5mintotherequiredsetbackfromtheprimaryroad.

C2. Thefollowingbuildingelementsarepermittedinanarticulationzoneinthesetbackfromaprimaryroad:

(a) an entry feature or portico, and

(b) abalcony,deck,patio,pergola,terraceorverandah,and

(c) awindowboxtreatment,and

(d) abaywindoworsimilarfeature,and

(e) anawningorotherfeatureoverawindow,and

(f) asunshadingfeature.

C3. Abuildingelementonadwellinghouse(otherthanapitchedrooftoanentryfeatureorporticothathasthesamepitchastheroofonthedwellinghouse)mustnotextendmorethan:

(a) 1mabovethegutterlineoftheeavesofasinglestoreydwellinghouse,or

C4. abovethegutterlineoftheeavesofatwostoreydwellinghouse.Themaximum total area of all building elements within the articulation zone,otherthanabuildingelementlistedinC2(e)or(f),mustnotbemorethan25%oftheareaofthearticulationzone.

area no greater than 25% of

articulation zone greater than 3m1.5m

Part B2 - Figure 1:Articulationzoneforresidentialdevelopment.

Part

B2:

Bui

ldin

g E

nvel

ope


B2.3.3. Building articulation – industrial development

C1. The followingbuildingelementsarepermittedwithinanarticulation zoneforanindustrialbuilding:

(a) an entry feature or portico, and

(b) anawningorcanopyoveradoororwindow.

C2. Abuildingelementwithinthearticulationzoneofanindustrialbuilding:

(a) isnottoreducetherequiredlandscapearea,carparkingspacesordriveway,and

(b) mayextend2mintotheminimumrequired frontsetback,butmustnotbemorethan50%ofthewidthofthefrontfacade of thebuilding,and

(c) isnottobemorethanthemaximumheightofthebuilding.

area no greater than 50% of articulation zone

2m

minimum required front

setback

Part B2 - Figure 2: Articulationzoneforindustrialdevelopment.

Part

B2:

Bui

ldin

g E

nvel

ope


B2.3.4. Exceptions to setbacks

C1. Councilmaypermitdevelopmentthatdoesnotcomplywithsetbackrequirementstoaminorextentwhereitissatisfiedthat:

(a) thefailuretocomplyenablesthedevelopmenttobetterachievethezoneobjectivesandotherprovisionsapplicabletotheland,and

(b) any decrease in setback will improve the protection ofenvironmentally sensitive land by the relocation of buildingswithinthesite,and

(c) theproposeddevelopmentincorporatesadesignthatminimisesitsapparentbulkwhenviewedfromaroad.

C2. Council may permit development that does not comply with theminimumsetback:

(a) fromaprimarystreetfrontage,wherethedevelopmentinvolvesminoralterationsoradditionsandisconsistentwiththefrontbuildingsetbackestablishedbytheexistingbuilding;or

(b) fromasideboundary,orasecondarystreetfrontage,wherethedevelopment involvesminoralterationsoradditions(includingtheerectionofanoutbuilding)andislocatedalongorwithinalineprojectedfromthewallofanexistingbuilding.

C3. A greater front, side or rear setback may be required for development withinthevicinityofaheritage item inordertomaintainthevisualsettingoftheheritageitem.Thisistobedeterminedonasitebysitebasis.

Note: Council may require a Heritage Impact Statement (HIS)todemonstrate

thattheproposeddevelopmentwillnotadverselyimpactthesignificanceof

theaffecteditem.RefertoPartD1ofthisDCPforfurtherinformation.

C4. Sideandrearsetbacksdonotapplyto:

(a) any aerial, antenna, awning, eave, flue, chimney, pipe, coolingorheatingappliance,anyrainwatertankoranyotherstructureassociatedwiththeprovisionofautilityserviceifitislocatedatleast450millimetresfromtherelevantboundary,and

(b) any fence, fascia, gutter, downpipe, light fitting, electricity orgasmeter,driveway,pathwayorpavingifitislocatedwithinanyrequiredsetbackareatotherelevantboundary.

Part

B2:

Bui

ldin

g E

nvel

ope


C5. Thesetbackfromaroaddoesnotapplyto:

(a) adriveway,fence,pathway,pavingorretainingwall,or

(b) thearticulationzoneandanybuildingelementthatispermittedwithinthatzone.

B2.3.5. SetbackfromaClassifiedRoad

C1. WherelandadjoinsaClassifiedRoad,otherthanaTouristRoad,thesetbackofanybuildingsfromthealignmentorproposedalignmentoftheroadistocomplywithPart B2 - Table 1.

Note:ClassifiedRoadhasthesamemeaningasintheRoadsAct1993and

includestheGreatWesternHighway,HawkesburyRoad,DarlingCauseway

andBell’sLineofRoad.

Part B2 - Table 1:SetbackfromClassifiedRoads.

Zone Setback

E3 Environmental Management 30m

Anyotherzone 18m

C2. CouncilmayconsenttodevelopmentthatdoesnotcomplywithC1onlyifitissatisfiedthattheexistingdevelopmentonthelandorthephysicalorfunctionalcircumstancesofthelandwouldwarrantalessersetback,andthiswouldnotresultinthecreationofatraffichazard.

Part

B2:

Bui

ldin

g E

nvel

ope


B2.4. Site Coverage and Pervious Area

Explanation

Sitecoverageisexpressedasapercentageofthetotalsiteareaandreferstotheareaofasitethatisbebuiltupon.Sitecoveragecontrolsworkinconjunctionwith floor space ratio and setbacks to manage the extent of developmentpermittedon a site and to ensure the retentionof pervious and landscapedareas. Pervious area controls are also expressed as a percentage of total site area.Perviousareasfacilitateinfiltrationofstormwaterwhichinturnhelpstoprotectcatchmenthealth.

