DRAFT - Business Papers... · Web viewOn either side of the Parramatta River, the City’s topography is generally characterised by hills and valleys to the north, and the Cumberland

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PARRAMATTA DEVELOPMENT CONTROL PLAN 2005

Contents

Part 1 Introduction

1.1 Name of this DCP1.2 Where this DCP applies1.3 Relationship to other plans and policies 1.4 Savings Provision1.5 Purpose of this DCP1.6 Aims of this DCP1.7 Structure of DCP 1.8 Requirements for submission of information with development applications1.9 Terms used in this DCP

Part 2 Context & Site Analysis

2.1 Designing in Context2.2 Parramatta City’s Context2.3 Site Analysis

Part 3 Preliminary Building Envelope

3.0 Preliminary Building Envelope

3.1 Preliminary Building Envelope Table – Residential development

3.2 Preliminary Building Envelope Table - Mixed Use Development & Development in Centre Business 3A, Neighbourhood Business 3B & Employment 4 Zones

Part 4 General Principles for Development

4.0 General Principles for Development

4.1 Site Planning

4.1.1 Views and vistas4.1.2 Public domain4.1.3 Culture and public art4.1.4 Water management4.1.5 Soil management4.1.6 Air Quality4.1.7 Development on sloping land4.1.8 Land Contamination4.1.9 Biodiversity4.1.10 Landscaping 4.1.11 Site consolidation and development isolated sites

DRAFT PARRAMATTA DCP 2005 1

4.2 Building Elements

4.2.1 Streetscape4.2.2 Fences4.2.3 Building form & massing4.2.4 Building facades and articulation 4.2.5 Roof design4.2.6 Energy efficient design

4.3 Environmental Amenity

4.3.1 Private and communal open space4.3.2 Visual and acoustic privacy4.3.3 Acoustic amenity4.3.4 Solar access and cross ventilation4.3.5 Waste Management

4.4 Social Amenity

4.4.1 Access for People with Disabilities4.4.2 Safety and security4.4.3 Housing Diversity and Choice

4.5 Movement and Circulation4.5.1 Car Parking and Vehicular Access4.5.2 Accessibility and Connectivity

4.6 Residential Subdivision

Part 5 Special Precincts

5.1. Special Character Areas

5.2 Woodville Rd Mixed Use Zone 10

5.3 Epping Commercial Centre

5.4 North Parramatta 2(c) zone bounded by Brickfield, Belmore, Buller and Albert Streets

Part 6 Other Provisions

6.1 Signage

6.2 Telecommunications Facilities

6.3 Exempt Development

6.4 Complying Development


Glossary

Appendices1. Section 79C2. View & Vistas3. Vegetation communities4. Neighbourhood Character Areas



Part 1 Introduction

1.1 Name of this Development Control Plan

This plan is known as Parramatta Development Control Plan (DCP) 2005. The DCP was adopted by Council on ??? and came into effect on ???

1.2 Where this DCP applies

This DCP applies to all land within the Parramatta Local Government Area (LGA) that is zoned under the Parramatta Local Environmental Plan (LEP) 2001.

Note: Land in the Parramatta LGA may be zoned under Parramatta LEP 2001 or Sydney Regional Environmental Plan No. 28 – Parramatta (SREP No. 28). In most cases, land is only subject to one of these Plans. However, certain areas within the LGA are zoned under the Parramatta LEP 2001 and are also subject to the broad principles of SREP No. 28. Advice can be sought from Council’s Development Services Unit to determine which planning instrument applies to a site.

1.3 Relationship to other plans and policies

This DCP is to be read in conjunction with Parramatta LEP 2001. If there is any inconsistency between this DCP and Parramatta LEP 2001, the LEP will prevail.

This DCP repeals Parramatta Development Control Plan 2001.

Council has separate plans to address heritage. These plans should be consulted to determine their relevance to a proposed development:

Parramatta Local Environmental Plan 1996 (Heritage and Conservation) Parramatta Heritage Development Control Plan 2001

1.4 Savings Provision

Parramatta DCP 2001 continues to apply to a development application if the application was made and had not finally been determined before this DCP came into effect.

1.5 Purpose of this DCP

The purpose of this DCP is to supplement Parramatta LEP 2001 and provide more detailed provisions to guide development.

Under Section 79C of the Environmental Planning and Assessment Act, 1979, Council is required to take into consideration the relevant provisions of this DCP when determining an application for development. However, compliance with the provisions of this DCP does not guarantee that development consent will be granted. Section 79C of the Environmental Planning and Assessment Act, 1979 contains other matters that must be considered in determining a development application.


Note: Appendix 1 contains an extract of Section 79C.

1.6 Aims of this DCP

The aims of this DCP are to:

Ensure that development contributes to the quality of the natural and built environments.

Encourage development that contributes to the quality of the public domain. Ensure that development is economically, socially and environmentally

sustainable. Ensure future development has consideration for the needs of all members of

the community. Ensure development positively responds to the qualities of the site and its

context. Ensure development positively responds to the character of the surrounding

area.

1.7 Structure of this DCP

This DCP is structured to assist applicants to approach the design process in a logical manner. The DCP is formatted to reflect this process, as follows:

Part 1 – IntroductionExplains what the DCP is and where it applies.

Part 2 – Context and Site AnalysisAssists applicants to determine the opportunities and constraints of a site prior to commencing design of a proposal.

Part 3 – Preliminary Building EnvelopeAssists applicants to identify a three dimensional building envelope which forms the basis of the design which is further refined by applying the General Principles contained in Part 4.

Part 4 – General Principles of DevelopmentThe General Principles are the guiding principles for development.

Part 5 – Special PrecinctsContains additional design requirements for certain places that require special consideration. Development in these areas is to be designed having regard to the provisions of Parts 3 and 4, and with emphasis on the additional design requirements of this Part.

Part 6 – Other ProvisionsOutlines provisions for certain types of development, such as signage and telecommunications facilities. Also outlines the types of developments that are exempt from the need for development consent or that can be subject to a complying development certificate.

Glossary


Contains the definition of words for the purpose of this DCP.

AppendicesContain useful information that is referred to in the DCP.

1.8 Requirements for the submission of information with Development Applications

For advice on the information required to be submitted with a development application, please contact Council’s Development Services Unit.

1.9 Terms used in this DCP

In this DCP, terms have the meaning ascribed in the Environmental Planning and Assessment Act, 1979 and Parramatta LEP 2001. Certain terms used in this DCP are defined in the glossary. For example, a reference to ‘the City’ is a reference to the Parramatta Local Government Area.



Part 2 Context & Site Analysis

2.1 Designing in Context

Development that is designed in context enhances the sense of place in the City, reinforces the role and character of localities within the City and improves the quality of the environment for the community.

When designing a development for a site it is essential to respond to the local and broader urban context by identifying the area’s defining elements. The design should be informed by this.

In order to understand this context, a site analysis should be undertaken as a first step in preparing for a development. This should identify the opportunities and constraints of the site and create a platform from which to develop a design. A site analysis demonstrates that the proposed development is the best possible solution and makes the best contribution to its surroundings.

The broader elements of a site analysis should include things such as:

Underlying urban structure e.g. the broad land use patterns, the spatial structure

Subdivision and street patterns Topography and landscape Public domain Transport and access Building typologies e.g. detached dwellings, residential flat buildings etc. Archaeology Open space and water networks Cultural and physical heritage Views and vistas.

These elements should be considered in relation to the site and its area, but also relative to the existing planning framework and controls. Many areas in the City are in transition. It is important to recognise that places and communities evolve over time and anticipation of spatial change needs to be balanced with existing themes and forms and patterns which have helped establish the character of the locality.

2.2 Parramatta City’s Context

In the context of Sydney, Parramatta City is located at the head of Sydney harbour at the edge of the Cumberland Basin. On either side of the Parramatta River, the City’s topography is generally characterised by hills and valleys to the north, and the Cumberland Plain to the south. The City’s centre is located between the hills and the Plain, along the banks of the Parramatta River, and the River’s tributaries and adjacent open space corridors extend as fingers through the City.

A number of hard physical elements traverse the City including the Western Railway, the M4 Motorway and regional main roads such as Woodville Road, Pennant Hills Road, Parramatta Road and Windsor Road. Large pockets of institutional and


industrial land uses also differentiate the City including the Westmead Medical Precinct, the University of Western Sydney and the Camellia-Rydalmere Industrial Precinct. Parramatta Park, Rosehill Racecourse, and the Parramatta Speedway are recreational uses that cover substantial areas of the City. Commercial centres such as Carlingford, Epping and Granville, as well as a mix of smaller neighbourhood centres, also contribute to Parramatta’s diverse urban fabric.

The impact of all of these elements has a significant impact on the form and function of localities. Designing in context, recognising these broader spatial dynamics of the City, and refining an urban design framework consistent with the objectives of the planning framework, will ensure the future physical form of Parramatta kindles a sustainable, energetic and healthy community.

2.3 Site Analysis

All development applications should submit a site analysis, except development applications for the purposes of:

Change of use Minor alterations and additions, and Swimming pools.

The degree of detail required will vary according to the nature, type and scale of the development and its surroundings. The level of detail required should be clarified with Council's development assessment officers.

A site analysis assessment should document the key opportunities and constraints of a site and its surroundings and show how these, in conjunction with the provisions of this DCP have determined the final proposal for the site.

The site analysis may include plans, sketches, photographs and supporting written information and should include the following information:

Identifying Information:• orientation• scale and north point• date

Property Details:• site dimensions, property boundaries and site area• easements for drainage, services and rights of carriageway

Landform and Vegetation:• spot levels and contours• differences in ground levels on site as well as between the site and adjoining properties• existing vegetation on or affecting the site - location, height, canopy cover and species type• important views - from the site and from adjoining land • identification of any contaminated soils on the site and extent of any known landfill


• landscape features - cliffs, rock outcrops, embankments, retaining walls, foreshores• flood liable land, existing means of stormwater drainage, existing stormwater detention systems, flow paths, drainage easements, watercourses, channels etc;• sun and shade characteristics• prevailing winds

Access:• vehicle and pedestrian access to and from the site• public roads, laneways, pathways• on corner sites, the provision of a splay corner if required by Council• driveways, parking areas, loading bays on the site and within the vicinity of the site• existing cycle facilities within the area• public transport services

Existing Development:• existing buildings — on the site and on adjoining land. Show location, distance from the boundary, height, current use. Include elevations showing adjacent buildings• existing neighbourhood character, including the pattern of development, built form, building materials & colours, fencing and garden styles• Direction and distances to local shops, schools, public transport, parks, community facilities and local activity centres• overshadowing of and by adjoining buildings • fences and walls — location, height, materials• swimming pools, slipways• privacy — adjoining private open spaces, doors and windows• street frontage features — poles, trees, kerbs, footpaths, crossings, street furniture• noise, odour and light spillage sources (e.g. main roads, railway lines, sports fields, air conditioning units, pool pumps, industrial areas)• heritage and/or archaeological features (indigenous and non-indigenous) on site and in the vicinity of the site — include landscapes, buildings, conservation areas, special character areas• existing advertising signs

Assessment of Proposed Development:It is imperative that a site analysis include likely impacts of the proposed development and the measures proposed to mitigate these impacts. It should also show where the site has been unable to incorporate the opportunities and constraints of the site and the requirements of the DCP. Written and graphical explanations should be provided, for any site analysis, ultimately showing the suitability of the site for the proposed use.



3.0 PRELIMINARY BUILDING ENVELOPES

An allotment of land may be required to have a minimum site area or minimum frontage for a particular development either under Parramatta LEP 2001 or this DCP. Development proposals will be required to undergo a site analysis as outlined in Part 2 of this DCP to identify key opportunities and constraints for the development of the site.

A preliminary building envelope is then identified, this being the three dimensional space that limits the extent of a building on the allotment. The building envelope may be defined by height and front, rear and side boundary setbacks.

The controls that define the preliminary building envelope for different types of development are set out in the Preliminary Building Envelope Tables in this section of the DCP.

Once the preliminary building envelope has been determined, refinement of the envelope is necessary to ‘mould’ a development that best meets the planning objectives and design principles of this DCP.

The preliminary building envelope is refined by applying the relevant general principles for development contained Part 4 of this DCP. For example, general principles including private open space, solar access, visual and acoustic privacy, landscaping, streetscape and building form and massing, will modify the preliminary building envelope to give a form and shape to a residential building.

The total area defined by the building envelope is generally greater than the resultant building form.

The building envelope includes articulation zones for blade walls, shading devices and the like. These features may not project outside the building envelope.

The building envelope excludes dormer windows, balconies, bay windows, awnings, light weight pergolas, chimneys, gutters and eaves. These elements may project outside the building envelope.


3.1 PRELIMINARY BUILDING ENVELOPE CONTROLS – RESIDENTIAL DEVELOPMENT

Dwelling House Dual OccupancyMinimum Site frontage

Minimum 15m Minimum 15mMinimum12m for sites with 2 street/lane frontages

Height Max 2 storeys and a max building height of 9 metresexcept as below

Max 2 storeys and a max building height of 9 metresexcept as below

Battle axe - One storey, additional accommodation may be permitted in roof

- Fronting rear lane or - On land containing a heritage item or within a heritage conservation area:–One storey, additional accommodation may be permitted in roof

Street Setback Is to be consistent with the prevailing setback along the street within the range of 5 - 9 metres

Is to be consistent with the prevailing setback along the street within the range of 5 - 9 metres

Minimum 3m on secondary street for corner allotments

Minimum 3m on secondary street for corner allotments

Small lot (less than 550m2) consistent with prevailing setback along the street, but not less than 3 metres

Rear Lane - minimum 3 metres and maximum 5 metres

Rear Setback Minimum 30% of length of site

Minimum 30% of length of site.(this provision does not apply on corner sites)

Except: - On land containing a heritage item or within a heritage conservation area:–15% of length of site.

Small lot (<550m2)Minimum 6m or consistent with prevailing rear setback

Side Setback Minimum 900mm Minimum 1.5m


Granny Flat

Minimum Allotment size

A granny flat is not to be erected on an allotment of land which has an area of less than 550 square metres, unless the allotment of land existed as a separate parcel on 9 March 1979.

No more than one granny flat is permitted on an allotment of land.

No form of subdivision of a granny flat from the principal dwelling is permitted.

Height Maximum 1 storey and a maximum building height of 4.5 metres, except:fronting rear lane where 2 storeys and a max building height of 8.0 metres may be permitted.

Street Setback Not to be erected within the area between the front alignment of the principal dwelling and the street boundary, except where the granny flat is part of and integrated with the design of the principal dwelling and the street setback requirements for the principal dwelling are satisfied.

Minimum 3m on secondary street

Rear lane – minimum 1.5 metresRear Setback Minimum 3 metres

Side Setback Minimum 900mm


Multi-unitHousing

Site Frontage Min 24 metres

Height Max 2 storeys andMax building height 11m, within a building envelope determined by projecting a plane at 45° from the ceiling level of the uppermost storey.

Exceptions:Max 1 storey (attic may be permitted) andMax building height 8m, within a building envelope determined by projecting a plane at 45° from the ceiling level of the uppermost storey. This applies to:

Row(s) or other arrangements of townhouses that are situated to the rear of townhouses at the street frontage (eg a second row of townhouses).

A row of townhouses that predominantly faces the side boundary rather than the street, for that part of the building that is not within the first 20 metres of building length (ie the first 20 metres is permitted to be 2 storeys and the building is then required to step down to 1 storey).

Street Setback Rectilinear areas*Is to be consistent with the prevailing setback along the street within the range of 5-7 metresSecondary Street/lane: 3 - 5 metres

Curvilinear areas* Is to be consistent with the prevailing setback along the street within the range of 7 -10 metres Secondary street/lane: 5 - 7 metres

Basement carparks are not to extend beyond the building envelope into the front setback

Rear Setback Minimum 15% of length of site

Side Setback Minimum 3 metres, except where dwellings primarily address side boundaries, where the side setbacks must be a minimum of 4.5m

On corner allotments, to measure the side boundary setback, the side boundaries are taken to be the


boundaries that do not have frontage to a street.* The street setback controls for multi unit housing are differentiated according to the prevailing streetscape character of the area. Within the Residential 2(b) zone, areas typically fall within one of two prevailing character types – which are referred to in this DCP as rectilinear and curvilinear areas.

1. Rectilinear areas – typically have a rectilinear or grid street pattern laid over a generally flat topography. The streetscapes in these areas are defined by the regularity of the pattern of built and landscape elements. Vistas extend along the street corridors in a linear fashion. The majority of lots within this street pattern are regular in shape with strong landscaping elements at the rear of the lot. Examples of these areas are Granville, Merrylands and Guilford.

2. Curvilinear areas – typically have a curvilinear street pattern laid over a generally undulating topography. The streetscapes within these areas are more dominated by the landscape setting of buildings that ‘softens’ the streetscape. Views and vistas extend to hills and gullies, along the curved streets and between buildings. Many lots within this street pattern are irregular in shape, with strong landscaping elements within a generous front setback. Examples of these areas are Dundas Valley and Telopea.

Map X shows the location of these rectilinear and curvilinear areas.



TerraceHousing

Minimum Site frontage

Minimum 18m

Height Max 2 storeys

Attics may be permitted only where they face a street or element of public domain.

Accommodation may be permitted above garage(s) located on rear lanes

Street Setback 1.5m-3.5m

Rear Setback Minimum 1.5m to rear lane

Side Setback Minimum 1.5m

Building depth Max 14 metres


Residential Flat Building * High DensityHousing


Minimum 24m18m for sites with 2 street/lane frontages

Minimum 24m18m for sites with 2 street/lane frontages

Height Max 3 storeys Max 6 storeys

Max 2 storeys where adjoining existing single storey dwelling houses/dual occupancies in Residential 2(a) or 2(e) zones, unless the 3rd storey has a further setback of 6 metres

Loft apartments facing rear lane – 2 storeys

Street Setback 5-9m 5-9m

Secondary Street/lane 3-5m Secondary Street/lane 3-5m

Rear Setback Minimum 15% length of site Minimum 15% length of site.

Side Setback Minimum 4.5 m Minimum 4.5 m

* Includes residential flat buildings in Mixed Use (10) zones other than Woodville Rd. (Refer Sec 5.2 for Woodville Rd)


3.2 PRELIMINARY BUILDING ENVELOPE CONTROLS – MIXED USE DEVELOPMENT & DEVELOPMENT IN CENTRE BUSINESS 3A, NEIGHBOURHOOD BUSINESS 3B & EMPLOYMENT 4 ZONES

Mixed Use Development3A* & 3B

zonesEmployment

4 zoneIn 3A* and 3B Zones

Woodville Rd Mixed Use (10)

Zone

North Granville Mixed Use (10)

Zone

WestmeadMixed Use (10)

Zone

Northmead Off Briens Rd

Mixed Use (10) Zone

Height Max 3 storeys

Max 3 storeys and maximum wall height of 10.5m

Max 5 storeys.Additional storey may be permitted on corner lots to reinforce the corner element

Max 4 storeys fronting primary streetMax 3 storeys fronting secondary street/lane

Max 3 storeys Max 3 storeys

Max 12 metres

Street Setback

2 metres for residential

9 metres for residential

nil at ground floor for 50% of building frontage where use is non-residential

Nil for non-residential

2m for residential


2m for residential


2m for residential

Nil for 3A zones

3B zones to be determined on merit/site context

Correspond to existing predominant building line in street.

Rear Setback

15% length of site

10 metres for ground & first floors

2nd floor setback is to fit within a plane projected at 45 degrees from the top of the first floor

40% length of siteCorner sites 40% of length and width of site

Nil at ground level for non-residential development except for area bounded by Darcy Rd, Mons Rd & Cardillo St where rear setback is 6m

15% length of site

Dependent on impact on amenity of adjoining development



Side Setback

1.5m 6 metres Nil If party wall – Nil If party wall – Nil


Nil where no impact on streetscape or amenity of adjoining development.

If no party wall – 1.5m on ground & first floor; 3m on 2nd floor & above

Not party wall – 1.5m on ground & first floor; 3m on 2nd floor and above


Minimum 18m

Minimum 25m Minimum 18m Minimum 18m Minimum 18m __ __

Note: * Excludes the Centre Business 3A Zone at Epping. The controls for development in this centre are contained in the Epping Commercial Centre Masterplan adopted by Council in December 1999.


PART 4 GENERAL PRINCIPLES FOR DEVELOPMENT

The general principles for development are to be applied to all forms of development, except where it is clear that the principle is not relevant to a particular type of development. The sequence in which the general principles appear in the DCP does not represent any particular order of priority or importance.

Each principle has a set of objectives and a set of design principles. Where applicable, design standards for specific types of development are also included under the relevant general principle.

The objectives state the desired outcome, while the design principles express ways in which that outcome may be achieved. In most circumstances, compliance with the design standards will meet the objectives and design principles.

It is expected that the design principles will inform the ‘best practice’ design for a development. Applications will be considered on merit and achievement of the objectives, design principles and design standards. Development that varies design principles and/or standards must satisfy the objectives of the particular general principle and balance the design outcome with the objectives of other general principles. The variation must be justified as part of the development application submission.

Note: Where design standards are not included for a particular type of development in a general principle, this does not mean that the general principle is not relevant to that particular development type. The design principles and objectives for each general principle must be considered for all development types.



4.1 SITE PLANNING

4.1.1 Views and Vistas

The topographical setting of Parramatta, located in a river basin and bounded by hills to the north and west, means that there are significant views and vistas which contribute to the sense of place for Parramatta. Preservation and where possible enhancement of public views to landmark and landscape features allows people to interpret and appreciate the special character of Parramatta. View sharing between properties is also important to balance access to private views from properties.

Objectives

To preserve and enhance district and local views which reinforce and protect the City’s urban form and enhance legibility.

To encourage view sharing through complementary siting of buildings, responsive design and well-positioned landscaping.

To ensure highly visible sites are designed in scale with the City’s setting and encourage visual integration and connectivity between places.

Design Principles

1. Development is to preserve views of significant topographical features such as ridges and natural corridors, the urban skyline, landmark buildings, sites of historical significance and areas of high visibility, particularly those identified in Appendix 2.

2. Buildings should reinforce the landform of the City and be designed to preserve and strengthen areas of high visibility. In some locations, this may be achieved through uniform heights and street walls as a means of delineating the public view corridor.

3. Landscaping of streets and parks is to reinforce public view corridors.

4. Building design, location and landscaping is to encourage view sharing between properties.

Note: For certain developments, 3 dimensional computer simulations or photo montages from selected locations may be required to demonstrate how the proposal affects the setting and views and vistas.


4.1.2 Public Domain

The public domain comprises the shared urban area and spaces, the structures that relate to those spaces and the infrastructure that supports and serves them. Parramatta’s public domain includes the railway corridors, streetscapes, public car parks, parks and reserves, waterways and river systems. The public domain incorporates elements such as fences, bridges, trees, footpaths, street furniture and artworks. Development of private property should have regard and make a positive contribution to the interface with the public domain.

Objectives

To enhance the quality of the public domain.

To ensure the public domain is attractive, safe, interesting, comfortable, readily understood and easily accessed.

To ensure that development adjacent to public domain elements such as rivers, streets, parks, bushland reserves and other public open spaces, complements the landscape character, public use and enjoyment of that land.

Design Principles

1. Development is to be designed to address elements of the public domain, including the building interface between private and public domains, circulation patterns and accessways, gateways, nodes, edges, landscape features, heritage items, ground floor activity and built form definition to the street.

2. Public access to the public domain is to be maximised.

3. Buildings are to be located to provide an outlook to the public domain, without appearing to privatise that space.

4. Where appropriate, development is to provide a visual transition to the public domain through measures such as avoiding continuous lengths of blank walls and fences at the public domain interface.

5. Views to and from the public domain are to be protected.

6. Where appropriate, ground floor areas abutting public space should be occupied by uses that create active building fronts with pedestrian flow, and contribute to the life of the streets and other public spaces.


4.1.3 Culture and Public Art

Parramatta has a diverse community of cultural, linguistic and religious groups. Many sites have cultural significance relating to links with a particular social or cultural sub-group in the community or a link with the settlement and indigenous history of Parramatta. There is an opportunity to reflect these cultural links in the character and design of major development, including the provision of public art, to enrich the quality of the urban environment of Parramatta.

Objectives

To recognise and build on cultural identity and diversity in the design of development.

To promote development that is unique to the City and that reflects links to social or cultural sub-groups in the community or links with the settlement and indigenous history of Parramatta.

To promote the inclusion and integration of public artworks within development which are:

- accessible to the public, - make a positive contribution to the urban environment and - add to the cultural development of the City.

Design Principles

1. Development on sites over 5,000 square metres in area is required to provide and implement an Arts and Cultural Plan as part of the overall development. The plan is to include the provision of high quality artwork within the development in a publicly accessible location.

2. Arts and Cultural Plans are to be prepared having regard to links between the development site and any particular social or cultural sub-groups in the community, the settlement and indigenous history of Parramatta, or other culturally significant elements. Development on such land should be designed in a manner that considers and reflects those links. Historical and cultural elements, including buildings and archaeological features are to be interpreted and integrated with artworks.

Further Information Parramatta City Council Art & The Public Domain – Outline of Arts Plan Process


4.1.4 Water Management

All of Parramatta’s catchments drain to the Parramatta River, a highly significant tidal estuary in Sydney. To protect this resource, impacts on receiving water quality from further development of the catchments needs to be minimised. Stormwater drainage networks and the floodway capacity of waterways need to be managed whilst preserving/enhancing the ecological integrity of the waterway systems.

Flooding

Objectives To ensure the proponents of development and the community in general

are aware of the potential flood hazard and consequent risk and liability associated with the use and development of flood liable land.

To manage flood liable land in an economically, socially and environmentally sustainable manner.

To ensure building design and siting addresses flood hazard and does not result in adverse flood impact.

To prevent intensification of the development and use of floodways, and wherever appropriate and feasible, allow for their conversion to natural waterway corridors.

Design Principles1. Water Sensitive Urban Design principles are to be incorporated into the

design of stormwater drainage and in the orientation of development.

2. Development is to be compatible with any relevant Floodplain Risk Management Plan, Flood Studies, Sub-Catchment Management Plan and any policy or development control plan relating to flood liable land adopted by Council.

3. Development should not adversely increase the potential flood affectation on other development or properties, either individually or in combination with the cumulative impact of similar development(s) likely to occur within the same catchment.

4. The impact of flooding and flood liability is to be managed, ensuring the development does not divert the flood waters, nor interfere with floodwater storage or the natural functions of waterways.

5. Development should not result in significant impacts upon the amenity of an area by way of unacceptable overshadowing of adjoining properties, privacy impacts (e.g. by unsympathetic house-raising) or by being incompatible with the streetscape or character of the locality.

6. The filling of land up to 1:100 Average Recurrence Interval (ARI) (or flood storage area if determined) is not permitted. Filling of land above 1:100 ARI up to the Probable Maximum Flood (PMF) (or in flood fringe) must not adversely impact upon flood behaviour.


Note A Site Stormwater Management Plan addressing the above design principles and objectives may be required.

Further Information

NSW Government, Floodplain Management Manual 2001Flood Risk Management Plans, Flood Studies, Sub-Catchment Management Plans, and Flood Policies available from Council including Parramatta City Council Policy for Development and Building on Floodprone Land (E-5)

Water Sensitive Planning Guide – www.wsud.orgWSUD Engineering Procedure: Stormwater, Melbourne Water

Stormwater Drainage

Objectives

To minimise the quantity of stormwater run-off.

To protect and enhance existing natural or constructed drainage networks.

To minimise surcharge from the existing drainage systems.

To minimise and control nuisance flooding and to provide for the safe passage of less frequent floods.

Design Principles

1. Water sensitive urban design principles are to be incorporated into the design of stormwater drainage, on-site detention and landscaping and in the orientation of development.

