Member

12/02/20

26/02/20

11/03/20

25/03/20

08/04/20

06/05/20

Paul Drake

P

P

P

P

P

P

Robert Hussey

P

P

P

P

David Crofts

(alternate member)

P

P

Dan Croft

(Group Manager Development Assessment)

(alternates)

- Development Assessment Planner

P

P

P

P

P

P

The meeting opened at 2:00pm on 6 May 2020.

01       ACKNOWLEDGEMENT OF COUNTRY

The Acknowledgement of Country was delivered.

02       APOLOGIES

Nil.

03       CONFIRMATION OF MINUTES

CONSENSUS:

That the Minutes of the Development Assessment Panel Meeting held on 8 April 2020 be confirmed.

04      DISCLOSURES OF INTEREST

There were no disclosures of interest presented.

05       DA2019 - 309.1 Residential Subdivision at Lot 302 DP 754434 Emily Avenue, Port Macquarie

Speakers:

Tony Thorne

CONSENSUS:

That it be recommended to Council that DA2019 - 309 for a residential subdivision at Lot 302, DP 754434, Emily Avenue, Port Macquarie, be determined by granting consent subject to the recommended conditions with the following amendments:

• Amend Condition B(2), Point 1 to read: ‘Road works along the frontage of the development including extension of Emily Avenue to ‘Access Place’ standard (AUSPEC D1.5) joining smoothly with the existing section of road with a minimum carriage way width of six (6) metres ending in a sealed nine (9) metre radii cul-de-sac with reflectorised posts.’

Amend condition B(10), Point a) to read: The legal point of discharge for the proposed development is defined as the existing downstream informal vegetated stormwater basin. In this regard, a suitably sized piped drainage system (minimum 375mm diameter) shall be extended from the basin to the site. The pipeline must be designed to have capacity to convey flows that would be collected within the development as generated by a 5% AEP storm event.

Furthermore, in difference to the concept pipeline alignment illustrated on the Stormwater Management Plan prepared by King and Campbell, Drawing No, 5328P_Exhibits Sheet 6 Revision C and dated 27-11-19, the location of the pipeline discharging to the existing ‘basin’ should be relocated to the north so that is located beneath the invert of the existing swale drain, or other such location with the agreement of Council’s stormwater engineer, to assist in draining that area. The change of direction/inlet pit can also then function to capture runoff from the upstream swale to the west.

06       DA2019 - 883.1 Dwelling at Lot 14 DP 28743, No. 24 Coral Street, North Haven

A written submission from Naomi Leo was circulated to panel members prior to the meeting.

Speakers:

Naomi Leo (opposing application)

Robert Smallwood (applicant)

CONSENSUS:

That DA2019 - 883.1 for a dwelling at Lot 14, DP 28743, No. 24 Coral Street, North Haven be determined by granting consent subject to the recommended conditions and as amended below:

• Additional condition in Section B of the consent to read: Prior to release of the Construction Certificate a landscaping plan is to be submitted providing for a 2m width landscape strip of vegetation along the rear boundary so as to achieve a minimum 2m high vegetation screen at maturity. An additional 1.5 x 1.5m landscape splay (i.e resulting in a 3.5m x 3.5m triangle) of vegetation is to be provided in the north western corner of the rear boundary. This splay area is to include a minimum of 3 mature paperbark plantings (Melaleuca quinquenervia).’
• Additional condition in Section D of the consent to read: ‘No excavation, building or storage of materials is to occur within the structural root zones of trees on adjoining properties. Structural root zones of trees on adjoining properties affecting the subject site are to be plotted on the development site and are to be determined in accordance with AS 4970-2009 Protection of trees on Development Sites.’

07       DA2020 - 122.1 Alterations and Additions to Dwelling at Lot 20 DP 262273, No 11 Timber Ridge Port Macquarie

A written submission from Gary King was circulated to panel members prior to the meeting.

Speakers:

Gary King (opposing application)

Craig Maltman (applicant)

CONSENSUS:

That DA2020 - 122 for dwelling additions and alterations at Lot 20, DP 262273, No. 11 Timber Ridge, Port Macquarie, be determined by granting consent subject to the recommended conditions.