Note 1: In LEP 2015 site coveragemeans the proportion of a site area covered by

buildings.However,thefollowingarenot includedforthepurposeofcalculatingsite

coverage:

• anybasement;and

• anypartofanawningthatisoutsidetheouterwallsofabuilding;and

• anyeaves;and

• unenclosedbalconies,decks,pergolasandthelike.

Note 2: For the purpose of calculating site coverage, reference in the LEP 2015

definitionto‘buildings’isconsideredtoincludebuildingsancillarytothemainbuilding,

including tennis courts.Reference to ‘unenclosedbalconies, decks, pergolas and the

like’isconsideredtoincludeswimmingpoolsorspas,accessramps,andpathwaysor

pavings.

Note 3: Perviousareameanstheproportionofasiteareathatiscapableofabsorption

and infiltration of stormwater and excludes hard areas except for water tanks,

unenclosedareasofspaceddeckingandswimmingpools.

Note 4:Wheresingledwellingsordualoccupancydevelopmentsexceedthemaximum

site coverage or have less than the required minimum pervious area, additional

stormwaterqualitymeasuresaretobeprovided.RefertoPartC6.1Control9ofthis

DCP.

Objectives

O1. To limit the extent of development and ensure the retention ofperviousareasthataidestormwatermanagement.

Controls

C1. For land within ZoneRU2 Rural Landscape or RU4 Primary Production Small Lots:

(a) The maximum site cover for buildings, including buildingsancillarytothemainbuilding,istobe:

Part

B2:

Bui

ldin

g E

nvel

ope


i. 40%ofthetotalallotmentareaor160m2,whicheverisgreater,forallotmentslessthan1,000m2, or

ii. 300m2 plus10%ofanyamountbywhichtheallotmentarea exceeds 1000m2, for allotments of 1,000m2 or more butlessthan2,000m2, or

iii. 400m2plus5%ofanyamountbywhichtheallotmentarea exceeds 2000m2, up to a maximum total building site cover of 2500m2, for allotments 2000m2 or greater.

C2. ForlandwithinZoneR1 General ResidentialandwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, maximum site cover andminimumperviousareaaretocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C3. ForlandwithinZoneR2 Low Density Residential:

(a) themaximumsitecoverforbuildings,includingbuildingsancillarytothemainbuilding,is40%ofthetotalallotmentareaor160m2, whicheverisgreater,and

(b) theminimumareatoberetainedasperviousareais40%ofthetotal allotment area.

C4. ForlandwithinZoneR3 Medium Density ResidentialandwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, maximum sitecoverandminimumperviousareaaretocomplywiththerelevantcontrolscontainedwithin Part G Locality Management.

C5. For land within ZoneR3 Medium Density Residential and not withinaPrecinct:

(a) themaximumsitecoverforbuildings,includingbuildingsancillarytothemainbuilding,is40%ofthetotalallotmentareaor160m2, whicheverisgreater,and

(b) theminimumareatoberetainedasperviousareais40%ofthetotal allotment area.

C6. For land within Zone B1 Neighbourhood Centre and within aPrecinct identifiedon theLEP2015BuiltCharacterMap, maximum sitecoverandminimumperviousareaaretocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C7. For land within Zone B2 Local Centre and within a PrecinctidentifiedontheLEP2015BuiltCharacterMap, maximum site cover andminimumperviousarea is tocomplywith therelevantcontrolscontainedwithinPart G Locality Management.





Part

B2:

Bui

ldin

g E

nvel

ope


C8. For landwithinZoneB7 Business Park theminimum area to beretainedasperviousareais20%ofthetotalallotmentarea.

C9. ForlandwithinZoneIN1 General Industrial theminimumareatoberetainedasperviousareais20%ofthetotalallotmentarea.

C10. ForlandwithinZoneIN2 Light Industrialtheminimumareatoberetainedasperviousareais30%ofthetotalallotmentarea.

C11. ForlandwithinZoneRE2 Private RecreationandwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, maximum site cover andminimumperviousareaaretocomplywiththerelevantcontrolscontainedwithinPart G Locality Management.

C12. For land within ZoneRE2 Private Recreation and not within aPrecinct:

(a) for any allotment having an area of less than 1,000m2, themaximumsitecoverforbuildingsandbuildingsancillarytothemainbuildingis30%or160m2whicheverisgreater;or

(b) for any allotment having an area of 1,000m2 or greater, themaximumsitecoverforbuildingsandbuildingsancillarytothemainbuildingis:

i. 300m2;and

ii. anadditionalamountequivalentto10%oftheamountbywhichthesiteareaexceeds1,000m2, but not exceeding 100m2;and

(c) theminimumareatoberetainedasperviousareais60%ofthetotal allotment area.

C13. ForlandwithinZoneE3 Environmental Management, site cover controls are prescribed in LEP 2015 clause 4.4A (Site coverage andlandscaped area).

C14. For land within Zone E4 Environmental Living, site cover and pervious area controls are prescribed in LEP2015clause4.4A (Sitecoverage and landscaped area).

C15. ForlandwithinZoneSP3 TouristandwithinaPrecinctidentifiedontheLEP2015BuiltCharacterMap, maximum site cover and minimum pervious area are to comply with the relevant controls containedwithinPart G Locality Management.


http://www.legislation.nsw.gov.au/fragview/inforce/epi+829+2015+pt.4-cl.4.4a+0+N?tocnav=y





PART B3 CHARACTER AND

DESIGN

Part

B3:

Cha

ract

er a

nd D

esig

n


IntroductionTheBlueMountainsurbanenvironmentsarelow-keyandlow-scalecomparedtothehighdensitylivingoflargecities.Despitethis,urbandesignissuesarestillofcriticalimportanceintowncentres,specificallyidentifiedprecinctsandalsoordinaryneighbourhoods,andensurethat neighbourhood character and heritage considerations are respected and enhancedthroughnewdevelopment.Thecharacteroftheenvironmentisequallyrelevanteverywhere,notjustinretainingorimprovingafewselect‘special’areasthatalreadyhavehighamenityvalues.

