STATEMENT OF ENVIRONMENTAL EFFECTS · Figure 3 Photos of Site and Surrounds . Statement of Environmental Effects GAT & Associates Page 3 80-82 Water Street, Belfield CONTENTS Appendix

Statement of Environmental Effects

GAT & Associates Page 1 80-82 Water Street, Belfield

STATEMENT OF ENVIRONMENTAL EFFECTS

Prepared by

GAT & Associates Town Planners

BASIX/Energy Assessors ABGR Assessors

Proposed Residential Flat Building Comprising of 13 Units Over Four (4) Storeys and Basement Parking

80-82 Water Street, Belfield

Sydney Office

Suite 15, Level 1, 469-475 Parramatta Road, Leichhardt NSW 2040

Brisbane Office

Level 1, River Quarter, 46 Edward Street, Brisbane QLD 4000

PO Box 96, Haberfield 2045 Email: [email protected]

Phone: 9569 1100

Facsimile: 9569 1103 Mobile: 0416 257 833

APRIL 2016

Copyright: This document remains the property of GAT & Associates and is not to be reproduced in part or in full without the express written consent of GAT & Associates.



CONTENTS Page

1.0 INTRODUCTION ................................................................ 4 2.0 SITE AND CONTEXT .......................................................... 6 3.0 PROPOSAL ........................................................................ 9 4.0 PLANNING CONTROLS AND ASSESSMENT ..................... 12 4.1 Strathfield Local Environmental Plan 2012 ............................ 12

4.2 Strathfield Development Control Plan 2005 ........................... 15

4.2.1 Part C: Multiple-Unit Housing .................................. 15 4.2.2 Part H: Waste Minimisation and Management ........... 31 4.2.3 Part N: Water Sensitive Urban Design ...................... 31 4.2.4 Part O: Tree Management ...................................... 32

4.3 State Environmental Planning Policy (Building Sustainability

Index: BASIX) 2004 ............................................................ 34

4.4 State Environmental Planning Policy No. 55 – Remediation of Land ................................................................................. 34

4.5 State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development ................................. 34

4.6 Section 79C Considerations ................................................. 59 5.0 CONCLUSION .................................................................. 61 List of Figures & Appendicies

Figure 1 Site Location Map Figure 2 Zoning Map Figure 3 Photos of Site and Surrounds



CONTENTS Appendix A Clause 4.6 Variation to Building Height



This Statement of Environmental Effects has been prepared in support of a Development Application for the erection of a new residential apartment building, comprising of thirteen (13) residential apartments with basement parking for 20 vehicles, associated fencing and landscaping at 80-82 Water Street, Belfield. GAT & Associates has been retained by the client, Mr Andre Moussa, to prepare a Statement of Environmental Effects for Strathfield Council’s (Council) consideration. This Statement of Environmental Effects is based on information and details shown on the following architectural plans prepared by DesignLink Australia: Drawing No. DA01 Cover/Site Plan Drawing No. DA02 Survey Plan Drawing No. DA03 Site Analysis Plan Drawing No. DA04 Context - Existing Drawing No. DA05 Context - Proposed Drawing No. DA06 Context – Likely Future Drawing No. DA07 Site Plan Drawing No. DA08 Demolition Plan Drawing No. DA09 Basement Plan Drawing No. DA10 Ground Floor Plan Drawing No. DA11 First Floor Plan Drawing No. DA12 Second Floor Plan Drawing No. DA13 Roof Terrace Plan Drawing No. DA14 Roof Drawing No. DA15 Elevations Drawing No. DA16 Elevations and Streetscape Drawing No. DA17 Sections and Basix Comments Drawing No. DA18 Shadows Drawing No. DA19 Solar Access Drawing No. DA20 Cross Ventilation Drawing No. DA21 Sedimentation Plan Drawing No. DA22 External Finishes

This Statement of Environmental Effects is also based on the following reports and plans: BASIX Certificate prepared by Gat and Associates, dated April

2016.

Assessment of Traffic and Parking Implications prepared by Motion

1.0 INTRODUCTION



Traffic Engineers dated April 2016. This Statement of Environmental Effects has been prepared in support of the proposed application. This report is based on the architectural plans and supporting documents, and inspections and general knowledge of the site and locality, with the aim of: Assessing the proposal against relevant statutory controls. Determining whether the proposal is acceptable within the existing

and likely future context of the area.

Considering whether the proposal is acceptable within the broader planning controls.

Addressing any likely environmental and external impacts (positive and negative).

The proposed residential flat building development has been assessed in relation to: Strathfield Local Environmental Plan 2012.

Strathfield Development Control Plan 2005.

State Environmental Policy (Building Sustainability Index: BASIX)

2004.

State Environmental Planning Policy No. 55 – Remediation of Land.

State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development.

Section 79C Considerations of the Environmental Planning and Assessment Act, 1979.



The subject site is located at 80-82 Water Street, Belfield and is legally described as Lots 5 and 6 in Deposited Plan 253662. The site is located on the north eastern side of Water Street, between Chatfield Avenue and Punchbowl Road. Refer to Figure 1 – Site Location Map. Figure 1: Site Location Map

Source: Spatial Information Exchange (SIX maps) The site is irregular in shape with a frontage of 35.050 metres to Water Street and a rear boundary having a total length of 26.015 metres. The rear boundary is stepped, as shown on the survey. The overall site area is 1198.6m². The site falls from the front to the rear and from the south to the north. Reference should be made to the submitted Survey Plan for details of the topography and current improvements on the land. The site is currently developed with two (2) detached, single dwellings with associated structures. Trees are located along the front boundary of both properties and along the northern boundary of No. 80. All structures will be demolished as part of the development application, trees will be retained and reference should be made to the submitted landscape plan. The site is zoned R3 Medium Density Residential. Refer to Figure 2 – Zoning Map on the following page.

2.0 SITE AND CONTEXT

Subject site



Figure 2 – Zoning Map

Source: Strathfield Local Environmental Plan 2012 The subject site is within the R3 Medium Density zone, in an area which is currently developed primarily with single detached dwellings however the zoning envisages higher density development on the land. To the south of the site along Water Street are two (2) sites which are also zoned as R3 Medium Density and further to the south, and to the North East and East the properties are zoned as B2 Local Centre. The subject site will allow for the redevelopment of the sites to the south to be redeveloped at some stage in the future as these sites combined meet the minimum lot size of 1000sqm. To the North East of the site, immediately adjacent to the rear boundary is a large site which is accessed from Punchbowl Road. It is used for the purposes of a shop fitter. The large warehouse style building on this site is well setback from the common boundary. The curtilage of the building is used for car parking and storage. Located immediately opposite the subject site is single detached housing and some strata town house/villa style housing. The subject site is not listed as a heritage item, and is not located within a conservation area.

Subject site



As discussed in this Statement of Environmental Effects, the proposed development is considered to be in keeping with the form and scale of existing development within the vicinity of the site and future desired density of this section of Water Street. Refer to Figure 3 - Photographs of the Site and Surrounding Area.

FIGURE 3 – PHOTOS

The site and adjoining development.

Looking from the site towards Punchbowl Road

Development opposite the site

Source: Google Streetview



This application seeks approval for the demolition of the existing dwellings and all associated structures and the erection of a new residential apartment building comprising of 13 apartments and basement car parking. The application also includes fencing and the landscaping of the site, including rooftop terrace. A breakdown of the proposed development is provided as follows: Basement level: Vehicle access to the basement level will be from the Water Street frontage with a new vehicle crossing/driveway proposed along the northern boundary into the basement below. The basement level will provide for a total of 20 car parking spaces including accessible, car wash and shared zone spaces as well as designated areas for waste storage and storage, stairs and lift access. The proposed basement will be reasonably setback from all boundaries. The closest point to the boundary is along the northern boundary for a length of only 5 metres. Setbacks to the rear boundary allow for deep soil planting within this area of the site to provide some screening between the proposed building and the development to the rear. Ground Floor: This level proposes four (4) apartments. They are all 2 bedroom apartments. The apartments are orientated south west to face the street or north east to face the rear boundary. Balconies are well separated from one another to provide good privacy between occupants. Pedestrian access from Water Street leads into the lobby area. The letterboxes will be located along the Water Street frontage. First and Second Floors: The proposed first and second floors will comprise of 3 x 2 bedroom and 1 x 3 bedroom apartments. As with the ground level apartments, some apartments are orientated towards the street while others are to the rear. For the most part, balconies are spatially separated from one another. The aural and visual privacy of occupants on the rear apartment balconies will be afforded by a masonry wall between the balconies.