2. Development is to be sited to minimise disturbance of the natural drainage system.

3. Impervious surfaces are to be minimised and soft landscaping used to promote infiltration and reduce stormwater run-off.

4. Adequate provision is to be made for the control and disposal of stormwater runoff from the site to ensure that it has no adverse impact on Council’s stormwater drainage systems, the development itself, or adjoining properties. Stormwater drainage design criteria is to be in accordance with Council’s Drainage Code E-4 (or any subsequently adopted Council guidelines).

5. On-site detention (OSD) will be required as outlined in the Upper Parramatta River Catchment Trust On-Site Detention Handbook. Council will permit the use of appropriately located rainwater tanks and/or other on-site retention measures in conjunction with OSD basins.


6. Stormwater, including overland flows entering and discharging from the site, must be managed. The site drainage network must provide the capacity to safely convey stormwater run-off resulting from design storm events listed in Council’s Drainage Code E-4 (or any subsequently adopted Council guidelines).

7. Council will generally not permit the construction of stormwater drainage lines through public reserves.

8. The design and location of stormwater drainage structures, such as detention and rainwater tanks, is to be integrated with the landscape design for the site. Above-ground structures are not to be visually intrusive.

Notes A Site Stormwater Management Plan addressing the above design principles and objectives may be required.

The discharge of polluted waters from the site is not permitted. Discharges from premises of any matter, whether solid, liquid or gaseous is required to conform to the Protection of the Environment Operations Act and its Regulations, or a pollution control approval issued by the Department of Environment and Conservation for Scheduled Premises.

Further Information

Water Sensitive Planning Guide – www.wsud.orgWater Sensitive Urban Design Technical Guidelines for Western Sydney – www.wsud.orgParramatta City Council Drainage Code E-4, ‘Disposal of Surface and Roofwater from Building Developments’ and ‘Design and Development Guidelines’

Water Quality

Objectives

To ensure that downstream flora and fauna are protected from stormwater impacts during construction and post construction phases.

Design Principles

1. Water sensitive urban design principles are to be designed and integrated into the development rather than relying on ‘end of pipe’ devices prior to discharge. Details are to be provided with the Site Stormwater Management Plan.

2. Operating practices and technology are to be employed to prevent contamination

of stormwater.


3. Runoff entering directly to waterways or bushland is to be treated to reduce erosion and sedimentation, nutrient and seed dispersal.

4. The expected average annual post-development pollutant loads in stormwater discharge from development classified as ‘high pollution risk’ are not to exceed the following:

Pollution Retention Criteria

Pollutant Retention Criteria forDevelopment Sites

Description

Gross Pollutants Trash litter and vegetation larger

than 5 mm

70% of average annual load

Fine Sediment Contaminant particles between

0.1 mm and 0.5 mm


Coarse Sediment Contaminant particles 0.1 mm or less


Nutrients Total phosphorus and total nitrogen

45% of the average annual load for each

nutrientHydrocarbons, motor

oils, oil & greaseWhichever is greater:1. 90% of the average

annual load; or2. Total discharge from site of Total Petroleum

Hydrocarbons (TPH) <10 mg/L at all times.

5. For development that is not classified as ‘high risk’, appropriate water management controls and management measures are to be included to protect and enhance water quality with the aim of reducing annual pollutant loads.

Note: A Site Stormwater Management Plan addressing the above design principles and objectives may be required.

Further Information

Water Sensitive Planning Guide – www.wsud.org

Water Efficiency

Objectives

To reduce water consumption and waste in new development through the provision of water re-use devices, conservation practices and recycling.


Design Principles

1. Development is to incorporate relevant measures to facilitate water conservation such as:

- landscaping with plant species that require minimal water- using water efficient taps, dual flush toilets, shower roses of flow restricting devices

- providing water efficient appliances such as washing machines and dishwashers

- minimising the volume of stormwater draining from the development site and facilitating water re-use through the use of rainwater tanks, on-site detention and re-use of grey water/black water.

Design Standards

Residential Development Residential development is to meet the water requirements of the Building

Sustainability Index (BASIX)

Commercial and Industrial Development All new commercial and industrial development is to demonstrate the

measures proposed, using water sensitive urban design principles, to reduce water consumption.

Further Information

BASIX web site: www.basix.nsw.gov.auState Environmental Planning Policy (Building Sustainability Index: BASIX) 2004BASIX Design Guideline: A-Rated Water Fittings and AppliancesWater Sensitive Planning Guide – www.wsud.org

Protection of Waterways

Objectives

To ensure development contributes to the protection and rehabilitation of waterways in order to improve waterway health and to develop and maintain ecologically sustainable waterways.

Design Principles

1. Development is to make provision for buffer areas for the preservation and maintenance of floodway, riparian corridors and habitat protection. (Note: Council has specific setbacks for some waterways.)


2. Development abutting waterways is to be landscaped with local indigenous species to protect bushland and wildlife corridors and soften the interface between the natural landscape and the urban environment.

3. The piping or artificial channelling of natural watercourses and drainage channels is not permitted. Consideration is to be given to re-opening piped or lined drainage systems wherever feasible.

4. Development is to ensure that natural channel design principles are incorporated in any works on or in waterways.

5. Ongoing maintenance costs are to be considered in the design of any waterway protection features.

Further Information

Brisbane City Council 2000, Natural Channel Design Guidelines

Protection of Groundwater

Objectives

To protect groundwater quality, flows and drainage patterns during demolition, construction and ongoing operation phases of a development.

Design Principles

1. Operating practices and technology shall be employed to prevent contamination of groundwater.

2. Protection measures for groundwater are to be proportional to the risk the development poses. Where the potential risk to groundwater is high, a separate Groundwater Impact Report will be required.

Acid Sulfate Soils

Objectives

To ensure the environmental value and ecological health of waterways are protected from the release of acid water from exposed acid sulfate soils.

Design Principles


1. Development is to ensure that sites with potential to contain acid sulfate soils are managed in a manner consistent with the provisions contained in Parramatta LEP 2001.

Salinity

Objectives

To ensure that soil or groundwater salinity does not impact on the structural integrity of a development.

To control the impact of the development on prevailing and potential soil or groundwater salinity in the City.

Design Principles

1. Construction techniques are to be employed that prevent structural damage to the development as a result of salinity. Where the potential risk of salinity is identified by using the draft Salinity Hazard Map, Department of Land and Water Conservation 2000, further investigations in accordance with the final draft Salinity Code of Practice are to be undertaken.

2. Protection measures to mitigate the impact of the development on soil salinity are to be employed.

Further Information

Department of Land and Water Conservation 2000, Draft Salinity Hazard Map for Western Sydney

Western Sydney Regional Organisation of Councils (WSROC) 2002, Final Draft Salinity Code of Practice.


4.1.5 Soil Management – Erosion and Sedimentation Control

Objectives

To ensure through effective site controls during and after demolition and construction, that development does not contribute to sedimentation of waterways and drainage systems, or cause wind blown soil loss.

To ensure that development does not result in environmental damage of waterways and bushland in the City.

Design Principles

Development is to be designed and constructed to integrate with the natural topography of the site so as to minimise the need for cut and fill.

Soil loss from development is to be minimised through effective site management

practices that reduce the impact of sedimentation on downstream waterways and drainage systems and that minimise wind blown soil loss.

Development is to minimise site disturbance, including impact on vegetation and significant trees.

Development that is likely to result in erosion and sedimentation is to be accompanied by details of the proposed method of on-site erosion and sediment control. Such details are to follow the guidelines in the NSW Landcom (2004) Managing Urban Stormwater: Soils and Construction and Council’s Design and Development Guidelines.


4.1.6 Air Quality

Objectives

To protect air quality and enhance environmental amenity.

Design Principles

1. Development that is likely to result in the emission of atmospheric pollutants, including odours, is to include operating practices and technology to ensure that the development does not contribute to increased air pollution.

2. Effective site controls during and after demolition and construction are to ensure that development does not contribute to increased air pollution.

Note

Discharges from premises of any matter, whether solid, liquid or gaseous is required to conform to the Protection of the Environment Operations Act and its Regulations, or a pollution control approval issued by the Department of Environment and Conservation for Scheduled Premises.


4.1.7 Development on sloping land

Objectives

To protect and minimize disturbance to natural landforms

To encourage buildings that are designed to respond sensitively to natural topography

Design Principles

1. Buildings are to be sited and designed to take into account the slope of the land to:

- minimise the visual bulk of the development, particularly when viewed from down slope.

- minimise the need for cut and fill by designs which minimise the building footprint and allow the building mass to step down the slope

- minimise the impact of development on the privacy of adjoining land.


4.1.8 Land Contamination

Objectives

To promote the remediation of contaminated land in order to reduce the risk of harm to human health or any other aspect of the environment.

Design Principles

1. Development on land that is or has previously been used for a purpose which is likely to have contaminated the site is to follow the procedures and guidelines contained in Parramatta LEP 2001, Council’s Land Contamination Policy and State Environmental Planning Policy 55 – Remediation of Land and Managing Land Contamination Planning Guidelines, 1998, Dept of Urban Affairs & Planning & Environment Protection Authority.

Some activities that are likely to cause land contamination are shown in Table 1 – for further information, refer to Dept of Urban Affairs & Planning and the Environment Protection Authority, 1998 Managing Land Contamination Planning Guidelines.

Table 1. Some Activities that may Cause Contamination• acid/alkali plant and formulation• agricultural/horticultural activities• airports• asbestos production and disposal• chemicals manufacture and formulation• defence works• drum re-conditioning works• dry cleaning establishments• electrical manufacturing (transformers)• electroplating and heat treatment premises• engine works• explosives industry• gas works• iron and steel works• landfill sites• metal treatment• mining and extractive industries• oil production and storage• paint formulation and manufacture• pesticide manufacture and formulation• power stations• railway yards• scrap yards• service stations• sheep and cattle dips• smelting and refining• tanning and associated trades• waste storage and treatment• wood preservation


Source: ANZECC & NHMRC 1992 The Australian and New Zealand Guidelines for the Assessment and Management of Contaminated Sites. For information on chemicals commonly associated with these activities see Appendix A. Note: It is not sufficient to rely solely on the contents of this Table to determine whether a site is likely to be contaminated or not. The Table is a guide only. A conclusive status can only be determined after a review of the site history and, if necessary, sampling

Further Information

Department of Infrastructure Planning and Natural Resources website: www.dipnr.nsw.gov.au


4.1.9 Biodiversity

The Parramatta LGA currently contains 412ha of bushland which contains several examples of endangered ecological communities and vulnerable or endangered flora and fauna species under the Threatened Species Conservation Act, 1995. There are also significant specimens of indigenous, native and cultural trees that are present in the public domain and on private property, that contribute to Parramatta’s biodiversity.

Parramatta is a City that values, protects and conserves its locally occurring native plants, animals and other living things, the environment they live in and the way they interact, so that biodiversity is sustained and enhanced.

Objectives

To minimise the impact of development on the City’s biodiversity by:- minimising the removal of indigenous vegetation and naturally

occurring soils;- conserving existing significant indigenous and native trees; and- encouraging planting of indigenous and native plants and trees on

private property

Design Principles

1. Development is to be sited and designed to minimise the impact on indigenous flora and fauna, including canopy trees and understorey vegetation, and on remnant native ground cover species.

2. Preference is to be given to the planting of species indigenous to the vegetation community of the local area. Refer to Appendix 3 for listing of appropriate species.

3. Development is to be sited and designed to minimise the impact on cultural trees and plantings and consideration is to be given to further planting of cultural trees and landscaping where appropriate.

4. Council will require the submission of a Statement of Flora/Fauna Impact (SFFI) for all development in or adjacent to bushland with respect to the impact on biodiversity. Development in or adjacent to bushland is to have regard to the impact on biodiversity.

5. Where a SFFI identifies species, populations or ecological communities listed under Schedules 1 and 2 of the Threatened Species Conservation Act, 1995, Section 5A of the Environmental Planning and Assessment Act, 1979 applies, and an “eight part test” must be prepared and submitted to Council in addition to the SFFI.

6. Preference is to be given to landscaping elements that provide/promote faunal habitat, eg. natural rock, dry walling and frog ponds.


Further Information

Parramatta City Council, 2003 Parramatta Biodiversity Plan Parramatta City Council, 1996 Tree Preservation Order Parramatta City Council, 2002 Parramatta Planting Strategy Environmental Planning and Assessment Act, 1979 (Clause 5A)Threatened Species Conservation Act, 1995Environment Protection and Biodiversity Conservation Act, 1999State Environmental Planning Policy No. 19 – Bushland in Urban AreasState Environmental Planning Policy No. 44 – Koala Habitat Protection


4.1.10 Landscaping

Objectives

To conserve significant natural features of the site and contribute to effective management of biodiversity.

To retain and provide for mature vegetation, particularly large and medium sized trees.

To provide continuous vegetation corridors.

To encourage the planting of indigenous, native and low water consumption plants and trees.

To enhance the existing streetscape and promote a scale and density of planting that softens the visual impact of buildings.

To provide privacy and amenity.

To promote energy efficiency by enhancing both solar access and shade.

To provide for the infiltration of water to the water table, minimise run-off and assist with stormwater management.

Design Principles

1. Natural features on the site, such as trees, rock outcrops, cliffs, ledges, indigenous species and vegetation communities should be retained and incorporated into the design of development.

2. Indigenous species, especially low water consumption plants, should be used in preference to exotic species, reflecting the vegetation communities of the locality – refer Appendix 3.

3. Landscaping abutting the Environment Protection (Bushland) 7 Zone under Parramatta LEP 2001 is to be landscaped with local indigenous species to protect bushland and wildlife corridors and soften the interface between the natural landscape and the urban environment.

4. Landscaping is to be designed to integrate new development with the existing landscape character of the street and be sensitive to site attributes, existing landscape features, streetscape view and vistas.

5. Landscaping is to enhance the visual setting and accentuate the design qualities of the built form. Landscaping solutions are to be used to create a screening effect for visually obtrusive land uses or building elements.


6. Trees should be planted at the front and rear of properties to encourage tree canopy to soften the built environment and to encourage the continuity of the landscape pattern.

7. Landscaping is to be designed so as to minimise overlooking between properties.

8. Landscaping should provide shade in summer without reducing solar access in winter.

9. The amount of hard surface area is to be minimised to reduce run-off. Run-off should be reduced by directing the overland flow from rainwater to permeable surfaces such as garden beds.

10. Landscaped areas should be designed to require minimal maintenance by using robust landscape elements and using hardy plants with low fertilizer requirements.

11.A deep soil zone is required for residential development in accordance with the design standards below. Buildings, basement carparks, swimming pools, tennis courts, patios and decks, and impervious surfaces such as paved areas, driveways, carparking and roofed areas are NOT included as part of the deep soil zone.

12.Deep soil zones should adjoin the deep soil zones of neighbouring properties where practicable so as to provide for a contiguous area of deep soil and vegetation.

13. A landscape plan, prepared by a suitably qualified person, is to be submitted for development that in Council’s opinion will significantly alter the landscape character. In all cases, a landscape plan will be required to accompany applications for:

- Dual occupancy development- Multi-unit housing (including townhouses and villas)- Residential flat buildings- Development abutting Public Open Space 6(a) or Environment Protection

(Bushland) 7 Zones under Parramatta LEP 2001- Commercial development- Industrial development

Design Standards

Dwelling houses, Dual Occupancies

A minimum of 30% of the site is to be a deep soil zone. Of this, - a minimum of 50% is to be located at the rear of the site,- a minimum of 15% is to be located at the front of the site.

Note: The minimum dimensions for a deep soil zone are 4m x 4m.


A minimum of 40% of the site is to be landscaped. This is inclusive of the deep soil zone.

To measure landscaped open space: - impervious surfaces such as driveways, paved areas, roofed areas,

carparking and stormwater structures, decks and the like and any area with a width or length of less than 2 metres are excluded

- the water surface of swimming pools is included- landscaping is to be at ground level - the minimum soil depth of land that can be included as landscaped

open space is 1 metre.

Granny Flats The minimum required area for deep soil zone at the rear of the site for the

principal dwelling is not to be reduced by the erection of a granny flat.

Multi-unit Housing

A minimum of 30% of the site is to be a deep soil zone. Of this,

- a minimum of 50% is to be located at the rear of the site,- a minimum of 15% is to be located at the front of the site,- a minimum of 10% is to be communal landscaped open space (refer to Section 4.3.1 Private and Communal Open Space for more detail)

In developments with more than one group of attached dwellings, the deep soil communal open space is to be provided between the buildings.

Note: The minimum dimensions for a deep soil zone are 4m x 4m.






Terrace Housing, Residential Flat Buildings and High Density Housing

A minimum of 30% of the site is to be a deep soil zone. Of this, a minimum of 50% is to be located at the rear of the site. Note: The minimum dimensions for a deep soil zone are 4m x 4m.







Mixed Use Development in the Mixed Use (10) Zones in Westmead and Northmead off Briens Road

The rear setback is to be a deep soil zone.

Mixed Use Development in the Mixed Use (10) Zone in Woodville Road 40% of the site is to be retained as a deep soil zone.

Mixed Use Development in the Mixed Use (10) Zone in North Granville The rear setback is to be landscaped

Development in Employment 4 Zones 10% of the site area is to comprise soft landscaping (lawns, trees, shrubs) Landscaping with a minimum width of 2.5m is to be provided surrounding car

parking and outdoor storage areas. Where sites have dual street exposure, landscaping is to be provided on both

frontages.

Basement Carparking Where basement carparking extends beyond the building envelope, a

minimum soil depth of 1.0 metre is to be provided, measured from the top of the slab and will not be calculated as part of the deep soil zone.

Further Information

Parramatta City Council 2002, Parramatta Planting Strategy Parramatta City Council 2003, Parramatta Biodiversity Plan Parramatta City Council 1996 Tree Preservation Order BASIX website: www.basix.nsw.gov.auBASIX Design Guidelines: Low Water Use LandscapeParramatta City Council


4.1.11 Site Consolidation and development on isolated sites

Objectives

To encourage site consolidation of allotments for multi-unit housing and residential flat developments in order to promote the efficient use of land and to avoid the creation of isolated sites.

To encourage the development of existing isolated sites in a manner that responds to the site’s context and characteristics and that maintains a satisfactory level of amenity.

Design Principles

1. Development for the purpose of residential flat buildings, high density housing, multi-unit housing, terrace housing and mixed use development is not to result in the creation of an isolated site that could not be developed in compliance with the relevant planning controls, including Parramatta LEP 2001 and this DCP.

Council will require appropriate documentary evidence to demonstrate that a genuine and reasonable attempt has been made to purchase an isolated site based on a fair market value. At least one recent independent valuation is to be submitted as part of that evidence and is to account for reasonable expenses likely to be incurred by the owner of the isolated site in the sale of the property.

2. Where amalgamation of the isolated site is not feasible, applicants will be required to demonstrate that an orderly and economic use and development of the separate sites can be achieved.

Applicants will be required to detail an envelope for the isolated site, indicating height, setbacks, resultant site coverage (building and basement), sufficient to understand the relationship between the application and the isolated site. The likely impacts the developments will have on each other, such as solar access, visual and acoustic privacy and the impact of development of the isolated site on the streetscape must also be addressed.

3. The development of existing isolated sites is not to detract from the character of the streetscape and is to achieve a satisfactory level of amenity including solar access, visual and acoustic privacy. Development of existing isolated sites may not achieve the maximum potential, particularly height and floor space ratio, and will be assessed on merit.

4. Where adjacent sites are developing concurrently, site planning options for development as an amalgamated site are to be explored.


4.2 BUILDING ELEMENTS

4.2.1 Streetscape

Streetscape represents the inter-relationship between buildings, landscape and open spaces in the street scene. Local amenity and identity are closely linked to streetscape character. Development should recognise predominant streetscape qualities, such as building form, scale, patterns, materials and colours in order to contribute to the character of the local area.

Objectives

To ensure new development responds to, reinforces and sensitively relates to the spatial characteristics of the existing urban environment.

To increase the legibility of streetscapes and urban spaces so that the inter-relationship between development, landscape and open space is visually coherent and harmonious.

To maximise opportunities for buildings to define the public domain.

To encourage attractive street frontages and improve pedestrian amenity.

Design Principles

1. Development is to respond and sensitively relate to the broader urban context including topography, block patterns and subdivision, street alignments, landscape, views and vistas and the patterns of development within the area.

2. Building design and landscaping are to be in harmony with the form, mass and proportions of the streetscape.

3. New buildings are to recognise and enhance the patterns and elements of facades within the street. Designs are to provide visual cohesion, continuity and distinction, and in particular, have regard to the horizontal and vertical proportions of building elements which create the visual scene.

4. Building setbacks from the street boundary are to be consistent with prevailing setbacks of adjoining and nearby buildings.

5. Development adjoining land use zone boundaries should provide a transition in form, considering elements such as height, scale, appearance, materials and setbacks.

6. Buildings on corner sites are to be articulated to address each street frontage and are to define prominent corners.


7. Buildings are to be constructed of suitably robust and durable materials which contribute to the overall quality of the streetscape.

8. Vehicular access points are to be minimised and should not break the continuity of the streetscape. Landscaping should be used to minimise the visual intrusion of vehicular access points.

9. Garages and parking structures are not to dominate the building façade and front setback.

Design Standards

Dwelling houses and dual occupancies

Garages are to be a maximum of 6.3 metres wide or 50% of the width of the street elevation whichever is the lesser.

At grade garages and carports are to be located a minimum of 300mm behind the front wall of the building.

Carports and garages associated with dwelling houses should be located at the rear of the property where this is the prevailing pattern of development in the street and the garage does not compromise other controls such as soft soil requirements.

Multi-Unit Housing

In areas or suburbs with a curvilinear street pattern laid over a generally undulating topography, (refer Section 3);

- multi-unit housing developments are to be designed to blend with the existing landscape setting and topography characterising the streetscape and locality.

- Visual continuity of open space corridors and vegetation elements in the landscape is to be maintained by the spacing of buildings. Additionally, buildings are to be sited to maintain where possible significant trees that are visually significant in the landscape setting of the streetscape.

In areas or suburbs with a rectilinear street pattern laid over a generally flat topography, (refer Section 3);

- multi-unit housing is to be designed to integrate with the built and natural elements defining the streetscape, including the regular street layout and building pattern and the landscape elements contributing to the streetscape, including street trees and front gardens.

In all areas the maximum length of building frontage along the street is 20 metres

The minimum separation between buildings along the street is 3 metres.


Where this space is proposed to be used as part of the outdoor area associated with a dwelling, fencing and landscaping is to be designed to address any privacy needs for that space and also to address the amenity of the streetscape presentation of the development.

Dwellings are not to be positioned over driveways to basement carparks where this results in an unacceptable impact on the visual amenity and continuity of the streetscape.

Note: Refer to Appendix 4 - Neighbourhood Character Areas for guidance on the patterns, form, proportions, materials and detailing of housing styles that characterise different areas. These should be used to assist in developing contemporary design of new housing development that fits sympathetically with existing local context.

Mail Boxes for Multi-Unit Housing and Residential Flat Buildings

Mail boxes are to be - visually integrated with the development and have regard to the

amenity of the streetscape. Design and location details are to be provided with the development application.

- located for convenient access by residents and deliverers- in compliance with Australia Post requirements for positioning and

dimensions

Mixed Use Development in the Mixed Use (10) Zone and the Centre Business 3A & Neighbourhood Business 3B Zones

Ground floor uses are to be non-residential. This provision does not apply to development within the Mixed Use 10 zone along Woodville Road.

Development in the Employment 4 Zone

Nil setbacks to side boundaries will only be considered where such a design does not impact on the streetscape or adjacent land uses.

Where there is a defined built edge adjacent to public roads, setbacks are to correspond with the predominant building line on the street frontage(s) providing a continuous streetscape.


4.2.2 Fences

Objectives

To ensure fences complement and conserve the visual character of the street and neighbourhood.

To define the boundaries/edges between public and private land and between areas of different function.

To contribute positively to the public domain.

Design Principles

1. Front fences and landscaping should allow people in their homes to view street activity.

2. New fences and walls are to be constructed of robust and durable materials which reduce the possibility of graffiti. The materials should be compatible with the associated building.

3. Fences are to respond to the architectural character of the street and/or area and the buildings that they front, with streetscape character maintained on all street frontages.

4. Front fences should not be erected where the streetscape is characterised by an absence of front fences.

5. Use of continuous lengths of blank walls at street level is to be avoided.

6. Suitable planting should be used to soften the edges of fences at the interface of the public domain.

7. Sheet metal fencing is not to be used at the street frontage or forward of the building line or in locations that have an interface with the public domain.

8. Fencing should respond to the topography of a site.

9. Fences should not be constructed in floodways. Where this is unavoidable fences are to be constructed of flood compatible and open type materials that will not restrict the flow of flood waters and be resistant to blockage.

10. Front fences are to be a maximum height of 1.2metres. Where noise attenuation or protection of amenity require a higher fence, front fences may be permitted to a maximum height of 1.8 metres.


Notes: Refer to Appendix 4 - Neighbourhood Character Areas for guidance on the

fencing characteristics associated with housing styles that characterise different areas. This should be used to assist in the design of front fencing that fits sympathetically with housing styles and streetscapes in local context.

The Special Character Areas referred to in Part 5.1 of this DCP contain specific requirements for fencing in order to protect the streetscape character in those areas. Some Special Character Areas are characterised by an absence of front fences and new front fences should not be erected in these areas.


4.2.3 Building Form and Massing

The form and massing of individual buildings, including height, bulk and scale, is a critical element in creating character and unity within a streetscape. To ensure successful integration of new development within existing neighbourhoods and centres in Parramatta, it is important to have sympathetic relationships between the form and massing of buildings and for development to be compatible with site conditions.

Objectives

To ensure buildings are compatible in form relative to the spatial characteristics of the local area.

To ensure building mass and form reinforces, complements and enhances the visual character of the street.

To ensure the distribution of building height and mass preserves and enhances neighbourhood amenity and has regard to site characteristics and environmental constraints.

To ensure that where changes in building scale, mass and/or height is proposed, it occurs in a manner that is sensitive to amenity issues of surrounding or nearby development.

Design Principles

1. Buildings are to be of a height that responds to the topography and the shape of the site.

2. The proportion and massing of buildings is to relate favourably to the form, proportions and massing of existing building patterns in the street.

3. Building height and mass should not result in unreasonable loss of amenity to adjacent properties, open space or the public domain.

4. The form and massing of buildings is to provide a transition between adjoining land use zones and building types.

5. Building form and massing is to increase the legibility of the development, giving prominence to individual and communal entries.

Design Standards

Granny Flats The granny flat and principal dwelling together are not to exceed a maximum

floorspace ratio of 0.5:1 Granny flats that are attached to the principal dwelling are to be integrated

with the design, colour and materials of the principal dwelling.


Granny flats are to be of a construction that is durable and robust and meets the standards specified under the Building Code of Australia. In particular, where the granny flat is proposed as the conversion of an existing structure, applicants should seek expert technical advice to ensure compliance with the relevant standards.

The appearance of a granny flat is not to detract from the visual amenity of the development on the site and surrounding locality.

Dual Occupancies

Attached dual occupancies should not be in the form of paired, mirror image housing.

Multi-Unit Housing

Large areas of blank or minimally articulated walls are not acceptable. Measures to avoid this may include windows, awnings, sun shading devices, pergolas, or a recognisable increased setback to the upper storey.

Attics within one or two storey buildings (multi-unit housing, terrace housing, dual occupancies, dwelling houses)

- are to be no greater than 25 square metres in floor area - are included as floorspace for the purpose of calculating the floorspace ratio.