Thecreationofattractive streetenvironmentscanhelp toslowtraffic, foster theuseofstreets as places for social interaction between pedestrians and residents, and promotepedestrian and cyclist activity.

Neighbourhood character is not limited to the prevailing architectural style or era ofdevelopment.Thelayoutandformoftheareaiscritical,asistherelationshipofthenaturalenvironmentandtopographyinthepublicandprivatedomaintobuiltforms.Settings,vistas,sensorydelightandasenseofplacecanbecreatedthroughthoughtfulurbandesignresponses.

Part B3.1 part applies to land identified as within a heavy blue line and with a precinct reference on

the LEP2015BuiltCharacterMap.

Part B3.2 applies to all development of low-density residential dwellings, in particular free-standing

single dwellings.


Part

B3:

Cha

ract

er a

nd D

esig

n




Part D - Heritage Management D1 D2

Part

B3:

Cha

ract

er a

nd D

esig

n


B3.1. CharacterconsiderationswithinprecinctsThis part applies to development in town centres and surrounding areasidentifiedasprecinctsareasontheLEP2015BuiltCharacterMap.TheprimarycontrolsfortheseareasarewithinPartGLocalityManagementofthisDCP.

This section provides further guidelines to supplement the specific controlswithinPartG.Thisincludesconsiderationsforurbandesign,infilldevelopment,designofshopfrontbuildingsandmedium-densityresidentialdevelopment.

B3.1.1. Urban design

Explanation

Under clause6.19(Designexcellence)ofLEP2015,Councilmusthaveregardtoparticularurbandesignmattersinassessingdevelopmentapplicationswithinspecificprecincts.TheseprecinctsarethelandidentifiedasedgedbyaheavybluelineontheLEP2015BuiltCharacterMap.

Part G Precincts of this DCP sets out specific controls for each individualprecinct.TheurbandesignprinciplesofthispartmaybeusedintheassessmentofdevelopmentswiththespecificprecinctsofPart G.

These controls apply to zones B1, B2, R1, R3 and SP3, where characterconsiderations apply to a village setting.

Objectives

O1. Toachieveexcellenceinurbandesignandinfilldevelopment.

O2. To identify key components of urban design to be considered and addressed in development proposals.

O3. Toretainandenhancetheuniquequalitiesofneighbourhoodcharacterandcontext,byrespondingtotheessentialelementsthatmakeupthecharacterofthesurroundingareaandthedesiredfuturecharacter.

Controls

C1. Significant development within the identified precincts, whereimpacting upon significant public domain spaces,major roads, towncentresandsignificantstreetscapes,istodemonstrateconsiderationofthefollowingurbandesignprinciples:

(a) structure and connections: organise places that areconsistentwith or improve the urban structure and arewellconnected, and




Part

B3:

Cha

ract

er a

nd D

esig

n


(b) accessibility: provide ease, safety and choice of access forall people, and allow for the smooth movement of vehicles,pedestrians and bicycles, and

(c) complementary mix of use and types: maintain and create a complementary mix of uses and types of buildings and spaces, and

(d) appropriate density: provide appropriate density, with thehighest density focused on commercial centres and publictransportnodeswhereaccessibilityisthegreatest,and

(e) urban form: clearly define public and private space, createspaces that are appropriate to the hierarchy, function andcharacter of places, and reduceopportunities for undesirableactivities, and

(f) legibility:helppeopletounderstandplacesandfindtheirwayaround, and

(g) activation: stimulate activity and a sense of vitality in public places, and

(h) sense of place and character in street and townscapes: recognise, conserve and enhance the characteristics that giveplacesavalued identityandcreatehighqualityanddistinctivestreetscapesandtownscapes,and

(i) settings:provideintegratedlandscaping,water,nativebushland,interpretivedevices and signage toenhancepublic spaces andplaces of cultural interest and tourism sites, and

(j) vistas: enhance vistas and street views that reveal thetopography,andtherelationshipbetweentheurbanenvironmentand important natural elements, and

(k) sensory pleasure: create places that engage the senses anddelightthemind.

C2. Forlargedevelopmentproposals,Councilmayrequirephotomontagesor perspectives that demonstrate the impact of the proposeddevelopmentonexistingviewsofthepropertyfromthepublicdomainor other place identified byCouncil. Amodelmay be required formajordevelopment,particularlyifinfilldevelopmentisproposed.

C3. Ifalargerscaleddevelopmentisproposed(forexample,whereseverallotsaretobeamalgamatedandthesiteredeveloped),additionalsite-specificcontrolsmayberequiredtoaddressthespecificissuesrelevanttothesiteanditssetting.

Part

B3:

Cha

ract

er a

nd D

esig

n


B3.1.2. InfilldevelopmentThe use of land within existing urban areas, whether vacant land or landcontainingolderbuildingsoruses,istermedinfilldevelopment.

Opportunities for infill development provide the chance for the continuingenrichmentofurbanareasandthecreationofadditionalhousingthroughurbanconsolidation.Theadditionofnewbuiltformsisanexpressionofcontemporarylifeandhasthepotentialtocreatedialoguewitholderbuildingsandstyles inthevicinity.

Councildoesnotnecessarilyadvocatethereplicationofhistoricalarchitecturalstylesforinfilldevelopment.Acontemporarydesignapproachwhichrespectsthehistoriccontextandachievesacohesiverelationshipbetweentheexistingandnewfabricisrequired.

ThissectionappliestoinfilldevelopmentonlandwithinthespecificprecinctsinPart G PrecinctsofthisDCP,thatfallswithinzonesB1,B2,R1andR3,wherecharacter considerations apply to a village setting. The primary controls fortheseareasarewithinPart G PrecinctsofthisDCP.