3.0 PROPOSAL



Third Floor: The proposed third floor will provide for a single two (2) bedroom apartment with a large balcony orientated to the north. A communal rooftop terrace is also located on this level, the trafficable area of which is separated from the upper floor apartment to avoid any impact upon the aural privacy of the occupants. All apartments will be provided with balconies. A breakdown of the floor levels is provided in the following table:

Level Unit No. Of Bedrooms Floor Area

(m2) Balcony (m2)

Ground 1 2 75 16

2 2 75 15

3 2 80 23

4 2 75 15

First 5 2 75 13

6 2 75 11

7 3 95 23

8 2 75 15

Second 9 2 75 13

10 2 75 11

11 3 95 23

12 2 75 15

Third 13 2 75 37

The bulk of the building is proposed in the centre of the site allowing for generous setbacks to all boundaries and space to locate the ground level communal open space at the rear while also locating the communal open space at roof level with a north western orientation and well setback from all boundaries to avoid any overlooking or aural privacy issues. The following objectives were considered in formulating the proposed development:

To develop the site in accordance with the relevant State and Local

Government provisions, to achieve a high quality, economically viable development.

To provide a high quality development in a manner which positively contributes to the area.

To provide well-designed residential floor area which will meet the changing demands of the local area.



To provide easily accessible on-site car parking for both residents and visitors.

To ensure that the development responds to potential impacts to adjoining and adjacent properties in terms of setbacks, bulk and scale, visual appearance, privacy, and solar access.



4.1 STRATHFIELD LOCAL ENVIRONMENTAL PLAN 2012 The provisions of the Strathfield Local Environmental Plan 2012 which apply to the proposed development are contained within the following table. Planning Guideline

Requirement Provided Comply

Zoning

Zone R3 Medium Density Residential. The zoning table for the R3 zone is as follows: 2 Permitted without consent Home occupations 3 Permitted with consent Attached dwellings; Bed and breakfast accommodation; Boarding houses; Building identification signs; Business identification signs; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Environmental protection works; Group homes; Home businesses; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Residential care facilities; Residential flat buildings; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Seniors housing; Water recycling facilities

The proposed development is a residential flat building comprising 13 residential units, as defined below: “residential flat building means a building containing 3 or more dwellings, but does not include an attached dwelling or multi dwelling housing. Note. Residential flat buildings are a type of residential accommodation— see the definition of that term in this Dictionary.” Residential flat buildings are permissible in the zone with Council consent.

4.0 PLANNING CONTROLS AND ASSESSMENT



Planning Guideline


4 Prohibited Any development not specified in item 2 or 3.

Objectives of R3 Medium Density Residential Zone

To provide for the housing needs of the community within a medium density residential environment.

To provide a variety of housing types within a medium density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

The proposed development satisfies the objectives of the zone. The proposal for 13 new residential units will provide for increased housing opportunities within a medium density area. The development provides for a mix of units, in terms of size, layout, orientation and number of bedrooms. The proposed development is consistent with other medium density residential development in the South Strathfield/Belfield area.

Cl. 2.7 Demolition requires development consent

The demolition of a building or work may be carried out only with development consent.

This application seeks the demolition of the existing dwelling and all associated outbuildings on the site to accommodate the new works. The subject site has not been listed as an item of heritage nor is the site located within a conservation area.

Cl. 4.1 Minimum subdivision lot size

Minimum lot size: 1,000m². The subject site has an area of 1198.6m².

Cl. 4.1A Minimum lot sizes for dual occupancies, multi dwelling housing and residential flat buildings

Residential flat buildings in the R3 Medium Density Residential zone: 1,000m².

The subject site has an area of 1198.6m²

Cl. 4.3 Height

Maximum building height: 11m. The maximum height proposed is 13.54m, as measured from the existing ground level. Although the proposal will result in a numerical

Variation is sought. Refer to

the cluase



Planning Guideline


breach of 2.54m, it is considered that the proposal is in keeping with the scale and character of the area. The proposed fourth storey of the building has been setback from the floor below visually recessing the built form as viewed from all boundaries. Reference should also be made to the submitted Clause 4.6 variation.

4.6 variaiton which is held at

Appendix A.

Cl. 4.4 Floor Space Ratio

Maximum floor space ratio: 0.9:1 The gross floor area proposed is 1077.9m2, which results in a FSR of 0.9:1.

Cl. 5.9 Preservation of Trees /Vegetation

The objective of this clause is to preserve the amenity of the area, including biodiversity values, through the preservation of trees and vegetation.

The proposal will result in the removal of trees along the northern boundary and along the Water Street boundary. Refer to the submitted survey plan and landscape plan for details. The site will be landscaped upon completion of building works. Street trees appear to be unaffected.

Cl. 5.10 Heritage Conservation

The objectives of this clause are as follows: (a) to conserve the environmental heritage of

Strathfield, (b) to conserve the heritage significance of

heritage items and heritage conservation areas, including associated fabric, settings and views,

(c) to conserve archaeological sites, (d) to conserve Aboriginal objects and Aboriginal

places of heritage significance.

The site is not listed as a heritage item or located within a Heritage Conservation Area.

N/A

Cl. 6.1 Acid Sulfate Soils

The objective of this clause is to ensure that development does not disturb, expose or drain acid sulfate soils and cause environmental damage.

The land is within a Class 5 area. Appropriate measures will be implemented during the construction of the basement level. Refer to the submitted



Planning Guideline


The site is shown on Council’s maps as being affected by Class 5 acid sulphate soils.

geotechnical report which forms part of the application.

Cl. 6.2 Earthworks

Development consent is required for earthworks. Excavation is proposed for the basement parking level. This application seeks approval for the proposed excavation works, as shown on the architectural plans prepared by Design Link Australia. Refer to the geotechnical report which forms part of the application.

4.2 STRATHFIELD DEVELOPMENT CONTROL PLAN 2005

The relevant sections of the Strathfield Development Control Plan 2005 are addressed on the following pages.

4.2.1 PART C – MULTIPLE UNIT HOUSING

Planning Guideline


SITE ANALYSIS AND DESIGN PRINCIPLES

Submit a Site Analysis plan. Reference should be made to the Site Analysis Plan submitted and prepared by Design Link Australia.

DENSITY, BULK AND SCALE

Site requirements Site area: 1,000m². Width: 30m. Frontage of site should allow for safe and adequate vehicle access and side boundary setbacks.

Along arterial roads: min. 25m frontage.

The subject site provides for an area of 1198.6m² and a frontage of 35.050m. The site is not on an arterial road.

N/A



Planning Guideline


Building envelope Building height and scale: refer to Appendix 1 to identify density sub zones.

Density sub zone Max. storeys

5-7 storey units 5-7

3-4 storey units 4

2-3 storey townhouses and units

3

Up to 2 storey, townhouses 2

Villa houses 1

FFL of the ground floor units shall not be more

than 1200mm above NGL. Front setbacks:

o All new buildings: 9m (except as below)

o 2 or more frontages: the total sum of the two setback areas must be equal to or greater than 12m and each setback must be a min. of 3m.

o Car parking structures to be behind front building line. Surface visitor parking may be permitted within front setback subject to finishes and landscaping.

o Where predominant setback in the street

The subject site is not located within a specific density sub zone.

Refer to the building section

The proposed building has been setback 7 metres from the front boundary in line with the setback of the surrounding developments, also at 7 metres from the front boundary.

Refer to comments above.

N/A

No, however in line with surrounding

developments. See

excemption below



Planning Guideline


block is less 9m, a lesser setback may be permitted.

Building envelope and side and rear setbacks: o Building envelope is determined by a plane

projected at an angle of 45 degrees over a site from a height of 3.5m above NGL along the side and rear boundaries.

o Departures from envelope will be considered for characteristic design elements e.g. chimneys, vents, eaves.

o Site buildings in accordance with Appendix 2 – Streetscape Analysis.

o Side – all development: 4m o Side and rear – 2 or more storeys: determined

by the building envelope, compliance with solar access and privacy.

There is a minor variation to the building envelope control as shown on the submitted plans. It effects one corner of the building and does not result in adverse shadow or excessive bulk. The objective of the building envelope control is to provide for good separation between developments which contributes to good amenity. The development in average provides for 3.8 – 4 metre setbacks to the side boundaries ensuring building separation is maintained between the adjoining sites. To provide further amenity to the future occupants, all windows and balconies have been offset to limit any overlooking. Substantial landscaping is provided along the boundaries of the development, ensuring a pleasant setting and to emphasise the separation between the neighbouring sites. The rear setback is generally in accordance with the building envelope controls

Minor variaiton required.

Dwelling unit and building design

15% of dwellings are to be adaptable.

Refer to Appendix 1, Part C maps for townhouse/villa requirements.

The development provides for two (2) of the 13 units as adaptable.