08       DA2020 - 63.1 Dwelling at Lot 2 DP 1143498, No. 4A Hibiscus Cresent, Port Macquarie

A written submission from Grahame Kennedy was circulated to panel members prior to the meeting.

Speakers:

Jacqui Eller (opposing application)

Grahame Kennedy (opposing application)

CONSENSUS:

That DA2020 - 63.1 for a dwelling at Lot 2, DP 1143498, No. 4A Hibiscus Crescent, Port Macquarie, be determined by granting consent subject to the recommended conditions.

09       DA2019 - 277.1 Cafe and Associated Car Parking at Lot 5 DP 524972, Parklands Close, Port Macquarie

A written submission from Katy and Geoffrey Pollard was circulated to panel members prior to the meeting.

Speakers:

Caron Robinson (opposing application)

Warwick Mason (opposing application)

Mark Robertson (opposing application)

Donna Clark (applicant)

CONSENSUS:

1.   That the Koala Plan of Management prepared by Biodiversity Australia (Rev 1.2, dated January 2020) be approved.

2.   That DA2019 - 277.1 for a Café and Associated Car Parking at Lot 5, DP 524972, Parklands Close, Port Macquarie, be determined by granting consent subject to the recommended conditions and as amended below:

• Amend condition A(15) to read: (15) ‘Roadworks on Wandella Drive, at the full cost of the proponent, shall include the following in accordance with Aus-Spec:

·    A concrete roundabout structure at the intersection of Karalee Parade and Wandella Drive, including painted medians and signage

·    A concrete threshold to the west of the roundabout delineating the entry to the development

·    Kerb and gutter to the west of the proposed roundabout, and associated pavement and stormwater works.

Details of the construction are to be provided with the application for approval pursuant to Section 138 of the Roads Act.

·      Amend condition B(2) to read: ‘Submission to the Principal Certifying Authority prior to the issue of a Construction Certificate detailed design plans for the following works associated with the developments. Public infrastructure works shall be constructed in accordance with Port Macquarie-Hastings Council’s current AUSPEC specifications and design plans are to be accompanied by AUSPEC DQS:

1.    Road works along the frontage of the development.

2.    Public parking areas including;

o   Driveways and access aisles;

o   Parking bays

o   Delivery vehicle service bays & turning areas
in accordance with AS 2890.

3.    Sewerage reticulation.

4.    Water supply plans shall include hydraulic plans for internal water supply services and associated works in accordance with AS 3500, Plumbing Code of Australia and Port Macquarie-Hastings Council Policies.

5.    Stormwater systems.

6.    Erosion & Sedimentation controls.

7.    Traffic management control plan.

8.    Detailed driveway profile in accordance with Australian Standard 2890, AUSPEC D1, and ASD202, Port Macquarie-Hastings Council current version.

9.    Provision of a 1.5m (unless varied in writing by Council) concrete footpath along the northern side of Wandella Drive connecting to the existing footpath/boardwalk including a suitable road crossing to Council satisfaction.

10.  A ‘Give Way to pedestrians’ sign at the driveway exit point on the property.

11.  Detailed roundabout layout at the junction of Wandella Drive and Karalee Parade in accordance with the current version of the AUSTROADS guidelines for Intersection design, giving particular attention to sight distance.

·         Additional condition in Section B of the consent to read: ‘ Prior to release of the construction certificate plans are to be provided detailing a 1.8m high colourbond fence along the common boundary with 112 Pacific Dr (i.e for the length of the boundary that has an open style fence at present). The fence is not required if both parties provide written agreement to such.’

·         Amend condition E(3) of the consent to read: ‘Driveways, access aisles and parking areas shall be provided with an approved surface.  Such a surface shall be on a suitable pavement, constructed and maintained in accordance with Council's Development, Design and Construction Manuals (as amended).’