Inheritageconservationareasandforheritageitems,thecriteriaandcontrolsfor infill development aremore stringent than forother areas.Refer toPart D1.9.8 Infill development.

Landscaping required to accompany development is discussed in detail in Part C3 Landscaping.

Objectives

O1. Toensureinfilldevelopmentachievesacohesiverelationshipbetweennewandexistingurbanfabricandwhererelevant,retainsandenhancesculturalsignificance.

O2. To ensure the design of infill development responds respectfullyand sensitively to significant contextual indicators and incorporatesinnovative design responses.

O3. To ensure the façade of buildings are articulated to address thestreetscape and reinforce the architectural character of the villagecentre streets.

O4. To encourage infill development that demonstrates a high qualitycontemporarydesignresponsewhererespectforandsympathywithsurrounding development can be demonstrated.

Controls

C1. Designers of infill development are required to provide a detailedsite and context analysis. Refer to Part B1 Site Analysis and Part I for submission requirements.Forsingledwellingsthisinformationcanbeincludedinthestatementofenvironmentaleffects.

Part

B3:

Cha

ract

er a

nd D

esig

n


C2. Infilldevelopmentistoreferenceestablishedaspectsofthecharacterof thearea, including,floor levels, solid tovoidratiosofelevations,fenestrationpatterns,coursinglinesandanyothersignificantdetailsofneighbouringbuildings.Historicdetailingisnottobeimitated.Referto Part B3 - Figure 1.

(a) Original historic gable treatment and simplified gable treatment

(b) Original historic fence treatment and simplified rendered brick fence

(c) Original historic picket fencing and simplified timber picket fence

(d) Original historic verandah treatment and simplified timber verandah details

Part B3 - Figure 1:Simplifieddetailingforinfilldevelopment.

Part

B3:

Cha

ract

er a

nd D

esig

n


C3. Theestablishedorientationpatternofthestreetscapeandneighbouringbuildingsisgenerallytobeadoptedbynewdevelopment.

C4. Buildings are to formally address the street with entrances andwindows.Verandahsandbalconiescanalsobeappropriateelements.

B3.1.3. Infillshopfrontbuildings

Explanation

ThetowncentresoftheBlueMountainscontainavarietyofshopfrontbuildings,withmostbasedona traditionalpatternof continuous shopfronts in amainstreetform.IntheupperMountains,mostshopfrontprecinctshavehighheritageandcharactervalue.Duetothehistoricpatternoftowndevelopmentalongthetransport corridor,many town centres are small and compact and focus onproximity to road and rail.Theexistingpatternsof small narrow shopfrontswithsome lanewaystoprovidefilteredaccesstorearparkingandsecondaryareasisavaluedaspectoftheMountainscharacter.

Whererenewalofindividualshops,groupsofshopsorlargerareasisproposed,considerationistobegiventotraditionalshopfrontforms,designsanddetailing.This section provides guidelines for acceptable types of shopfront design toretaintowncentrecharacter.

ThesecontrolsapplytozonesB1,B2,R1andR3,wherecharacterconsiderationsapplytoavillagesetting.ReferenceshouldalsobemadetoPart G Precincts of thisDCP.

Shopfront buildings that are listed as heritage items or within heritageconservationareas,orthosepropertiesinthevicinityofitemsorconservationareas,aredealtwithundertheheritageprovisionsinPart D1 Heritage.

Part B3 - Figure 2: Sympathetic infilldevelopment,despitethedisparityinthenumber of storeys

Part B3 - Figure 3: Sympatheticinfilldevelopment relating to thescale of surrounding context

Objectives

O1. To ensure that the character of small traditional main street andcommercial strip development, with filtered access to rear parkingareasandsecondaryareas,isprotectedandenhanced.

Part

B3:

Cha

ract

er a

nd D

esig

n


O2. To encourage high quality contemporary shopfronts in appropriatelocations and where respect for and sympathy with surroundingdevelopment can be demonstrated.

Controls

C1. Proposals for infill development within the vicinity of significanttraditionalshopfrontbuildingsarerequiredtodemonstrateadequateconsiderationoftheimpactsuponthosetraditionalshopfrontbuildings.

Note: Refer to Part D1.9.7 Traditional shopfront buildings where heritage

considerations apply.

C2. Redevelopmentofsitesonwhichsignificantandcontributorybuildingsarelocatedaretoretainandimprovetheexistingstreetpresentation.

C3. Shopfrontbuildingsaregenerallytocontainthefollowing:

(a) vertically-proportioneddoorsandwindows,and

(b) glazedshopfrontstoallgroundfloorretailareas,and

(c) astallboardbelowtheglazingatleast400mmhigh,and

(d) a recessed and generally splayed entry, and

(e) continuoussuspendedmetalawningsfrontingmainstreets,and

(f) ahighsolidtovoidratioaboveawninglevel,and

(g) parapetsorpedimentsabovetheupperlevel,and

(h) cornicesorcoursinglinesbelowtheparapet.

hamper

awning

french

doors

recessed

entry area

tiled floor

glazed

display

window

stallboard

Part B3 - Figure 4:Traditionalshopfrontelements

Part

B3:

Cha

ract

er a

nd D

esig

n


C4. Buildingsoncornersitesaretoincorporatesplayedcornersandotherelementstoarticulatecorners.Each frontageofacornerbuilding istopresentasamainstreet frontage,withsuspendedmetalawningscontinuingaroundeachcorner.

Part B3 - Figure 5: Traditionalshopfrontaddressingacorner

C5. Balconies,ifprovidedshouldberecessedtominimisethevisualimpactonthestreetscape.

C6. Separate the street address for retail uses from residential andcommercialuseswithineachbuilding.

C7. Whenpitchedroofsareproposed,slopesorpitchesshouldmatchtheexistingpitchedroofsofthearea.

C8. Historicdetailsarenottobeslavishly imitated.RefertoPart B3 - Figure 4.