Development in the Mixed Use (10) Zone

Floor space ratio for mixed use development:

- Woodville Rd = 0.8:1- Northmead off Briens Rd = 1.5:1- Westmead = 1.5:1- North Granville = 2:1 and 2.5:1 on corner sites

Floor space ratio for residential flat buildings in the Mixed Use (10) zone: 0.8:1 (under Parramatta LEP 2001)

Note: - Refer to Parramatta LEP 2001 for the floorspace ratio controls for other types of development. - Refer also to The Epping Commercial Centre Masterplan adopted by Council in December 1999 for the floorspace ratio for development in the Epping Centre Business 3A Zone.


4.2.4 Building facades and articulation

Facade treatment and the architectural detail of buildings contribute significantly to the way a building ‘reads’ from the street and to the character and continuity of the streetscape. The composition and detailing of the building façade also has an impact on the apparent bulk and scale of a building.

It is important when considering the design of new development that the predominant patterns, compositions and articulation of facades reinforces the character and continuity of the streetscape. This does not mean replicating the appearance of buildings. Contemporary design solutions based on sound design principles, which reinforce and make reference to the underlying elements that create the character of the area are encouraged.

Objectives

To ensure the appearance of buildings complement and enhance neighbourhood and streetscape character.

To encourage contemporary designs which integrate with the visual elements of the streetscape.

To provide attractive building facades which establish identity and contribute to the streetscape.

Design Principles

1. Building design and architectural style is to interpret and respond to the positive character of the locality, including the dominant patterns, textures and compositions of buildings.

2. Design consideration is to be given to the underlying building elements that contribute to the character of the area. Such things include roof shape, pitch and overhangs; entry porches, verandas, balconies and terraces; materials, finishes, fixtures, patterns, fenestrations, colours and detailing; the location and proportion of windows and doors.

3. Building facades should be modulated in plan and elevation and articulated to reduce the appearance of building bulk and to express the elements of the building’s architecture.

4. The facades of buildings should be designed with a balance of horizontal and vertical elements.

5. Alterations and additions are to be compatible with design elements of the existing building.


6. Building frontages and entries are to provide a sense of address and visual interest.

7. Where security grills/screens, ventilation louvres and carpark entry doors are used, they are to be integrated in facade designs.

Design StandardsBalconies and Eaves

Balconies and eaves are not to project more than 800mm beyond the building envelope. Juliet balconies and bay windows are not to project more than 600mm outside the building envelope.

Residential Flat Buildings

Multiple stair/lift cores should be provided to encourage multiple street entries to buildings containing multiple dwellings.

Multi-Unit Housing

Where dwellings do not face the street, they are to have recognisable entries and a sense of address as they would if they faced the street.

A mix of building materials and/or colours should be used to reduce the appearance of bulk and to integrate the building within the materials and colour palettes of the local area.



4.2.5 Roof Design

Objectives

To encourage roof forms that provide continuity and consistent character in the streetscape.

To encourage roof designs that integrate with the building composition and form.

Design Principles

1. Attention should be given to the roof as an important architectural element in the street which can provide continuity and character.

2. Roof form should minimise the appearance of bulk and scale of a building.

3. Roof forms are to respond to the local context, in particular in scale and pitch.

4. The visual intrusiveness of service elements, such as service plants, lift over-runs and the like, is to be minimised by integrating them into the design of the roof.

Design Standards

Multi Unit Housing

Roofs are not to exceed 32° pitch

Roof forms are to be contained within a building envelope determined by projecting a plane at 45° from the ceiling level of the uppermost storey, to a maximum height of 11 metres for two storey buildings and 8 metres for single storey buildings. Within this envelope, a range of roof forms can be used to respond to the building type and orientation.

Attics, where permitted, are to be designed to fit within the building envelope (with the exception of dormer windows) and are not to increase the bulk and height of the roof.

Dormer windows may be included which are no higher than the height of the main roof of the building, no greater than 1.5 metres in width and are not to incorporate or access a balcony.

Attics are to be cross ventilated.

Attic windows are not to allow overlooking of adjacent dwellings or their private open spaces.


4.2.6 Energy Efficient Design

Objectives

To promote sustainable development which minimises energy usage

To ensure that development contributes positively to an overall reduction in energy consumption and greenhouse gases

Design Principles

1. Residential development is to be designed having regard to the design principles embodied in the Building Sustainability Index (BASIX).

2. The principles and properties of thermal mass, glazing and insulation are to be recognised and incorporated into the design of new buildings to achieve a high level of energy efficiency.

Further Information

BASIX website: www.basix.nsw.gov.auBASIX Design Guidelines, including Thermal Insulation and Active Heating and Cooling Systems


http://www.basix.nsw.gov.au/


4.3 ENVIRONMENTAL AMENITY

4.3.1 Private and Communal Open Space

Objectives

To ensure that private open space is designed to provide residents with quality usable private outdoor living areas for recreational and outdoor activities.

To ensure that private open space is designed for privacy, solar access, and is well integrated with living areas.

To provide low maintenance communal open space areas for residents that facilitate opportunities for recreational and social activities, passive amenity, landscaping and deep soil planting.

Design Principles

1. Private open space is to be:

- provided for all dwellings, (with the exception of granny flats, which are able to share the private open space of the principal dwelling);

- directly accessible from the living area of the dwelling and capable of serving as an extension of the dwelling for relaxation, entertainment and recreation;

- designed to ensure privacy of the occupants of adjacent buildings and within the proposed development;

- located so as to maximise solar access; and

-designed to focus on the quality of the space in terms of its outlook, orientation, relationship to the dwelling, size and shape and its enclosure and landscape treatment.

2. Communal open space:

- is to be located where it is highly visible and directly accessible to the maximum number of dwellings;

- is to be designed with an integral role in the site, with uses such as circulation, BBQ or play areas or passive amenity;

- is to be integrated with the deep soil zone to provide a landscaped setting with opportunities for large and medium size tree planting; and

- should be located adjacent to surrounding public open spaces such as reserves and public through site links where appropriate.


Design Standards Note: Private open space within the street setback is not included in the minimum private open space area calculation.

Dwelling Houses and Dual Occupancies A minimum of 100sqm of private open space is to be provided at ground level,

with minimum dimensions of 6m

Dwelling houses on small lots (<550sqm) A minimum of 80sqm of private open space is to be provided at ground level,

with minimum dimensions of 4m

Granny Flats A granny flat is not to reduce the minimum area required for private open

space for the principal dwelling

Terrace Housing A minimum of 40sqm contiguous area of private open space is to be provided

at ground level, with minimum dimensions of 4m Balconies are to have minimum dimensions of 2.0m

Multi-unit Housing A minimum of 40sqm contiguous area of private open space is to be provided

at ground level, with minimum dimensions of 4m, except for internal courtyards where the minimum dimensions are 3 metres. Internal courtyards will count towards a maximum of 50% of the private open space for a dwelling.

Balconies are to have minimum dimensions of 2.0m Communal open space is to be landscaped to provide privacy screening

between buildings within and around the site and between private and communal areas on site.Note: Refer to Section 4.1.10 – Landscaping for the requirements for communal landscaped open space for multi-unit housing.

Residential Flat Buildings, High Density Housing and residential component of Mixed Use Developments

A minimum of 10sqm of private open space per dwelling is to be provided with minimum dimensions of 2.0m

A minimum of 10sqm of communal open space per dwelling is to be provided

Development in the Employment (4) Zone An area of communal open space is to be provided for staff recreation,

appropriate to the needs of the particular premises and integrated with adjacent open space or natural areas.


4.3.2 Visual and Acoustic privacy

Objectives

To ensure that development does not cause unreasonable overlooking of habitable rooms and principal private open spaces of dwellings.

To ensure that visual privacy is provided both within a development and between a development and its neighbours.

To ensure that the siting and design of development minimises the impacts of noise transmission between properties.

Design Principles

1. Development should be located and oriented to maximise visual and acoustic privacy between buildings.

2. The internal layout of buildings is to be designed to minimise overlooking of living areas and private open spaces.

3. Building elements such as balconies and decks are to be designed to minimise overlooking of living areas and private open spaces of adjoining dwellings.

4. The windows of dwellings are to be located so they do not provide direct and close views into the windows of other dwellings, particularly those of living areas.

5. The windows of dwellings are to be located and designed so as to reduce the transmission of noise.

6. Building design elements should be used to increase visual and acoustic privacy such as recessed balconies and/or vertical fins between adjacent balconies, fencing, vegetation and louvres and pergolas which limit overlooking of lower dwellings and/or private open space.

7. The internal layout of buildings is to be designed so as to reduce the effects of noise transmission. For example, dwellings with common party walls should locate noise generating rooms such as living rooms adjacent the noise generating rooms of other dwellings.

8. Appropriate building materials should be used to provide acoustic privacy.

Design Standards

Residential flat buildings, high density housing, terrace housing, multi unit housing and the residential component of mixed use development

Balconies should face the street or other element of the public domain, such as a park.


Multi Unit Housing

Minimum of 12 metres separation is required between buildings within the development site where habitable rooms face habitable rooms.

Minimum of 9 metres separation is required between buildings within the development site where habitable rooms face non-habitable rooms or blank walls.

Minimum of 3 metres separation is required between buildings within the development site where non-habitable rooms/blank walls face other non-habitable rooms/ blank walls.

Where the 3 metre building separation between buildings along the street is used as part of a dwelling’s outdoor space, the associated dwelling may have openings facing that space.

Attics which are located in two storey buildings may be permitted only in dwellings which face the street or which directly face another element of the public domain such as a park.

Attics windows are not to allow overlooking of adjacent dwellings or their private open spaces. An outlook to the street should be provided from attic windows where appropriate.

Residential Flat Buildings

The minimum separation between habitable rooms/balconies is 12 metres.

For loft dwellings facing rear lanes, the minimum separation between habitable rooms/balconies is 8 metres.

High Density Housing

The minimum separation between habitable rooms/balconies is 12 metres up to and including the 3rd storey and 18 metres above the 3rd storey.


4.3.3 Acoustic amenity

Objectives

To ensure that the siting and design of buildings minimises noise impacts from abutting major roads and other noise-generating land uses.

To ensure that commercial or industrial development does not unreasonably diminish the amenity of nearby residential uses from noise intrusion.

Design Principles

1. Where dwellings are proposed within proximity to noise-generating land uses such as major roads and rail corridors, entries, halls, storage rooms, bathrooms and laundries should be located on the noise affected side of each dwelling and should be able to be sealed off by doors from living areas and bedrooms where practicable.

2. Where dwellings are proposed within proximity to noise-generating land uses, appropriate materials with acoustic properties should be incorporated such as solid core doors with seal vents and insulation and suitably treated glazing.

3. Non-residential development is not to adversely affect the amenity of adjacent residential development as a result of noise, hours of operation and/or service deliveries.

4. Council may require a report by an acoustic consultant to be submitted with development applications for noise generating developments or for residential developments on sites adjacent to noise generating sources such as major roads and rail corridors.

Design Standards

Residential Development Internal habitable rooms of dwellings affected by high levels of external noise

are to be designed to achieve internal noise levels of no greater than 50dBA.

Further information

Building Code of AustraliaEnvironmental Protection Authority NSW Industrial Noise PolicyEnvironmental Protection Authority Environmental Criteria for Road Traffic NoiseRoads and Traffic Authority Reducing Traffic Noise – a Guide for Home Owners, Designers and BuildersRelevant Australian Standards, including:- AS 3671 Road Traffic Noise Intrusion- AS 1055 Parts 1, 2 and 3 – 1997 Acoustics – Description and Measurement

of Environmental Noise


- AS 2107 – 1987 Acoustics – Recommended design sound levels and reverberation times for building interiors

Rail Infrastructure Corporation (RIC) & State Rail Authority (SRA) Interim Guidelines for Councils: Consideration of Rail Noise and Vibration in the Planning ProcessRIC & SRA Interim Guidelines for Applicants: Consideration of Rail Noise and Vibration in the Planning ProcessRIC web site – www.ric.nsw.gov.au


4.3.4 Solar Access and Cross Ventilation

Objectives

To provide thermal comfort for occupants.

To ensure that development does not unreasonably diminish sunlight to neighbouring properties and within the development site.

To ensure that sunlight access is provided to private open space and habitable rooms to improve amenity and energy efficiency.

To ensure sufficient volumes of fresh air circulate through buildings to create a comfortable indoor environment and to optimize cross ventilation.

Design Principles

1. Development is to be designed and sited to minimise the extent of shadows that it casts on:- private and communal open space within the development;- private and communal open space of adjoining dwellings;- public open space such as bushland reserves and parkland;- solar collectors of adjoining development; and- habitable rooms within the development and in adjoining developments.

2. Dwellings within the development site and adjoining properties are to receive a minimum of 3 hours sunlight in habitable rooms and in at least 50% of the private open space between 9am and 3pm on 21 June. Where existing development currently receives less sunlight than this requirement, this should not be unreasonably reduced. In order to demonstrate that this can be achieved, shadow diagrams may be required with the development application.

3. Living areas of dwellings such as kitchens and family rooms should be located on the northern side of dwellings and service areas such as laundries and bathrooms to the south or west.

4. Building setbacks may need to be increased to maximise solar access and to minimise overshadowing from adjoining buildings. Building heights may also need to be stepped to maximise solar access.

5. In habitable rooms, head and sill heights of windows should be sufficient to allow light penetration into rooms.

6. Landscaping should provide shade in summer without reducing solar access in winter.

7. Buildings should have narrow cross sections, providing dual aspect for dwellings to allow for cross ventilation.

8. Buildings should be orientated to benefit from prevailing breezes.


9. All rooms should contain an external window to provide direct light and ventilation. Exceptions may be considered for non-habitable rooms where this cannot be achieved practicably and mechanical ventilation can be provided.

10. Natural cross ventilation should be achieved by locating window openings in opposing walls and in line with each other.

11. Buildings should be designed to facilitate convective currents through the following measures:

- by locating small windows on the windward side and larger windows on the leeward side thereby utilising air pressure to draw air through the dwelling;

- buildings can be designed to draw cool air in at lower levels and allow warm air to escape at higher levels, for example maisonette and two-storey dwellings.

12. Building elements such as operable louvers and screens, pergolas, blinds etc should be used to modify environmental conditions where required, such as maximizing solar access in winter and sun shading in summer.

Design Standards

Attics

Attics are to be cross-ventilated.

Dwelling Houses and Dual Occupancies

The minimum floor to ceiling height is 2.7 metres on the ground floor and 2.4 metres on the first floor.

The maximum floor to ceiling height is 3.0 metres. Existing floor to ceiling heights may be continued for alterations and additions

to existing dwellings.

Terrace Housing

The minimum dwelling width is 5 metres (measured between the internal walls) The minimum floor to ceiling height is 2.7 metres

Multi-Unit Housing

The maximum building depth is 14 metres where dwellings do not include an internal courtyard and 18 metres where dwellings contain an internal courtyard.

The minimum floor to ceiling height is 2.7 metres (excluding attics) The minimum dwelling width is 5 metres (measured between the external walls)

Residential Flat Buildings and High Density Housing


The minimum floor to ceiling height is 2.7m 80% of dwellings are to be naturally cross ventilated. Single aspect dwellings are limited in depth to 8m from a window The maximum building depth is 18 metres

Mixed Use Development

The minimum floor to ceiling height is 3.3 metres for non-residential uses on the ground floor and 2.7 metres above ground floor

Development in Centre Business 3A & Neighbourhood Business 3B zones (other than mixed use development)

The minimum floor to ceiling height is 3.3 metres on the ground floor and 2.7 metres above ground floor

Further Information

Sustainable Energy Development Authority (SEDA)BASIX website: www.basix.nsw.gov.auBASIX Design Guidelines, including Thermal ComfortDepartment of Infrastructure, Planning and Natural Resources Residential Flat Design Code


http://www.basix.nsw.gov.au/

4.3.5 Waste Management

Objectives

To reduce the quantity of waste and encourage the recycling of waste generated by new development.

To assist in achieving Federal and State Government waste minimisation targets.

To encourage building design which will minimise waste generation over the lifetime of the building.

To ensure that the disposal of waste generated by a building’s occupants over its lifetime is managed appropriately and efficiently.

To ensure that waste storage facilities are located appropriately and do not impact negatively on the streetscape.

Design Principles

1. Waste should be minimised by reducing, re-using and the recycling of demolition, construction and household waste.

2. Excavated material, demolition and builder’s waste should be re-used or recycled or, as a last resort, disposed of to landfill sites approved by the Department of Environment and Conservation.

3. The re-use of second hand building materials and the use of recycled building products is encouraged.

4. Development is required to provide an indoor space for the temporary storage of garbage, recyclable and compostible waste to enable the efficient separation of waste products.

5. A waste storage area/facility is to be set aside in all new developments for the storage of waste receptacles and of materials for recycling as follows: - the location and design of waste collection facilities is to complement the

design of the development and is not to be visually obtrusive in the streetscape or when viewed from other public places

- the area should be located so as not to cause offence to adjoining property owners or occupiers with regard to smell, visual appearance or noise disturbance

- the provision of communal or individual composting facilities is encouraged for garden waste and organic kitchen waste

Details of the waste storage area/facility are to be submitted with the development application.

6. Developments should incorporate convenient access for waste collection.


7. Landscape design should incorporate adequate space to enable on-site composting, where appropriate.

8. Development applications which involve demolition and/or the construction of new buildings are to include a Waste Management Plan. A Waste Management Plan is to contain details of:- the volume and type of waste to be generated,- whether the waste will be re-used, recycled or disposed of,- building materials and design techniques; and- the operation of ongoing waste management.(More detailed guidance on the required information to be included in waste management plans can be obtained from Council).

9. In the case where a development proposes to use 240 litre or 140 litre mobile garbage bins, there is to be sufficient space at the kerb for servicing by Council’s waste contractor.

10. In the case where a development proposes to use a dumpster/bulk bins, access is to be provided from the street level without the need for manual handling with sufficient space for the collection vehicle to drive to the collection point, empty the bin safely and exit without traffic interference.

Further Information

Waste Avoidance and Resource Recovery Act, 2001Resource NSW Waste-Not Development Control Plan Resource NSW Better Practice Guide for Waste Management in Multi-Unit Dwellings Resource NSW web site, www.resource.nsw.gov.au.


http://www.resource.nsw.gov.au/


4.4 SOCIAL AMENITY

4.4.1 Access for People with Disabilities

People who design, build, own, manage, lease, operate, regulate and use premises have responsibilities and rights under the Disability Discrimination Act, 1992 (DDA). The DDA is a Commonwealth Act which seeks to eliminate bias against people with disabilities and protect their rights. The DDA states that failure to provide equal access is unlawful, unless to do so would impose an unjustifiable hardship.

Objectives

To ensure that all people within the City are able to:

- participate in community life; and- access all public spaces and premises and utilise all goods, services

and facilities provided in these spaces and premises.

To ensure that applicants are aware that they have obligations under the Disability Discrimination Act, 1992.

Design Principles

1. The siting, design and construction of premises available to the public are to ensure an appropriate level of accessibility, so that all people can enter and use these premises. Access is to meet the requirements of the Disability Discrimination Act, 1992 (DDA), the relevant Australian Standards and the Building Code of Australia (BCA).

Note: Compliance with the BCA, the Australian Standards and this DCP does not mean that a development will be compliant with the DDA and provide protection against a complaint under the DDA.

Further Information

Disability Discrimination Act, 1992Advisory Notes on Access to Premises (Human Rights and Equal Opportunity Commission 1998)Transport Standards (Human Rights and Equal Opportunity Commission 2002)Building Code of AustraliaHuman Rights and Equal Opportunity Commission web site, www.hreoc.gov.au.Relevant Australian Standards, eg:

o AS 1428.1 to AS 1428.4 – Design for Access and Mobility o AS 2890.1 (2004) – Off-street parkingo AS 2890.5 (1993) – On-street parkingo AS 1735.12 (1999) – Lifts for persons with Disabilitieso AS 4299 – Adaptable Housingo AS 4586 (2002) – Slip resistance classification of new pedestrian surface

materials


http://www.hreoc.gov.au/

o AS 4663 (2002) – Slip resistance measurement of existing pedestrian surfaces

Standards Australia web site, www.standards.com.au


4.4.2 Safety and security

The design of buildings and places has an impact on perceptions of safety and security as well as actual opportunities to commit crime. Design for safety works by enabling casual surveillance, reinforcing territory, controlling access and managing space.

The application of the principles outlined in the NSW Police Service’s ‘Crime Prevention Through Environmental Design’ (CPTED), promotes physical conditions that deter opportunities for criminal behaviour and aims to make our communities safer places.

Objectives

To reduce crime risk and minimise opportunities for crime.

To increase and contribute to the safety and perception of safety in public and semi-public spaces.

To encourage the consideration and application of crime prevention principles when designing and siting buildings and spaces.

To encourage dwelling layouts that facilitate safety and encourage interaction and recognition between residents.

Design Principles

1. Development is to be designed to incorporate and/or enhance opportunities for effective natural surveillance by providing clear sight lines between public and private places, installation of effective lighting, and the appropriate landscaping of public areas.

2. Development should be designed to minimise opportunities for crime through suitable access control. Physical or symbolic barriers should be used to attract, channel and/or restrict the movement of people. Landscaping and/or physical elements may be used to direct people to destinations, identify where people can and cannot go and restrict access to high crime risk areas such as carparks.

3. Development is to incorporate design elements that contribute to a sense of community ownership of public spaces. Encouraging people to gather in public spaces through appropriate design techniques, helps to nurture a sense of responsibility for a place’s use and condition.

4. Definition and transition of boundaries between public and private spaces is encouraged as a method of territorial reinforcement. Methods other than gates, fences and enclosures are encouraged.


5. The incorporation of crime prevention measures in the design of new buildings and spaces is not to detract from the quality of the streetscape. Subtle design techniques should be applied to blend into façades and places.

6. New development is to be designed to reduce the attractiveness of crime by minimising, removing or concealing crime opportunities. The design of development should increase the possibility of detection, challenge and apprehension of persons engaged in crime.

7. A site management plan and formal crime risk assessment (Safer by Design Evaluation) involving the NSW Police Service may be required for large development, which in Council’s opinion, would create a crime risk.

Design Standards

Residential Flat Buildings, High Density Housing and Mixed Use development

Buildings should contain multiple stair/ lift cores which limit the number of dwellings with access from the circulation core.

Further Information

NSW Police Service 2001, Safer by Design NSW Department of Urban Affairs and Planning 1979, Crime Prevention and the Assessment of Development Applications, Guidelines under Section 79C of the Environmental Planning and Assessment Act, 1979.


4.4.3 Housing Diversity and Choice

In order to provide equitable access to new housing, there is a need to provide a range of housing options in Parramatta because of changing lifestyle needs such as

- the range of household types (single, couple, family, extended family etc), - particular housing needs for certain groups within the community such as older people or people with a disability, and

- different income groups

Objectives

To ensure a range of housing options are available in terms of dwelling type and size, to maximise housing choice to meet the needs of diverse household types.

To maintain equitable access to new housing by cultural and socio-economic groups and to minimise the social impacts of gentrification of existing housing areas.

To promote the design of buildings that are adaptable and flexible in design to suit the changing lifecycle housing needs of residents over time.

Design Principles

1. The following mix is to be used as a guide for residential flat buildings, high density housing, the residential component of mixed use developments and residential developments that require a masterplan under Parramatta LEP 2001 :

- 3 bedroom 10% – 20%- 2 bedroom 60% – 75%- 1 bedroom 10% – 20%

This mix may be refined having regard to:- the location of the development in relation to public transport, public facilities,

employment areas, schools, universities and retail centres;- population trends; and,- whether the development is for the purpose of public housing or the

applicant is a community housing or non-profit organisation.

Developments containing less than 10 dwellings may vary this mix providing a range of dwelling sizes are represented.

2. Adaptable housing complying with AS 4299 is to be provided in multi-unit housing, terrace housing, residential flat buildings, high density housing and the residential component of mixed use developments in accordance with the following:

Total no. of dwellings in development No. of adaptable dwelling required Less than 10 Nil 10 – 20 1 more than 20 5%



4.5 MOVEMENT AND CIRCULATION

4.5.1 Parking and Vehicular Access

Objectives

To ensure that the location and design of driveways, parking spaces and other areas used for the movement of motor vehicles are efficient, safe, convenient and are integrated into the design of the development to minimize their visual impact.

To ensure that adequate off-street parking is provided to serve the needs of development.

Design Principles

1. Vehicle access points and parking areas are to be:- easily accessible and recognisable to motorists- located to minimise traffic hazards and the potential for vehicles to queue on public roads

- located to minimise the loss of on street car parking, and to minimise the number of access points.

2. Car parking and service/delivery areas are to be located so that they do not visually dominate either the development or the public domain surrounding the development.

3. Parking and service/delivery areas are to be located to minimise conflict between pedestrians and vehicles and to minimise impact on residential amenity.

4. Development on arterial roads is to seek access via a secondary street where possible.

5. On site parking is to be provided at a rate sufficient for residents, employees, visitors and service vehicles as relevant to the development.

6. Car parking spaces are to be designed to ensure ease of access, egress and manoeuvring on-site. The standards of AS 2890 are to be complied with.

7. Driveways are to be designed to avoid a long and straight appearance by using landscaping and variations in alignment.

8. Car parking areas and vehicle accessways are to be landscaped to integrate sympathetically with the development and the landscape character of the locality. Large car parking areas are to be broken up using landscaping.


9. The area between property boundaries and driveways, access ways and parking spaces is to be of sufficient width to enable landscaping and screen planting.

10.Car parking at ground level is not to encroach within building setbacks.

11.Where appropriate, reasonable provision is to be made for the parking needs of people with disabilities.

12.Basement car parking is to be:- adequately ventilated- designed for safe and convenient pedestrian movement and to include

separate pedestrian access points to the building that are clearly defined and easily negotiated

- predominantly located within the building footprint - located fully below natural ground level. Where slope conditions mean that

this is unachievable, the maximum basement projection above natural ground level is to be 1.2 metres

13.Where a building contains residential and non-residential uses, separate access is to be provided from basement carparking to the residential and non-residential uses.

14.Visitor parking is to be marked or signposted to enable easy recognition.

Design Standards

Note: All numbers are to be rounded up when calculating the parking requirements.

Bicycle Parking:

- Residential flat buildings, commercial, retail and industrial developments are required to provide adequate, safe and secure bicycle parking.- The rate for commercial, retail and industrial development is 1 bicycle space per 20 motor vehicle spaces.- The rate for residential flat buildings is 1 bicycle space per 3 dwellings.- Bicycle parking is to be provided in the form of Class 2 compounds, as specified in AS 2890.3 – Bicycle Parking Facilities. The parking facilities are to be located in the vehicle parking area. These facilities may be located in storage areas if access to parked bicycles is not impeded by the design of the storage area.

Residential:

Dwelling houses and Dual Occupancies

- 1 space for dwellings less than or equal to 125 sqm- 2 spaces for dwellings equal to or greater than 125 sqm


- Garages should be a maximum of 6.3 metres wide, or 50% of the width of the street elevation of the building, whichever is the lesser.

- At grade garages and carports are to be located a minimum of 300mm behind the front building line.

- Carports and garages should be located at the rear of the property where this is the prevailing pattern of development in the street.

- Carparking for dwelling houses and dual occupancies is not to be in the form of a basement. Exceptions may be made where slope conditions require a basement, however in such cases the area of the basement should not significantly exceed the area required to meet the carparking requirements for the development. Additional basement area to that required to satisfy parking requirements may be included as floorspace area when calculating floorspace ratio. Design Solutions and ControlsGranny Flat

- No additional parking is required for a granny flat

Villas, Townhouses and Terraces

- 1 space per 1 or 2 bedroom unit- 1.5 spaces per 3 bedroom unit- 2 spaces per 4 bedroom unit or above- Plus 0.25 space per dwelling for visitor parking.

- For town houses and villas, a maximum of one kerb crossing, being a minimum of 3.5 metres is permissible per two dwellings, or alternatively two crossings every 18 metres.- For terrace housing, all car parking is to be located at the rear of the site and accessed from a rear lane.