10       Section 4.55 DA2004 - 526.3 Modification to Hours of Operation and Conditions of Consent Associated with Previous Approved Industrial Building/Workshop at 10 Glen Ewan Road, Sancrox

Speakers:

Louise Flemming (opposing application)

Tony Thorne (applicant)

Philip Thornton (applicant)

CONSENSUS:

That DA2004 - 526.3 for a modification to hours of operation and conditions of consent associated with previous approved industrial building/workshop at Lot 17, DP 1191370, No. 10 Glen Ewan Road, Sancrox, be determined by granting consent subject to the recommended modified conditions and as amended below:

·      Amend condition F(11) to read: ‘Provision is to be made during extended operational hours (6pm to 7am) of an additional car park on the existing hard stand area located on the northern side of the existing western shed as shown on the plan Birdon Marine Extended Hours Carpark (King & Campbell plan 6300P_Site – Revision A dated 25 March 2020). The carparking area shall have capacity for 12 cars and is to be provided and used by all employees working in the existing shed on Lot 17 during the extended hours of operation from 6pm to 7am.

·      Additional condition in Section F of the consent to read: ‘No work is to be carried out on the site between 6pm Saturday to 7am Sunday and from 6pm Sunday to 7am Monday.’

11       GENERAL BUSINESS

Nil

The meeting closed at 5:15pm on 07 May 2020.

Name of Meeting:

Meeting Date:

Item Number:

Subject:

I, the undersigned, hereby declare the following interest:

              Pecuniary:

        Take no part in the consideration and voting and be out of sight of the meeting.

              Non-Pecuniary – Significant Interest:

        Take no part in the consideration and voting and be out of sight of the meeting.

              Non-Pecuniary – Less than Significant Interest:

        May participate in consideration and voting.

For the reason that: 

Name:

Signed:

Date:

Please submit to the Governance Support Officer at the Council Meeting.

By

[insert full name of councillor]

In the matter of

[insert name of environmental planning instrument]

Which is to be considered at a meeting of the

[insert name of meeting]

Held on

[insert date of meeting]

PECUNIARY INTEREST

Address of the affected principal place of residence of the councillor or an associated person, company or body (the identified land)

Relationship of identified land to councillor

[Tick or cross one box.]

 The councillor has interest in the land (e.g. is owner or has other interest arising out of a mortgage, lease, trust, option or contract, or otherwise).

 An associated person of the councillor has an interest in the land.

 An associated company or body of the councillor has interest in the land.

MATTER GIVING RISE TO PECUNIARY INTEREST[1]

Nature of land that is subject to a change

in zone/planning control by proposed

LEP (the subject land 2

[Tick or cross one box]

 The identified land.

 Land that adjoins or is adjacent to or is in proximity to the identified land.

Current zone/planning control

[Insert name of current planning instrument and identify relevant zone/planning control applying to the subject land]

Proposed change of zone/planning control

[Insert name of proposed LEP and identify proposed change of zone/planning control applying to the subject land]

Effect of proposed change of zone/planning control on councillor or associated person

[Tick or cross one box]

 Appreciable financial gain.

 Appreciable financial loss.

Applicant:               Encompass Drafting

Owner:                    J A & K L Looby

Estimated Cost:     $140,000

Alignment with Delivery Program

4.3.1  Undertake transparent and efficient development assessment in accordance with relevant legislation.

Object to any variation to the minimum setback of 2m previously conditioned by Council which is to provide neighbours space, privacy and most importantly protects from the noise into neighbouring properties.

The objectives and development provisions of section 3.2.2.5 of the DCP 2013, which allows for variations to the minimum rear setbacks have been adequately addressed.

The bulk and scale, and privacy impacts of reducing the approved 2m rear setback to 900mm will remain similar. There are no adverse impacts identifiable of reducing the rear setback from 2m to 900mm.

It should be noted that there are no windows in the northern elevation on either the ground or first floor levels of the additions.

Concern of increased noise

The area of building encroaching the minimum rear setback is a walk in robe with no windows facing the rear boundary and adjoining a master bedroom. As this is not a primary living area, it is unlikely to create any identifiable adverse noise impacts.

Additionally, the existing pool and verandah will remain the same and are compliant with the development provisions of the DCP 2013.

This will affecting future developments of properties along Hill Street which border this property.

The proposed development does not impact solar access to the adjoining Hill Street properties. From the site inspection, many adjoining properties overlook the proposed development site currently. The proposed additions are considered to have been satisfactorily designed to provide privacy to adjoining properties as well as create solutions for privacy impacts from adjoining properties towards 7 Arncliffe Ave.