Part B3 - Figure 6: Simplification of original historic shopfrontdetailingprovidescontextualfitfornewdevelopment.

Part

B3:

Cha

ract

er a

nd D

esig

n


C9. Incorporateliftoverrunsandserviceplantequipmentintothedesignoftheroofandreducetheirvisibility.

C10. Avoidatticwindowsanddormersintheroof.

C11. Highlyreflectivefinishesandcurtainwallglazingarenot likelytobesupportedabovethegroundfloor.

C12. Thefollowingwallmaterialsarepreferred:

(a) brickwithrenderpaintedapalecolour,and

(b) plainglasswindowswithtimberorthinsteel/metalframes,and

(c) timberjoineryandsignage.

C13. Thefollowingmaterialsareincompatiblewiththedesiredcharacteroftowncentres:

(a) largewalltiles,and

(b) fibre-cementsheeting,and

(c) concrete blocks, and

(d) curtainwallsystems,and

(e) reflectiveortintedglass.

C14. Use colour schemes compatible with surroundings structures andavoidcorporatecolourschemes.

B3.1.4. Medium-density residential development

Explanation

Some older lots within the Blue Mountains, mostly close to town centres,may be appropriate for urban renewal in the form of new medium-densitydevelopment.Thesetypesofdevelopmentscanhaveasignificantimpactuponstreetscapeandcharactervalues,andcandeterminethedevelopingcharacterof areas undergoing transition. Proper integration of these types of newdevelopmentintotraditionallylow-densityneighbourhoodsiscriticaltoensurethe streetscape retains coherence and a pleasing and attractive pedestrian-friendly environment. Design issues relating to the scale, forms, roof forms, materials,detailing,coloursandlandscapingconceptaredealtwithinthispart.

ThesecontrolsapplytozonesB1,B2,R1andR3,wherecharacterconsiderationsapply to a village setting.

Part

B3:

Cha

ract

er a

nd D

esig

n


Note: Reference should be made to the additional provisions for medium-density

development in Part F1 Residential Development.

Objectives

O1. To ensure that medium-density residential development adequatelyconsidersthescale, forms, roof forms, materials, detailing, colours and landscapingofnewdevelopments.

Controls

C1. Infill development is to demonstrate compliancewith the followingdesignindicatorswhererelevant:

(a) modest scale – new development is not to dominate thesurrounding environment, but is to be consistent with thepredominant scale of existing development, including dominant ridgeand/orparapetlinesandbuildingmassing(buildingvolumeandsize);and

(b) repetition of forms–Newdevelopment is toprovide goodarticulation of forms to achieve a modest scale, and providea repetitionof forms that expresses a rhythmandpatternofindividual units. To create diversity within repeating forms,therecanbedifferentiationbycolourortextureofmaterialsorsurfaces;and

Part B3 - Figure 7: Successful medium-density development incorporates simple rhythms,referentialroofformsanddetails,andamodestscaletoachieveasuccessfuloutcome.

Part

B3:

Cha

ract

er a

nd D

esig

n


(c) traditional roof forms–newdevelopmentinolderareascanrelate to existing development byusing traditional forms, themost significantbeinggabledand/orhippedroof formswithapitchofapproximately35degrees,andskillionverandahformstothefrontandsideelevations;and

(d) quality materials – new development should whereverpossible be constructed of quality materials, including highqualitydry-pressedbricks,corrugatedmetalroofing,terracottaroof tiles, stone, render and solid timber. The materials andfinishes should relate to the surrounding established context,andbeusedinappropriatelocationsandproportions;and

(e) simple detailing without overt imitation – the use ofverandahswithpostsorpiers,vertically-proportionedwindows,awningstowindows,andarticulated fencingthatfiltersviews;and

(f) traditional colours – colour schemes are to be generallyfromanaturaland/orhistoricpalette,whetherstrongheritagecoloursormutedbushlandtonesasappropriate.Intenseand/orexcessivelybrightcoloursaretobeavoided;and

(g) landscaping – landscaping is to soften the edges of newdevelopment, frame primary elevations and provide visual layers throughthoughtfully-placedplantings.

Part B3 - Figure 8: An original building on a large lot can provide room for medium-density housing development to the rear whilstretainingthecharacteroftheexistingstreetscape.

Part

B3:

Cha

ract

er a

nd D

esig

n


Part B3 - Figure 9:Theuseofpicketfencing,frontverandahswithtimberposts,andgabledroofformsinthisexampleprovidesimplebuteffectivereferencestomoretraditionalhousingtypes.

Part B3 - Figure 10:Medium-densityhousingcanincorporatesomelevelchangesandsubstantiallandscapingtointegratesuccessfullywithbushlandareas.

Part B3 - Figure 11: The use of qualitymaterials, references totraditional detailing andwell-designed landscaping can contribute tostrong urban design infill. In this example, new housing around anexisting church uses stonewalling, large roof forms and gablets tocreate a sense of place.

Part

B3:

Cha

ract

er a

nd D

esig

n


B3.2. Singledwellingdesignconsiderations

Introduction

Highqualitysite-specificandcontextualdesignofindividualsitesunderpinstheprovisionofhighqualitydesirableenvironmentsforliving,workingandenjoyment.Itallowsneighbourhoodstobereadandunderstoodcoherentlyandcreatesasenseofplaceandidentity.Gooddesignenhancesandstrengthenscommunityrelationships, and provides safe and sometimes beautiful environments. Itpreservesthequalitiesoftheenvironmentthatarevaluableandenhancesthosequalities.

Specificsiteplanningandgooddesignwillbuildonthesiteanalysisandincludethe considerations set out below to achieve high-quality buildings that fitharmoniouslywithsurroundingdevelopmentandtheenvironment.

Thispart applies to all newbuildings and significant alterations andadditionstoexistingbuildingswithintheLGA;however,thecontrolsaremostapplicableto free-standing residential dwelling development in the R2 Low DensityResidential,E2EnvironmentalConservation,andE4EnvironmentalLivingzones.