Residential flat buildings or the residential component of Mixed Use development (not within 400 metres walking distance of railway station and transit corridors - as defined by NSW Roads and Traffic Authority)

- Carparking spaces are to be located in a basement, although at grade car parking is permitted from the lane on sites with frontage to a main street and a lane.- 1 space per 1 bedroom unit- 1.25 spaces per 2 bedroom unit- 1.5 spaces per 3 bedroom unit- Plus 0.25 space per dwelling for visitor parking- A car wash bay which may also be a visitor space

Residential flat buildings or the residential component of Mixed Use Development (within 400 metres walking distance of railway station and transitcorridors – as defined by NSW Roads and Traffic Authority):


- Carparking spaces are to be located in a basement- 1 space per 1 and 2 bedroom unit- 1.2 spaces per 3 bedroom unit- Plus 0.25 space per dwelling for visitor parking- A car wash bay which may also be a visitor space

Storage Area for multi-dwelling residential development:

Basement carparks for multi-dwelling residential developments are to provide a secure storage space with a minimum size of 10 cubic metres per dwelling.

Mixed Use Development

- Vehicular access is not to be provided along the boundary adjacent to residential uses.- Loading/manoeuvring areas are to be located within buildings or screened from adjacent residential uses.- Residential and non-residential car parking spaces are to be physically separated.

Commercial Premises

- 1 space per 50 sqm of gross floor area- plus 1 loading bay per 400 sqm of gross floor area

Industrial - 1 space per 70 sqm of gross floor area- plus 1 loading bay/dock per 800sqm gross floor area- loading docks are to be designed to allow heavy vehicles to enter and leave the site in a forward direction, without interfering with visitor and employee parking.

Retail

- 1 space per 30 sqm gross floor area- 1 loading bay per 400 sqm gross floor area- retail use may include any on-street unrestricted or time restricted parking on the frontage of the site in the parking calculations

Child Care Centres

- 1 space for every 4 children in attendance

Places of Public Worship

- parking surveys should be undertaken of similar developments

Restaurants- whichever is greater - 15 spaces per 100 sqm or 1 space per 3 seats


Each on site parking space must have the following dimensions:

- Enclosed garage:- 3.0 metres width x 5.4- Disabled parking space 3.8 metres width x 5.5 metres length- Clearance above the general parking surface must be a minimum of 2.5 metres- Unenclosed parking space 2.4 metres width x 5.4 metres length

Note - Refer to the Roads and Traffic Authority Guide for Traffic Generating Development if particular land uses are not addressed in this DCP.

Provisions on Splay CornersDevelopment on corner sites may be required to accommodate a splay corner to facilitate improved traffic conditions. This matter should be identified at the initial design stage in consultation with Council’s development assessment officers.

Further InformationRoads and Traffic Authority, Guide to Traffic Generating DevelopmentAS 2890 – Off Street Parking, Commercial Vehicle Facilities, Bicycle Parking Facilities, On-street ParkingWSROC 1998 Access for People with Mobility Disabilities Manual of Best Practice


4.5.2 Accessibility and Connectivity

In some areas of Parramatta topography and/or the street pattern limit the ability of pedestrians to walk to neighbourhood facilities, raising the dependence on cars, lowering opportunities for social interaction and reducing the safety and vitality of the public realm. New development, particularly on large sites, can provide opportunities for the creation of new pedestrian links through sites to improve the accessibility and connectivity within neighbourhoods.

Objectives

To improve pedestrian access and connectivity between housing, open space networks, community facilities, public transport, local activity centres and schools.

To encourage pedestrian through-site links that are designed to promote safety and amenity.

Design Principles

1. Pedestrian links should be provided where possible through development sites to improve connectivity between housing, open space networks, community facilities, public transport, local activity centres and schools.

2. Through-site links should be arranged on the site to enable casual surveillance from buildings on the site and from the street or public domain.

3. Through-site links should be integrated with the circulation system of the site so that they perform a role for circulation within as well as through the site.

4. Through site links are to be landscaped and appropriate lighting levels provided and maintained.

5. Public, communal and private areas are to be clearly delineated within the site.


4.6 RESIDENTIAL SUBDIVISION

Objectives

To ensure that subdivision of land for residential development has regard to site opportunities and constraints.

To ensure that subdivision respects the predominant subdivision pattern of the locality.

To ensure that allotments of sufficient size are created to facilitate development that meets the requirements of this plan.

Design Principles

1. Subdivision is to be designed to: Take account of topography and slope and minimise the need for cut

and fill associated with dwelling and driveway construction, Protect natural and cultural/heritage features, Retain significant trees and vegetation communities, Have regard to views to and from the site

2. Subject to minimum lot size requirements, subdivision is to reflect and reinforce the established subdivision pattern of the locality.

3. Subdivision of large sites should allow for a range of lot sizes to suit a mix of housing types and sizes.

4. Lots are to be oriented to maximise solar access for future dwellings.

5. Lot size and dimensions are to provide for: A suitable building platform Outdoor open space and service space Landscaped area Vehicular access that connects to a public road On site parking.

6. Where appropriate, subdivisions are to provide connections for public access, both vehicular and pedestrian within and beyond the site and are to facilitate open space linkages.

7. Adequate provision is to be made within new lots for infrastructure services.

8. Subdivision of land in close proximity to areas likely to be affected by bushfire is to be carried out in accordance with the NSW Rural Fire Services and Department of Infrastructure, Planning and Natural Resources, Planning for Bushfire Protection 2001.


9. Access corridors are to: provide safe and practical vehicular access to a formed public road. allow vehicles to leave the driveway in a forward direction, make provision for vehicles to pass where necessary, include appropriate landscaping to maintain the amenity of the area, be accessible for service providers and emergency services.

Design Standards

Dwelling Houses

Lots with direct road frontage require: A minimum site area of 550 square metres and a minimum frontage of 15 metres where it is proposed to erect a dwelling house on the allotment.

Battleaxe lots require: A minimum site area of 670 square metres (not including the access corridor) and a minimum access corridor width of 3.2 metres where it is proposed to erect a dwelling house

Note: Multiple subdivision of battleaxe lots is strongly discouraged

Dual Occupancy

A minimum site area of 600 square metres and a minimum frontage of 15 metres (or 12 metres for 2 street or street/lane frontages) is required where it is proposed to erect a dual occupancy on the allotment.

For the subdivision of dual occupancies, equal or similar proportions in site area are to be provided for each dual occupancy lot and a minimum frontage of 7.5m metres provided for each dwelling resulting from the subdivision of the dual occupancy.

Granny Flats

No form of subdivision of a granny flat from the principal dwelling is permitted

Masterplan sites

Council will consider a variation to the minimum allotment sizes provided the masterplan demonstrates that the allotment sizes meet the objectives and design principles outlined above.


Part 5 Special Precincts

This part of the DCP contains specific design requirements for certain places within the City that have been developed to reinforce the special attributes and qualities of the area.

Development within these areas is to be designed having regard to Parts 3 and 4 of this DCP, but with emphasis on the additional design requirements of this Part.



5.1 Special Character Areas

Special Character Areas are well defined precincts that have been identified as having a special character and level of residential amenity that should be preserved. They were generally built over a short period of time and have retained a consistency of design, materials and scale. Special Character Areas can be attributed to built form and/or subdivision pattern.

The identified Special Character areas are:1. All Saints Cemetery Precinct, North Parramatta2. Thomas and Lombard Streets, Northmead3. Hillside Estate, Ermington4. Jeffery Avenue, North Parramatta5. Sutherland Road, North Parramatta6. Sylvia Gardens, Northmead7. Winston Hills

Development within each Special Character Area is to be compatible with the identified character and is to reinforce the special attributes and qualities of the area.


All Saints Cemetery Special Character Area

The growth of Parramatta outside its early colonial township saw the buildingof a second Church of England in the 1840s — that of All Saints — constructedas a memorial to Samual Marsden, on land which he had given. Land to thenorth was set aside as the burial ground for the church and the first rector,William Gore, built his house, Endrim in Sorrell Street. From the north-eastcorner of All Saints burial ground, the spire of All Saints and the trees of Endrimare clearly visible.

The burial ground was known as the Protestant Burial Ground. It containsburials from the 1840s up to the present day. The majority of its monuments,however, date from the 1850s — when it was possibly the alternative to StJohn’s Cemetery in O’Connell Street, which by then was quite full — until the1870s, when Rookwood became the major burial ground for Sydney.

Development around the cemetery came as Parramatta grew to the east. Thefirst land to be subdivided for suburban development was the better drained,higher land to the east of the site, along Short and Buller Streets. Thissubdivision, with its characteristic late nineteenth century subdivision pattern ofnarrow lots and back land for night soil disposal, is remarkably different from allother subdivisions in the area. This subdivision is almost completely intact andcontains most of its original houses, built gradually from the later part of thenineteenth century to the 1930s.

Later twentieth century development around the cemetery has continued thelow scale residential character of the earlier Short Street development, althoughwith wider allotments and greater garden space between houses. The resulttoday is a remarkably intact single storey residential enclosure of an earlyParramatta burial ground, which with the landscape of the cemetery itselfprovides a very special rural/residential precinct near the heart of a large city.

Character of the area

• gently sloping land, falling from a small but prominent knoll in the north-eastcorner down to the creeks beyond the southern and western boundaries ofthe precinct

• the quiet residential character of the precinct is provided by itsenclosure/framing by individual, low-scale residential buildings and theirgardens and trees, and its border on three sides by residential roads

• buildings address the cemetery and provide a sense of enclosure

• a consistency in the character of the buildings, particularly in their singlestorey scale and limited range of building materials

• the nineteenth century subdivision and development pattern along ShortStreet, which strengthens the nineteenth century character of the precinct


• the landscape of the cemetery itself is rural in character, most of it an openarea with mown grasses, remnant native vegetation and little evidence ofdeliberate plantings except around parts of the perimeter

• the historic relationship between the cemetery, its church — All Saints —and rectory — Endrim, 54 Sorrell Street — remain, and can be observed,particularly from the north-east corner of cemetery

• perimeter cemetery fence remains along backs of houses facing AlbertStreet, and remnant of sandstone wall and gateway stands along the FennellStreet alignment

• an almost continuous sandstone kerb and gutter down Short Street.

Approach to planning controls

Council’s planning policies for this area are directed towards ensuring thatdevelopment is consistent with the existing ‘edge of town’ character of thearea. The main elements of that character are the nineteenth centurysubdivision and early houses along Short and Buller Streets, and low-scaledevelopment around the perimeter of the cemetery. The policies acknowledgethe higher density development on land west of Brickfield Street, and seeks toprovide a transitional zone between that and the open space of the cemeterythrough dense but low-scale residential development, similar in character to theearly development in Short Street.

1. General objectives

• keep and reinforce all the attributes that contribute to the heritagesignificance of the cemetery and its setting

• maintain the rural village character and quiet residential amenity ofthe precinct

• retain the existing consistency in the scale and building materials inthe precinct

• maintain the special character of this area and the marked differencebetween it and the adjoining flat zones

2. Particular objectives and controls

2.1 Subdivision pattern

• maintain all the evidence of the nineteenth century subdivision anddevelopment pattern along Short Street

• maintain the subdivision and development pattern for the three housesadjoining the cemetery fronting Albert Street, and the space and mature treeplantings this allows between buildings and the cemetery


• maintain the subdivision and development pattern for the houses facingFennell Street, and the space this allows for mature tree planting andLandscaping

• encourage resubdivision and amalgamation along Brickfield Street to providenew development having the appearance of separate houses, such as townhouses, facing the cemetery

Keep:

• existing subdivision pattern along Short and Buller Streets

• existing subdivision pattern for allotments facing Albert Street

Allow:

• subdivision of No 16 Short Street, if desired, to provide one only allotmentbeside house at No 18

• resubdivision of allotments fronting Brickfield Street, but only where thesubdivision runs parallel to the east–west boundary line

Avoid:

• amalgamation of any allotments facing Short, Buller or Albert Streets• any building constructed across an allotment boundary in Short, Buller or

Albert Streets

2.2 Existing buildings and structures

• keep all buildings and other structures that individually and togethercontribute to an understanding of the history and character of this precinct

Keep:

• all stone kerbs and gutters in Short Street

• metal and concrete fence on northern boundary of cemetery

Avoid:

• further vehicle crossings over sandstone kerb and gutter in Short Street,rear lane access only

• buildings to primary street frontage that face directly towardsthe cemetery

2.3 Garages


• maintain uncluttered space between building line and front fence as animportant part of character of precinct

• maintain the fence line of Short and Buller Streets unaffected bydriveway openings

• ensure new garaging and car parking do not intrude upon existing characterof the precinct

Require:

• garages and carports to be sited at least one metre behind the front wall of aresidential building

• unobtrusive siting and design of all new garaging

• driveways made of concrete, bitumen, gravel, dark bricks or other nonintrusive materials, which do not continue over the footpath space. Wheeltracks with central grass/planting are preferred to fully paved driveway space

Avoid:

• new driveways, garages or carports with access to Short Street or BullerStreet, use lane access only

• basement communal car parking opening directly onto the street

2.4 Fences

• maintain the character of area, where houses face and enclose the cemeteryover low fences

• maintain existing street amenity and safety by the continued use of light weight front fences which allow each garden to be viewed from the street, and allow each house to view the street and cemetery

• keep rear boundary fence at Nos 41, 43 and 45 Albert Street

Consider:

• the use of square topped picket fences painted in light colours, eventually forall properties facing the cemetery, to reinforce a cohesive sense of enclosure

Avoid:

• fence openings for car access in excess of three metres

3. Short and Buller Streets


• maintain visual importance of existing historic buildings and other structures

• allow detached dual occupancy to rear access lane

• keep the consistency of siting, scale, shape and materials in new workand in extensions to existing buildings so that it does not detract fromhistoric buildings in the precinct, or from the street’s visual cohesivenessand amenity

3.1 Extensions to existing buildings

• use linked pavilions under separate roof, or skillion extensions to backof house

• use same material as the existing house, or lighter weight materials, such aspainted timber, fibro, iron or imitation timber cladding

Avoid:

• additions higher than ridge of existing house

• additions to front or side of house

• extra rooms above existing main body of house requiring alteration ofexisting roof shape.

• windows or skylights facing Short Street

3.2 New buildings facing these streets

Keep:

• front setbacks to match those of adjoining early houses, free of structuresor paving

• maximum height of one storey to match scale of existing historic buildings

• roofs with a form and pitch similar to neighbouring buildings. Rooms in theroof may be considered, but with no windows facing Short Street

• consistency of building materials — face or common bricks or paintedtimber, with tile or corrugated iron roofs. Back rooms may be built in lighterweight materials, such as fibro, imitation timber cladding or corrugated iron

Encourage:

• reinstatement of sandstone kerbs and gutters where lost to vehiculardriveways — car access to be provided from rear lane

Avoid:


• attached dual occupancy, except where it can be accommodated in modestaddition at rear of house and within garden space requirements

• new buildings constructed side boundary to side boundary

• buildings that are more than one storey in wall height

• Dormer windows or the like facing Short or Buller Streets

• plastered or painted brickwork, or hearted, speckled, multicoloured ortextured bricks in light colours

• imitation slate or obtrusively coloured roof cladding

3.3 Dual occupancy facing rear lane

Allow :

• detached dual occupancy to face rear lane

• detached dual occupancy to be built facing the laneway, but only where itstrictly complies with:

- minimum three metre total side boundary setbacks, either divided along both sides of the new building or along one side boundary only. The side setback area, if three metres or more and fully landscaped, can be included in the garden space calculations

- new building to be setback one metre from existing lane alignment.Except for driveway area, the setback area is to be fully landscaped.

- garaging for one car only

- three metre maximum width for driveway access to rear lane

- maximum wall height for new building of 5.7 metres

- roof pitch similar to neighbouring buildings

- building materials of either unpainted or unplastered face bricks orcommons, or of painted timber or other light weight materials,such as imitation timber cladding and fibro.

- light weight roofing materials, such as corrugated iron or colorbond

4. Brickfield Street

New buildings


• reinforce low scale, village-like enclosure of cemetery

• encourage townhouse or similar development that is within general scale ofexisting development around the cemetery, which appears like separatehouses and reflects pattern and shape of houses in Short Street

• retain street edge largely unencumbered with driveway access points

• strict compliance with the requirements of this plan allows a minimumsetback of two metres from street alignment; any other form ofdevelopment will require a 12 metre setback

Allow:

• minimum front setback of two metres, but only where development strictlycomplies with the requirements of this plan

• construction to side boundaries providing sufficient light and air can beobtained through front and back walls

• garages and carports to rear garden only, with access from side streets.Amalgamation might be necessary to achieve this. Where redevelopment ofallotments without access to side streets is prohibited by earlierdevelopment of adjoining allotments, car access from Brickfield Street canbe allowed but only where it is obtained using an existing street crossing

• three metre maximum width for car access driveway

• re-establishment of sharp profile kerb and gutters to replace drivewayswhere possible

• new building to a maximum wall height of six metres above the level of thefootpath in Brickfield Street

• verandahs at ground floor level

• walls of unpainted face bricks or commons, tiled or corrugated iron roofs

Avoid:

• buildings which do not address Brickfield Street

• garaging visible from street

• balconies protruding beyond wall of building,except for verandahs at ground level

• light painted or plastered walls or hearted, speckled,multicoloured or textured bricks in light colours


• imitation slate or obtrusively coloured roofing materials

5. New buildings facing Fennell Street

• reinforce low scale, village-like enclosure of cemetery

• encourage development that is within the general scale ofexisting development around the cemetery, but maintains the character offreestanding buildings on individual lots of land, separated from each otherand from the street by side and front garden space

Require:

• minimum front setbacks of six metres to be landscaped with trees, gardenand lawn

• maximum wall height of building not exceeding six metres above level offootpath in Fennell Street

• combined side setbacks for each allotment to be no less than five metres,which, apart from access drive, is to be landscaped with trees, garden andlawn

• maximum three metres width for driveway and vehicular entrance

• buildings to address Fennell Street

Avoid:

• car access wider than three metres

• garaging other than a single car garage which is visible from the street

6. New buildings facing Albert Street

• keep space between and behind buildings so that the existing character oftrees and open gardens on the crest of hill can be maintained as thenorthern backdrop to cemetery

• maintain existing character of development, of freestanding houses onindividual allotments separated by garden space and landscaping

Require:

• minimum front setbacks of six metres to be landscaped with trees, gardenand lawn

• maximum wall height of building not exceeding 5.7 metres


• combined side setbacks for each allotment to be no less than eight metres,which, apart from access drive, is to be landscaped with trees, gardenand lawn

• maximum three metres width for driveway and entrance

• maximum two driveways per existing allotment

• sufficient space in the back garden to allow for the growth and maintenanceof large mature trees

Avoid:

• buildings which do not address Albert Street

• garaging other than a single car garage, which is visible from the street

• side and front setbacks containing structures or paving, other than singledriveway area



Thomas/Lombard Streets, Northmead Special Character Area

This area contains a reasonably intact group of detached cottages and housesfrom the early twentieth century, illustrating the development history of thelocality and creating a residential precinct with a distinctive character.

Timber cottages were erected from about 1912 onwards in Lombard Street,and most of the houses in this street date from prior to 1920. There are somehouses of a slightly later era, and some modern development. All of the olderhouses are of timber and/or fibro construction.

The houses in Thomas Street are on land which was originally owned by theMoxham family, and subdivided in 1915. A few cottages were erected in theyears immediately following subdivision, but most of the houses in the streetwere built in a surge of development that occurred in the mid 1920’s. Olderhouses in Thomas Street are mostly of timber and/or fibro construction but alsoof brick. There is also some modern development


• Land rises from Old Windsor Road and then falls gently towards Kleins Road

• All older houses are single storey, detached dwellings, with similar setbacks,giving a generally consistent character and rhythm to the streetscape

• Most older houses are asymmetrical, gable-fronted with hipped roofs.All older houses have a verandah of some sort, with differing designand detailing

• Timber and/or fibro construction is typical, with some houses of ‘face’ brickconstruction in Thomas Street

• Timber double hung sash windows on earlier houses, timber casements onsome later houses, awnings over windows common on earlier houses

• Car accommodation generally at rear of property

• Low, open fencing, and a predominance of soft landscaping in front gardens.More fences of timber paling construction than any other type.


Council’s planning policies for this area are directed towards ensuring thatdevelopment is consistent with the existing character of the area. The mainelements of that character are the consistency of scale, siting and designof most of the older houses, and the existing landscaping features,including fencing.

Development consistent with the existing character of the area


• Additions and/or dual occupancy development at the rear of older houses, aslong as there is minimum impact on the character of the existing house andthe streetscape. Single storey only is preferred. Additional accommodationmay be provided at a second level, provided that it is substantially or entirelycontained within the roof space. In any case, the roof line of any newaddition should be no higher than the ridge height of the existing house.

• Lightweight construction (e.g. timber, fibre-cement) should be used foradditions, except for brick houses, where brick may be used.

• Garages or carports in rear gardens

• Open carports beside the house, preferably at least 2 m back from thefront wall

• Replacement of roofs with historically appropriate materials; generallycorrugated steel, possibly tiles depending on era of house.

• Low, open fencing, no higher than 900mm. A preference for timber palingconstruction, but other materials and designs such as link-mesh, timber‘post-and-rail’, or brick may be considered where it is appropriate in relationto a particular house.

Development not consistent with the existing character of the area

• Demolition of older houses, other than in exceptional circumstances

• Recladding of timber/fibro houses in anything other than similar materialsand profiles

• Painting, rendering or re-skinning of brick houses

• Any fence higher than 900mm

• Landscaping in front yards which results in a predominance of pavedsurfaces over soft landscaping



Hillside Estate Special Character Area

This land was acquired by the firm of John Bridge Ltd who engaged landsurveyors Lockie, Gannon, Worley and Campbell to design this subdivision,with its distinctive curvilinear layout. The survey is dated 12 March 1929, butJohn Bridge’s bankruptcy prevented its sale by the firm. Lionel Bridge, principalof John Bridge Ltd had a policy of naming estates by themes; this one wasnamed for Australian explorers —Flinders, Bass, Hume, Oxley, Mitchell andMawson. A 1930 aerial photograph shows that the streets had been formed,but the land was not put to auction, and when the Housing Commissionacquired the estate in 1945 no further development had occurred.

The Housing Commission retained the road layout and the pattern of openspace and drainage, but redesigned the allotments to increase the widthand to allow houses to be designed to face the corners. This substantiallyreduced the number of lots, in the block bounded by Oxley, Hume,Mitchell and Stevens Streets, the original design had 24 lots while theHousing Commission development has 18 lots.

The Housing Commission developed the estate with a variety of double-frontedand triple-fronted single storey brick houses with hipped or gabled roofs.The majority of houses have light tan or brown mottled bricks. Some houseshave common bricks or mottled cream bricks, some of which have beenpainted or rendered.

Originally the allotments had low arris rail fences painted white. Most properties have no front fences while a few properties have low, open metal fences.

The open space and pathway/drainage system has been grassed but remainsopen with few plantings.

Some houses have been divided into two single person units for older peoplewith minor changes to insert a second front door with a protective brick screen,while maintaining the architectural character of the building.


This estate has characteristics in common with other Housing Commissionestates in the City of Parramatta: the siting and types of houses, gardensmerging with grass verges (with few front fences), and the predominance of tanand brown mottled bricks. It is outstanding for its combination of straight andcurvilinear roads that, together with the siting of houses, the natural slope ofthe land and the absence of major changes, give the area a distinctivecharacter.

• Natural slope of the land to south and east• Straight and curvilinear pattern of roads, named after Australian explorers• Combined open space and drainage and walkway system• Siting and design of houses, with a variety of high quality face bricks—

mostly mottled in tan and brown, with a few cream mottled bricks, painted


brick work or rendered brick work• Absence of major changes to the external appearance of houses• Wide setbacks from side boundaries with space for trees and driveways to

rear garages• Open front gardens, without front fences, which merge with the wide grass

verges• Mature trees and shrubs from the early decades of development• Views from the street and houses to the south and east• Some original arris rail timber fences, and some early hedges

Approach to Planning Controls

This plan is directed towards keeping the character of this area and its houses,especially when viewed from the streets. The area is remarkable for theintactness of the houses, all of which should be retained. The aim is to keepthe character of the houses, their open front gardens and the character of thestreets. The practice of siting carports at the rear or side of houses, withgarages at the rear, is encouraged. Additions to increase accommodation areallowed at the back of houses provided the original character of the buildingand its appearance from the street is retained. Additions that change theoriginal roof form and the architectural character of the building are notconsidered to be consistent with the existing character of the area.

1.0 General objectives

• Keep the major attributes that contribute to the character of the area• Maintain and improve residential amenity• Maintain and improve open space areas

2.0 Specific objectives and controls

2.1 Landform/natural characteristics

• Maintain the shape of the natural landform

Avoid:

• High retaining walls and changes of land produced by cut and fill

2.2 Subdivision pattern

• Maintain the existing subdivision pattern of roads, allotments,open space drainage and access

Keep:

• Existing pattern of subdivision

Avoid:


• Amalgamation of allotments

• Subdivision across the allotment

2.3 Existing buildings

• Maintain existing buildings and their architectural character

Keep:

• All the original houses that individually or together contribute to an ``understanding of the history and character of the area.

• The original character of the front of the house

Avoid:

• Painting, rendering or re-skinning of brick work

• Extra rooms above the main body of the house which require alteration ofexisting roof space. Rooms within the existing roof space can be consideredbut only where they are ventilated by flat in plane skylights

• Dormer windows or mansard roofs in the existing roof space

Additional dwellings

• Existing houses may be divided into two small dwellings provided thearchitectural character of the building is maintained and the original design ofthe house is clearly apparent when viewed from the street

2.4 Additions to existing dwellings

• Maintain the visual importance of the original houses

Keep:

• Use of face bricks that match the existing house

Avoid:

• Textured bricks in light colours

• Additions at the front or side of houses which reduce the setback from frontand side boundaries

• Additions at the rear of an existing house which include rooms in the roofmay be considered provided they do not change the architectural character


of the house as viewed from the street

• Additions higher than the ridgeline of the existing house by more than 1 m

2.5 Garages and carports

• Maintain uncluttered space between building line and front boundary as animportant part of street character

• Keep garages and carports as secondary utilitarian buildings

• Maintain the established pattern of one opening per allotment for singlecar access

Keep and repeat:

• Back garden placement of garages, carports and other utility buildingsseparate and detached from the main building

• Carports can be constructed at the side or rear of the house, but no furtherforward than the adjoining wall of the house

Avoid:

• Driveways of concrete or other hard surfacing in excess of 2.6 m in width.Wheel tracks with central grass/planting are preferred to fully paveddriveway space

• Garages which compete with scale of house

• Unnecessary architectural details

2.6 Siting, setbacks and garden area

• Maintain the pattern of development of individual buildings on separateparcels of land surrounded by garden space

• Maintain amenity and privacy of back garden space

Keep:

• Side driveway access for cars to rear garden garage/carport

• Mature trees and shrubs

2.7 Fences

• Retain the open character of front gardens, without front fences


Keep:

• The open landscape character of the front garden

• Gardens without front fences

• Consider re-instatement of low timber rail fences, which were original tosome lots

• Timber paling fences to side and rear boundaries

Avoid:

• High privacy fences

• Fences may be considered in Kissing Point Road provided they allow viewsinto gardens and are made of materials such as timber and wire mesh thatare suitable as a frame for plants

• Modern metal cladding fences at side and rear boundaries

2.8 Street trees

• Maintain existing street trees

• Consider additional street trees where there is no street tree planting



Jeffery Avenue Special Character Area

In 1895 this land was vacant and at the edge of the developed area ofParramatta. It is one of the first areas in the vicinity of Parramatta to be totallydesigned and constructed by the Housing Commission, which resumed theland on 25 July 1947. It was surveyed in 1948 and the subdivision was drawn upby Parramatta surveyor H.C. de Low for the Housing Commission.The road layout is curvilinear in the manner typical of the post-war era. Thestreets are named after Parramatta aldermen and mayors including:

• Robert James Brown, an alderman who was also the manager of theLidcombe Old Men’s home

• William John Irwin, a hardware merchant who was mayor when Parramattawas declared a city

• Phillip Henry Jeffery, a merchant and manager of the firm John Bardsley &Co, and mayor in 1940.