Not applicable in this instance.

N/A



Planning Guideline


50% of total number of townhouses are to have at least 1 bed and 1 bath located on the ground floor.

For RFB, at least one min entry which is convenient and barrier free must be provided to ground floor units.

Walls along adjoining property boundaries are to be staggered/broken at 10m intervals to minimise bulk.

Access to common areas should be direct and without unnecessary barriers.

Adequate and convenient seating and amenities for people with mobility disabilities.

Comply with BCA and AS – Design for Access and Mobility.

Building materials, finishes and colours are to be sympathetic with adjoining buildings/streetscape.

Preferred finish is face brick and tile.

A mix of face brick and render is permissible however face brick must be the predominant finish.


Access to the ground floor is via a pathway from Water Street. Lift facilities also link the basement level to the ground floor.

The elevations along both side boundaries are well modulated. Lift access is available to the rooftop common open space and basement level car park.

Refer to the details shown on the landscape plan.

Refer to the submitted landscape plan. The proposed lift will provide for access between

levels.

The proposed building materials, finishes and colours are consistent with the presentation of modern buildings in the street. The side elevations have been designed to provide for visual interest and break up the building mass.

The development will present as a contemporary building with rendered finish and flat roof. This style distinguishes it from the original single detached dwellings in the immediate area. It sits comfortably between these dwellings and new dwellings with both rendered and painted facades.

The surrounding contemporary buildings are rendered and painted and the proposal is in line with this approach.

Refer to comments above. Refer to the schedule of

N/A



Planning Guideline


Colours should be natural/subdued tones that are no bright or white so that they detract from the streetscape.

external finishes.

Unit sizes and layout

Dwelling type Size in m²

1 bed apartment 70

2 bed apartment 85

3 bed apartment 100

More than 3 bed apartment 110

2 bed townhouse/villa 100

3 bed townhouse/villa 110

More than 3 bed townhouse/villa 120

The proposed units have been designed to comply with the requirements of the ADG.

N/A. Refer to ADG.

Attic space Attic spaces cannot be used for habitable purposes. No dormer windows are permissible.

There are no attic spaces proposed. N/A

ENERGY EFFICIENCY AND WATER CONSERVATION

Energy efficiency and water conservation

An Energy Performance Statement is required to be submitted which details and justifies the energy performance of the proposal. The energy performance statement should cover energy efficiency, thermally efficient building envelope, natural space heating and cooling, natural lighting, building materials, water management, water saving devices, mandatory rainwater storage, and energy smart appliances.

A BASIX Certificate forms part of the application. N/A

Solar access Design shall ensure: o Reasonable solar access to site o Protect solar access to neighbours o Maximise solar access to reduce winter heat

Reference should be made to the submitted shadow diagrams prepared by Design Link Australia.

Refer to shadow

diagrams and architectural



Planning Guideline


loss and the impact of summer sun o Adequate natural light to living areas o Orientate to north

Maximise solar access to living areas and POS. o The main living areas and at least 50% of the

principal POS of each dwelling are to have at least 3 hours of sunlight between the hours of 9am and 3pm on June 22; and

o Solar access to the windows and habitable rooms and to the majority of POS of adjoining properties must be substantially maintained or achieved for a minimum period of 3 hours between 9:00am and 3:00pm on June 22.

Solar access to existing neighbouring solar collectors including solar hot water systems and photovoltaic systems must be maintained or enhanced.

Shadow diagrams are to be submitted and must be in accordance with the Department of Planning’s guidelines.

The development will provide for an area of communal open space at roof level and ground level which both have a good aspect for solar gain. Private open space areas have also been provided to the apartments in the form of balconies, most of which have an orientation to the north. As such, the majority of the units will have good solar access into living areas and onto balconies. No single aspect, south facing units are proposed. The dwelling to the south will have good solar access to its north facing windows in mid winter in the mornings however will be overshadowed from about midday. This is a factor of the orientation of the sites.

plans

STREETSCAPE AND BUILDING ORIENTATION

Streetscape and building orientation

Be compatible with predominant character and architectural detail of existing residential development in the street/site. New development to address street frontage.

Building elements are to be integrated in design detailing, including design of carport, garage opening, verandah, balustrades, garbage enclosures, gateways and fencing.

The proposed building reflects the modern architectural style of newer developments in the street. The building will address the street frontage.

The elevations of the building have been well articulated with a mix of materials and architectural detailing. The proposed garage basement opening has been setback from the



Planning Guideline


Dwellings facing the street are to have readily

identifiable entries. Garages and parking structures, including

underground entries, shall not dominate the street frontage.

Developments adjoining a major road or railway line are to consider the impacts of the noise source on future amenity.

street to visually recess the opening. A combination of glass and solid balustrades and a rendered front fence will complement the contemporary design of the building. The proposed garbage enclosure will be at basement level and accordingly concealed from view.

Access is from the common ground floor foyer.

The entry to the basement level has been setback from the street and is recessive in the view from the street.


N/A

Front fences Be sympathetic to design of development and consistent with local character.

Front fences and side fences forward of the building line are to be 900mm in height.

Wrought iron or similar fencing may be used on the street alignment to a maximum height of 1.8m. Fences consisting of 900mm in height of solid brickwork and 900mm open wrought iron or similar materials supported at a min. of 3 metre centres on brick columns, may be constructed directly on the street alignment.

Solid fences or fences with less wrought iron inserts than specified above, over 900mm in height, must be setback a min. of 1.5m from the street alignments and the setback are to be suitably landscaped.

A low rendered front fence is proposed to Water Street. Refer to the landscape plan for details.



Planning Guideline


Solid fences of 1.8m may be supported where compatible with development, provides an interesting façade, would not conflict with streetscape and where the site is located on a major road.

Provision is to be made for public utility installations.

Side and rear fences

Max. 1.8m height including any retaining walls. Side and rear fences on a slope must be designed

to allow water to flow through. Side fences forward of the building line are to

taper down to the height of the front fence. Solid sections should not exceed 900mm in height. A transparent section is therefore not required to taper down. Piering above 900mm will be permitted to support the transparent section.

Where the font fences of adjoining properties are of dissimilar height, property owners are to agree the height at which the fence tapers down.

The transparent section of the fence may be constructed with open inserts of wrought iron, timber or similar.

Fencing is shown on the landscape. Refer to landcape

plans



Planning Guideline


HERITAGE AND CONSERVATION

Guidelines and controls

Proposed developments involving heritage items or adjoining heritage items must comply with the heritage provisions contained in the Strathfield Planning Scheme Ordinance.

When submitting an application in respect of or adjoining a heritage item, the onus is on the applicant to demonstrate that the heritage significance of the item or structure would not be compromised by the proposal.

Where a development involves or adjoins a heritage item, Council requires that a statement of effect be lodged with the DA.

The site is not listed as a heritage item or located within a Heritage Conservation Area. It is not in the vicinity of a heritage item.

N/A

OPEN SPACE AND LANDSCAPING

Guidelines Landscaped area at ground level is to be provided on site as per table below:

Landscaped area requirements

Development 3-4 storey zone

2-3 storey zone

Up to 2 storey zone

Res. Units 50% 50% n/a

Townhouses n/a 40% 40%

Villas n/a n/a 40%

“Landscaped area” is defined to include those parts of

Based on the controls, the proposal is required to provide 559m² of landscaped area which is equal to 50% of the site area. The proposal will provide an area of 560m² or 50% of landscaping which complies. The development will provide for an area of communal space equal to 386m² (32% of the site area) located at both ground and roof level with a favourable northern orientation. The area will

Also refer to

the archiecctural

plans and consnept landscape

plans.



Planning Guideline


the site not occupied at or above ground level by any structure, which is or is proposed to be predominantly landscaped by way of trees, gardens, lawns or shrubs and is available for the use and enjoyment of the occupants of the building. In the case of RFB – landscaped area does not include any area set aside for driveways, parking, side setback areas less than 1.2m in width, pools, outbuildings and the like; and at least 60% of the landscaped area must remain as unpaved or ‘soft’ landscaping. 35% of the required landscaped area is to provide

for deep soil planting. Multi-unit housing developments are to provide for

a common open space equal to 10% of the site or 100m², whichever is the greater. Minimum dimensions of 7m are required.

positively contribute towards outdoor recreation opportunities for the use and enjoyment of the occupants. Refer to the cover page of the architectural plans for areas of landscaped areas etc and to the concept landscape plans for details. The site will have deep soil planting equal to 8.7% of the site area, which exceeds the 7% required under the ADG. Refer to the concept landscape plan for details.

Townhouse and villas

Each dwelling shall be immediately adjacent to and have direct access to at least one area for private landscaped open space which has a min. area of 40m², minimum dimensions of 4m and is screened where necessary.