3.2.2.1

Ancillary development:

• 4.8m max. height

• Single storey

• 60m2 max. area

• 100m2 for lots >900m2

• 24 degree max. roof pitch

• Not located in front setback

Water tank is appropriately located.

Proposed ground floor storage and laundry area is not greater than 60m2

Yes

3.2.2.4

4m min. rear setback. Variation subject to site analysis and provision of private open space

920mm rear setback proposed. Which is considered a 76% variation. See justification below.

No* Considered to be acceptable

3.2.2.5

Side setbacks:

• Ground floor = min. 0.9m

• First floors & above = min. 3m setback or where it can be demonstrated that overshadowing not adverse = 0.9m min.

• Building wall set in and out every 12m by 0.5m

The minimum side setback requirements are complied with, see justification below.

The building wall is a maximum 11.2m long, satisfactorily addressing the objective of this development provision.

Yes

3.2.2.6

35m2 min. private open space area including a useable 4x4m min. area which has 5% max. grade

The dwelling contains 35m² open space in one area including a useable 4m x 4m space.

Yes

3.2.2.10

Privacy:

• Direct views between living areas of adjacent dwellings screened when within 9m radius of any part of window of adjacent dwelling and within 12m of private open space areas of adjacent dwellings. ie. 1.8m fence or privacy screening which has 25% max. openings and is permanently fixed

• Privacy screen required if floor level > 1m height, window side/rear setback (other than bedroom) is less than 3m and sill height less than 1.5m

• Privacy screens provided to balconies/verandahs etc which have <3m side/rear setback and floor level height >1m

The development will not compromise privacy in the area due to a combination of lack of windows overlooking both side and rear boundaries, having high sill windows that face side boundaries, limiting living areas that face adjoining living areas and open space.

Yes

2.7.2.2

Design addresses generic principles of Crime Prevention Through Environmental Design guideline

No concealment or entrapment areas proposed. Adequate casual surveillance available.

Yes

Attachments

1⇩.    DA2019 - 137.2 Draft Modified Consent

2⇩.    DA2019 - 137.2 Plans

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

Applicant:               Land Dynamics Australia

Owner:                    M A Roche Group Pty Ltd

Estimated Cost:     $150,000

Alignment with Delivery Program

4.3.1  Undertake transparent and efficient development assessment in accordance with relevant legislation.

DCP 2013: General Provisions

DCP Objective

Development Provisions

Proposed

Complies

1.3.2

Community participation

The application is notifiable local development and was notified consistent with provisions of this plan.

Yes

2.3.3.3

a) Significant land reforming proposals where >10% gross site area or >1.0ha is to have surface levels changed by more than 5m or where earthworks exceed an average of 10,000m3 per ha shall:

• identify the impact of the proposed land reforming on the environment, landscape, visual character and amenity, natural watercourses, riparian vegetation, topographical features of the environment and public infrastructure;

• demonstrate compliance with the provisions of Council’s Aus-Spec design specification;

• assess the impacts and benefits of the proposal to all impacted persons and the general public;

• provide measures to compensate for and minimise any net adverse impacts.

(b) The use of high earthworks batters should be avoided.

(c) Preliminary plans indicating the final landform are required to be submitted with any master plan or subdivision application.

(d) The subdivision should be designed to fit the topography rather than altering the topography to fit the subdivision.

The proposal is considered a significant land forming proposal.

The proposed filling and spreading of existing fill material to a height of 7.12m and commitment for grass establishment within 12 months will actually improve the visual amenity and landscape across the site form that to which currently exists.

No subdivision associated civil work is proposed.

The application has identified the potential flood impacts from the filling of the site and demonstrated that no adverse impact will result consistent with Council’s flood policy.

The batters proposed are not considered significant in height.

The plans provided illustrate final landform levels.

No subdivision proposed.

Yes

N/A

Yes

Yes

Yes

N/A

2.4.3.5

Development must comply with Council’s Floodplain Management Plan and Flood Policies.

The proposal was supported by a flood impact assessment and has demonstrated compliance with Council’s flood policy.