This part also applies to the design of new buildings in a bushland setting,where contextual fit with the natural environment is desirable in order tosympatheticallyintegratenewdevelopmentintoapredominantlybushsetting.This is particularly relevant in the E2 Environmental Conservation and E4EnvironmentalLivingzones.

Considerations of building height and floor space ratio are covered by theprovisionsofLEP2015, and these twovariables, inconjunctionwith the sitecoverage and setback requirements of PartB2BuildingEnvelopeofthisDCP, canbemanipulatedat thedesignstage toprovideabuildingenvelope that isrespectfultowardssurroundingdevelopmentandisresponsivetositeconditions.

For residential designs, LEP 2015 requires the consideration of residentialcharacter.Clause6.17(Considerationofcharacterandlandscape)ofLEP2015 hasobjectivesandcontrolsforresidentialdesigninresidentialandenvironmentalzones.Itrequiresconsiderationofissuessuchasscale and massing of buildings, materials, colours and finishes, building form and design, siting, setting and neighbourhoodamenity.Thissectionexpandsupontheconsiderationofthesematters.

Where a design deviates from the following controls, justification is to beprovidedwith the application to support theproposed changes. ProvisionofsupportingdocumentationwillnotnecessarilyguaranteesupportfromCouncilfortheproposeddeviation.

Note 1: Reference should be made to the additional provisions for low-density

development in Part F1 Residential Development.



Part

B3:

Cha

ract

er a

nd D

esig

n


Note 2: Buildingsthatareheritageitems,withinheritageconservationareasorwithin

Period Housing areas have additional context and character requirements, and are

guidedbytheprovisionsofPartDHeritageManagementofthisDCP.Buildingswithin

specificprecinctsareguidedbytheprovisionsofPartGPrecinctsofthisDCP.

Note 3: For landscaping controls and guidelines, refer to PartC3Landscapingofthis

DCP.

B3.2.1. Context considerations

Explanation

Contextcanbedefinedas thekeynaturalandbuilt featuresofanarea.Thisincludes theunderlyingnatural landform,distinctive landscapeelements,dateand style of buildings, scale and form of buildings, street and subdivision patterns, setbacks,materials,buildingtechniquesanddetails,views,vistasandskylines,thesolidtovoidrelationshipsandorientation.

This part applies particularly to the streetscape and the street front zoneof properties, and is particularly importantwhere there is a consistent and/orestablishedcharacter.Thestreetfrontzone(sometimesreferredtoasthe‘frontbuildingsetback’)iswhatisvisiblefromthestreet,andincludesthefrontand side boundary fences and front garden, and also the front elevation andfrontandsideroofplane/swherevervisible.Thescopeandtypeoflandscapingisalsoaconsiderationinthestreetfrontzone.Thestreetfrontzoneestablishestheconnectionbetweenthepublicandprivatedomainsandthereforesetsorcontributestothecontextandcharacteroftheneighbourhood.

roof form

front building

elevation

side boundary

fence

front yard

street boundary

fence

Part B3 - Figure 12:Definitionofstreetfrontzone.

Part

B3:

Cha

ract

er a

nd D

esig

n


Designconsiderationsapplytoallsites;however,factorssuchasthevisibilityofabuildingfromthestreet,andthebuildingsize,sitingandlotsizeallcontributetotheimpactofabuildingonitscontext.

ThissectionappliestozonesR2,E2andE4,whereconsiderationsapplytoalow-density,mixedcharacterand/orasloping,bushlandsetting.

Objectives

O1. To ensure that new development is responsive and sympathetic tothe surrounding context in scale, massing, orientation, siting, form, construction and materials.

O2. To retain, conserve and enhance the setting and character ofstreetscapes and the contribution of significant natural and culturalfeatures.

O3. To ensure that new development emphasises the street and publicdomain as a vibrant, safe and attractive place for activity and community interaction.

O4. To encourage contemporary architectural expression that is alsosensitivetothenaturalandbuiltsetting.

O5. To respect and reinforce established bushland character throughsensitivedesign,andtopromotecontemporarydesignthathasagoodcontextualfitwithanestablishedbushlandsetting.

Controls

C1. Developmentproposalsaretoidentifylocalcharacterconsiderationsanddemonstratehownewbuildingswillrespondandcontributetothequalityandidentityofthearea.Forsingledwellingsthis informationcanbeincludedinthestatementofenvironmentaleffects.

C2. Buildings are to be located to ensure compatibility with the sitelayoutanddesignofadjoiningbuildingsandtheprevailingstreetscape,in particular in terms of scale, form and other defining elements,whilst allowing for reasonable variation to enable design solutionsthatavoiduniformityandrespondappropriately tocontextandsitecharacteristics.RefertoPart B3 - Figure 13.

Part

B3:

Cha

ract

er a

nd D

esig

n


Part B3 - Figure 13:Contextualfitwithinanexistingstreetscape.

C3. Newdevelopmentistominimisevisualimpactsuponbushlandsettings,includingscenicdrives, theBlueMountainsNationalParkandothersignificantelementsthroughtheuseofdesign,coloursandmaterialswhichpreserveimportantnaturalandculturalsettings.

C4. Newdevelopmentistoprovidelegibility,bycreatingplacesandspacesthat can be easily and positively remembered by people. This canincludethecreationofarchitecturalelements,paths,andlandscapingthathaveadistinctiveness.Thoseelementsaretocontributetotheoverallimpressionoftheurbanenvironment.

C5. Buildingsaretoformallyaddressthestreet,streetcorners,parksandopen spaces and shared driveways through the visually harmoniousplacementofwindows,doors,verandahs,porchesandorentryareasto improve streetscape, access and passive surveillance.