For the purposes of calculating a courtyard, areas under balconies or eaves can be included where the projection or overhang does not extend more than 1500mm from the external face of the building at the courtyard level.

Not applicable in this instance. N/A

Residential flat development

RFB: where dwellings do not have access to ground level open space, at least one main balcony

The building has been designed to meet the requirements of SEPP 65.



Planning Guideline


having access from each dwelling unit’s living area/s is to serve as POS. The minimum total balcony area is: 12m² for up to 2 bedroom dwellings; and 15m² for 3 or more bedroom dwellings.

Balconies are to have a minimum 2 m dimension. Exceptions may be considered where:

o It is adequately compensated by the amount, position and quality of the open space provided.

o Open space requirements may be reduced based on profile of occupants.

Balcony balustrades are to be designed to provide adequate privacy and conceal service areas and also allow for passive surveillance.

Complies.

The proposed balustrades will be a combination of solid and glass to complement the modern design of the building.

General Trees and shrubs with invasive root systems must not be planted over existing service infrastructure.

Submit a Landscape Plan. Consider the retention of existing mature trees

and shrubs.

Complies. Refer to the submitted concept landscape plan.

Refer to submitted concept Landscape Plan. Refer to Site Analysis Plan.

PRIVACY AND SECURITY

Guidelines The siting of and layout of dwellings should reduce direct overlooking. Where the windows proposed are less than 9m apart from an adjoining dwelling, the windows in the proposed dwelling: o Are to be offset from the edge of the window

sill the adjoining dwelling by a distance of at least 0.5m; or

o Have a sill height of at least 1.7m above the first floor; or

Windows will be offset where they address a side boundary. Where balconies are proposed to the side boundaries, privacy screens have been proposed.



Planning Guideline


o Have fixed obscure glazing in any part of the window below 1.7m above the floor.

Use screening where direct overlooking between POS cannot be avoided,

Consider the acoustic privacy of all development.

Ensure pedestrian entries can be locked and serve a limited number of dwellings; and

Allow casual surveillance to the street with at least

one habitable window facing that area. Appropriate lighting should be provided to

common areas such as paths and entrances. A balcony on the second storey of a townhouse

must not overlook an adjoining property.

Screening has been proposed, where appropriate The units have been designed to allow for similar

uses to adjoin each other, e.g. bedrooms against bedrooms, living areas against living areas, to minimise noise disturbance between properties.

Lift and stair access are proposed to the upper levels through a single front entry door and from the basement level, both of which will be secured to prevent unauthorised entry into the building.

This has been incorporated into the design. Appropriate lighting will be provided.

Not applicable.

N/A

ACCESS AND PARKING

Guidelines Large dwelling: GFA >110m², medium dwelling: GFA of >75m² but <110m², small dwelling: GFA of <75m².

On site parking requirements

Dwelling size Min. on site parking requirements

1 bed dwelling 1 space

2 bed dwelling 1.5 spaces

3 + bed dwelling 2 spaces

Reference should be made to the submitted Traffic Report. The proposal, when assessed against the RMS guidelines requires 17 spaces for residents plus a further 3 spaces for visitors. A total of 20 spaces are proposed.

Refer to the full

assessment within the traffic and

parking report



Planning Guideline


On site visitor parking should be provided at a rate

of 1 space/5 dwellings or part thereof. Accessways and driveways shall be designed to

provide sufficient maneuvering areas to enable vehicles to enter and exit in a forward direction.

Min. dimensions for a car space is 5.5m x 2.5m. Min. internal dimensions of a single lock up garage

is to be 3m x 5.5m, with any car access opening being at least 2.4m wide.

Garage doors shall not be sited to face the street to which the building has its main frontage.

For residential development of 10+ dwellings, a designated car washing bay is to provided.

Car parking spaces may be “stacked” but only to the extent of one car space behind one other for each dwelling. Both spaces must belong to the same dwelling.

Applicants should note that variations to the standards relating to access and car parking may be required by the Council in response to a recommendation from the relevant traffic committee.

Provide suitable bicycle parking.

Ramp/driveway gradient and design

Min. & Max. Requirements for Ramps

Min. lane width (a) 3.00 (refer to note)

Max. transition zone gradient (b)

1.:10

Reference should be made to the submitted Traffic Report and above comments.

Refer to Traffic Report.



Planning Guideline


Max. transition zone lengths (c)

2.0

Max. ramp gradient (d)

1:5 (refer to note)

Note. Where waste storage facilities are located in a basement or in an area required to be accessible via ramps, the min. width of vehicular ramps shall be four (4) metres and the gradient shall not be steeper than 1:8 to allow the safe and easy transfer of waste and recyclable material to the street.

Steeper gradients will generally not be supported. Variations should address impact of ramp on streetscape.

Ramp/driveways to meet AS 2890.1 – 1993. Submit scale plan (1:200) of the ramp showing

long sections of both side and centre of the driveway from the garage to the centre of the road carriageway.

SITE FACILITIES AND WATER MANAGEMENT

Site drainage and water management

Stormwater runoff from roof/paved surfaces is to be collected and discharged by means of a gravity pipe to Council’s drainage system.

Where gravity drainage is not feasible to the street frontage, a private easement must be obtained.

Include OSD and provision for overland flow in accordance with Council’s Code.

A positive covenant under Section 88E of the

Reference should be made to the submitted Stormwater Plans submitted under separate cover as part of the development application.

Refer to submitted

Stormwater Plans.



Planning Guideline


Conveyancing Act is to be created for the OSD and surface flow paths.

Run off from roofs or paved surfaces are to be passed to surface storage devices, allowing for the slow release of stored water into the developments landscaping or use for the purposes of car washing.

Pervious areas shall adjoin paved areas to reduce stormwater run-off.

All costs associated with providing any additional capacity shall be met by the developer.

Garbage facilities Refer to Part H – Waste Management. Refer to Part 4.2.2 of this report.

Electricity and telecommunications supply

All electricity and telecommunications are to be underground.

Energy Australia may require an area within the site suitable for location and maintenance of a substation kiosk.

Capable of compliance.

Noted. Capable of compliance.

Letterboxes Provision shall be made for mail delivery service by Australia Post.

Letterboxes are to be located fully within the site and positioned so as to avoid any unsightly or untidy appearance from the street frontage.

Letterboxes will be provided along the primary frontage.

TV antennas Master antenna and/or satellite receiving dish is to be provided for any development of more than two dwellings.

Any cable TV connection is to be provided by a single underground cable.



Clothes drying facilities

All multi unit developments must include sufficient outdoor clothes drying space. The drying of clothes in balcony areas visible from the street is

Front balconies can be treated architecturally so that clothes lines are not visible from the street.



Planning Guideline


prohibited. In additions, where clothes dryers are to be

installed as part of the development they should achieve a min. SEDA Greenhouse score of 3.5.

Refer to Basix Certificate

Refer to Basix

Certificate

SECTION 94 CONTRIBUTIONS

Refer to Council’s Section 94 Developer Contributions Plan.

To be complied with.

EXCAVATION OF SITES – applies to works thatr require deep excavation e.g. basements, cellars, and in ground pools

No cut is permitted to the ground within the required setbacks.

The work shall not affect or undermine the soil stability or structural stability of any buildings on adjoining properties.

Comply with BCA provisions to avoid potential damage to adjoining structures.

All excavations and backfilling associated with the erection or demolition of a building must be executed safely; and properly guarded and protected to prevent them from being dangerous.

Produce a dilapidation report.

The proposed basement level will be built, in part, close to the side boundaries. Accordingly, a geotechnical report and a dilapidation report may be undertaken prior to the release of any construction certificate.

Conditions or further

information may apply



4.2.2 PART H – WASTE MINIMISATION AND MANAGEMENT Planning Guideline


Waste Management Plans

All applications for development, including demolition, construction and the on-going use of land or building must be accompanied by a Waste Management Plan (WMP) that outlines measures to minimise and manage waste generated during demolition, construction and the ongoing use of the land and/or building.

Reference should be made to the submitted Waste Management Plan prepared by Design Link Australia.

4.2.3 PART N – WATER SENSITIVE URBAN DESIGN

Planning Guideline


When do these controls apply?

Applicants are required to meet water conservation and stormwater quality targets that have been established for Strathfield LGA. Water conservation (Section 3.1) and stormwater quality targets (Section 3.2) are to be met for the following development types: o New residential villas, flats and townhouses

greater than 2,000m2 total site area. o All land subdivisions that results in 3 or more

allotments and / or are greater than 2,000m2 total site area, whichever is less.

o All new commercial, retail, mixed use and industrial development greater than 1,500m2 total site area.

o All alterations and additions to existing

Not applicable to subject site as the area of the subject site is less than 2,000m².