Yes

2.5.3.2

a) New direct accesses from a development to arterial and distributor roads is not permitted. Routes should differ in alignment and design standard according to the volume and type of traffic they are intended to carry, the desirable traffic speed, and other factors.

b) Existing direct accesses from a development to arterial and distributor roads are rationalised or removed where practical.

c) Vehicle driveway crossings are minimal in number and width (while being adequate for the nature of the development), and positioned:

• to avoid driveways near intersections and road bends, and

• to minimise streetscapes dominated by driveways and garage doors, and

• to maximise on-street parking.

The proposal is to use approved vehicular access (under DA2008/426) onto the Oxley Highway. Details shall be provided as part of a Roads Act (Section 138) application to Council.

No additional access points to the Oxley Highway are proposed or required.

Single access point proposed.

Yes

Yes

Yes

2.6.3.2

Tree removal (3m or higher with 100mm diameter trunk and 3m outside dwelling footprint

No tree removal is proposed.

N/A

Application is incorrect and does not detail the owners “full intentions”. The application is a false statement of the owners ultimate intention and use of the land.

Noted. Council can only assess the application at hand and the proposed use. Irrespective of land use, clean fill alone is permissible with consent under State Environmental Planning Policy (Infrastructure) 2007.

The fill currently onsite is significant. It equates to approximately 50,000m³ and extends to the western boundary with the railway line.

Noted. Refer to development and application history heading of this report regarding extent of already approved fill.

The fill height to 7.12m is overkill and no 100 year flood will ever reach that height.

Refer to flood assessment comments provided under clause 7.3 of Port Macquarie-Hastings 2011 of this report.

The proposal will impact the farming ability of the adjoining property to the south being 2A Guy Street (Lot 6 DP 808025). In flood the water will be diverted and spread onto neighbouring properties.

Refer to flood assessment comments provided under clause 7.3 of Port Macquarie-Hastings 2011 of this report.

The area proposed for the shed, cattle yards and stock refuge only takes up a very small percentage of the proposal fill area. If the proposal is genuinely for agricultural purposes then why fill good pasture land and to this extent? A lot smaller area would be just as effective.

Noted. Irrespective of land use clean fill alone is permissible with consent under State Environmental Planning Policy (Infrastructure) 2007. 

The mitigation drain running through the rear of the site is not being maintained. This prevents flows to King Creek and effective stormwater dispersion from Wauchope township. It should be cleaned out whether this be Council or the land owners responsibility.

This matter is not considered relevant to the application. However, the maintenance of this drain is the land owners responsibility.

There is no genuine agricultural need for more fill. The 12 steers on the property would only have 4 hectares left to graze of the 8-hectare property. 

Noted. Irrespective of land use clean fill alone is permissible with consent under State Environmental Planning Policy (Infrastructure) 2007. 

Is the fill that has already been placed on site clean and free from contamination? Where is the bio security documentation confirming trucks and machinery entering the site where contaminate and weed free?

A consent condition has been recommended requiring a validation certificate be provided from an appropriately qualified person for the existing fill. The certificate amongst other things will need to demonstrate the fill is free of contamination. A condition has also been recommended reminding the landowner of biosecurity obligations and weed management.

Wind-blown dust has already been a problem on the site especially in dry times.

Noted. A site management consent condition is recommended which includes the requirement for appropriate dust control measures.

Attachments

1⇩.    DA2020 - 655.1 Recommend Conditions

2⇩.    DA2019 - 655.1 Plans

3⇩.    DA2019 - 655.1 Contributions Quote

4⇩.    DA2019 - 655.1 NRAR General Terms of Approval

5⇩.    DA2019 - 655.1 RMS response letter

6⇩.    DA2019 - 655.1 SOEE

7⇩.    DA2019 - 655.1 Flood Assessment

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

Applicant:               I H and A L Tolson

Owner:                    I H and A L Tolson

Estimated Cost:     $140,000

Alignment with Delivery Program

4.3.1  Undertake transparent and efficient development assessment in accordance with relevant legislation.

DCP 2013: General Provisions

DCP Objective

Development Provisions

Proposed

Complies

1.3.2

Community participation

The application is notifiable local development and was notified consistent with provisions of this plan.

Yes

2.6.3

Tree removal (3m or higher with 100mm diameter trunk and 3m outside dwelling footprint

No tree removal is proposed.