The area was developed with detached dwellings, mostly in brick with somefibro-cement with brick bases. It has a high standard of amenity, and with goodmanagement, will become more special as time goes by. The present residentsstand to gain most from this special care.


• curvilinear road layout typical of the 1940s and 50s

• consistency in the scale, siting and design of houses with only minorobvious changes

• detached houses — two or three bays wide, with a projecting bay, oftenincluding the porch with wrought iron railing

• houses in brown, mottled brick or fibro-cement with brick base; low hippedroofs in terracotta or cement tiles, some with gabled ends clad in white painted weatherboards

• double hung sash windows with timber frames

• grassed front gardens merging with verge, some front boundaries defined byplanting and a few low brick walls

• wire or paling fences separating the front and rear gardens

• narrow grassed verge without footpaths

• street tree planting of bottle brushes, in recent decades


Council’s planning policies for this area are directed towards ensuring that


development is consistent with the existing character of the area. The mainelements of that character are the consistency and character of the houses andthe mature tress in the gardens and streets.


• additions at the rear of houses designed to have minimum impact on thefaçade and roof of the house, using similar materials, such as bricksmatching original bricks

• additions that protect the views and amenity of neighbouring properties

• garages or carports in rear gardens

• carports beside the house at least three metres back from the front wall

• wire fences no higher than one metre


• additions resulting in a wall height greater than six metres

• painting, rendering or re-skinning of brick houses or the brick base of houses

• painting, rendering or demolition of brick fences

• front fences other than low walls marking the boundaryWinston Hills Special Character Area



Sutherland Road Special Character Area

This area was auctioned as the Parramatta Heights Estate (DP 11843) on 2 May 1925, by real estate agents, Peach Brothers. A 1930s aerial photo shows a cluster of houses in Sutherland Road, north of the bend, plus a few houses along Pennant Hills Road. Building of houses continued in the second half of the 1930s. By May 1939 the area was covered by a residential district proclamation that required the external walls of houses to be of brick construction. Sutherland Road was probably named after the owner of the land or her husband, Victor Ernest Sutherland, an architect of Parramatta. At the time of subdivision, and for some decades after, Pennant Hills Road would have been a prestigious address.

This is a high quality residential area at the edge of the nineteenth century development of Parramatta. Its value as a residential area, and an important partof the history of Parramatta, will become more obvious as time goes by and development of this period becomes more readily appreciated.


• undulating terrain

• streets and some houses with views and glimpses of Parramatta to the south

• includes a small park enclosed by houses, with laneway access from Pennant Hills Road and Sutherland Road

• houses date from the late 1920s to the 1950s; mostly single storey brick, with Marseilles-tiled roofs including some distinctive skillion-roofed houses. There are a few original two-storey houses

• consistency in the siting, scale, and character of houses

• roads have grass verges, without footpaths, but with continuous street tree planting forming an avenue

• low brick fences

• gardens with open lawns and feature planting

• several large eucalypts in front and rear gardens add interest to the street scene


Council’s planning policies for this area are directed towards ensuring that development is consistent with the existing character of the area. The main elements of that character are face-brick houses, low brick fences, open, grassed front gardens with mature trees and views. Additions should be designed to retain the original façade and to minimise impacts on it. Impacts on the amenity and views of adjoining properties should be minimised.



• additions in brick matching the house, designed to minimise impacts on the original character of the house, and to protect the views and amenity of neighbouring properties

• rear garden placement of garages and carports

• high fences only in Pennant Hills Road, behind the original fences

• recladding of roofs in similar materials


• new buildings or additions that result in a wall height greater than six metres

• major changes to the façade that alter its architectural character

• garage or carport beside the house and which block driveway space to back garden

• recladding, painting or rendering of exterior walls of brick houses and brick fences

• demolition of low brick fences

• fences higher than one metre

• buildings other than garages or other utility buildings within six metres of the rear of properties adjoining the park



Sylvia Gardens, Northmead

This area was once part of the Oakes Estate. It was quarried by the Moxham family under lease from before 1887 and was known as the Whitehaven Quarry. The Moxhams were significant quarrymen and pastoralists and a notable Parramatta family. They purchased this area from the Oakes Estate in 1900.

W. D. Moxham’s deceased estate passed to his trustees in October 1935 and the Whitehaven Quarry was subdivided and offered for sale privately by the Sylvia Gardens Estate Ltd in June and December 1937. The width of allotments was subsequently increased, without altering the road layout, in keeping with the prevailing standards of the 1940s.

The surveyors of the Estate were Lockie Gannon and Campbell, who designed several of the subdivisions in the Ermington Dundas area.


• designed around the quarry, evidence of which survives in the rock faces of the internal reserve

• setting, around quarry with views to bushland reserve beyond

• similarity in the age of houses — 1940s along Windsor road, mostly 1950s–60s in other streets

• uniformity of scale, size and materials of houses — single storey, tiled roofs, walls of brick, fibro or timber, some of which is a recladding of the original fibro house

• wider gap on one side of each house to allow rear garden car access to garage in back garden

• low fences, which give views of each garden

Approach to planning for this area

The importance of the area lies in its high quality private subdivision that incorporated the latest design principles to create an attractive residential area. With two exceptions, the buildings are modest cottages, typical of the era of post-war shortages in building materials. Council’s planning policies for this area are directed towards ensuring that development is consistent with the existing character of the area. The main elements of that character are the modest scale and character of the houses, and the associated parkland.


• second storey additions, to a wall height limit of six metres, designed to protect neighbours’ amenity and to fit in with the design of the original house


• additions in lighter weight materials than those of the house are preferred

• rear garden placement of garages and carports

• recladding of fibro houses in similar light weight materials is preferred. However, bagged or rendered brick cladding using colours to blend with existing housing is also acceptable.


• new building or additions that result in a wall height greater than six metres

• garage or carport to the front or side of house or blocking driveway space to back garden

• roof cladding other than terracotta tiles

• fences higher than 1.2 metres



Winston Hills Special Character Area

This large development was the most important subdivision of its time. The land was acquired by Hooker-Rex and developed as the Model Farm Estate; a complete neighbourhood development. It was one of the last releases of land zoned as Green Belt, providing one of the last greenfields development areas. A number of the original farmhouses remain, incorporated in the subdivision plan. It was opened in 1965 as Winston Hills.


• curvilinear design of streets following the contours of the land

• gully parklands occurring throughout the development

• allotments that are comparatively wider and less deep than earlier subdivisions

• houses are ‘wide-fronted’ with low, horizontal lines. This appearance is created by a number of factors including the siting of houses across the allotments, garages integrated with the house, simple low-pitched roofs with ridges parallel to the street, overhanging eaves or verandahs, and window and door detailing

• houses are of brick construction with tiled roofs. There is a mixture of single, split level and two-storey homes, and wall finishes include face brick, painted brick and cement rendering. There are additions on some houses, in both brick and lightweight construction

• absence of front fences


Council’s planning policies for this area are directed towards ensuring that development is consistent with the existing character of the area. The main elements of that character are the subdivision pattern, consistent setback of houses to the street and the absence of front fences.


For additions to existing houses:

• additions must be designed to protect the amenity of neighbours and generally compliment the architectural character of the original house.

• second storey additions to existing single storey houses should be positioned to the rear of the existing house where a consistent single storey scale is a predominant streetscape element.

For new houses:


• new houses must be compatible with existing houses in the streetscape so that they do not dominate or stand out in marked contrast to existing dwellings.

• Setback must be consistent with neighbouring buildings.

• Houses should be ‘wide-fronted’ across the site. Overly complex roof forms should be avoided.


• additions to the front of houses

• front fences

loss of open character to front yards

second storey additions that are not designed in a manner that minimises the visual impact on the predominant streetscape scale



5.2 Mixed Use (10) Zone, Woodville Road

All development within the Mixed Use (10) zone along Woodville Road is required to be consistent with the Desired Future Character as described below. The design standards have been identified in order to promote development that achieves the outcomes described in the desired future character described below.

Desired Future Character

The Zone 10 Woodville Road corridor will be characterised by development that acknowledges the role of Woodville Road as an arterial gateway into the city of Parramatta. Future development will act as a buffer between the noise and traffic movement of Woodville Road and lower scale residential development to the rear. In providing this, however, new development will strike a balance between defining the corridor and achieving a transition to the residential areas to the rear. At this interface, levels of amenity and enjoyment of adjoining land are not to be significantly disrupted.

The visual quality of the corridor will be improved with increased emphasis on landscaping that softens the harsh Woodville Road environment, contributes to the greening of the Woodville Road streetscape and adds to the amenity of the development proposed. A landscaped setting will be achieved by the provision of plantings within all setback areas.

The corridor will provide for a mix of uses that are compatible with the residential nature of adjoining areas. New development that occurs here will acknowledge that adjoining land may not be redeveloped for some time and will be designed to minimise impacts on the amenity of such adjoining land/development. The width of facades will be limited to provide a balance in the presentation of built form and landscaping in the streetscape and avoid wide unbroken building facades.

New development will incorporate high levels of internal solar access, acoustic amenity and privacy.

Future development will provide for a safe and comfortable environment for pedestrians. Vehicular access, loading and unloading areas are to be carefully designed, sited and managed to ensure high levels of safety. Where possible, carparking areas should be directly accessed via roads other than Woodville Road.

Design Standards

Land Uses- The ground floor of development along Woodville Road within the Mixed Use

(10) zone, is not required to contain non-residential uses. - Any developments proposing to contain non-residential land uses are

encouraged to locate on corner sites. Developments proposing to contain non-residential land uses on mid-block sites are not considered appropriate due to the impacts on vehicular traffic using Woodville Road and the difficulty in providing customer car parking. Any applications for such developments on


mid-block sites are to indicate how these issues are to be addressed to the satisfaction of Council.

Minimum site frontage- The minimum site frontage is 25m in order to encourage the consolidation of

smaller allotments and to minimise the number of vehicle access points to Woodville Road.

Maximum building dimension- The maximum dimension of any part of a building facing a public road is 25m.

Floor Space Ratio- The maximum floor space ratio is 0.8:1. On constrained sites, the floor space

ratio may need to be reduced in order to achieve compliance with the setback controls.

Height- The maximum height of buildings is 3 storeys and a maximum wall height of

10.5m.

Roof Bulk- Attics are inappropriate for proposed buildings along Woodville Road. Attics

add considerable bulk and scale to the roof of buildings when placed within the context of the size and configuration of buildings permitted under these controls and are discouraged.

Setbacks- The setback to Woodville Road is 9m. 50% of the ground floor of the building

frontage may encroach to a nil setback only where that part of the building relates to a non-residential use.

- On corner sites, the setback to the secondary road is 6m. - The side setback is 6m.- The rear setback is 10m. The second floor is to be stepped back to fit

underneath a plane projected at a 45o angle from the top of the first floor.

The setback controls are demonstrated overleaf in diagrams 1 and 2.

Separation Between Buildings- Where there are multiple buildings proposed, the minimum separation

distance between buildings is 12m.

Deep Soil- 40% of the site is to be retained as deep soil zone.

Landscaping- All landscaping plans submitted to Council are to indicate suitable proposed

plantings to the satisfaction of Council. Such landscaping is to be of suitable species and designed so as to contribute to the development of a landscaped, boulevard setting for Woodville Road.


Car Parking- Car parking is to be in the form of basement car parking.

Vehicular and Pedestrian Access- Any development that has frontage to a local road in addition to Woodville

Road, is to gain vehicular access from the local road only.- Entry driveways to Woodville Road are only to be provided where there are

three (3) lanes on Woodville Road for a distance of 60m on the approach to the driveway entrance. Where there are less than three (3) lanes, a deceleration lane should be provided for a distance of 60m on the approach to the entrance driveway. This may necessitate negotiation with adjoining property owners to achieve the full 60m length for the deceleration lane. Note: Where development incorporates a deceleration lane, the developer will be required to dedicate the required area of land to Council and will be responsible for reinstating the footpath and utilities such as light poles and electricity infrastructure.

- Where development incorporates a deceleration lane, the required front setback will be considered on merit, dependent upon the prevailing setbacks in the locality and the setback required to contribute towards the provision of a boulevard, landscaped setting.

- The development is to incorporate appropriate provision for pedestrian access along the Woodville Road frontage.

- Pedestrian access to any commercial/retail component of the building is to be from Woodville Road.

- The development is not to compromise pedestrian access to and from public transport facilities such as bus stops.

Waste Management- All garbage from the site is to be collected by private contractors utilising bulk

bins with a minimum size of 660 litres. Details are to be submitted with the Waste Management Plan including details of how waste products including paper, aluminium cans, bottles etc. will be recycled.


Diagram 1 Front, side and rear setbacks (building footprint is indicative only)

Diagram 2 Additional rear setback applicable to the second storey.




5.3 Epping Commercial Centre

Development in the Centre Business 3A Zone in Epping is subject to the Epping Commercial Centre Masterplan adopted by Council in December 1999.

The role of Epping Commercial Centre has and will continue to develop around the railway station. Future development should enhance the economic viability of the centre and celebrate its cultural and heritage assets, while supporting sensitive growth and minimising the impacts of traffic and parking on the adjoining residential areas.

The masterplan reflects the desired future character for the centre as a place which:

• provides social and community activity settings for its diverse community

• provides high quality retail, community and business services for local residents and workers

• enjoys a public domain and image that is consistent with the visual and cultural character of its setting and community and its best existing development

• has a street system that is safe, pleasant and convenient for pedestrians and motorists.

The development, siting and design controls contained in the masterplan are to be applied to development in the centre. The strategic recommendations in the masterplan for improvements to the centre are also to be used to guide future development.



5.4 Development Outcomes for the Area Bounded by Brickfield, Belmore, Buller and Albert Streets, North Parramatta.

Design outcomes for the area bounded by Brickfield, Belmore, Buller and Albert Streets, North Parramatta should reflect the sensitivity of this area to the impact of residential flat development due to the proximity to Doyle Ground, nearby lower density residential areas, the style and character of traditional housing including heritage items in the general locality and the potential for new residential flat development to reduce streetscape consistency.

Objectives To provide a consistent building line in order to provide an appropriate and

attractive built edge to the street. To provide for a form of housing that incorporates themes from the traditional

housing style of the locality, (ie. closely spaced cottages, semis and terraces) particularly when viewed from Doyle Ground.

Design Standards The front setback is a maximum of 5m and a minimum of 3m consistent with

the prevailing setbacks in the immediate locality. Development should have the appearance of terrace-style housing in order to

reflect the character of the traditional housing in the vicinity. In Buller Street, opposite Doyle Ground, the terrace form of housing should

provide a sense of address of the dwellings to the street and to Doyle Ground, particularly on the ground floor. In this area it is also desirable that car parking be situated at the rear of the site and accessed via a 4m wide rear lane.



Part 6 Other Provisions

6.1 Signage

Objectives

To encourage signage that provides identification and information about premises in a manner that complements the development on which it is displayed and minimises the visual impact on the surrounding locality.

To contribute to the appearance of the building, structure or place by encouraging co-ordinated signage of high-quality design and materials.

To protect residential areas, open space areas and buildings or areas of heritage significance or special character from the adverse impacts of inappropriate signage.

To ensure that the visual and physical amenity of a locality is not impaired by a proliferation of signs.

General requirements

Signs are to be sited and designed so that they do not adversely impact on the amenity of the streetscape and the surrounding locality, in particular signs are not to dominate or obscure other signs or result in visual clutter.

Signs are to be compatible with the design, scale and architectural character of the building or site on which they are to be placed.

Structures supporting signs should be of a high aesthetic appearance and not impact on the visual amenity of the locality.

Materials used should be durable, fade proof and of a high aesthetic quality.

Advertisements and advertising structures should not protrude above the skyline.

Advertisements and advertising structures should complement natural features and not result in the trimming and lopping of significant trees.

The following types of advertising and signs are discouraged to protect the visual quality of the City:

Posters on poles or other structures in public places

Sky signs

Temporary signs of a commercial nature on land whether zoned or unzoned

Trees used to support advertisements

Flashing lights

A-frame signs, goods and signboards in public places


Pylon signs not directly related to an activity carried out on the site.

General advertising signs that do not relate to a use, business or activity carried on the site or building on which the sign is to be placed are discouraged in order to protect visual amenity and reduce visual clutter.

Sign content is to relate directly to a use, business or activity carried out on or associated with the building or site on which the sign is to be placed, or to within 400 metres of the site, except where the sign:

is incorporated with a bus shelter, home kiosk, telephone booth, street furniture and the like, or

is in conjunction with the provision of public infrastructure, or

incorporates sponsorship acknowledgement

Sponsorship acknowledgement will be limited to words related to the sponsoring company's name, and the sponsor’s logo, provided it does not exceed 5% of the area of the sign.

The language of signs is to be accessible to the wider population

All signs displaying the language of a foreign country must contain the English equivalent

Signs and their supporting structures are to be structurally sound and constructed to ensure pedestrian and traffic safety

Signs and their supporting structures should not be:

hazardous to passers-by and for traffic safety

located so is to obscure a driver’s or pedestrian’s view of road or rail vehicles, pedestrians or features of the road, railway or footpath

highly illuminated so as to cause discomfort to, or inhibit vision of drivers or pedestrians

mistaken as an official traffic sign and should not distract a drivers attention or be confused with traffic signal instructions.

The erection of any sign must comply with the applicable requirements of the Building Code of Australia.

Residential zones

Signs in residential zones are not to detract from the residential amenity of the locality.

Signage is restricted to one business identification sign identifying the office of a professional person, or a home occupation business that meets the exempt development requirements.

Business and Mixed Use the Zones


Signs should permit adequate identification and business advertising while avoiding visual clutter.

Signs are to reflect the character of the town, neighbourhood centre or mixed use locality in which they are located and are to be incorporated into the development at the design stage.

To protect the amenity of adjoining residential uses:

signs may not be permitted on walls facing adjoining residences

signs should be located on the street facing wall areas of buildings, below the roof eaves line or parapet line, and relate to the architectural appearance of the building

special care is to be taken to avoid any likely nuisance to nearby residents as a result of glare or light spillage

Flush wall signs should not span across window openings or facade bays. Where traditional recessed advertising panels have been incorporated into the design of the facade, these should be utilised.

Under awning signs, illuminated and non- illuminated, are to:

have maximum dimensions 2500 mm in length and 500 mm in height

be erected horizontal to the ground and at no point be less than 2600 mm from the ground

not project beyond the edge of the awning

include a separation distance of three metres from other under awning signs

Top hamper signs are to be:

proportionate to the size of the top hamper facia, but, shall not exceed 600 mm in height and 4000 mm in length

set back 600 mm from side boundaries to satisfy fire regulations, where illuminated

be restricted to one per premises

Signs on multi-storey office and multi tenancy retail buildings, usually referred to as naming rights, will be limited to a corporate or head tenant identification only. Secondary naming rights may also be located at the entrance(s) of a building. All other signs relating to the tenants of the building are to be contained in a directory board. Such directory boards are to be designed and constructed of high quality material, incorporated into the architecture of the building and are not to dominate landscaped areas and public domain areas. Individual tenant signs are not permitted.

Signs for individual non-residential land uses are restricted to 1 top-hamper sign, 1 under-awning sign and 1 wall sign.


Employment 4

Signs in the employment zone should permit the adequate identification of premises in a coordinated way while preserving the architectural qualities of the site.

Signage should be incorporated into the architecture of the buildings on the site.

Signs identifying multiple occupancy buildings should take the form of one/two directory boards at the entrance. Such boards are to:

be designed and constructed of high quality material and incorporated into the architecture of the building

complement landscaped areas and are not to dominate public domain areas

identify the name of industrial estate and the occupants

Signs on heritage buildings and conservation areas

Signage for heritage listed buildings and in conservation areas is to have regard to and complement the heritage significance of the item/area

Advertising should be placed on the item in traditionally used locations

No signs should break a historic parapet or roof line of a building

Signs on heritage items or on buildings in conservation areas should not, by their size, design or colour, detract from the character or significant qualities of individual buildings, the immediate context or the wider streetscape context of the area

Signs should not obscure or diminish heritage signage

Open space zones

Signage should identify the open space areas or facilities without detracting from the visual amenity of the natural landscape

Signage should take the form of a directory board at the entrance of the open space area providing identification, interpretive and regulatory information. Such boards are to be of high quality design and materials

Signs that do not require development consent:

Certain signs are exempt development under this DCP and do not require development consent. (Refer to Section 6.3)


6.2 Telecommunications Facilities Siting and Assessment Guidelines

Objectives

To apply a precautionary approach to the site selection, design and operation of telecommunications infrastructure.

To minimise the possible adverse public health effects of electromagnetic radiation emitted from telecommunications facilities.

To encourage the separation of transmitters emitting electromagnetic radiation from concentrations of possible at- risk populations, such as hospitals, retirement villages, schools, childcare centres, children’s playgrounds as well as residential land uses where practicable and reasonable.

To minimise the visibility and visual impact of telecommunications infrastructure and to ensure the character of a locality is considered by telecommunication carriers in selecting sites.

To provide guidance to telecommunication carriers about the requirements for site selection to ensure reasonable and equitable access to telecommunication technology.

General Requirements

Siting The potential for sharing and co-location is to be given a high priority. The

sharing of existing antennas, via the use of combiners, should be pursued in the first instance, wherever possible. Existing towers and poles or other appropriate structures should be investigated for appropriateness for the sharing of antennas.

Efforts made to co-locate are to be demonstrated by the carrier in the DA submission. The carriers’ network masterplan for the subject infrastructure type should be included to identify opportunities for co-location or sharing of facilities within or between carriers.

Where possible broad band and other cabling should be located underground.

Transmitting roof top antennas and towers should preferably be located in industrial or commercial zones, rather than residential zones or areas that have residential buildings.

In assessing a DA for telecommunications infrastructure, a merit-based approach will be taken. Siting of facilities will be assessed in terms of the overall pattern of existing telecommunications facilities, so that opportunities for sharing are maximised and the cumulative impact can be determined.


Facilities are to be sited to avoid possible locations within or at the termination of a significant vista or focal point of a streetscape, visually sensitive areas or a streetscape or landscape dominated by heritage significance.

Telecommunication facilities are to minimise impacts on flora and fauna during construction, maintenance and operation.

Location Requirements

Telecommunications infrastructure, including mobile base stations, are to be located a minimum of 300 metres from any dwelling, residential land, school, child care centre, boarding house, hospital, aged care accommodation or other sensitive land use. If it is proposed to locate closer than 300 metres, the development application is to include documentation to show that the proposed facility complies with the relevant Australian exposure standard as specified by the Australian Communications Authority.

Details are also to be submitted on proposed monitoring to ensure compliance with exposure levels.

Visual amenity

Telecommunication facilities are to be designed to minimise their visibility and visual impact and within the local context to take account of colour, texture, form, bulk and scale.

Suitable landscaping is to be provided for screening and to soften the appearance of relevant facilities.

Environmental/Health Impact

Telecommunication carriers will be required to demonstrate that the development will not cause a level of electromagnetic radiation as measured cumulatively across all sources of more than the relevant Australian exposure standard at ground level within 300 metres of the proposed transmitting facility.

Public Safety

The DA shall include details on measures taken to ensure public safety for antennas with respect to their structural and electrical safety. A certificate from a suitably qualified structural engineer showing conformity to AS1170 is to be included for soundness of roof top antennas.


6.3 Exempt Development

Development listed in this section is exempt development and does not require Council approval as it relates to minor works.

Although developments listed in this section are exempt, please check with other statutory authorities such as Sydney Water and your electricity and telecommunication supplier to determine whether approval is required from them.

If the development you want to undertake falls outside the specific exemption requirements of this section then the development is not exempt and you may be required to obtain a complying development certificate (please refer to Section 6.4 of this DCP) or you may need to lodge a Development Application with Council.

Despite the above, development is not exempt development if it is carried out on a site:

a) of a heritage item identified in an Environmental Planning Instrument or that is subject to an interim heritage order under the Heritage Act 1977, or that is listed on the state heritage register under that Act, or

b) identified as an Aboriginal place or known Aboriginal relic, or

c) within Zone 7 or 9(d)

c1)within 6 metres of land in Zone 6A if that land is critical habitat (within the meaning of the Threatened Species Conservation Act, 1995), or

d) that contravenes a condition of development consent which still applies to the land on which it will be carried out, or

e) that is within that part of the flood liable land that is affected by the 100 year average recurrence interval (ARI) flood, or

f) that is an aquatic reserve dedicated under the Fisheries Management Act, 1994, or

g) that is within 40 metres of a river within the meaning of the Water Management Act 2000, or

h) that contravenes a condition of development consent which still applies to the land on which it will be carried out.