B3.2.2. Siting and site design

Explanation

Sitingisthelocationandorientationofthebuilding.Appropriatesitingwilltakeinto account factors both internal and external to the site: the specific siteconstraintsandopportunities,andtherelationshipofthebuildingtosurroundingbuildings and building patterns.

Sloping land iscommon intheBlueMountains,withsteeplysloping landof1in5orhigherusuallyseverelyconstrained,withsiteaccessproblems,erosionpotential,firehazards,winds,developmentvisibility,sitedisturbanceandcostsgreatly increased.

Thedesigncontrolsbelowrequireadequateconsiderationofsomeofthebasicdesignissuesrelatedtositingofstructures,andcompatibilitywiththeclausesofLEP 2015identifiedinthenotebelow.


Part

B3:

Cha

ract

er a

nd D

esig

n



Note 1: Properties that are considered slope constrained, at risk of landslide, or

proposals thatrequireearthworkswillneedtoconsiderclauses6.4 (Protectedarea

– slope constraint area), 6.5(Protectedarea–landsliderisk) and 6.14(Earthworks) of

LEP2015.Theseclausesseektoidentifyandprotectareaswheretopographyandslope

make development unsuitable. Properties affected by thismapping can be identified

throughtheLEP2015maps.

Note 2: For landscaping controls and guidelines, refer to Part C3 Landscapingofthis

DCP.

Objectives

O1. Toensurethatbuildingsaresitedtofitharmoniouslywiththeexistingtopographyandtominimisevisualimpactsuponnaturalsettings.

O2. To ensure that the siting of buildings considers significant siteconstraintssuchasslope,andminimisessitedisturbance.

O3. Toensurethatthesitingofbuildingsavoidsovershadowingofadjoiningbuildingsandthatadverseimpactstothesolaraccesstolivingareasandprivateopenspaceofadjoiningbuildingsareminimised.

Note: Amenity of residential building is covered in detail in Part F1 Residential

DevelopmentofthisDCP.

Controls

C1. Development sitinganddesignistorespectandenhancethenaturallandscapeattributesthatcontributetothecharacteranddistinctsenseofplaceofthestreetscapeandneighbourhood,including:

(a) prominence of ridgelines, and

(b) landmarks, and

(c) topography,and

(d) views,vistasandoutlooks,and

(e) waterways,and

(f) vegetation.

C2. Buildings,particularlyinbushlandsettings,aretobelocatedtominimiseadversephysicalandvisualimpactsonthesite.





Part

B3:

Cha

ract

er a

nd D

esig

n


Slope controls

C3. Developmentisencouragedtofollowtheslopeofthesiteandreducetheneedforsignificantcutandfillthroughsplitleveldesign.

Part B3 - Figure 14:Designonslopingsites is torespond to thetopography.

C4. Developmentonlandsteeperthan1in5istousesplitleveldesignandraisedfloorconstructionwithaprotectedunderfloorwherepossible.

C5. Slabongroundconstructionisnottobeusedonslopessteeperthan1in10.Split-levelslabongroundconstructionmaybeacceptablewhereslabsfollowgroundlevels.

Site disturbance controls

C6. Buildings are to be sited and designed to keep site disturbance to a minimum.This includes changes in natural ground level, removal ofnaturaltopographicalfeaturesandvegetationanddisruptionofnaturalwaterrun-off.

C7. Cutandfillistobeminimisedasfaraspossibleandbecontainedwithinthebuildingfootprintwhereconditionsallow.Cutandfillisgenerallytobelimitedtoamaximumof1minheightanddepthunlesscontainedwithinorretainedbythewallsofthebuilding footprint,particularlywherethereispotentialforadverseenvironmentalimpactsorimpactsuponadjoiningproperties.

C8. Roadsandpathsaretofollowthelandformwherepossible.

Part

B3:

Cha

ract

er a

nd D

esig

n


B3.2.3. Building scale, forms and articulation

Explanation

Thescaleofabuildingisitsrelativesizecomparedtootherelementssuchasthestreet,surroundingbuildingsandthehumanscale.Abuildinghasanoverallscale,andcanalsoincorporateelementsthatgiveadeliberateperceptionofscale,inordertoreduceperceptionofheightandbulkandtorelatetothehumanscale.

Formincludestheoverallshape,volumeandarrangementofitsparts.Theformofthebuildingwilldictatetoalargedegreethepresentationandappearanceofthebuildingfromthestreet,aswellastheabilitytointegratewithsurroundingdevelopment.Form,alongwithappropriatescale,isamajordeterminantofhighqualitydesignandtheprotectionandenhancementofstreetscapequalities.

Residentialbuildingsaregenerallyincreasinginsize,andthedesireforamenityand facilities is expanding. These factors are creating a slow but inexorablechangeinthecharacter,constructionandsizeofnewresidentialbuildings.


Objectives

O1. Toensurethatbuilding forms provide a presentation appropriate to thesurroundingneighbourhoodandimmediateneighboursintermsofvisual appearance and amenity.

O2. Toensurethatnewformspreserveandenhancesitecharacteristics,siteconstraintsandneighbourhoodamenity.

O3. Toensure thatbuilding forms provide for quality design of buildings and quality external and internal spaces.

O4. Toensurethatnewbuildingformsallowedundermaximumfloorspaceratioandbuildingheightcontrolsdonotinhibitproperconsiderationofotherrelevantobjectivesandcontrols.

Controls

C1. Provide an appropriate bulk and scaletosuitthescaleofthestreetand the surrounding buildings. Building design should recognise thepredominantscale(height,bulk,densityetc.)ofthesettingandrespondsympathetically.Theimpactofaninappropriatelyscaledbuildingcannotbe compensated for by building form, design or detailing.

Part

B3:

Cha

ract

er a

nd D

esig

n


Part B3 - Figure 15: Contemporary infill dwellings should besympathetictothesurroundingcontext;inthisexamplethereferencingofadjacentformsisharmonious,andtheretentionoftheoriginalfenceandlandscapingeasecontextualfit.