N/A

Noise impacts to the residence at 162 Colling Road.

Refer to detailed assessment comments under noise and vibration heading of this report. In summary the application has adequately demonstrated that the proposal will not result in any significant adverse noise impacts that would warrant refusal of this application. A consent condition has also been recommended advising of further acoustic reporting requirements should Council receive justified noise complaints during operation.

The application is supported by a noise report for a property in Hastings, New Zealand and not this site.

Following a request for additional information the applicant subsequently provided a site-specific noise assessment report. Upon receipt a copy of the site-specific noise assessment was provided to the objector. The site-specific noise assessment is provided as an attachment to this report.

Can further information be provided on how loud the fans will be and whether they will be audible during quite nights?

The site-specific noise assessment provides details of the fans noise output levels and anticipated noise levels at the dwelling of 162 Colling Road.

Attachments

1⇩.    DA2019 - 740.1 Recommended Conditions

2⇩.    DA2019 - 740.1 Plans & SOEE

3⇩.    DA2019 - 740.1 Contributions Quote

4⇩.    DA2019 - 740.1 Additional Information from Accoustic Consultant

5⇩.    DA2019 - 740.1 Noise Impact Assessment Report.

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

  ATTACHMENT

Development Assessment Panel

27/05/2020

Applicant:               Wayne Ellis Architect

Owner:                    Swadling Developments Pty Ltd

Estimated Cost:     $4,373,700

Alignment with Delivery Program

4.3.1  Undertake transparent and efficient development assessment in accordance with relevant legislation.

Requirement

Architect’s Response

Comment

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.

The proposal is for a 5 – 6 storey residential flat building including part basement car parking. The area is characterised by a mixture of low rise and for tourist and permanent residential accommodation. A number of larger flat buildings exist in the immediate area, with some including ground floor commercial activities. Encouraging higher density in proximity to the CBD is desirable for the area.

The design responds to the site’s slope and steps down in height to the north of the site. The design also provides for all apartments to benefit from significant water views to the north.

The proposed building design is compatible with existing development and the desired future character of the area as stated in the relevant planning and design policies.

It is considered the building will contribute positively to the quality and identity of the area.

The Applicant’s comments are considered to adequately address the context and neighbourhood character.

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.

The scale is determined by the height and bulk parameters.

The proposal is compliant with the relevant height and floor space ratio requirements for the subject site and locality and sits comfortably as an infill development between 2 existing Residential Flat Buildings being ‘Headlands’ to the east (built in the 1970’s) and ‘Flightdeck’ to the west (completed in 2004).

The roof form is designed to visually cap the verticality and relate the building back to the sloping site that falls moderately to the north.

It is noted that the comment regarding the building having a compliant height is technically not correct. However, it is noted that the proposal for the majority of the building is compliant. The proposal includes a variation to the height controls, which is discussed under Clause 4.6 of the LEP.

The height and scale of the building is considered to be appropriate having regard to the desired future character of the area and existing buildings in the locality. 

The building incorporates a ground floor 3m front setback to Clarence Street, which is consistent with the desired character for the area. Satisfactory articulation and variation in building colours and materials are proposed.

The site is visible from public space on the Hastings River foreshore and would provide a satisfactory contribution to the existing vista from this location.

Impacts on existing views from nearby properties are considered in detail later in this report under ‘View Sharing’.

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.

The design has adopted an appropriate density that is sustainable and consistent with surrounding densities.

Having regard to existing densities in the locality, the adjoining ‘Flightdeck’ apartments at 5 Clarence Street have a FSR of 1.8:1, and the adjacent ‘Focus’ apartments at 2 Clarence Street have an FSR of 2.3:1. The proposed development is considered to be consistent with these densities.

The proposed density is also considered to be sustainable having regard to availability of infrastructure, and public transport, proximity to services and community facilities and the environmental quality of the area.

The Applicant’s comments are considered to adequately address density.

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.

The north – south orientation of the block has been utilised.

All units contain north facing balconies and opportunities for natural ventilation.

BASIX certificates have been provided demonstrating that the design satisfies acceptable energy and water efficiency measures.