Exempt Development Exemption requirements

Access facilitiesInstallation of internal or external ramps, paths, inclinators, but excludes lifts

• Constructed in accordance with the requirements of AS1428.1• Located within the property boundaries• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• Constructed on the ground level only

Advertising signs(a) General requirements for all the following types of signs

(b) Business identification signs in areas zoned Residential

(c) Business identification signs in areas zoned Centre Business 3(a), Neighbourhood Business 3(b) and Mixed Use 10

• The construction of the advertising structure must comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia including Section B ("Structural Provisions").• Advertising sign content must relate to the approved use of the business or activity carried out on the site• All advertisements displaying the language of a foreign country must contain the English translation • Sign not to be of an offensive nature• Materials are to be durable, fade proof and of high aesthetic quality• Design signage to avoid confusion with directional and traffic signs• Design signage to add character to the street and avoid physical and visual clutter• Illuminated signs to be situated to avoid glare to drivers and pedestrians

• One sign per premises• Sign is not to exceed 0.75m² in area• Located wholly within the property boundaries• Shall not be illuminated or flashing• Maximum height of a freestanding sign above ground level is 2.0m• Serves only to identify the home occupation of the resident

Per premises:• One underawning sign; and• One top hamper sign; and• One awning fascia sign;

Where the signs meet the following definitions:Underawning sign: means a sign attached to the underside of an awning, other than the awning fascia or return end of the awning, which is:• a maximum of 2.5m in length, 500mm deep and 80mm wide• erected horizontal to the ground and at no point is less than 2.6m from the ground• does not project beyond the awning• securely fixed by metal supports• is non flashing

Top hamper signs: means a sign attached to the transom of a doorway or a display window of a building which:• does not exceed 2.5m squared• does not extend beyond any building alignment• does not extend beyond the head of the doorway or window to which it is attached• is non flashing

Awning Fascia signs: means a sign attached to the awning fascia or return end of an awning which:• does not project above or below the fascia or return end of the


awning to which it is attached• does not extend more than 300mm from the face of the fascia or return end of the awning• is non flashing

(d) Directory boards in areas zoned Employment, wherethe use of the industrial units have development consent

(e) Real estate signs in areas zoned residential (advertisingpremises/land for sale or rent)

(f) Real estate signs in areas zoned for industrial and commercial uses (advertisingpremises/land for sale or rent)

(g) Signs behind the glass line of a shop window or commercial premises

(h) Advertisements within a site but not visible from the boundaries of that site, that does not involve the erection of a structure

(i) Public notice displayedby a public body giving information or direction about the services provided

(j) Temporary signs for religious, cultural, political, social or recreational events

• One sign per premises• The directory board does not exceed 1.5m in length and 1.5m in height• The sign is fixed to the wall of the building, or the front fence of the building.• Non flashing or illuminated

• Sign not to exceed 2.5m² in area• Located wholly within the property boundary or attached to the existing boundary fence and not projecting greater than 100 mm above the fence• Signs to be removed upon the sale or rental of the property• Non flashing or illuminated

• One sign, per 20m of street frontage per premises• Signs not exceeding 3.5m² in area• Located wholly within the property boundary• Signs to be removed upon the sale or rental of the property• Can not be flashing or illuminated

• One per street frontage• Not exceeding 50% of the shop front• Non flashing

• Not visible from any property other than the property that the sign is erected on• Not visible from any public area including roads, footpaths and open space

• One sign per 20m of street frontage, per premises • Signs not exceeding 3.5m² in area• Located wholly within the property boundary• Non flashing

• One per street frontage• Not exceeding 1.5m² in area and 1.5m in height in residential areas• Not exceeding 3.5m² in area and 2m in height in commercial and industrial areas• Located wholly within the property boundary• Does not include commercial advertising apart from the name of the event sponsor(s)• Not displayed earlier than 28 days before the event and must be removed within 14 days after the event,• Excludes re-occurring events• Non flashing


Aerials and Antennae(not including satellite dishes or micro-wave antennas – referred to as a separate provision)

• One per dwelling house, multi unit development or residential flat building• Maximum height of 3m above the ridge line of the building or a maximum of 6m above natural ground level• Not located on the front façade of buildings

Air Conditioning Units for Dwellings

• Noise level not to exceed 5dBA above ambient background noise level measured at the property boundary• Installed in accordance with Australian Standards• Attached to external wall or ground mounted• Any opening created is to be adequately weatherproofed* Located to the side or rear elevations of the building out of public view

Awnings (covered), canopies and Pergolas (uncovered)

• Maximum area of 20m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• A minimum of 50% of the perimeter of the structure must be open with no walls • No roller doors or panel lift doors are to be installed on the structure• Located wholly within the property boundaries and no closer to the street than the associated dwelling • Appropriate measures (that is, the installation of guttering and down piping) shall be taken to collect and dispose of any stormwater, in amanner that does not affect any other dwellings or adjoining property. For example to a drainage structure or easement under the control of Council• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia* The maximum height above natural ground level: (i) does not exceed 2.4m for a flat roof structure; or (ii) does not exceed 3m for a pitched roof structure or if attached to the dwelling and with a maximum wall height of 2.4m if detached* Must not reduce deep soil below 30% of the site area

Barbeques(excludes food business)

• Maximum area of 4m²• Maximum height (including chimney) 2m above natural ground level• Located in the rear yard or, behind a courtyard wall, with no greater than 200mm of the chimney above the wall• Located no closer than the existing side boundaries of the dwelling and no closer than 1.2m to any pool safety fence• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• For private use only

Bus Shelters • Must be constructed by or for Council• A maximum height of 2.7m above the footpath• Maximum area of less than 10m²• Non reflective finishes• Structurally adequate construction• The line of sight of vehicular traffic is not to be compromised


• Must provide access for people with limited mobility• A maximum of one double sided advertising panel attached to the bus shelter* All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia

Cabanas and gazebos

(in the rear courtyard or rear garden of the dwelling)

• Maximum area of 20m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• Located in the rear yard only• Located a minimum of 900mm from any boundary• Not for habitable use• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• Non reflective finishes• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely affect any other dwellings or adjoining properties. For example to a drainage structure or easement under the control of Council• Not within a flood affected area if enclosed• The maximum height above natural ground level: (i) does not exceed 2.4m for a flat roof structure; or (ii) does not exceed 3m for a pitched roof structure or if attached to the dwelling and with a maximum wall height of 2.4m if detached• Must not reduce deep soil below 30% of the site area

Carports • Maximum area of 20 square metres• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• Located a minimum of 300mm behind the front building line• Located a minimum of 900mm from any boundary• A minimum of 50% of the perimeter must be open• No roller doors or panel lift doors are to be installed on the structure• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• Non reflective finishes• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely effect any other dwellings or adjoining property. For example to a drainage structure oreasement under the control of Council• The maximum height natural ground level: (i) does not exceed 2.4m for a flat roof (ii) does not exceed 3m for a pitched roof with a maximum wall height of 2.4m• Must not reduce deep soil below 30% of the site area

All Saints Cemetery Special Character Area Requirements

• Carports to be situated at least 1 metre behind the front wall of a residential building.• Access to carports not to be via Short or Buller Streets, use lane access


Carports cont. Thomas/Lombard Streets, Northmead Special Character Area Requirements

• Carport in the rear gardens or beside the house and minimum 2 metre back from the front wall of the house.

Sutherland Road Special Character Area Requirements

•Carports not to be placed beside the house which will block driveway space to back garden; carport to be in the rear garden.

Sylvia Gardens Special Character Area Requirements

• Carports not to be placed beside the house which will block driveway space to back garden; carport to be in the rear garden.


• Carports in the rear garden or beside the house but no further forward than the adjoining wall of the house. • Maintain uncluttered space between building line and front boundary as an important part of street character•Maintain the established pattern of one opening per allotment for single car access.

Jeffery avenue Special Character Area Requirements

• Carports in the rear garden or beside the house and at least 3 metres back from the front wall of the dwelling house.

Clothes hoists/lines • Must not be located in front yards• Installed to the manufacturers’ standards• Not installed on balconies within dwellings

Cubby houses,playground equipment

• Maximum area of 10m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving and pergolas on the site shall not exceed 10% of the total site area• Minimum 900mm setback to boundaries• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• Maximum overall height of 2.4 metres• Must not be located in the front yard

Decks and patios(unroofed and attached todwellings only)

• Maximum area of 20m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• Finished surface level to not be greater than 600mm above the existing natural ground level• No closer than 900mm from an adjoining side and rear property boundaries • Located no closer to the street than the associated dwelling• All aspects of the structure shall comply with the ‘deemed to satisfy’


provisions of the Building Code of Australia• Must not reduce deep soil below 30% of the site area

Demolition(Excluding heritage items or structures in a conservation area other than exempt structures)

• The structure is identified as Exempt Development and is less than 25 square metres in area• The activity is confined to within the property boundaries• The activity is to be carried out in accordance with AS 2601 – 1991Demolition Code or as amended and enforced at the time.• Materials must not be burnt or buried on the site• The footpath is to be kept free of all debris • Demolition is restricted to the hours of 7.00am to 8.00pm Monday to Friday inclusive and 8.00am to 8.00pm Saturdays and is prohibited on Sundays and public holidays• The Work Cover Authority’s guidelines for the removal of asbestos cement and lead paint shall be referred to, where applicable• Does not include removal of trees other than trees exempt from the tree preservation order.

Different use of a buildingresulting from a change ofuse of the building:

(a) From one type of shop to another type of shop, or(b) From one type of commercial premises to another type of commercial premises

• The premises is not to be used as a new food business• The use is consistent with the current classification under the Building Code of Australia• The building must have a previous approval for the use of the premises• The different use does not result in an increase in the gross floor area of the building• Any proposed additional advertising material complies with the requirements set out above under advertising signs• The building is lawfully constructed to be used for the purposes of a shop or an office/commercial premises of a particular kind.• The curtilage of the shop or the office/commercial premises is not used for storage or display• The premises is not open outside the existing approved hours of operation• Not to involve the carrying out of any alterations other than those exempted by this DCP• All conditions that have previously been imposed on the use of the building or the use of the land that relate to;- the maintenance of landscaping,- the parking of vehicles,- the provision of space for the loading and unloading of goods or vehicles, and

But not where:The commercial premises or shop:• includes the display, exhibition or sale of publications classified Category 1 restricted, Category 2 restricted or RC under the Classification (Publications, Films and Computer Games) Act 1995 of the Commonwealth, or• is used for the purpose of a business to which section 578E of the Crimes Act 1900 applies, or• includes a business which is primarily concerned with the display or exhibition of any article that is primarily concerned with sexual behaviour, • is used for the purpose of a brothelor• requires a liquor license under the Liquor Licensing Act


Different use of a buildingresulting from a change ofuse of the building:(a) From one type of industry to another type of industry.

• The use is consistent with the current classification under the Building Code of Australia• The use of the premises is to be for industrial purposes only as defined in the Parramatta LEP 2001• The building must have a previous approval for the use of the premises• The building is lawfully constructed to be used for the purposes of an industrial purpose of a particular kind• The building has a maximum floor area of 500 sqm• The curtilage of the building is not used for storage or display• There is no extension of hours outside the existing approved hours of operation, and not outside the hours of 6:00am to 6:00pm• The use will not require the upgrade of any fire safety, health, environmental or other standards• Not to involve the carrying out of any alterations other than those exempted by this DCP

Different use of a buildingresulting from a change ofuse of the building continued…

• All conditions that have previously been imposed on the use of the building or the use of the land that relate to;- the maintenance of landscaping,- the parking of vehicles,- the provision of space for the loading and unloading of goods or vehicles, and• The use does not involve handling, storing or using hazardous chemicals otherwise than on a domestic scale (except at a distance of more than 25m from any habitable building), and does not release any hazardous chemicals, materials or pollutants into the environment.

Fences(other than fences covered by the Swimming Pools Act 1992)(a) General Requirements

(b) Front fences and corner fences

(c)Side fences and rear boundary fences (located between the building line and the rear boundary)

Fences

• All fences are to be constructed so that they do not prevent the natural flow of stormwater drainage/runoff• In flood liable areas, open type fencing is required• These requirements do not set aside the provisions of the Dividing Fences Act 1991• Structurally adequate construction• Built to manufacturers specifications

• Maximum height of 1.2m above natural ground level, if constructed of timber or similar lightweight materials (other than sheet metal)• Maximum height of 1.0m above natural ground level, if constructed of masonry materials• Maximum height of 1.2m above natural ground level, if constructed of masonry and combination of other materials (other than sheet metal), but masonry component to be maximum of 1.0m

• Maximum height of 1.8m above natural ground level, if constructed of timber or non sheet metal lightweight materials• Maximum height of 1.0m above natural ground level if constructed of masonry materials.• Sheet metal fences are not to be constructed on corner lots and boundaries where lots adjoin public reserves or public places



• Metal and concrete fence on northern boundary of cemetery to be kept.• Maintain the fence line of Short and Buller Streets unaffected by driveway openings• Fence openings for vehicular access in excess of 3 metres in Albert, Fennell or Brickfield Street to be avoided• Front fences to be made of light weight materials such as timber or wire mesh on timber or metal.

Thomas/Lombard Streets, Northmead Special Character Area Requirements

• Low open fencing, no higher than 900mm. A preference for timber paling construction, but other materials and designs such as link-mesh, timber post-and-rail, or brick may be provided where it is appropriate in relation to the house.


• Front fences not to be higher than 1 metre, with the exception of fences along Pennant Hills Road.


• Front wire fence no higher than 1 metre.• Front fences not to be rendered or painted.

Hillside Estate & Winston Hills Special Character Area Requirements

• Open front gardens without front fences

Sylvia Gardens Special Character Area Requirements • Low front fences, not exceeding 1.2 metres, which give views of each garden

Note: You are advised to talk to your neighbour at an early stage and consult the Dividing Fences Act (1991)

Flagpoles • Maximum flag area 2m²• Maximum height of the flagpole and flag 6m above natural ground level• Must not project beyond the property boundaries• Must be structurally adequate• Installed to manufacturer’s specifications• One flag pole per property in residential areas and maximum of 2 flag poles in industrial and commercial areas.• Does not cause an audible nuisance• Minimum 1m clearance from power lines

Goalposts, playground equipment, sight screensand similar sportingstructures(excluding grandstands, dressing sheds and other structures designed to accommodate people) located in public parks or

• Must be constructed by or for Council• Must be installed in accordance with the relevant Australian Standards• Located a minimum of 10m from any residential premises


recreation areas

Home occupation • The use is not bed and breakfast accommodation.• The use complies with the definition of home occupation in the Parramatta LEP 2001:

home occupation means an occupation carried on in a dwelling house or in adwelling in a residential building, by the permanent residents of the dwellinghouse or dwelling which does not involve:(a) the employment of persons other than those residents, or(b) interference with the amenity of the neighbourhood by reason of theemission of noise, vibration, smell, fumes, smoke, vapour, steam, soot,ash, dust, waste water, waste products, grit or oil, or otherwise, or (c) the display of goods, whether in a window or otherwise, or(d) the exhibition of any notice, advertisement or sign (other than a notice,advertisement or sign exhibited on the dwelling house or dwelling toindicate the name and occupation of the resident), or(e) the sale of items (whether goods or materials), or the exposure or offerfor sale of items, by retail, or(f) prostitution.

Internal fit out oralterations to existingshops, commercial andindustrial premises(excluding food business, hairdressers, beauty salons and skin penetration)

• The structural integrity of the building will not be adversely affected• The removal of asbestos cement and lead paint complies with the Work Cover Authority’s guidelines• Shall be consistent with the conditions of Development Consent• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia

Letter boxes • In accordance with the guidelines for letterbox construction set by Australia Post

Minor external alterations, (being recladding, painting, plastering, cement rendering, or repair, restoration or maintenance of damaged materials of roofs or walls, todwelling houses)

• The removal of asbestos cement and lead paint complies with the Work Cover Authority’s guidelines• Must be structurally adequate• Alterations or renovations to previously existing buildings only• No increase in the total floor area of the building• External configuration of the building shall not be altered. For example there shall be no increases in window, door, wall and roof sizes• Work does not reduce light from windows or ventilation or reduce the number of exits or involve enclosure of open areas


• Consistency of building materials is to be maintained. Face or common bricks or painted timber, with tile or corrugated iron roof. • Plastered or painted brickwork, or hearted, speckled, multicoloured or textured bricks in light colours to be avoided. • Imitation slate or obtrusively coloured roofing materials to be avoided.

Thomas/Lombard Streets, Northmead Special Character Area Requirements

• Replacement of roofs with historically appropriate materials; generally corrugated steel, possibly tiles depending on era of house.• Recladding of existing timber/fibro houses to be of similar materials and profiles.


• Painting, rendering or re-sknining of brick houses to be avoided.


• Recladding, painting or rendering of exterior walls of brick houses to be avoided. Recladding of roofs to be in similar materials.

Sylvia Gardens Special Character Area Requirements

• Recladding of fibro houses in similar lightweight materials, or rendered brick cladding using colours to blend with existing nearby housing.• Roof cladding in terracotta tiles.


• Painting, rendering or re-skinning of brick houses to be avoided.• Use face bricks that match the existing house. Textured bricks in light colours to be avoided.


• Painting, rendering or re-skinning of brick houses or the brick base of houses to be avoided.

Winston Hills Special Character Area Requirements

• Roof forms to maintain architectural design of the house.

Minor internal alterationsto dwelling houses

• Non structural work only• Alterations or renovations to previously completed buildings only• Renovations of bathrooms and kitchens including built in fixtures such as vanities, cupboards and wardrobes• Replacement doors, wall ceiling or floor linings, and deteriorated frame members, are constructed with equivalent or better quality materials• Work does not include changes to the configuration of rooms whether by removal of existing walls, partitions or by other means may be performed at the ground floor level only• Work does not reduce light from windows or ventilation or reduce the number of exits or involve enclosure of open areas• External configuration of the building shall not be altered. For example there shall be no increases in window, door, wall and roof sizes• The removal of asbestos cement and lead paint complies with the Work Cover Authority’s guidelines• The use of the room shall not be altered from non habitable to habitable

Outbuildings, gardensheds, green houses,bird aviaries

• Maximum area of 10m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• Maximum height 2m above natural ground level• Non reflective finishes to be used• Located to the rear of the building alignment and not closer than 1m from an adjoining property boundary


• Aviaries a minimum of 10m from any dwelling• Not involving the keeping of poultry• Must not reduce deep soil below 30% of the site area

Park and street Furniture(applies to the erection/installation of seats, bins,picnic tables and shelters)

• Where consistent with a Plan of Management adopted by Council• Construction by or for Council and designed, fabricated and installed so as to be structurally adequate and safe to the public in accordance with the relevant Australian Standards and the Building Code of Australia • Located on land under control of Council

Paving and concreting • Does not cover more than 25m² or 10% of the rear courtyard area/garden, whichever is less• The maximum cumulative area of all awnings, bird aviaries, carports, concreting, canopies, cabanas, decks, garden sheds, gazebos, greenhouses, patios, paving, pergolas on the site shall not exceed 10% of the total site area• Must not reduce deep soil below 30% of the site area

Playground equipment • Must be constructed for or by Council and be designed, fabricated and installed in accordance with AS 1924, 2155 and DR 94007 – DR 94010 and to manufacturer’s specifications

Portable classrooms andother portable schoolbuildings

• All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely effect any adjoining property. For example to a drainage structure or easement underthe control of Council • Must not be closer than 3m to any boundary• Erected for or on land for the Department of Education

Public toilets • Maximum area of 30m²• Construction by or for Council

Retaining Walls • Maximum height of 600mm above existing natural ground level• To be structurally adequate• Located wholly within the property boundary• Are to comply with the relevant Australian Standards• Are to be designed and constructed so that they do not prevent the natural flow of stormwater drainage/runoff

SatelliteDishes/MicrowaveAntennas(a) Located on residentialpremises and groundmounted

• Maximum height of 1.8m above natural ground level to the top of the dish• Maximum diameter of 1m• One installation per dwelling• Situated a minimum of 900mm from any property boundary• Situated no closer to the street than the associated dwelling and not visible from the street• Must be structurally adequate• Not to be used for transmission purposes• In any multiple dwelling or residential flat development, all units are


(b) Located on residentialpremises and roofmounted

(c) Located on commercialpremises and groundmounted

to be connected to a single common satellite dish/microwave antenna

• Maximum diameter of 600mm• One installation per dwelling• Suitably coloured to blend in with the roofing material• Located below the ridgeline of roof so as not to be visible from a public place• Must be structurally adequate and secured to the building• Not to be used for transmission purposes• In any multiple dwelling or residential flat development, all units are to be connected to a single common satellite dish/microwave antenna

• Maximum height of 1.8m above natural ground level to the top of the dish• Maximum diameter of 1m• One installation per premises• Situated a minimum of 900mm from the boundary if the adjoining property is residential, in all other cases contained within the property boundary• Must be structurally adequate• Not to be located within any driveway, landscape or car parking area• Not visible from the street

(d) Located on commercialpremises and roofmounted

• Maximum height above roof surface of 1.5m• Maximum diameter of 1m• One installation per premises• Situated a minimum of 900mm off all property boundaries• Must be structurally adequate and secured to the building• Not visible from the street

Skylight roof windows(including solar tubes andthe like)

• Maximum area of skylight does not exceed 1m²• Must be located in non habitable roof space• Located not less than 900mm from a property boundary and not less than 900mm from a wall separating attached dwellings• To be installed a minimum of 2.4m above the floor level of the room of which it serves• The building work must not reduce the structural integrity of the building• Any opening created by the installation must be adequately weatherproofed• Installation must be to manufacturer’s specifications• Complies with BASIX requirements where relevant•All aspects of the structure shall comply with the ‘deemed to satisfy’ provisions of the Building Code of Australia


• Skylights facing Short Street not permitted

Use of Class 9b Building for Public MeetingsA Class 9b building as defined in the Building Code of Australia, is a building of a public nature

• The building is approved for use as a 9b building• Must not contravene any conditions of consent imposed by a previous consent

Waste storage • The waste storage contained is in association with exempt


containers,placement in a publicplace or within the property boundary

development or works approved by Council• Limit of one container to be placed in a public place• A maximum period of 14 days from the date of placement of the container to the date of removal• Waste containers are to be located and designed strictly in accordance with the guidelines of the Roads and Traffic Authority• The container is to be of a light colour, have reflectors and should clearly display the name and address of the owner/proprietor• The supplier of the waste container must ensure that there is a minimum of $10 million public liability/risk insurance cover for the placement of the waste container in a public place.• A strip, minimum width of 1.5 metres, shall be provided to enable safe pedestrian access• Containers must not restrict access to services.

Water features, fish ponds and fountains

(a) General Requirements

(b) Water features

(c) Fish ponds

(d) Fountains

• Maximum surface area of 4m²• Is not capable of being filled with water to a depth of 300mm or more• Designed and constructed so as not to prevent the natural flow of stormwater drainage/runoff

• No higher than 1m above existing natural ground level• Filtration or pumps must not exceed a noise level of 5dBA above the ambient background noise level measured at the property boundary.

• No higher than 300mm above existing natural ground level

• No higher than 1m above existing natural ground level• Noise level not to exceed 5dBA above ambient background noise level measured at the property boundary

Water heaters, including solar heaters(replacement or newinstallations)

• The installation must not reduce the structural integrity of the building• Must not be located on the front façade of the dwelling• Complies with BASIX requirements where relevant• Must achieve a minimum 3.5 energy star rating

Water tanks(at or above existingnatural ground level)

• the capacity of the tank, or the combined capacity of tanks, on a lot must not exceed 10,000 litres, • the tank must be designed to capture and store roof water from gutters or downpipes on a building, • the tank must not collect water from a source other than gutters or downpipes on a building or a water supply service pipe, • the tank must be fitted with a first-flush device, being a device that causes the initial run-off of any rain to bypass the tank to reduce pollutants entering the tank, • the tank must be structurally sound, • the tank must be prefabricated, or be constructed from prefabricated elements that were designed and manufactured for the purpose of the construction of a rainwater tank, • the tank must be assembled and installed in accordance with the instructions of the manufacturer or designer of the tank, • the tank, and any stand for the tank, must be installed and maintained in accordance with any requirements of the public authority that has responsibility for the supply of water to the premises on which the tank is installed,


• the installation of the tank must not involve the excavation of more than 1 metre from the existing ground level, or the filling of more than 1 metre above the existing ground level, • the tank must not be installed over or immediately adjacent to a water main or a sewer main, unless it is installed in accordance with any requirements of the public authority that has responsibility for the main, • the tank must not be installed over any structure or fittings used by a public authority to maintain a water or sewer main, • no part of the tank or any stand for the tank may rest on a footing of any building or other structure, including a retaining wall, • the tank must be located behind the front alignment to the street of the building to which the tank is connected (or, in the case of a building on a corner block, the tank must be located behind both the street front and street side alignments of the building), • the tank must not exceed 2.4 metres in height above ground level, including any stand for the tank, • the tank must be located at least 450 millimetres from any property boundary,• a sign must be affixed to the tank clearly stating that the water in the tank is rainwater,

Note: If water in rainwater tanks is intended for human consumption, the tank should maintained to ensure that the water is fit for human consumption--see the Rainwater Tanks brochure produced by NSW Health and the publication titled Guidance on the use of rainwater tanks, Water Series No 3, 1998, published by the National Environmental Health Forum.

• any overflow from the tank must be directed into an existing stormwater system, • the tank must be enclosed, and any inlet to the tank must be screened or filtered, to prevent the entry of foreign matter or creatures, • the tank must be maintained at all times so as not to cause a nuisance with respect to mosquito breeding or overland flow of water, • any plumbing work undertaken on or for the tank that affects a water supply service pipe or a water main must be undertaken:

Water tanks continued… (i) with the consent of the public authority that has responsibility for the water supply service pipe or water main, and

(ii) in accordance with any requirements by the public authority for the plumbing work, and

(iii) by a licensed plumber in accordance with the New South Wales Code of Practice--Plumbing and Drainage produced by the Committee on Uniformity of Plumbing and Drainage Regulations in New South Wales,

• any motorised or electric pump used to draw water from the tank or to transfer water between tanks:

(i) must not create an offensive noise, and (ii) in the case of a permanent electric pump, must be installed by a licensed electrician.

• Despite the first subclause, a rainwater tank with a capacity exceeding 10,000 litres may be exempt development if another environmental planning instrument applying to the land concerned provides for such a rainwater tank to be exempt development. • This clause does not apply to land that is a lot within the meaning of the Strata Schemes (Freehold Development) Act 1973 or the Strata Schemes (Leasehold Development) Act 1986 .

Windows, glazed areas • Replacement in residential premises with materials that comply with:


and external doors - AS 1288 Glass in Buildings – Selection and Installation; and- AS 2208 Safety Glazing Materials for Use in Buildings (Human Impact Considerations)• No reduction in the area provided for light and ventilation is permitted and structural support members cannot be removed• No increase in size• Alterations comply with the Building Code of Australia and structural integrity of the building is not affected• Any work involving asbestos cement complies with the WorkCover Authority’s "Guidelines for Practices Involving Asbestos in Buildings"• Any work involving lead paint removal does not cause lead contamination of air or groundwater• The replacement of window frames is to be consistent with the original profile and the design of the building• No additional windows


6.4 Complying Development

Development listed in this section is complying development and as such allows structures and/or other uses to occur on land once Council or a private certifier has issued a Complying Development Certificate.

A complying development certificate can only be issued if the development satisfies all of the standards listed in section 6.4 and if you are located in a special character area the development must satisfy the requirements contained in Section 5.1 of this DCP (Special Character Areas) Where there is a conflict between section 6.4 and Section 5.1, the controls in section 5.1 take precedence. If the development falls outside these standards a Development Application must be submitted.

Once a Complying Development Certificate is granted, you will not need to submit a development application or apply for a construction certificate as the Complying Development Certificate serves as both. Also there is no requirement for adjoining properties to be notified of the complying development application. (However, if a complying development certificate is issued, adjoining landowners must be notified two days before work begins.)

When lodging a Complying Development Application the following information is required to be submitted: -

1. A completed application signed by the owner.2. Two sets of professionally drawn plans and specifications complying with the

Building Code of Australia.3. Engineering drawings if applicable.4. A written schedule which demonstrates how the application complies with the

Complying Development standards listed in this section.

The Environmental Planning & Assessment Act, 1979 (the Act) requires the Council or private certifier to process a Complying Development Certificate within 7 days from the date of submission provided the plans and specifications satisfy all of the complying development criteria of this plan.

Development is not complying development if it is carried out on a site: -

(a) identified by the Council or in any other environmental planning instrument or a development control plan as a heritage item or within a heritage conservation area, bushfire prone, flood liable or contaminated land, or is subject to subsidence, slip or erosion, or

(b) that has been previously used as a service station, or a sheep or cattle dip, for intensive agriculture, mining or extractive industry, waste storage or waste treatment, or for the manufacture of chemicals, asbestos or asbestos products, and a notice of completion of remediation work for the proposed use has not been given to the Council in accordance with State Environmental Planning Policy No 55 - Remediation of Land, or

(c) identified as an Aboriginal place or known Aboriginal relic, or is dedicated or reserved under the National Parks and Wildlife Act 1974, or

(d) within Zone 7 or 9(d), or


(e) within 40m of a river within the meaning of the Water Management Act, 2000, or

(f) is reserved or dedicated under the Crown Lands Act, 1989 for the preservation of flora, fauna or geological formations or for other environmental protection purposes, or

(g) which has existing use rights (within the meaning of section 106 of the Act).


Category 1

WHAT: SINGLE STOREY DWELLING HOUSES

When: The dwelling is single storey and up to 220m² in gross floor area and meets the specification of what is and what is not complying development, as outlined in part 6.4 of this plan. Excludes dual occupancy development, multi unit development and granny flat development.