Planning Guideline


commercial, retail, mixed use and industrial development with a total site area greater than 2,000m2, which results in increase in building footprint or gross floor area of greater than 50%. WSUD is to be applied to the whole site.

o Any development which involves the construction or designation of 10 or more additional car parking spaces, whether the spaces be covered or uncovered.

4.2.4 PART O – TREE MANAGEMENT Planning Guideline


Controls A person must not: Cut down, remove, destroy, lop, top, pollard,

transplant, tear, prune, ringbark, injure or poison any part of a tree above or below ground, without the prior written consent of Council.

Use climbing spikes/spurs on a tree, unless the tree is dead or written consent for tree removal has been issued by Council.

Undertake works (including but not limited to root damage/severance, soil compaction/contamination or grade alteration) within 5m (radial measurement, measured from the tree’s base) of a tree, without the prior written consent of Council.

It is proposed to remove trees along the northern boundary and trees along the front boundary. Refer to concept landscape plan.

Consent applied for

the removal of trees and

landscaping of the site following

completion of building

works.



Planning Guideline


Fail to plant, protect or care for a tree, which is required to be planted, protected or cared for as a Condition of Consent, or fail to carry out any other activities required as a Condition of Consent.



4.3 STATE ENVIRONMENTAL PLANNING POLICY (BUILDING SUSTAINABILITY INDEX: BASIX) 2004

State Environmental Planning Policy (Building Sustainability Index: BASIX) applies to new residential buildings. The proposal has been assessed against the provision of the State Environmental Planning Policy. BASIX Certificates have been issued for each residential unit as required and are attached under separate cover. This shows compliance with the provisions in terms of thermal, water and energy performance. 4.4 STATE ENVIRONMENTAL PLANNING POLICY No. 55 –

REMEDIATION OF LAND Clause 7 of the State Environmental Planning Policy No. 55 – Remediation of Land requires Council to consider whether land is contaminated prior to granting consent to the carrying out of any development on that land. Should the land be contaminated Council must be satisfied that the land is suitable in a contaminated state for the proposed use. If the land requires remediation to be undertaken to make the land suitable for the proposed use, Council must be satisfied that the land will be remediated before the land is used for that purpose. The site history indicates a history of residential use. Therefore, it is not likely that the site has experienced any contamination. In accordance with State Environmental Planning Policy No. 55 and Strathfield Local Environmental Plan 2012, Council is able to conclude that no further assessment of contamination is necessary. 4.5 STATE ENVIRONMENTAL PLANNING POLICY NO. 65 –

DESIGN QUALITY OF RESIDENTIAL APARTMENT DEVELOPMENT

This State Policy aims to improve the design quality of residential flat buildings of three or more storeys, incorporating four or more dwellings. The policy sets out a series of design principles for Local Council or other consent authorities to consider when assessing development proposals for flats. The SEPP 65 underwent a comprehensive review and the changes were notified on the NSW legislation website on 19 June 2015 and will commence on 17 July 2015. For development applications lodged after 19 June 2015 and determined after 17 July 2015, the Apartment Design



Guide, along with the changes to SEPP 65 will apply. The proposed apartments are designed and accord with the design principles as stipulated in this State Environmental Planning Policy. All information and details shown within this Statement of Environmental Effects is based on the submitted plans prepared by DesignLink. State Environmental Planning Policy No. 65 specifies nine design quality principles for residential apartment buildings. These principles are as follows: Principle 1 Context and Neighbourhood Character Principle 2 Built Form and Scale Principle 3 Density Principle 4 Sustainability Principle 5 Landscape Principle 6 Amenity Principle 7 Safety Principle 8 Housing Diversity and Social Interaction Principle 9 Aesthetics The aims and objectives of this policy are:

(1) “This policy aims to improve the design quality of residential apartment development in New South Wales.

(2) This policy recognises that the design quality of residential

apartment development is of significance for environmental planning for the state due to the economic, environmental, cultural and social benefits of high quality design.

(3) Improving the design quality of residential apartment

buildings aims: (a) to ensure that they contribute to the sustainable

development of New South Wales; (i) by providing sustainable housing in social

and environmental terms; and (ii) by being a long term asset to their

neighbourhood; and (iii) by achieving the urban planning policies

for their regional and local contexts; and (b) to achieve better built form and aesthetics of

buildings and the streetscapes and the public places they define; and

(c) to better satisfy the increasing demand, the changing social and demographic profile of the community, and the needs of the widest range of people from childhood to old age, including



those with disabilities; and (d) to maximise amenity, safety and security for the

benefit of their occupants and the wider community; and

(e) to minimise the consumption of energy from non-renewable resources, to conserve the environment and to reduce greenhouse gas emissions, and

(f) to contribute to the provision of a variety of dwelling types to meet population growth, and

(g) to support housing affordability, and (h) to facilitate the timely and efficient assessment

of applications for development to which this Policy applies.

(4) This Policy aims to provide:

(a) consistency of policy and mechanisms across the State; and

(b) a framework for local and regional planning to achieve identified outcomes for specific places.”

The SEPP notes that good design is a creative process which, when applied to towns and cities, results in the development of great urban places, buildings, streets, square and parks. Good design is inextricably linked to its site and locality, responding to the landscape, existing built form, culture and attitudes. It provides sustainable living environments, both in private and public areas. Furthermore, good design serves the public interest and includes appropriate innovation to respond to technical, social, aesthetic, economic, and environmental challenges. These nine design quality principles do not generate design solutions, but provide a guide to achieving good design and the means of evaluating the merit of proposed solutions. The following comments are provided to address the 9 Design Principles: Principle 1 Context and Neighbourhood Character Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions. Responding to context involves identifying the desirable elements of an area’s existing or future character. Well-designed buildings respond to



and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood. Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change. Comment: The site is located on Water Street, and is located within close proximity to single detached housing which is zoned for medium density residential development, villa style development to the north along Water Street and large scale light industrial/commercial development to the north east. The proposal is considered a contemporary ‘infill’ development that responds to the desired future character of the immediate area given the constraints of the site. Where possible, the proposal has made considerable effort to achieve the objectives and controls of State Environmental Planning Policy No.65. Principle 2 Built Form and Scale Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings. Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements. Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook. Comment: The scale of existing development in the area is a mix of old and new low and medium density residential flat buildings with much larger scale commercial buildings to the rear of the site. The scale of the proposal has been carefully designed to provide a balance between the amenity for the future occupants and that of existing properties adjoining the site as well as recognising that the existing site at the rear is zoned B2-Local Centre and is likely to be retained as a large commercial building or redeveloped at a lesser scale to that existing but greater scale than what is proposed on the subject site. Principle 3 Density Good design achieves a high level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context.



Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment. Comment: Sustainable densities respond to the regional context, availability of infrastructure, public transport, community facilities and environmental quality. The development provides for new residential accommodation in a location where there is a demand for such accommodation. The proposed density on the site is considered to be suitable, given the site is well located to public transport, shops, services and amenities and is consistent with Council’s planning instruments. The proposal complies with the maximum FSR control for this site. Principle 4 Sustainability Good design combines positive environmental, social and economic outcomes. Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials, and deep soil zones for groundwater recharge and vegetation. Comment: The proposed development makes efficient use of natural resources. The building utilises passive solar design principles for climate control, which reduces the consumption of energy. Energy efficiency parameters and water saving fixtures will also be adopted. This has been demonstrated by the fact that the proposed development complies with State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004. Where possible, the principles of energy efficient and environmental sensitive design and these have been incorporated into the development. Principle 5 Landscape Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of



well designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, co-ordinating water and soil management, solar access, micro-climate, tree canopy, habitat values, and preserving green networks. Good landscape design optimises usability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity, provides for practical establishment and long term management. Comment: Landscape design should optimise useability, privacy and social opportunity, equitable access and respect for neighbours' amenity, and provide for practical establishment and long term management. The proposal and site appearance will be improved by the careful use of landscaping within and around the site. The new development will provide a landscaped area within the front, side and rear setbacks for the enjoyment of all future users of the development. Reference should be made to the submitted concept landscape plan. Principle 6 Amenity Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident well being. Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas, and ease of access for all age groups and degrees of mobility. Comment: Careful consideration has been given to the orientation and positioning of the development and the design and layout of apartments to ensure a high level of visual and acoustic privacy is maintained between neighbouring properties. This has been further demonstrated in the architectural plans prepared by Design Link Australia. The proposal provides future occupants with a high level of amenity in terms of solar access to the proposed common open space. Living areas and balconies have been designed to address north where