Suitable waste management arrangements, including, recycling and reuse facilities have been integrated into the construction and occupation of the proposed development.

Ground floor landscaping and a deep soil zone are proposed.

The Applicant’s comments are considered to adequately address sustainability.

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 useability, privacy and opportunities for social interaction, equitable access, respect for neighbours’ amenity and provides for practical establishment and long term management.

This site provides for a 6-metre-wide deep soil zone (approx. 89.5m2) along the northern boundary that will support landscaping as well as the communal active recreation space.

Other opportunities for landscaping on the site are maximised by the use of planters and significant open space areas which will support various landscape elements and treatments. This approach assists in softening of the building together with acting as privacy screening.

The communal open space provides for equitable access and social interaction.

A concept landscaping plan has been submitted with the application, including landscaping of the rear deep soil zone, ground floor area, planter boxes, roof top garden, and green walls.

The communal open space provides for equitable access and social interaction.

Further comments on the extent of landscaping are provided later in this report in the Apartment Design Guide and Development Control Plan sections.

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 wellbeing.

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.

The design incorporates generous unit layouts which optimise the northern orientation. Adequate storage and outdoor space are proposed.

The layout of the units has taken advantage of the northern orientation with an emphasis on natural sunlight and ventilation via extensive north facing glazing and balconies.

The design and layout will provide a high level of resident amenity.

All units are accessible from the ground floor via lifts.

Building depth is satisfactory.

All units include a sufficient amount of private open space. Communal space is available at ground level at the rear of the site.

The Applicant’s comments are considered to adequately address amenity.

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.

This is achieved by maximising overlooking of communal space on the site whilst internal privacy is maintained. Lighting will be strategically located to avoid dark areas.

Access to the site is controlled to a common entry point from Clarence Street and electronic access control is proposed for the building.

The interface between public and private/communal space is clearly defined at the site frontage.

The proposal adequately addresses the principles of Crime Prevention Through Environmental Design.

The Applicant’s comments are considered to adequately address safety.

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 and providing opportunities for social interaction among residents.

The site and design provide for the maximization of ocean and river views in an area of Port Macquarie that promotes a contemporary lifestyle that itself provides for a high level of social interaction.

The proposed development includes a mix of 2- and 3-bedroom apartments to suit a variety of budgets and housing needs.

The proposal adequately addresses social dimensions and housing affordability.

The proposal provides opportunity for social interaction in the communal open space area.

The Applicant’s comments are considered to adequately address housing diversity and social interaction.

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 a well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

As indicated on the Colour Materials/ Finishes Sample Sheet prepared by Wayne Ellis Architects, (included in the development proposal plans), the proposed development will be finished in contemporary tone colours.

The variety of textures apparent on the elevations are designed with a horizontal emphasis to limit any perceived verticality of the built form.

The aesthetics of the building will respond appropriately to the surrounding environment and context of the existing and desired character of the locality.

The plans provide examples of the colours, textures and finishes.

It is considered that the aesthetics of the building will respond appropriately to the surrounding environment and context of the existing and desired future character of the locality.

Apartment Design Guide (ADG) Objective

Design Guidance/Design Criteria (Italics)

Proposed

Complies

3A 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.

Each element in the Site Analysis Checklist should be addressed (Appendix 1 of ADG).

Satisfactory site analysis submitted.

Yes

3B Orientation

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

Buildings along the street frontage define the street, by facing it and incorporating direct access from the street (see figure 3B.1).

Where the street frontage is to the east or west, rear buildings should be orientated to the north.

Where the street frontage is to the north or south, overshadowing to the south should be minimised and buildings behind the street frontage should be orientated to the east and west (see figure 3B.2).

The proposed building faces the street and incorporates direct access from the street.

The site has street frontage to the south and overshadowing to the south is minimised by the width of Clarence Street.

The narrow lot width makes the rear part of the building difficult to orient east-west, but the building design with two towers connected by terraces is consistent with the principle of maximising northern solar orientation.

Yes

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

Living areas, private open space and communal open space should receive solar access in accordance with sections 3D Communal and public open space and 4A Solar and daylight access.

Solar access to living rooms, balconies and private open spaces of neighbours should be considered.