Development pattern and building siting The front setback of the building shall be consistent with the prevailing setback

along the street within the range of 5 – 9 metres. The secondary street setback for corner allotments is to be a minimum of 3

metres. The side walls of the dwelling are to be at least 1200mm from the side

boundaries The rear wall is to be set back 6m from the rear boundary or 30% of the length of

the site, whichever is greater The eaves and gutter of the dwelling shall be a minimum of 675mm from the side

property boundaries Garages to be a maximum of 6.3m wide, or 50% of the width of the street

elevation of the building, whichever is lesser Garages are located a min of 300mm behind the front wall of the building

Floor space ratio The floor space ratio is not to exceed 0.45:1

Building height and form Any cut or fill carried out on the subject site must not exceed 500mm above

natural ground level at any point of the site The maximum natural ground to finished floor level height is 500mm The minimum ground floor ceiling height is 2.7m and the maximum 3m The maximum roof pitch shall be 22.5º Where a dwelling adjoins an arterial or main road, it is to be designed to ensure

that the internal noise level as a result of outside noise sources is kept to a minimum, an acoustic report showing compliance with the relevant standards shall be submitted with the application

Building frontages and entries overlook and are clearly visible from the street External finishes are to be compatible with the streetscape. In this regard, colours

and materials are to be carefully selected to be in keeping with the surrounding natural and built environment.

Drainage Appropriate measures shall be taken to collect and dispose of any stormwater, in

a manner which does not adversely effect any adjoining property The proposed development shall not prevent or impede the natural flow of

stormwater drainage/runoff from adjoining sites The proposed development shall not increase or concentrate existing stormwater

flows over adjoining properties Stormwater disposal shall comply with Council requirements


Privacy and security• Windows in a habitable room that are within 9m of, and allow an outlook to, a window of a habitable room in the neighbour’s house:

- are offset from the edge of one window to the nearest edge of the other by a minimum distance of 500mm; or- have sill heights of a minimum 1.5m above floor level; or- have fixed obscure glazing in any part of the window below 1.5m above floor level.

Open space and landscaping A minimum of 30% of the site must be a Deep Soil Zone (deep soil zone means a

specified area of the development site, not covered by an impervious surface, that allows water on the site to infiltrate naturally to the groundwater and allows for the future provision of mature vegetation. The minimum dimensions for deep soil zone are 4m by 4m. Of the deep soil zone, a minimum of 15% is to be located at the front of the site and a minimum of 50% is to be located at the rear of the site.)

A minimum of 50% of the deep soil zone should be provided as a consolidated area at the rear of the building and should extend across at least 5m or 50% of the width of rear boundary whichever is the greater.

Not more than 50% of the area forward of the building line is to be paved or sealed.

A minimum of 100m² of private open space with minimum dimensions of 6m by 6m must be provided at the rear or side of the dwelling with direct access from a living area.

Trees and Bushland The building works do not require the removal of trees protected by Council’s

Tree Preservation Order● The property subject to development does not contain bushland and / or the

adjoining property does not contain bushland

Vehicular Access, Parking and Circulation The internal width of a garage is to be a minimum of 3m Driveways are to be a minimum of 500mm clear of all drainage structures on the

kerb and gutter. They are not to interfere with the existing public utility infrastructure, unless prior approval is obtained from the relevant authority

The maximum gradient for a driveway is 20% On corner lots driveways are to be a minimum of 6m from the point of intersection

of the two property boundaries The driveway shall be a minimum of 2.75m wide and a maximum of 6m wide

within the property Where possible driveways should be perpendicular to the kerb and guttering. Vehicle crossings are to comply with Councils requirements

Sedimentation and erosion Adequate measures shall be installed on site to minimise the processes of soil

erosion and maintain water quality


BASIX A BASIX certificate must be submitted with the application Rainwater tanks must not be located within the front setback


Category 2

WHAT: ALTERATIONS AND ADDITIONS TO SINGLE STOREY DWELLING HOUSES

When: The alterations and additions are at ground floor level, where the additional floor area does not exceed 100m² and meets the specification of what is and what is not complying development, as outlined in part 6.4 of this plan. Excludes alterations and additions to dual occupancy development, multi unit development and granny flat development.

Development pattern and building sitting● No alterations and additions to occur to any street frontage of a dwelling.● The side walls of the dwelling are to be setback at least 1200mm from the side

boundaries unless it is an extension of the existing wall that is no less than 900mm from the side boundaries

● The rear wall is to be setback 6m from the rear boundary or 30% of the length of the site, whichever is greater

● The eaves and gutter of the dwelling shall be a minimum of 675mm from the side property boundaries

Floor space ratio● The floor space ratio is not to exceed 0.45:1

Building height and form

● Any cut or fill carried out on the subject site must not exceed 500mm above natural ground level at any point of the site

● The minimum floor to ceiling height is 2.7m and a maximum of 3m unless it is to be consistent with the existing dwelling

● The maximum roof pitch shall not be greater than the existing

Drainage● Appropriate measures shall be taken to collect and dispose of any stormwater, in

a manner which does not adversely effect any adjoining property● The proposed development shall not prevent or impede the natural flow of

stormwater drainage/runoff from adjoining sites● The proposed development will not increase or concentrate existing stormwater

flows over adjoining properties● Stormwater disposal shall comply with Council’s requirements

Privacy and Security● Windows in a habitable room that are within 9m of, and allow an outlook to, a

window of a habitable room in a neighbour’s house:- are offset from the edge of one window to the nearest edge of the other by a minimum distance of 500mm; or - have sill heights of a minimum 1.5m above floor level; or - have fixed obscure glazing in any part of the window below 1.5m above floor level




A minimum of 50% of the deep soil zone should be provided as a consolidated area at the rear of the building and should extend across at least 5m or 50% of the width of rear boundary whichever is the greatest.

Not more than 50% of the area forward of the building line is to be paved or sealed

● A minimum of 100m² of private open space with minimum dimensions of 6 m must be provided at the rear or side of the dwelling with direct access from a living area

Trees and bushland● The building works do not require the removal of trees protected by Council’s

Tree Preservation Order● The property subject to development does not contain bushland and / or the

adjoining property does not contain bushland

Sedimentation and erosion● Adequate measures shall be installed on site to minimise the processes of soil

erosion and maintain water quality

BASIX A BASIX certificate where required shall be submitted with the application.


Category 3WHAT: CARPORTS AND GARAGES (including ancilliary Works)

When: Single or double carport or garage, with a maximum size of 6m by 6m and meets the specification of what is and what is not complying development, as outlined below:

Floor space ratio• The floor space ratio is not to exceed 0.45:1 when constructing a garage

Siting• Located behind the building line or no further forward than the building line of any adjoining development, whichever is greater • The side boundary setbacks of the building must be a minimum of 1m from the wall of the building to the side boundary. Alternatively the side boundary setback must be a minimum of 500mm from the end of the eaves to the side boundary

Building Design• External finishes are to be compatible with any existing buildings located on the site. In this regard, colours and materials are to be carefully selected to be in keeping with the surrounding natural and built environment

Building Height and Form• Any cut or fill carried out on the subject site must not exceed 500mm above natural ground level at any point of the site• The maximum ground floor to ceiling height does not exceed 3m.• The maximum roof pitch shall be 22.5º

Drainage• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely affect any adjoining property• The proposed development shall not prevent or impede the natural flow of stormwater drainage/ runoff from adjoining sites• The proposed development will not increase or concentrate existing stormwater flows over adjoining properties• Stormwater disposal shall comply with Council’s requirements

Driveways• Driveways are to be a minimum of 500mm clear of all drainage structures on the kerb and gutter. They are not to interfere with the existing public utility infrastructure, unless prior approval is obtained from the relevant authority • The maximum gradient for a driveway is 20%• On corner lots driveways are to be a minimum of 6m from the point of intersection of the of the two property boundaries• Where possible driveways should be perpendicular to the kerb and guttering. Permeable paving is encouraged on appropriate sites.• The driveway shall be a minimum of 2.75m wide and a maximum of 6m wide within the property

Trees and Bushland


• The building works do not require the removal of any trees protected by Council’s Tree Preservation Order• The property subject to development does not contain bushland and/or the adjoining property does not contain bushland

Sedimentation and erosion• Adequate measures shall be installed on site to minimise the processes of soil erosion and maintain water quality

The Building Code of Australia• All aspects of the structure shall comply with the deemed to satisfy provisions of the Building Code of Australia. The requirements include site preparation, footings and slabs, masonry construction, framing, roof and wall cladding, glazing fire safety, health and amenity, safe movement and access.




Not more than 50% of the area forward of the building line is to be paved or sealed

A minimum of 100m² of private open space with minimum dimensions of 6m must be maintained at the rear or side of the dwelling with direct access from a living area


Category 4WHAT: AWNINGS, PERGOLAS, CABANAS, GAZEBOS (including ancillary works)

When: The structure is located behind the building line of a single dwelling house, dual occupancy, or multi unit development and meets the specification of what is and what is not complying development, as outlined below:

Siting• Located behind the building line• Minimum setback from any other side or rear property boundary is 900mm

Building Design• External finishes are to be compatible with any existing buildings located on the site. In this regard, colours and materials are to be carefully selected to be in keeping with the surrounding natural and built environment• The maximum cumulative area of all awnings, pergolas, canopies, cabanas and gazebos shall not exceed 50m²

Building height and form• The maximum gross floor area is 30m²• Any cut or fill carried out on the subject site must not exceed 500mm• The maximum ground floor to ceiling height does not exceed 2.7m• The maximum roof pitch shall be 22.5º• The structure must be located at ground level• The finished floor level shall not exceed 300mm above natural ground level

Open Space and Landscaping A minimum of 30% of the site must be a Deep Soil Zone (deep soil zone means a



Drainage• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely effect any adjoining property• The proposed development will not prevent or impede the natural flow of stormwater drainage/ runoff from adjoining sites• The proposed development will not increase or concentrate existing stormwater flows over adjoining properties• The proposed stormwater arrangements must comply with Council requirements

Trees and bushland• The building works do not require the removal of any trees protected by Council’s Tree Preservation Order


• The property subject to development does not contain bushland and/or the adjoining property does not contain bushland


The Building Code of Australia• All aspects of the structure shall comply with the deemed to satisfy provisions of the Building Code of Australia. The requirements include site preparation, footings and slabs, masonry construction, framing, roof and wall cladding, glazing fire safety, health and amenity, safe movement and access


Category 5WHAT: SWIMMING POOLS AND SPAS ASSOCIATED WITH A DWELLING HOUSE (including ancillary works)

When: The swimming pool or spa has a maximum capacity of 60,000 litres, located in the rear yard and meets the specification of what is and what is not complying development, as outlined below:

Siting The structure shall be set back a minimum distance of 1.5m to the waterline

from any side or rear boundary.

Building Design The maximum projection above the existing ground level shall be 1m. The pool and surrounding structures are to comply with:

- AS1926.1 -1993 Swimming Pool Safety – Fencing for Swimming Pools- AS1926.1 – 1993 / Amendment 1 – 2000 Swimming Pool Safety – Fencing for Swimming Pools- AS1926.2 1995 Swimming Pool Safety – Location of Fencing for Private Swimming Pools- AS1926.3 2003 Swimming Pool Safety – Water recirculation and filtration.

The installation and construction of the pool complies, where relevant, with:- ASINZS 1838:1994 – Swimming Pools – Premoulded fibre reinforced plastics – Design and fabrication- ASINZS 1839:1994 Swimming Pools – Premoulded fibre reinforced plastics – Installations, or- AS 2783 – 1992 – Use of reinforced concrete for small swimming pools- AS 2783 – 1992 / Amendment 1 – 1992 - Use of reinforced concrete for small swimming pools- AS 2783 – 1992 / Amendment 2 1994 - Use of reinforced concrete for small swimming pools

The pool must comply with the provisions of the Swimming Pools Act 1992 and the Swimming Pools Regulation 1998.

All pool filtration equipment or pump shall be located in a sound insulated enclosure. Alternatively, the noise level of the filtration equipment or pump shall not exceed 5dBA above the ambient background level measured at the property boundary.

The coping surrounding the pool shall be a maximum height of 600mm above the existing ground level.

Open Space and landscaping A minimum of 30% of the site must be a Deep Soil Zone (deep soil zone means a




A minimum of 100m² of private open space with minimum dimensions of 6m by 6m must be maintained at the rear or side of the dwelling with direct access from a living area.

Drainage and Wastewater The areas surrounding the structure shall be graded to divert surface water to

a surface water collection point and clear of the proposed structures and adjoining premises.

All pool waste shall be disposed of via an approved sewerage system

Landscaping / Trees / Bushland The building works do not require the removal of any trees protected by

Council’s Tree Preservation Order The property subject to development does not contain bushland and / or the

adjoining property does not contain any bushland

Sedimentation and Erosion Appropriate measures shall be installed on site to minimise the processes of

soil erosion and maintain water quality.

The Building Code of Australia All aspects of the structure shall comply with the deemed to satisfy provisions

of the Building Code of Australia. The requirements include site preparation, footings and slabs, masonry construction, framing, roof and wall cladding, glazing fire safety, health and amenity, safe movement and access.

BASIX A BASIX certificate must be submitted with the application where applicable.


Category 6WHAT: GARDEN SHEDS, GREENHOUSES (including ancillary works)

When: The structure is located at the rear of a single dwelling house, dual occupancy, or multi unit development and meets the specification of what is and what is not complying development, as outlined below:

Siting• The minimum setback from any other side or rear property boundary is to be 1m

Building Design• External finishes are to be compatible with any existing buildings located on the site. In this regard, colours and materials are to be carefully selected to be in keeping with the surrounding natural and built environment • The maximum cumulative area of all green houses and garden sheds shall not exceed 50m²

Building height and form• The maximum gross floor area is 40m²• Any cut or fill carried out on the subject site must not exceed 500mm• The maximum ground floor to ceiling height does not exceed 2.7m• The maximum roof pitch shall be 22.5º• The structure must be located at ground floor level

Drainage• Appropriate measures shall be taken to collect and dispose of any stormwater, in a manner which does not adversely effect any adjoining property• The proposed development will not prevent or impede the natural flow of stormwater drainage/ runoff from adjoining sites.• The proposed development will not increase or concentrate existing stormwater flows over adjoining properties Stormwater disposal shall comply with Council requirements

Open Space and landscaping A minimum of 30% of the site must be a Deep Soil Zone (deep soil zone means a



A minimum of 100m² of private open space with minimum dimensions of 6m by 6m must be maintained at the rear or side of the dwelling with direct access from a living area.

Landscaping/Trees/Bushland


• The building works do not require the removal of any trees protected by Council’s Tree Preservation Order• The property subject to development does not contain bushland and / or the adjoining property does not contain bushland




Category 7WHAT: BUILDING ALTERATIONS (internal)

When: The alterations or renovations are to previously completed and approved buildings and meets the specification of what is and what is not complying development, as outlined below:

• The works are not to compromise fire safety or affect accessibility to a fire exit• Does not result in a change to the class of the building under the Building Code of Australia• The building and/or use must be an existing approved use• No increase in gross floor area, with the exception of the following- For industrial premises, there are to be no increases to existing gross floor area except where it is an internal mezzanine floor, up to a maximum floor area of 50m² but only for the purposes of office associated with the industry for use by existing staff, storage or amenities• Works to food premises and restaurants must comply with the:- Food safety standards adopted by Food Act 2003, - Australian Standard AS 4674-2004 "Design,construction and fitout of food premises"- Clean Air (Plant and Equipment) Regulation 1997- Australian Standards AS 1668 Parts 1 & 2;

• Works to hairdressers, beauty salons and skin penetration premises must comply with the:- Public Health Act- Public Health Regulations- NSW Health Skin Penetration Guidelines- Local Government Act – Orders Regulations• Any sound producing plant equipment, machinery or fittings associated withor forming part of any mechanical ventilation system and/or refrigeration system, which is installed as part of the fitout, shall be insulated and/or isolated. Insulation and/or isolation however, is only required so that the noise emitted does not exceed LA10 of 5dBA above the background level in any octave band from 63 Hz centre frequencies inclusive at the boundary of the site. The method of measurement shall be carried out in accordance with AS 1055.


Category 8WHAT: BUILDING ALTERATIONS (external)

When: It is a new or replacement shopfront or window; or a new or replacement awning carried out at ground floor or at awning level only and meets the specification of what is and what is not complying development, as outlined below: • No increase in the floor area of the building• The work complies with the deemed to satisfy provisions of the Building Code of Australia• The changes must not result in a reduction to the existing carparking levels or landscaping• The work must be carried out at awning or ground floor level only• The external alterations to shopfronts must not be carried out over public property• Building/use must be an existing approved use• The work must not compromise fire safety or affect accessibility to a fire exit


Category 9What: BED AND BREAKFAST ACCOMMODATION

When: The use of an existing lawful dwelling by its permanent residents for the temporary accommodation of visitors for commercial purposes and meets the specification of what is and what is not complying development, as outlined below:

• The premises are lawfully approved for the purpose of a dwelling house• The establishment is operated solely by the permanent residents of the dwelling and does not employ persons not permanently residing on the site • A maximum of 2 guest bedrooms• A minimum of 2 bathrooms in residence• A smoke detection system installed in the dwelling, that complies with AS 3786 – 1993 – Smoke Alarms and AS 3000 – 1991 – Electrical Installation for Buildings, Structures and Premises• A fire extinguisher and fire blanket are in the kitchen• Approval has been obtained from the owners corporation, or the community, precinct or neighbourhood association where a dwelling is subject to the Strata Scheme Management Act 1996 or the Community Land Management Act 1989• A minimum of 3 off street car spaces shall be provided. Car spaces are to comply with Council’s requirements in Parramatta DCP 2001 • The maximum driveway width shall not exceed 6 m• Guest bedrooms are insulated from all noise generating sources in accordance with the Building Code of Australia requirements• Bed and Breakfast accommodation must comply with the:- Food safety standards adopted by Food Act 2003, - Australian Standard AS 4674-2004 "Design, construction and fit-out of food premises"


Category 10WHAT: DEMOLITION of a dwelling house, dual occupancy and commercial and industrial buildings of up to 500m² (excluding contaminated sites)

When: The demolition of a building that is not a heritage item or a building or work within a heritage conservation area and meets the specification of what is and what is not complying development, as outlined below:

Siting• The activity is confined to within the property boundaries

Demolition works• To be carried out in accordance with the Work Cover requirements for the demolition of structures and AS 2601 – 1991• Appropriate measures have been put in place to ensure that the adjoining properties will not be adversely affected by dust, noise, traffic, falling objects, underpinning• If a street closure or hoarding is required, an application has been approved by the Council• Hoardings shall be provided in accordance with Work Cover requirements• Does not involve the lifting or craning of materials over a public footway or roadway, unless prior approval of Council has been given• No explosives are to be used in the demolition works• All waste material resulting from the demolition shall be removed from the site within 14 days of completion of works. The waste material shall be disposed of at an appropriate landfill/tip• The burning of waste material is not permitted• Any work involving asbestos cement complies with the WorkCover Authority’s "Guidelines for Practices Involving Asbestos in Buildings"

Landscaping/Trees/Bushland• The building works do not require the removal of any trees protected by Council’s Tree Preservation Order• The property subject to development does not contain bushland and / or the adjoining property does not contain bushland

Sedimentation and erosion• Adequate measures shall be installed on site to minimise the processes of soil erosion and maintain water quality.



Category 11WHAT: STRATA SUBDIVISON

When: The strata subdivision of a completed development that is not in excess of 10 years old that meets the specification of what is and what is not complying development, as outlined below:

• The completed development, the subject of the strata subdivision, has been constructed in accordance with the provisions of the BCA and the development consent relating to the building• All buildings have been approved by Council• A certificate of occupation has been issued with respect to all development on the land• The development, the subject of the strata subdivision, was completed after 1994• The subdivision layout shall not contravene the development consent for the completed development• The requirements of all service authorities in respect of the subdivision of the development shall be satisfied• Must comply with all requirements of the Strata Titles Act


Category 12WHAT: BOUNDARY ADJUSTMENTS AND RECTIFYING AN ENCROACHMENT

When: The boundary adjustment or rectifications of an encroachment does not result in the creation of an additional allotment or the consolidation of a number of allotments and meets the specification of what is and what is not complying development, as outlined below:

Shall not result in any building contravening the deemed to satisfy provisions of the BCA.

The adjustments or rectifications will not create any additional allotments. The boundary adjustment or rectification will not result in any building

contravening the conditions of any development consent applying to the site. Does not result in the need to create an 88B Instrument. For example to

extend any easements or rights of carriage way. Shall not result in an alteration to the physical of legal access to the allotment. Does not result in the requirement to alter infrastructure, such as services or

drainage, on an allotment. The boundary adjustment or rectification of an encroachment will not

adversely effect any structure’s compliance with the BCA. For example, egress, fire rating, fire fighting facilities.

Must comply with the requirements of the Conveyancing Act. The rectification of an encroachment must be for the purposes of correcting

an encroachment of an approved structure. The boundary adjustment does not result in a non compliance with the

following minimum allotment sizes:- 670m² for a dwelling house in any permissible residential zone on a battleaxe allotment - 550m² with a 15m frontage at the front alignment of the building for a dwelling house in any permissible residential zone- 600m² for a dual occupancy in any permissible residential zone.


Conditions to be attached to Complying Development Certificates.

In accordance with Section 85A(6)(a) of the Environmental Planning and Assessment Act 1979, the following conditions are to be attached to all Complying Development Certificates.

Compliance with the Building Code of Australia (BCA)

1. All building work must be carried out in accordance with the provisions of the Building Code of Australia.

Before you begin work

2. Two days before any site works, building or demolition begins, the applicant must:

• Notify Council of commencement of work and appointment of Principal Certifying Authority (Form 7 of the EPA&A Regulation)

• Notify the adjoining landowners that work will commence

3. Building work that involves residential building work must not be carried out unless the Principal Certifying Authority for the development to which the work relates:

(a) in the case of work to be done by a licencee under the Home Building Act 1989:

• has been informed in writing of the licensee’s name and contractor licence number, and

• is satisfied that the licensee has complied with the requirements of Part 6 of the Home Building Act 1989, or

(b) in the case of work to be done by any other person:

• has been informed in writing of the person’s name and owner builder permit number, or

• has been given a declaration, signed by the owner of the land that states that the reasonable market cost of the labour and materials involved in the work is less than the amount precribed for the purposes of the definition of owner-builder work in Section 29 of the Home Building Act 1989

4. A sign is to be erected in a prominent position on any work site which work involved in the erection or demolition of a building is being carried out:

(a) stating that unauthorised entry to the work site is prohibited, and(b) indicating the name of the person in charge of the work site and a telephone number at which the person may be contacted both during and outside working hours.

The sign is to be removed when the work has been completed.


5. The arrangements and costs associated with any adjustment to a public utility service shall be borne by the applicant/developer. Any adjustment, deletion and/or creation of public utility easements associated with the approved works are the responsibility of the applicant/developer. The submission of documentary evidence to the Principal Certifying Authority which confirms that satisfactory arrangements have been put in place regarding any adjustment to such services is required, prior to the release of the Complying Development Certificate.

6. The applicant shall bear the cost of all restoration works to Council’s property damaged during the course of this development. The applicant shall advise Council, in writing, of any existing damage to Council property before commencement of the development. A dilapidation survey of Council’s assets, including photographs and written record, must be prepared by a suitably qualified person and submitted to Council prior to the issuing of any Complying Development Certificate.

7. The approved plans must be submitted to a Sydney Water Quick Check agent or Customer Centre to determine whether the development will affect Sydney Water’s sewer and water mains, storm water drains and/or easements, and if further requirements need to be met. Plans will be appropriately stamped. For Quick Check agent details please refer to the web site www.sydneywater.com.au see Your Business then Building and Developing then Building and Renovating or telephone 13 20 92. The Principal Certifying Authority must ensure the plans are stamped by Sydney Water prior to works commencing on site.

6.3Site Management

1. Toilet facilities are to be provided, at or in the vicinity of the work site on which work involved in the erection or demolition of a building is being carried out, at the rate of one toilet for every 20 persons or part of 20 persons employed at the site.

Each toilet provided:(a) must be a standard flushing toilet, and(b) must be connected:

- to a public sewer, or- if connection to a public sewer is not practicable, to an accredited sewerage management facility approved by the Council, or- if connection to a public sewer or an accredited sewerage management facility is not practicable, to some other sewerage management facility approved by the Council

2. If an excavation associated with the erection or demolition of a building extends below the level of the base of the footings of a building on an adjoining allotment of land, the person person causing the excavation to be made:

(a) must preserve and protect the building from damage, and

(b) if necessary, must underpin and support the building in an approved manner, and


http://www.sydneywater.com.au/

(c) must, at least 7 days before excavating below the level of the base of the footings of a building on an adjoining allotment of land, give notice of intention to do so to the owner of the adjoining allotment of land and furnish particulars of the excavation to the owner of the building being erected or demolished.

3. If the work involved in the erection or demolition of a building:

(a) is likely to cause pedestrian or vehicular traffic in a public place to be obstructed or rendered inconvenient, or

(b) involves the closure of a public place, a hoarding or fence must be erected between the work site and the public place.

4. If necessary, an awning is to be erected, sufficient to prevent any substance from, or in connection with, the work falling into the public place.

5. The work site must be kept lit between sunset and sunrise if it is likely to be hazardous to persons in the public place.

6. Any hoarding, fence or awning required by condition nos 6, 7 or 8 is to be removed when the work has been completed.

7. All excavations and backfilling associated with the erection or demolition of a building must be executed safely and in accordance with the appropriate professional standards.

8. All excavations associated with the erection or demolition of a building must be properly guarded and protected to prevent them from being dangerous to life or property.

9. If the soil conditions require it:

(a) retaining walls associated with the erection or demolition of a building or other approved methods of preventing movement of the soil must be provided, and

(b) adequate provision must be made for drainage.

OR

Adequate runoff and erosion controls shall be installed to prevent soil erosion, water pollution or the discharge of loose sediment on surrounding land, as follows:

(a) divert uncontaminated run off around cleared or disturbed areas

(b) erect a silt fence to prevent debris escaping into drainage systems or waterways

(c) prevent tracking of sediment by vehicles onto roads

(d) stockpile topsoil, excavated material, construction and landscaping supplies and debris within the site.


10. A building in respect of which there is a change of building use must comply with the Category 1 Fire Safety Provisions applicable to the proposed new use.

11. A waste containment facility of adequate capacity is to be provided on the building site immediately after the first concrete pour for the building and is to be regularly serviced.

12. Site access and stormwater drainage is to be provided in accordance with the requirements of Parramatta Development Control Plan 2005.

13. The Principal Certifying Authority is to make an inspection of the site prior to the carrying out of any complying development in order to document the condition of the kerb and gutter and concrete footpaths.

Where damage is existing, it shall be reported to Council. Any damage which occurs after construction commences is to be repaired in accordance with Council’s requirements prior to the issue of an Occupation Certificate.

14. Kerb and gutter bond.

Inspections during construction.15. The applicant must notify either the Council or an accredited certifier in advance – 48 hours in writing or 24 hours by phone, to inspect the following:

• Erosion controls, site works and site set out, before building starts• Placement of piers or foundation before placing footings• Steel reinforcing before pouring concrete• Framework of structure before lining or cladding is fixed• Stormwater drainage and on site detention before backfilling• Wet areas treated before lining or tiling

OR

The applicant must notify either the Council or an accredited certifier in advance – 48 hours in writing or 24 hours by phone, to inspect the following:

• Erosion controls, site works and site set out, before building starts• Foundation before the installation of pool• Steel reinforcing and coping before the pouring of concrete• Pool fencing, prior to the pool being filled with water• On completion of the pool

Hours of work16. Any building work must be carried out between 7.00am and 6.00pm Monday to Friday and 8.00am to 5.00pm Saturday, excluding Sundays and public holidays.

Payment of fees17. The evidence of the relevant payments shall be included in the submission of the Complying Development Certificate to Council:

(a) kerb and guttering deposits and inspections


(b) road opening fees.

Subdivision18. The applicant must lodge a subdivision certificate application together with a final survey plan of the subdivision and six copies for endorsement by the Principal Certifying Authority within five years of the date of this consent, otherwise the approval will lapse.

Demolition19. Any demolition or disposal of materials containing asbestos must be carried

out in accordance with the WorkCover Authority’s “Guidelines for Practices involving Asbestos in Buildings”.