possible resulting in 7 of the 13 apartments having a northern/north eastern aspect. The other apartments have been designed to benefit from north/north eastern solar access into the rear of the apartments due to spatial separation within the centre of the building. In addition, all apartments (100%) achieves excellent ventilation due to their aspect, design, and internal planning as corner or cross through units. All apartments have a private outdoor area (balcony) adjacent to living areas with a minimum depth of two meters. Areas provided as private outdoor space are consistent with this policy. All dwellings achieve 2700mm ceiling heights to both living areas and bedrooms. The planning and orientation of primary living areas within individual apartments have been determined to provide optimal amenity for residents, whilst maintaining visual and acoustic amenity between apartments. Principle 7 Safety Good design optimises safety and security, within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety. A positive relationship between public and private spaces is achieved through clearly defined secure access points and well lit and visible areas that are easily maintained and appropriate to the location and purpose. Comment: The proposed development has had regard to the principles of ‘Safer by Design'. Aspects such as natural surveillance and controlled access have all been taken into consideration. The proposed development has made provisions for natural surveillance for both communal and public areas. The entrance to the development is clearly visible from Water Street. The common areas will be appropriately lit to ensure safety and visibility after dark. The street numbering and the identification of the building will be quite clear to prevent unintended access and to assist persons trying to find the building. Principle 8 Housing Diversity and Social Interaction Good design achieves a mix of apartment sizes, providing housing choice



for different demographics, living needs and household budgets. Well designed apartment developments respond to social context by providing housing and facilities to suit the existing and future social mix. Good design involves practical and flexible features, including different types of communal spaces for a broad range of people, providing opportunities for social interaction amongst residents. Comment: Housing affordability in Sydney is becoming increasingly difficult. The proposed development provides a higher density than currently exists on site. The proposed development provides additional residential development within an established area, which is located near public infrastructure. The area can support an increase in density and this is encouraged by Council. A mix of apartments is proposed ranging between two and three bedrooms. The proposal therefore addresses lifestyle and affordability issues. Principle 9 Aesthetics Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures. The visual appearance of well designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape. Comment: It is considered that the proposed development incorporates the composition of building elements, textures, materials and finishes which all contribute to an overall high quality and aesthetically appealing development. The building materials have been carefully chosen to respond to the existing material context and ongoing building maintenance. The internal functions and structure have been clearly expressed through the articulation and massing of the facades. Design Verification Statement: A Design Verification Statement has been prepared by a qualified architect, and is submitted with this development application in accordance with State Environmental Planning Policy No. 65.



Apartment Design Guide Further to the above design quality principles, Clause 30(2) of State Environmental Planning Policy No. 65 also requires residential apartment development to be designed in accordance with the Department of Planning’s publication entitled Apartment Design Guide. The following table outlines compliance with the Apartment Design Guide, where numerical requirements are specified.



STANDARD OBJECTIVE PROVIDED COMPLIANCE

PART 3 - SITING THE DEVELOPMENT

SITE ANALYSIS 3A-1 - Site analysis illustrates that design decisions have been based on opportunities and constraints of the site conditions and their relationship to the surrounding context.

Reference should be made to the submitted architectural plans which includes a site analysis plan.

Yes

ORIENTATION 3B-1 - Building types and layouts respond to the streetscape and site while optimising solar access within the development.

The proposed apartment building has been designed to address the street, with pedestrian access available from Water Street. The proposal has been designed to maximise orientation to the north where possible while also addressing the street. The proposed area of common open space has been provided at roof level with a north western orientation.

Yes

3B-2 - Overshadowing of neighbouring properties is minimised during mid-winter.

The proposal will result in additional overshadowing to the north facing façade of No. 84 Water Street in the afternoon period from about midday. Some of this shadow is gone from the north facing facade by 3pm. Due to the orientation of these sites, an increased setback to this boundary will not result in a fundamental change to this shadow. As it only affects part of the façade and no windows to the rear, adjacent to the open space, it is not considered to be unreasonable. Further this shadow only impacts upon part of the open space in mid-winter after midday and this will be improved in the equinox period.

Yes

PUBLIC DOMAIN INTERFACE

3C-1 – Transition between private and public domain is achieved without compromising safety and security.

The proposal does not include any terraces or courtyards at street level.

Yes




Where possible, upper level balconies and windows have been orientated to Water Street. Where windows and balconies are provided to the side boundaries they have bene offset and provided with privacy screens. A low rendered fence with timber infills is proposed at the street boundary to clearly define private and public domain.

3C-2 – Amenity of the public domain is retained and enhanced.

The proposed front setback will be landscaped to complement the residential building and established landscaping. Garbage storage areas and services will be located out of sight within the basement car park. Graffiti resistant and easily cleanable materials will be used. The building is well modulated and articulated to all facades providing for a mix of finishes/materials creating visual interest.

Yes

COMMUNAL AND PUBLIC OPEN SPACE

3D-1 – An adequate area of communal open space is provided to enhance residential amenity and to provide opportunities for landscaping Design criteria: 1. Communal open space has a minimum

area equal to 25% of the site (see figure 3D.3)

The site provides for 386m² of communal open space comprising of a roof terrace (north west facing). The area of communal open space is equal to 32% of the site. The proposed communal spaces are of an adequate size and dimensions to allow for a range of activities. All apartments have also been provided with areas of private open space (balconies).

Yes




2. Developments achieve a minimum of

50% direct sunlight to the principal usable part of the communal open space for a minimum of 2 hours between 9 am and 3pm on 21 June (mid winter).

The proposed north west facing roof terrace will receive good levels of solar access as demonstrated within this report. The ground floor area is on the northern side of the building.

Yes

3D-2 – Communal open space is design to allow for a range of activities, respond to site conditions and be attractive and inviting.

The communal open space will include outdoor facilities. Refer to concept landscape plan.

Refer to concept landscape plan

for details.

3D-3 – Communal open space is designed to maximise safety.

The areas of communal open space will be well lit at all times and will be visible from the rear apartments. The rooftop communal area, while not visible from the third floor apartment, is immediately adjacent to this apartment and the space will be only accessible by occupants of the apartments.

Yes

3D-4 – Public open space, where provided, is responsive to the existing pattern and uses of the neighbourhood.

N/A N/A

DEEP SOIL ZONES

3E-1 - Deep soil zones provide areas on the site that allow for and support healthy plant and tree growth. They improve residential amenity and promote management of water and air quality Design criteria: 1. Deep soil zones are to meet the following

minimum requirements:

The development provides for 104m2, or 8.7% of the site area, as landscaping.

Yes




VISUAL PRIVACY 3F-1 - Adequate building separation distances are

shared equitably between neighbouring sites, to achieve reasonable levels of external and internal visual privacy Design criteria: 1. Separation between windows and

balconies is provided to ensure visual privacy is achieved. Minimum required separation distances between building to the side and rear boundaries are as follows:

Note: Separation distances between buildings on the same site should combine required building separations depending on the type of room (see figure 3F.2) Gallery access circulation should be treated as

The building has been designed with four (4) apartments per level (other than the top floor). The building is well modulated along all facades. While there are areas of the building which are closer than 6 metres to the boundary, there are also setbacks which far exceed this distance. The design and layout on the southern side of the building will result in no living room windows being closer than 6 metres to the boundary as the living areas have been orientated to the street. In the case of the northern side, there is one window per floor which contains a living room window and which is closer than 6 metres to the boundary and bedroom windows. The living room has been screened by external louvres and this will not affect the amenity of this room as there are other openings to the front and the rear. Balconies are also suitably screened and solid balustrades will be used where appropriate to limit views from the balconies

Complies with objectives to

achieve reasonable

privacy between sites.




habitable space when measuring privacy separation distances between neighbouring properties.

towards other properties.

3F-2 - Site and building design elements increase privacy without compromising access to light and air and balance outlook and views from habitable rooms and private open space.

The design and layout of the building on the site result in a building which is centrally located on the site with generous setbacks to side and rear boundaries with space to retain trees and provide deep soil planting to the rear. The layout of the apartments on the site will result in good spatial separation between living areas and in most cases, balconies. Where the rear apartments have balconies abutting each other, they have been separated by a masonry wall to ensure visual and visual privacy.

Yes

PEDESTRIAN ACCESS AND ENTRIES

3G-1 - Building entries and pedestrian access connects to and addresses the public domain.

Vehicle and pedestrian access to the site is from Water Street.

Yes

3G-2 - Access, entries and pathways are accessible and easy to identify.

The entry to the building be clearly visible and identifiable.

Yes

3G-3 - Large sites provide pedestrian links for access to streets and connection to destinations

N/A N/A

VEHICLE ACCESS 3H-1 - Vehicle access points are designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes.