C2. Provideaconsideredresponse to thescale of existing development inprecinctsundergoingtransition.Proposedbulkandheightneedstoachievethescaleidentifiedforthedesiredfuturecharacterofthearea.

C3. Wherenewdevelopmentisproposedforacornersite,thebuildingisto provide a building formanddetailingthataddressesbothprimaryand secondary frontages.

Part B3 - Figure 16: A traditional building responding to a corner site,enhancingboththecornerandtheresultingarchitecture.

Part

B3:

Cha

ract

er a

nd D

esig

n


C4. Development is to retain the detached dwelling character of lotsthroughfilteredviewsdownsideboundariesinlow-densityresidentialareas.

Building articulation

C5. Designistoseekafine-grainedandarticulatedarchitecturalexpression.Excessively long roof forms, roof ridges, and unbroken unarticulated wallsaretobeeliminated.Floorplansaretobearticulatedsuchthatanywallorroofplaneisnottobelongerthan15metreswithoutbeingarticulatedbytheintersectionofotherformsand/ordetails.

Alterations and additions

C6. Additionstoanexistingbuildingaregenerallytobe:

(a) locatedtotherearorsideoftheexistingbuildingwhenviewedfromthestreetfrontzone,and

(b) notvisibleovertheroofridgeoftheprimarybuilding,and

(c) compatiblewiththeexistingbuildinginregardstobulkandscale, roof forms and materials.

average eye height from the opposite side of the street preferred

height of additions

maximum height of additions

existing line of site

main existing roof ridgeline

Part B3 - Figure 17: Acceptable envelope for rear alterations and additions.

B3.2.4. Roof forms

Explanation

Roof formsvarywith the layoutof thebuilding. The layoutof thebuilding’sinteriorandexternalwallsdeterminetheultimateformoftheroof;theinterior,walls,floorlevels,openingsandroofmustfunctionharmoniouslytocreatethemost functional and pleasing internal and external forms.


Part

B3:

Cha

ract

er a

nd D

esig

n


Objectives

O1. Toensurethatthedesignofroofformsmaximisesthepotential forfunctional internal layouts and building envelopes.

O2. To ensure that the design of roof forms is compatible with thesurroundingstreetscapewheredesirable.

O3. Toensurethatroofdesignsinbushlandsettingsarecompatiblewithslopingtopography.

Controls

C1. Roof formsshouldcomplement thebuildingenvelope,providegoodfunctionalityandpresentwelltothestreet.

Part B3 - Figure 18: Atypical roof forms in the BlueMountains:singleskillionroofs,flatroofsandcurvedroofs.

Part

B3:

Cha

ract

er a

nd D

esig

n


C2. Inbushlandsettings,rooflinesshouldfollowslopesandbebelowtheestablishedtreecanopywhereverpossible.

C3. Proposalswithearth-coveredroofswillrequirespecialistinformationtobesubmittedforassessmentandwillbeconsideredonmerit.

B3.2.5. Materials,details,finishesandcolours

Explanation

Awidevarietyofbuildingmaterials,detailsandtechniquesareusedintheBlueMountains, particularly in low-density residential zones associatedwith latersubdivisions.Accompanyingthesematerials,detailsandtechniquesisabuildingstockofsimilardiversityinage,sizeandstyle.Thisiscommensuratewiththeongoing redevelopment of older properties and the expanding developmentpressuresfromtheSydneyplains.Buildingstyleoptionsareappliedtobuildinglayouts to reproduce a vast array of historic styles and contemporary takesonthosestyles.ThisdiversityisexpectedtocontinueoutsideofheritageandPeriod Housing areas.

Contemporarydesigns,materialsandtechniquesarealsoapparentwithinthehousing stock. There is an increasing interest and importance placed uponsustainability, and this has affected the procurement of new materials andrecycling of old building materials. Sustainable forestry practices, reduction in theuseoftoxicchemicals,andthereuseofsalvagedbuildingmaterialsareallpracticesthatpositivelycontributetosustainability.


Objectives

O1. To encourage choice of materials, details and finishes that aresympathetictoandharmoniouswiththeexistingcontext.

O2. Toencouragequalitycontemporarydesignthroughsimpledetailingofbuildings.

O3. Toencourageapplicantstoconsiderthenatureofthebuildingmaterials,theflowsofenergy,andmaterialsrequiredforthelifeoftheproject.

O4. Toensurethatintheconsiderationofdevelopmentproposals,adequateconsiderationisgiventothelifecyclecostsofthematerialsbeingused,theultimatedispositionofthesiteandthematerials,andwaysinwhichtheseenvironmentalimpactscanbereducedormitigated.

Part

B3:

Cha

ract

er a

nd D

esig

n


Controls

C1. Materials and details are to be a pleasing and balanced composition of buildingelements,textures,materialsandcoloursandreflecttheuse,internaldesignandstructureofthedevelopment.

C2. The use of off-the-shelf or distinctive historic decorative featuresappliedtonewbuildingsisdiscouraged.

C3. Inbushlandsettings,buildingmaterials,finishesandexternalcoloursaretousenaturalmutedearthtonesoflowreflectivequalitytoblendinwithbushland.Coloursincludeochres,browns,olives,andgreys.

C4. Façadesorroofsarenottoincorporatelargeareasofhighlyreflectivematerials.

C5. Avoid expanses of any single material.

C6. Theuseofrecyclableandreusablematerialsistobeencouragedandmaximisedwheneverpossible.

C7. Building applicationsusing strawbales,mudbrick, recycled shippingcontainersandotheralternativebuildingmaterialsandtechniqueswilllikely require specialist information to be submitted for assessment andwillbeconsideredonmeritandsitesuitability.

Documents

CONTEXT ,SITE ANALYSIS AND DESIGN 2015 Am… · C2. Site analysis information shall generally take the form of a scaled plan drawing. The site analysis plan is to map basic site features