A. Prior to the commencement of demolition work, a licensed demolisher is to prepare a Work Method Statement and provide Council a copy. A copy of the Statement is also be submitted to the WorkCover Authority.

The statement is to comply with: AS2601-1991 Demolition of Structures,” the requirements of WorkCover Authority and conditions of the Development Approval, and include provisions for:

(i) Enclosing and making the site safe, any temporary protective structures must comply with the “Guidelines for Temporary Protective Structures (April 2001)”;

(ii) Induction training for on-site personnel;

(iii) Inspection and removal of asbestos, and contamination and other hazardous materials;

(iv) Dust control – Dust emission must be minimised for the full height of the building. A minimum requirement is that perimeter scaffolding, combined with chain wire and shade cloth must be used, together with continuous water spray during the demolition process. Compressed air must not be used to blow dust from the building site;

(v) Disconnection of Gas and Electrical Supply;

(vi) Fire Fighting – Fire fighting services on site are to be maintained at all times during demolition work. Access to fire services in the street must not be obstructed;

(vii) Access and Egress – No demolition activity shall cause damage to or adversely affect the safe access and egress of this building;

(viii) Waterproofing of any exposed surfaces of adjoining buildings;

(ix) Control of water pollution and leachate and cleaning of vehicles tyres – Proposals shall be in accordance with the “Protection of the Environmental Operations Act 1997”;


(x) Working hours, in accordance with this Development Consent;

(xi) Confinement of demolished materials in transit;

(xii) Proposed truck routes, in accordance with this Development Consent;

(xiii) Location and method of waste disposal and recycling in accordance with the “Waste Minimisation and Management Act 1995”.

The demolition by induced collapse, the use of explosives or on-site burning is not permitted.

B. Five (5) working days prior to any demolition work commencing, written notice is to be given to Parramatta City Council and all adjoining occupants. The written notice is to include the date when demolition will be commence and details of the principal contractors name, address, business hours contact telephone number, Council’s after hours contact number and the appropriate NSW WorkCover Authority licence.

C. Prior to demolition commencing, Council’s building surveyor is to inspect the site. Should the building to be demolished be known or suspected by reason of the buildings age or otherwise to be found to be wholly or partly clad with bonded or friable asbestos material, approval to commence demolition will not be given until Council is satisfied that appropriate measures are in place for the handling, storage, transport and disposal of the bonded or friable asbestos material. Prior to commencement of demolition an inspection fee is to be paid in accordance with Council's current fee schedule.

D.Demolition works involving the removal, repair, disturbance and disposal of a total surface area (not floor area) of 200 square metres or more of bonded asbestos material are to be undertaken by contractors who hold the appropriate NSW WorkCover Authority licence(s) and approvals.

E. On demolition sites where buildings are known to contain bondedor friable asbestos material, a standard sign containing the words ‘DANGER ASBESTOS REMOVAL IN PROGRESS” measuring not less than 400mm x 300mm is to be erected in a prominent position on site visible from the street kerb. The sign is to be erected prior to demolition work commencing and is to remain in place until such time as all asbestos material has been removed from the site. Advice on the availability of these signs can be obtained by contacting the NSW WorkCover Authority hotline or the website ww.workcover.nsw.gov.au.

F. The site is to be enclosed with a suitable security fence to prohibit unauthorised access, to be approved by Council.

G.


A sign is to be erected in a prominent position on any work site on which work involved in the erection or demolition of a building is being carried out:-(a) Stating that unauthorised entry to the work site is prohibited;

(i) Showing the name of the principal contractor (or person in charge of the work site), and a telephone number at which that person may be contacted at any time for business purposes and outside working hours; and

(ii) Showing the name, address and telephone number of the Principal Certifying Authority for the work.

(b) Any such sign must be maintained while to building work or demolition work is being carried out, but must be removed when the work has been completed.

(c) This condition does not apply to building works being carried out inside an existing building.

20. No materials, machinery, signs or vehicles used in or resulting from the construction or demolition relating to the development shall be stored or placed on Council's footpath, nature strip or roadway.

Notations

The following information is provided for the advice of the applicant.

• Council’s Tree Preservation Order specifies that no trees may be removed or lopped without first obtaining the consent of Council.

• Any demolition or disposal of materials containing asbestos must be carried out in accordance with the WorkCover Authority’s Guidelines for Practices involving Asbestos in Buildings.


Glossary of Terms

"adverse flood impact"means flooding that adversely affects human safety, environmentalimpact/damage or the value or use of land, whether public or privately owned.Adverse flooding may result from a change in:• peak discharge• run-off volume• impervious area• rate of run-off, ie the travel time of stormwater run-off through the catchment

"at-grade” refers to any form of parking provided either on the ground level of a building or at ground level outside a building

"Average Recurrence Interval (ARI)"means the long term average number of years between of the occurrence of aflood as big as or larger than the selected event

"balcony" includes any porch, patio, covered deck or verandah, but does not include anydeck area which is not provided with a roof

"biodiversity"means the different plants, animals and microorganisms, the genes theycontain, and the ecosystems of which they are a part. The concept ofbiodiversity emphasises the inter-relatedness of the biological world, andencompasses the terrestrial, marine, and aquatic environments

“Building Sustainability Index (BASIX)”is a web-based planning tool for the assessment of the potential performance of new residential development in terms of its efficiency in energy and water use. It enables the production of a rating for a project on the sustainability index and where the required targets are met, the issuing of a BASIX certificate which must be submitted with development applications and complying development certificates. BASIX is implemented under State Environmental Planning Policy (Building Sustainability Index) 2004.

"building envelope”means the three dimensional space within which a building can be built

"communal open space"means an area on the site set aside for the purposes of providing deep soilzones, passive and active recreation areas and landscaping but does notinclude private open space.

“context”


GlossaryGlossary

means the broader setting of a place, the extent of which is influenced by the scale of development and the nature of surrounding land uses and patterns

“cultural trees”means trees that can be indigenous, native or exotic and are important for cultural reasons

"dB(A)"means decibels of the "A-scale"- a set frequency weighted scale of noise whichallows for lack of sensitivity to the ear to sound at very high and verylow frequencies

“deep soil zone”means a specified area of the development site, not covered by an impervious surface, that allows water on the site to infiltrate naturally to the groundwater and allows for the future provision of mature vegetation.

"end of pipe"means stormwater quality controls that are designed to treat pollutants at thepoint of discharge rather than at source

"façade"means the major portion of the building that addresses the principal streetfrontage on the site upon which the building is located

"fascia sign"means a sign attached to the fascia or return of an awning

"flood fringe”means the remaining flood prone land after floodway and flood storage area

"flood liable land"(being synonymous with 'flood prone land' and 'floodplain')is the area of land which is subject to inundation by floods up to and including an extreme flood such as a probable

"flood risk management plan or study"means the catchment wide flood study prepared under the direction of theNSW Government Floodplain Management Manual (2001) for the sustainablemanagement of the floodplain including the management of existing flood risk,future flood risk and continuing flood risk

"flood storage area"means the part of the floodplain important for the temporary storage offloodwaters during the passage of a flood

"flush wall sign"means a sign which is attached to the wall of a building (other than the transomof a doorway or display window) and not projecting more than 300mm fromthe wall


"frontage"means a boundary of a lot which abuts a road

“gentrification” means the redevelopment of existing housing stock with new housing forms, thus improving property values, but often displacing low-income residents and small businesses

"groundwater"means all water that occurs below the land surface in aquifers

"habitable room"means any room used for normal domestic activities other than a bathroom,toilet, pantry, walk-in wardrobe, corridor, lobby, photographic darkroom, clothesdrying room, and other spaces of a specialised nature occupied neitherfrequently nor for extended periods

“height”of a building is the distance measured vertically between the topmost point of the building (not being a vent, chimney or the like) and natural ground level below

"high pollution risk"means development sites that are considered to have a potential to impact onthe receiving water quality. The following sites have been determined as being‘high pollution risk’.- fast food, drive in or take away restaurants with an uncovered floor areagreater than 100sqm- shopping centres on allotments greater than 1000sqm- service stations- car wash bays- industrial developments or industrial units- developments with uncovered car parking for more than 12 cars- medium density residential developments (units/villas/town houses) havingan impermeable surface area greater than 1000m2 (not including roof area)

"impervious surface"means surfaces which do not allow rainwater to penetrate into theunderlying soil

"indigenous species"means a plant or animal species that occurs at a place within its historicallyknown natural range and that forms part of the natural biological diversity ofa place

“isolated site”is a site that has limitations on its future potential development because of its size and shape, proximity to other development and its ability to be consolidated with other properties for development purposes.


"landscaped area"means soft landscaping such as grass and trees as well as other elements ofthe outdoor environment including swimming pools and paved areas

“legibility”the extent to which people can understand the layout of a place and find their way, including cues from three-dimensional forms and patterns in the landscape.

"LEP 2001"means Parramatta Local Environmental Plan 2001

“ native”means indigenous to Australia but not necessarily to the area

"Natural Channel Design (NCD)"means to maintain the hydraulic conveyance requirements of engineered oraffected channels while improving environmental values. NCD combines thedisciplines of hydraulic engineering, fluvial geomorphology, in-stream andriparian ecology and community requirements. NCD involve the creation ofchannels with attributes of natural channels, including a meandering plan, pooland riffle zones, use of natural materials and riparian/floodplain vegetation

"natural functions"means functions associated with water movement such as water flowdistribution, volume and quality

"natural ground level"means the ground level of a site before any site works have been undertaken toalter the naturally occurring height and/or contours of the landG9"private open space"means the portion of private land which serves as an extension of the dwellingto provide space for relaxation, dining, entertainment and recreation

"Probable Maximum Flood (PMF)"means the largest flood that could conceivably occur at a particular location

“public domain”comprises the shared urban area and spaces, the structures that relate to those spaces and the infrastructure that supports and serves them (eg railway corridors, streetscapes, public car parks, parks and reserves, waterways and river systems)

“robust”refers to the durability of buildings and structures.

"Site Stormwater Management Plan (SSMP)"means a plan identifying the potential impacts associated with stormwaterrun-off for a proposed development and providing a range of managementstrategies and appropriate measures for water quantity, water quality, waterre-use and environmental concerns. SSMP needs to be developed in


accordance with Council’s Design and Development Guidelines and may formpart of the development’s overall Environmental Management Plan

“spatial”means the relationship of space

“streetscape”means the composition of elements in a street which create the urban form and includes elements such as building forms and styles, landscaping, street furniture, pavements etc.

"stormwater"means run-off from land during and after rain. Stormwater removesaccumulated material including litter, soil, nutrient, pathogens, chemicals,pesticides, oils and grease

“the City”means the area defined as the Parramatta Local Government Area

“wall height”means the vertical distance between the top of the eaves at the wall line (excluding dormer windows), parapet or flat roof (not including a chimney), whichever is the highest, and the natural ground level immediately below that point.

"waterway"means any stream of water, whether perennial or intermittent, flowing in anatural channel, or artificial channel which has changed the course of thestream of water and any affluent, confluent, branch, or other stream into orfrom which the river flows and, in the case of a river running to the sea or intoany coastal bay or inlet or into a coastal lake, includes the estuary of such riverand any arm or branch of same and any part of the river influenced bytidal waters

"Water Sensitive Urban Design (WSUD)"WSUD offers an alternative to the traditional conveyance approach tostormwater management. WSUD is a philosophy which aims to mitigateenvironmental impacts particularly on water quantity, water quality andreceiving waterways, conventionally associated with urbanisation. Thus WSUDincorporates a holistic management measures that take into account urbanplanning and design, social and environmental amenity of the urban landscapeand stormwater management which are integrated with stormwaterconveyance by reducing peak flows, protection of natural systems and waterquality, stormwater reuse and water conserving landscaping



APPENDIX 1Section 79C – Environmental Planning and Assessment Act 1979

Environmental Planning and Assessment Act 1979

79C Evaluation

(1)Matters for consideration—general

In determining a development application, a consent authority is to take into consideration such of the following matters as are of relevance to the development the subject of the development application:

(a) the provisions of: (i) any environmental planning instrument, and(ii) any draft environmental planning instrument that is or has been placed on public exhibition and details of which have been notified to the consent authority, and(iii) any development control plan, and(iv) the regulations (to the extent that they prescribe matters for the purposes of this paragraph), that apply to the land to which the development application relates,

(b) the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality,

(c) the suitability of the site for the development,

(d) any submissions made in accordance with this Act or the regulations,

(e) the public interest.

Note: This extract is current at the date of printing of this DCP, but should not be relied upon. Please refer to the Environmental Planning and Assessment Act, 1979.



APPENDIX 2Views and Vistas











APPENDIX 3

Vegetation Communities and Remnant Trees of the Parramatta LGA


Area 1 – Southern Zone

Vegetation Communities

• Cumberland Plain Woodland

• Cooks River Clay Plain Scrub Forest

Tree species found in the above communities:

Creeks and SwalesAngophora floribundaMelaleuca linariifoliaMelaleuca nodosaMelaleuca decoraMelaleuca styphellioidesCallistemon salignusEucalyptus amplifoliaCasuarina glaucaEucalyptus tereticornis

Drier Flats and SlopesEucalyptus tereticornisEucalyptus fibrosaEucalyptus moluccanaEucalyptus eugenioidesEucalyptus crebraEucalyptus longifolia

Area 2 – Eastern Zone


• Blue Gum High Forest

• Turpentine Ironbark Forest

• Shale Sandstone Transition Forest

• Sydney Coastal River Flat Forest


Creeks and SwalesAngophora floribundaMelaleuca linariifoliaMelaleuca styphellioidesEucalyptus salignaAcmena smithiiElaeocarpus reticulatus


SlopesEucalyptus pilularisSyncarpia glomuliferaEucalyptus punctataAngophora costataEucalyptus resiniferaAllocasuarina torulosaEucalyptus paniculataEucalyptus acmenoides

Area 3 – Northern Zone Sandstone


• Sydney Sandstone Gully Complex

• Shale Sandstone Transition


Gullies and SlopesEucalyptus pilularisEucalyptus gummiferaEucalyptus punctataAngophora costataAngophora bakeriEucalyptus resiniferaAllocasuarina torulosaCeratopetalum gummiferumElaeocarpus reticulatusSyncarpia glomulifera

Area 4 – Western Zone


• Cumberland Plain Woodland

• Shale / Sandstone Transition Forest

• Sydney Coastal River Flat Forest


Creeks and SwalesAngophora floribundaMelaleuca linariifoliaEucalyptus salignaEucalyptus punctata


Callistemon salignusEucalyptus amplifoliaCasuarina glaucaBackhousia myrtifoliaStenocarpus salignusEucalyptus tereticornis

Drier Flats and SlopesEucalyptus tereticornisEucalyptus fibrosaEucalyptus moluccanaEucalyptus eugenioidesEucalyptus globoideaEucalyptus crebraEucalyptus punctata


APPENDIX 4

Neighbourhood Character Areas

Traditional residential development patterns of detached houses are a distinguishing feature of the identity of suburban areas of Parramatta LGA. The setback, landscaping, overall form, proportion, materials and detailing of the buildings contributes towards the character of residential neighbourhoods.

Although the housing and landscaping forms and styles vary from street to street and even within each block, recurrent themes have been identified to enable the design of new residential development to fit more sympathetically with the existing local context.

As new housing development takes place, it should not simply mimic the decorative, surface features of past styles, nor restrict freedom of expression of individual householders, but rather should broadly continue the themes, forms and patterns that have helped to establish the character of the locality. By understanding the overall form, proportion and colour range that makes the existing character, it is possible, and indeed desirable, to interpret them in contemporary design.

Four housing character types have been identified, and their characteristics described. A map showing the location of housing character types is included. The housing character types primarily serve as a guide, because within these types there is variation, and because in most suburbs there is a mix of types. The character descriptions are intended to be used to help a development proponent and the community identify the features of housing character type(s) prevalent in proximity to a development proposal and provide guidance on compatible design themes.

A97TYPE 1 Fibro/Weatherboard, Brick Cottages

These buildings generally occur within a grid street pattern on relatively flat orgently sloping land with small to medium rectilinear lots, prevalent in:

• Guildford• Merrylands• Granville• Rydalmere• Ermington

Variations along curvilinear streets and/or sloping sites, larger blocks areprevalent in:

• Ermington• Rydalmere• Pendle Hill• Toongabbie• WentworthvilleBuilding frontage and setback


• Building design is to enhance the existing built character by translating into contemporary design solutions the themes found in the neighbourhood regarding:

- the building setback and landscape character of the street frontage

- front fences are low and transparent, sympathetic with the prevailing materials and detailing of surrounding properties

• Street setback similar to neighbouring buildings

• Low front fences (usually a mixture; occasionally consistent use of one of the following):

- brick, with piers and capping, 300–750 high- picket- wire mesh with steel, timber or brick posts- low hedges and shrubs- embankments or retaining walls of low brick, random rubble or stone

• Side setback is generally wider on one side (three metres) providing regular gaps between houses

Massing

• The massing, i.e. the arrangement of the building bulk and articulation of building parts

• Low, simple forms, divided mostly into two and occasionally three bays, with simple entry feature/recess usually in the longer, setback bay

• Base of the buildings is usually expressed by brick base up to floor structure and lightweight cladding above or corbelled course in brickworkPerformance Criteria Design Solutions and Controls

Roofs

• The roof shape, pitch and overhangs

• Roofs are the most consistent elements characterised by:- single, pitched and hipped roofs, with minimum articulation given by a return hip facing the street above projecting bay

- generally, small (approximately 450 mm) roof eaves overhang- flat or skillion roof over entry feature and rear utility areas, verandahs and extensions

Entries

• Entry porches, verandahs, balconies and terraces. A variety of entries characterised by:

- steps to small porch, within front door recess


- small flat concrete roof over projecting entry porch- steps to verandah with screen feature panel, railing, skillion roof or pergola- verandah wrapping around front and side of the longer, recessed bay

Car parking, access and garages

• Form, materials and detailing of car parking structures should be consistent withthe associated building, preferably at rear, with rear lane or side driveway access.

• Car park entry or garage to be setback beyond the building line from the street to reduce its visual dominance, and to reinforce building articulation along street frontage.

• Garage entries to be no more than one-third of building frontage width.

Windows and Design Solutions and ControlsWindows and doors

• Regular pattern of rectilinear openings surrounded by solid walling in each bay.

• Variety of window and door types, ranging from vertical proportioned to almost square, horizontal proportion — divided by millions or into vertical panels

Materials, finishes and details

• Materials finishes, fixtures, patterns, colours and detailing. There is a wide, yet restricted palette range:

- red/brown brick, pale–pastel coloured painted, rendered masonry, cement fibro or weatherboard cladding

- terracotta roof tiles, red-brown prevalent- eaves and soffit lined, pale pastel colour painted finish- timber or aluminium window framing - sections feature or contrasting colour to wall and to glass, to highlight division of glazing into panels

- minimum or no decorative features, e.g. vertical timber screen at entry, wrought iron balustrading around entry porch and stair

TYPE 2: Federation Houses and Californian Bungalows

These building types generally occur on small to medium/large rectilinear lots within a grid street pattern on flat or gently sloping land. Front fences are generally low brick and pier, transparent, such as picket fencing, or retaining walls.

This housing type is characteristic in:• Epping• Eastwood

It occurs in smaller groupings in:• Ermington• Merrylands/Guildford


• Granville• Pendle Hill• Wentworthville

Building frontage and setback


- the building setback and landscape character of the street frontage - front fences are low and transparent, sympathetic with the prevailing materials and detailing of surrounding properties

• Buildings parallel to street similar frontage to neighbouring buildings

• Low front fences — brick with capping course and piers — same colour as building with timber or metal rail, or timber paling, low retaining walls

• Open lawn with ornamental flowering shrubs and specimen trees — palms, pencil pines, bound canopied flowering trees

• Side setback is generally wider on one side — three metres — providing regular gaps between houses.

Massing

• The massing, i.e. the arrangement of the building bulk and articulation of building parts. Articulated built form, divided into bays along frontage, one bay with front verandah or projecting bay with feature window

• Regular pattern formed by building width, spacing and stepped facade

• Ground floor slightly raisedCriteria Design Solutions and ControlsRoofs

• The roof shape, pitch and overhangs, composite steeply pitched hipped roof with one or two gables towards street, wide, varied overhands

• Regular sequence of gables along street

Entries and verandahs

• Entry porches, verandahs, balconies and terraces - generous width verandah gabled or flat roofed, front of one or both bays of frontage, part of rhythm ofrepeated forms along street frontage

• Solid masonry base and balustrade, and decorative column above



• Form, materials and detailing of car parking structures should be consistent with the associated building

• Car parking at rear or setback far beyond building line

• Garage gable ended roof and similar roof pitch as the house

Windows and doors

• Windows and doors — location and proportion - projecting, solid bay has centralfeature window with horizontal projection, divided into three or more vertical panels and highlights

• Window treatment varies from house to house with a consistent building massing giving individuality, e.g. project beyond facade, hoods over bay windows, varying mullion arrangement, use of leadlight


• Materials finishes, fixtures, patterns, colours and detailing

• Dark brick walls, darker brick varied bonding pattern decorative banding or trim

• Recessed panelling with gable roof tile or slate roof

• Timber or masonry feature columns on verandah, and window framing contrasts with masonry to provide decorative relief and richness in detail

TYPE 3: Wide Frontage Ranch-Style Houses

These buildings generally occur on medium to medium/large lots within a curvilinear street pattern with streets winding along contours connected by steeper side streets.

Culs-de-sac are common, often leading towards an open space system along avalley or ridge. The diversity of building forms, roof shapes, window and entrystyles, and the palette of materials is much wider, reflecting the expansion ofbuilding technologies through the 1960s and 70s. Unity is provided by thehorizontal massing, the front lawn and landscape, and the fashion of the times,such as the popularity of red texture bricks and cream/yellow-ochre bricks insome areas.

Boundary definition between the properties and the street is absent, or verysubtly achieved through level changes, such as embankments or low retainingwalls and planting. This form of housing is prevalent in:• Dundas• Dundas Valley• Eastwood


• Oatlands• Wentworthville• Toongabbie• Pendle Hill• Winston Hills



- the building setback and landscape character of the street frontage- front fences are low and transparent, sympathetic with the prevailing materials and detailing of surrounding properties

• Setback from the street is similar to neighbouring buildings

• No front fence; boundary definition, if any, is achieved by shrubs, embankments or low, stone retaining walls

• Lawns extend from entry to the kerb.

• Mixed species of shrubs and trees — eucalyptus, ornamental shrubs and flower beds are prevalent

• Garages are often integrated within the main building, therefore, the wider setback on one side prevalent in earlier housing forms is not commonPerformance Criteria Design Solutions and ControlsMassing


• Double or triple fronted houses

• The low, horizontal lines of the frontage width is accentuated by one or more of the following measures: eaves overhang, verandahs extending along frontage, garage or carport integrated with building

EntriesPerformance Criteria Design Solutions and Controls• Entry porches, verandahs, balconies and terraces

• Houses open towards and overlook the street

• Entries are expressed by one or more of the following:- front verandah, i.e. roof overhang continues with the main roof, generous facia, verandah posts widely spaced

- entry porch and pergola- recessed front door with feature glass panelling above and to one or both sides of the door


- if verandah or entry porch is raised, wrought iron balustrading is provided- base of verandah or porch may be lined and paved with special feature

material



• Garages or carports are integrated with the main building by:- split level arrangement, with garage at lower level to one side of the house- main roof, or pergola/verandah roof extends over garage/carport emphasising horizontality

Roofs

• The roof shape, pitch and overhangs

• Roofs are the most consistent elements characterised by:- simple low pitched roofs- ridge parallel with the street, gable ended, occasionally, a feature gable faces the street

- wide eaves or verandah along front


• Garage doors, roller door or tilt panels with colour to match other details, trims, doors or window frames

• Driveways paved as part of entry feature paving

• Edges of driveways and paths are often landscaped with flower beds and shrubsPerformance Criteria Design Solutions and ControlsWindows and doors

• Windows and doors — location and proportion

• Windows divide the predominantly horizontal wall surfaces into vertical bays

• Windows and doors accentuate horizontality by a number of means:- windows extend to underside of eaves- horizontally proportioned windows divided into vertical and horizontal panels- corner windows feature, giving greater emphasis to the eaves overhang


• Materials finishes, fixtures, patterns, colours and detailing

• There is a wide palette of materials and finishes, within which, certain themes dominate each area and include:


- red texture brick, cream or yellow brick walls, timber or CFC feature panelling. The base of the building, up to floor slab, occasionally expressed with sandstone cladding

- concrete, terracotta and occasionally ribbed or corrugated sheet roofing; grey, dark brown/red predominate, horizontal timber panelling of gable ends

- timber or aluminium window frames, usually white or natural finish- minimum decorative features painted light colour to match window frames

and other trims- wrought iron rails or balustrades- cast iron or timber verandah columns

TYPE 4: Closely Spaced Cottages, Semi and Terraces

This building type predominantly occurs on small lots with a rectilinear or distorted grid street pattern on gently slopping or near-flat land, prevalent in:• Granville, north of William Street• Merrylands• South Parramatta

Buildings are closely spaced; setback from the street is usually less than fivemetres. Buildings adjoin, as semis, or side setbacks are minimal (900 mm).Wider side setback for car access to the rear is not always provided.



- the building setback and landscape character of the street frontage- front fences are low and transparent, sympathetic with the prevailing

materials and detailing of surrounding properties

• Setback from the street is similar to neighbouring buildings (usually five metres or less)

• Low to medium height (1-2 metres), see-through front fence, similar to neighbouring buildings such as timber picket fence, low brick fence with piers and timber rails, wrought iron or cast iron fences

• Paving in front gardens is kept to a minimum, to pathway and driveway only, and soft landscape is provided utilising lawn, flower beds, ornamental shrubs and smalltrees

• Minimum side setbacks (900 mm) and zero setbacks are commonPerformance Criteria Design Solutions and ControlsMassing



• Simple form, parallel to the street, projections and articulation is more common at the rear of the building

• Ground floor is often elevated slightly

• Consistent rhythm of dwelling width and spacing

• Articulation provided by party walls, double frontage and verandahs, feature gable above entry porches or above verandahs

RoofsPerformance Criteria Design Solutions and Controls• The roof shape, pitch and overhangs

• Simple steep primary roof, usually hipped in semis. In attached row housing and semis, ridge is usually parallel to the street

• Articulation provided by gables in part of roof facing street and occasionally by chimneys. This form of articulation can be used to provide a sympathetic relationshipbetween two storey infill and existing single storey buildings

• Dormer windows to attic rooms may be allowed, if they reflect the scale and form prevalent in this type of building

Entries

• Entry porches, verandahs, balconies and terraces

• Houses open to and overlook the street

• Continuous verandahs along front, verandah roof lower and usually shallower pitch than primary roof

• Entry given emphasis with gable or portico



• Car park or garages are setback beyond the building line.

• Access drive, or new lane, to carports or garages at the rear, is preferred.

Windows and doors

• Windows and doors — location and proportion• Opening with vertical proportions are arranged in a symmetrical pattern within verandah bays. Front doors are given visual prominence with high lights and side lights and are sometimes recessed


• Vertical proportion or bay windows, symmetrically placed beneath gable divided into vertical panels and highlights

Materials, finishes and detailsPerformance Criteria Design Solutions and Controls• Materials finishes, fixtures, patterns, colours and detailing

• Walls similar with neighbouring buildings, usually dark brick or rendered masonry with decorative banding and trims

• Roofs compatible with tile or slate gable ends panelled and recessed

• Verandahs have timber posts, may provide brick base, up to balustrade height, timber frieze

• Timber work and panelling contrast with masonry, to highlight detail



Documents

DRAFT - Business Papers... · Web viewOn either side of the Parramatta River, the City’s topography is generally characterised by hills and valleys to the north, and the Cumberland