The proposed vehicle entry has been located along Water Street.

Yes

BICYCLE AND CAR PARKING

3J-1 - Car parking is provided based on proximity to public transport in metropolitan Sydney and centres in regional areas

Reference should be made the submitted Traffic Report.

Refer to Traffic Report




Design criteria: 1. For development in the following

locations: on sites that are within 800

metres of a railway station or light rail stop in the Sydney Metropolitan Area; or

on land zoned, and sites within 400 metres of land zoned, b# Commercial Core, B4 Mixed Use or equivalent in a nominated regional centre

the minimum car parking requirement for residents and visitors is set out in the Guide to Traffic Generating Developments, or the car parking requirement prescribed by the relevant council, whichever is less The car parking needs for a development must be provided off street.

3J-2 – Parking and facilities are provided for other modes of transport

Refer to Traffic Report. Refer to Traffic Report

3J-3 – Car park design and access is safe and secure.

Access to the carpark will be via a security intercom system to promote safety. The basement car park will be well lit.

Yes

3J-4 – Visual and environmental impacts of underground car parking are minimised.

The proposed basement level has been considerably setback from the street and excavated to a level where the height of retaining walls are limited, particularly to the street frontage.

Yes

3J-5 – Visual and environmental impacts of on-grade car parking are minimised.

N/A. N/A

3J-6 – Visual and environmental impacts of above ground enclosed car parking are minimised

Refer to comments above. Yes




SOLAR AND DAYLIGHT ACCESS

4A-1 - To optimise the number of apartments receiving sunlight to habitable rooms, primary windows and private open space. Design criteria: 1. Living rooms and private open spaces of

at least 70% of apartments in a building receive a minimum of 2 hours direct sunlight between 9 am and 3 pm at mid winter in the Sydney Metropolitan Area and in the Newcastle and Wollongong local government areas

2. In all other areas, living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 3 hours direct sunlight between 9 am and 3 pm at mid winter

3. A maximum of 15% of apartments in a building receive no direct sunlight between 9 am and 3 pm at mid winter.

There are no apartments with a single aspect to the south. 7 of the 13 have exposure to the north while the remainder have living areas which face south west. The design of the building also enables some north eastern light to penetrate into the rear of the front units.

Not applicable. Not applicable.

Yes

N/A

N/A

4A-2 – Daylight access is maximised where sunlight is limited.

7 of the 13 units have been provided with a northern aspect to maximise solar access.

Yes

4A-3 – Design incorporates shading and glare control, particularly for warmer months.

A thermal assessment has been carried out for the development, demonstrating that the required heating and cooling targets of BASIX are capable of being satisfied.

Yes

NATURAL VENTILATION

4B-1 – All habitable rooms are naturally ventilated.

Complies. Yes

4B-2 – The layout and design of single aspect apartments maximises natural ventilation.

There are no single aspect apartments. Yes

4B-3 - The number of apartments with natural cross ventilation is maximised to create a




comfortable indoor environment for residents Design criteria: 1. At least 60% of apartments are naturally

cross ventilated in the first nine storeys of the building. Apartments at ten storeys or greater are deemed to be cross ventilated only if any enclosure of the balconies at these levels allows adequate natural ventilation and cannot be fully enclosed

2. Overall depth of a cross-over or cross-through apartment does not exceed 18m, measured glass line to glass line.

All units are naturally cross ventilated. N/A.

Yes

N/A

CEILING HEIGHTS

4C-1 - Ceiling height achieves sufficient natural ventilation and daylight access Design criteria: 1. Measured from finished floor level to

finished ceiling level, minimum ceiling heights are:

These minimums do not preclude higher ceilings if desired.

The units have been provided with a minimum 2.7m ceiling height.

Yes




4C-2 - Ceiling height increases the sense of space in apartments and provides for well proportioned rooms.


4C-3 - Ceiling heights contribute to the flexibility of building use over the life of the building.


APARTMENT SIZE AND LAYOUT

4D-1 - The layout of rooms within an apartment is functional, well organised and provides a high standard of amenity. Design criteria: 1. Apartments are required to have the

following minimum internal areas:

The minimum internal areas include only one bathroom. Additional bathrooms increase the minimum internal area by 5m2 each. A fourth bedroom and further additional bedrooms increase the minimum internal area by 12m2 each.

2. Every habitable room must have a window in an external wall with a total minimum glass area of not less than 10% of the floor area of the room. Daylight and air may not be borrowed from other rooms.

Complies. Refer to details shown on the submitted Architectural Plans Complies.

Yes

Yes

4D-2 – Environmental performance of the apartment is maximised.




Design criteria: 1. Habitable room depths are limited to a

maximum of 2.5 x the ceiling height 2. In open plan layouts (where the living,

dining and kitchen are combined) the maximum habitable room depth is 8m from a window.

Complies. Complies.

Yes

Yes

4D-3 – Apartment layouts are designed to accommodate a variety of household activities and needs Design criteria: 1. Master bedrooms have a minimum area

of 10m2 and other bedrooms 9m2 (excluding wardrobe space)

2. Bedrooms have a minimum dimension of

3m (excluding wardrobe space)

3. Living rooms or combined living/dining rooms have a minimum width of: a. 3.6m for studio and 1 bedroom

apartments b. 4m for 2 and 3 bedroom

apartments

4. The width of cross-over or cross-through apartments are at least 4m internally to avoid deep narrow apartment layouts.

Rooms have been designed to comply, and exceed in some circumstances, these requirements

Yes

Yes

Yes

Yes

Yes

PRVIATE OPEN SPACE AND BALCONIES

4E-1 – Apartments provide appropriately sized private open space and balconies to enhance residential amenity.




Design criteria: 1. All apartments are required to have

primary balconies as follows:

The minimum balcony depth to be counted as contributing to the balcony area is 1m.

2. For apartments at ground level or on a podium or similar structure, a private open space is provided instead of a balcony. It must have a minimum area of 15m2 and a minimum depth of 3m.

The proposed balconies meet the minimum design criteria including maximum area and minimum depth.

Yes

4E-2 - Primary private open space and balconies are appropriately located to enhance liveability for residents.

Balconies have been located adjacent to the open plan living/dining/kitchen and where possible, have been orientated to the north.

Yes

4E-3 - Private open space and balcony design is integrated into and contributes to the overall architectural form and detail of the building.

The proposed balconies include screening and solid balustrades as part of their design to allow for appropriate screening of clothes drying/air conditioning units and to provide for variation in the façade.

Yes

4E-4 - Private open space and balcony design maximises safety

The proposed balconies have been designed to maximise safety and to limit opportunities for climbing.

Yes

COMMON CIRCULATION AND SPACES

4F-1 - Common circulation spaces achieve good amenity and properly service the number of apartments




Design criteria: 1. The maximum number of apartments off

a circulation core on a single level is eight.

2. For buildings of 10 storeys and over, the maximum number of apartments sharing a single lift is 40.

The maximum number of units off a circulation core is 4. Not applicable.

Yes

N/A

4F-2 - Common circulation spaces promote safety and provide for social interaction between residents

The proposed corridors have been designed in proximity to the lift core, to ensure short, straight and clear sight lines. Circulation spaces will be well lit, particularly during night periods. Legible signage will be provided for apartment numbers, common numbers and general wayfinding.

Yes

STORAGE 4G-1 - Adequate, well designed storage is provided in each apartment Design criteria: 1. In addition to storage in kitchens,

bathrooms and bedrooms, the following storage is provided:

At least 50% of the required storage is to be located within the apartment.

Minimum storage areas are provided within the units and also within the basement carpark.

Yes




4G-2 - Additional storage is conveniently located, accessible and nominated for individual apartments.

There is additional storage proposed in the basement car park.

Yes

ACOUSTIC PRIVACY

4H-1 - Noise transfer is minimised through the siting of buildings and building layout

The units have been designed to ensure that “like” uses adjoin each other, e.g. bedrooms against bedrooms, living areas against living areas, to minimise noise disturbance.

Yes

4H-2 - Noise impacts are mitigated within apartments through layout and acoustic treatments.


NOISE AND POLLUTION

4J-1 - In noisy or hostile environments the impacts of external noise and pollution are minimised through the careful siting and layout of buildings.

Not applicable. The site is located within a residential zone.

Yes

4J-2 - Appropriate noise shielding or attenuation techniques for the building design, construction and choice of materials are used to mitigate noise transmission.

The proposed development will be constructed in accordance with regards to the relevant provisions of the Building Code of Australia, including insulation requirements, to minimise the transfer of noise between the proposed commercial and residential uses.

Yes

APARTMENT MIX

4K-1 - A range of apartment types and sizes is provided to cater for different household types now and into the future.

The development provides for a mix of 1, 2 and 3 bedroom apartments.

Yes

4K-2 - The apartment mix is distributed to suitable locations within the building.

Where possible the units have been orientated to the north to maximise solar access. The proposed common open space is also orientated to the north.

Yes

GROUND FLOOR APARTMENTS

4L-1 - Street frontage activity is maximised where ground floor apartments are located

The apartments on the ground floor have living room windows and balconies addressing the street frontage for casual surveillance.

Yes

4L-2 - Design of ground floor apartments delivers amenity and safety for residents

The proposed landscaping within the front setback and use of solid balustrades will allow for visual privacy to be maintained.

Yes




FACADES 4M-1 - Building facades provide visual interest along the street while respecting the character of the local area.

The development will incorporate a mix of finishes and materials to create for visual interest including render and balcony louvres.

Yes

4M-2 - Building functions are expressed by the façade.

The building entry has been clearly defined to address Water Street.

Yes

ROOF DESIGN 4N-1 – Roof treatments are integrated into the building design and positively respond to the street.

The proposed flat roof is a contemporary design response within an area where there is a mix of pitched roofs on dwellings while the larger commercial/industrial buildings have flat roofs.

Yes

4N-2 - Opportunities to use roof space for residential accommodation and open space are maximised 4N-3 – Roof design incorporates sustainability features.

The proposal incorporates a roof terrace at third floor level to ensure good levels of solar access are achieved. None proposed.

Yes

N/A

LANDSCAPE DESIGN

4O-1 – Landscape design is viable and sustainable

Refer to details on the concept landscape plan Refer to concept landscape plan

4O-2 – Landscape design contributes to the streetscape and amenity.

Reference should be made to Section 4.2.2 of this report and the submitted concept Landscape Plan.

Yes

PLANTING ON STRUCTURES

4P-1 – Appropriate soil profiles are provided.

Reference should be made to the submitted concept Landscape Plan.

Yes

4P-2 – Plant growth is optimised with appropriate selection and maintenance.

Reference should be made to the submitted concept Landscape Plan.

Yes

4P-3 - Planting on structures contributes to the quality and amenity of communal and public open spaces

Landscaping works are proposed along all boundaries Reference should be made to the submitted Landscape Plan.

Yes

UNIVERSAL DESIGN

4Q-1 - Universal design features are included in apartment design to promote flexible housing for all community members.

The proposed development provides for 2 adaptable units.

Yes

4Q-2 - A variety of apartments with adaptable designs are provided.





4Q-3 - Apartment layouts are flexible and accommodate a range of lifestyle needs.

The proposal comprises of a mix of two and three bedroom apartments, where the additional bedrooms in the two and three bedroom apartments may be used alternatively as a study or home office.

Yes

ADAPTIVE REUSE

4R-1 - New additions to existing buildings are contemporary and complementary and enhance an area's identity and sense of place.

Not applicable. N/A

4R-2 - Adapted buildings provide residential amenity while not precluding future adaptive reuse.

Not applicable. N/A

MIXED USE 4S-1 - Mixed use developments are provided in appropriate locations and provide active street frontages that encourage pedestrian movement.

Not applicable. N/A

4S-2 - Residential levels of the building are integrated within the development, and safety and amenity is maximised for residents.

Not applicable. N/A

AWNINGS AND SIGNAGE

4T-1 - Awnings are well located and complement and integrate with the building design.

Not applicable. N/A

4T-2 - Signage responds to the context and desired streetscape character.

There is no signage proposed as part of this application.

N/A

ENERGY EFFICIENCY

4U-1 - Development incorporates passive environmental design.

Windows and balconies have been orientated to the north where possible to maximise solar access, whilst the overhang of balconies will provide for shading to lower level units.

Yes

4U-2 - Development incorporates passive solar design to optimise heat storage in winter and reduce heat transfer in summer.

The proposal satisfies the thermal targets of BASIX. Yes

4U-3 - Adequate natural ventilation minimises the need for mechanical ventilation.

Each apartment is provided with windows/glazed doors in at least 2 elevations, encouraging cross ventilation.

Yes




WATER MANAGEMENT AND CONSERVATION

4V-1 - Potable water use is minimised. Refer to submitted BASIX Certificate. Yes

4V-2 - Urban stormwater is treated on site before being discharged to receiving waters.

Refer to submitted stormwater plan. Yes

4V-3 – Flood management systems are integrated into site design.

Refer to submitted stormwater plan. Yes

WASTE MANAGEMENT

4W-1 - Waste storage facilities are designed to minimise impacts on the streetscape, building entry and amenity of residents.

Garbage storage areas are located within the basement level. Refer to plans.

Yes

4W-2 - Domestic waste is minimised by providing safe and convenient source separation and recycling.

Adequate storage area is provided within the apartments to accommodate a day’s waste.

Yes

BUILDING MAINTENANCE

4X-1 – Building design detail provides protection from weathering.

Appropriate materials will be used. Yes

4X-2 – Systems and access enable ease of maintenance.

Easy access is proposed to all areas of the building to enable maintenance.

Yes

4X-3 – Material selection reduces ongoing maintenance costs.

Graffiti resistant materials will be used. The proposed external walls, being of face brick and concrete construction are robust and durable materials that weather well and improve with time.

Yes



4.6 SECTION 79C CONSIDERATIONS The following section provides an assessment of the proposed development in accordance with the provisions of Section 79C of the Environmental Planning and Assessment Act, 1979. (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

The use is permitted with the consent of Council, and is consistent with the objectives and desired future character of the R3 Medium Density Zone. As noted in this report, the proposed development breaches the lot size and height ratio controls. A Clause 4.6 variation has been submitted justifying the extent of the breach to height.

(ii) any draft environmental planning instrument that is or has

been placed on public exhibition

There is no draft planning instrument currently relevant to this application. (iii) any development control plan

The proposal has been assessed within this report against the guidelines contained within the Strathfield Development Control Plan. (iv) any matters prescribed by the regulations

There are no prescribed matters which affect the permissibility of this proposal.

(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

(i) Impact on the natural environment: The proposed development will not have an adverse impact on the



natural environment. The landscape in this area is that of an urban environment.

(ii) Impact on the built environment:

The works proposed are consistent with the built form of newer developments along Water Street and Punchbowl Road and representative of the desired future character of the area. Overall, there are no unreasonable impacts created by this proposal, as detailed in this Statement of Environmental Effects. (iii) Social and Economic impacts in the locality: The development will have a positive social and economic impact on the area. The proposal will directly benefit the local community in terms of increased residential accommodation. The area is well serviced by shops, schools, services and public transport. The site is close to bus services running along both Water Street and Punchbowl Road and is accessible to Strathfield railway station, which allows for convenient and easy access to the city and surrounding suburbs.

(c) the suitability of the site for development The land is appropriately zoned to permit the proposed development and meets the long term objectives of the zone. The development will maximize the potential of the site, which has been zoned for medium density residential use. (d) any submissions made in accordance with this Act or the

regulations Not relevant at the time of lodgement. (e) the public interest The public interest would be served by approval of this application. The development will directly benefit the local community in terms of providing for increased residential accommodation within an established residential area and which has been zoned for increased density. It is considered that the development is conducive to Council’s policies and will not result in any significant adverse environmental impacts. It is considered that the proposed development is acceptable and should be supported.



This Statement of Environmental Effects has been prepared in support of the proposed redevelopment of the site at 80-82 Water Street, Belfield. It has been demonstrated in this Statement that the proposal is satisfactory and is generally consistent with the controls applying to the site under the Strathfield Environmental Plan 2012 and Development Control Plan. Where variations are sought, justifications have been provided to show that the development is suitable for the site and broader area. The beneficial effects of the proposal include: Greater housing choice on a site which is located within an

established residential area and which has been identified as an idea area for higher density.

The development is suitable for the site and represents an efficient and orderly development of the land.

The proposed development is compatible with the relevant

objectives and controls which apply to the site and the form of development.

The proposed development has been assessed in accordance with the provisions of Section 79C of the Environmental Planning and Assessment Act, 1979, and found to be satisfactory. Accordingly, it is sought that Council approve the application. GAT & Associates Plan 2862

Draft Final

Prepared by: Leonie Derwent

LD

Checked by: Margaret Roberts

MR

5.0 CONCLUSION

CLAUSE 4.6 VARIATION TO CLAUSE 4.3 HEIGHT OF BUILDINGS

Documents

STATEMENT OF ENVIRONMENTAL EFFECTS · Figure 3 Photos of Site and Surrounds . Statement of Environmental Effects GAT & Associates Page 3 80-82 Water Street, Belfield CONTENTS Appendix