Where an adjoining property does not currently receive the required hours of solar access, the proposed building ensures solar access to neighbouring properties is not reduced by more than 20%.

If the proposal will significantly reduce the solar access of neighbours, building separation should be increased beyond minimums contained in section 3F Visual privacy.

Overshadowing should be minimised to the south or downhill by increased upper level setbacks.

It is optimal to orientate buildings at 90 degrees to the boundary with neighbouring properties to minimise overshadowing and privacy impacts, particularly where minimum setbacks are used and where buildings are higher than the adjoining development.

A minimum of 4 hours of solar access should be retained to solar collectors on neighbouring buildings.

See comments under sections 3D and 4A regarding solar access to living rooms and open space.

The submitted shadow diagrams demonstrate that the proposal would retain solar access to private open space and living areas of adjoining properties in accordance with the provisions of 4A of the ADG.

Overshadowing to the south is contained within Clarence Street and would not affect adjacent properties.

The proposal would not affect solar collectors on adjoining/adjacent buildings.

Yes

3C Public domain interface

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

Terraces, balconies and courtyard apartments should have direct street entry, where appropriate.

Changes in level between private terraces, front gardens and dwelling entries above the street level provide surveillance and improve visual privacy for ground level dwellings (see figure 3C.1).

Upper level balconies and windows should overlook the public domain.

Front fences and walls along street frontages should use visually permeable materials and treatments. The height of solid fences or walls should be limited to 1m.

Length of solid walls should be limited along street frontages.

Opportunities should be provided for casual interaction between residents and the public domain. Design solutions may include seating at building entries, near letter boxes and in private courtyards adjacent to streets.

In developments with multiple buildings and/or entries, pedestrian entries and spaces associated with individual buildings/entries should be differentiated to improve legibility for residents, using a number of the following design solutions:

-     architectural detailing

-     changes in materials

-     plant species

-     colours

Opportunities for people to be concealed should be minimised

No direct ground level access to individual units is proposed given the narrow lot width and the need to provide vehicular and pedestrian access.

Upper level (bedroom) windows and balconies on the southern elevation of the building overlook the public domain.

The main balcony/terrace areas and living area windows are oriented to the north (rear).

No fencing is proposed in the street frontage.

The design provides opportunities for seating in the entry passage.

The building has a single pedestrian access.

Opportunities for concealment are minimised.

Yes

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

Planting softens the edges of any raised terraces to the street, for example above sub-basement car parking.

Mail boxes should be located in lobbies, perpendicular to the street alignment or integrated into front fences where individual street entries are provided.

The visual prominence of underground car park vents should be minimised and located at a low level where possible.

Substations, pump rooms, garbage storage areas and other service requirements should be located in basement car parks or out of view.

Ramping for accessibility should be minimised by building entry location and setting ground floor levels in relation to footpath levels.

Durable, graffiti resistant and easily cleanable materials should be used.

Where development adjoins public parks, open space or bushland, the design positively addresses this interface and uses a number of the following design solutions:

-     street access, pedestrian paths and building entries which are clearly defined

-     paths, low fences and planting that clearly delineate between communal/private open space and the adjoining public open space

-     minimal use of blank walls, fences and ground level parking.

On sloping sites protrusion of car parking above ground level should be minimised by using split levels to step underground car parking

Planting proposed forward of Unit 2 southern courtyard.

Mailboxes located in wall adjacent to entry ramp.

Underground car park vents are not located at the street frontage and would not be visually prominent.

Plant room and waste storage proposed to be located in basement car park.

Hydrant booster is located in the Clarence Street frontage in a screened enclosure.

The entry floor level would not require access ramps in the site frontage.

The building materials are durable.

The site slopes towards the rear (north) and part of the underground parking protrudes above ground level at the northern end. The building has been designed with a gym and BBQ area to reduce the impact at the interface of the basement parking.

Yes

3D 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)

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 3 pm on 21 June (mid-winter).

Communal open space should be consolidated into a well-designed, easily identified and usable area.

Communal open space should have a minimum dimension of 3m, and larger developments should consider greater dimensions.

Communal open space should be co-located with deep soil areas.

Direct, equitable access should be provided to communal open space areas from common circulation areas, entries and lobbies.

Where communal open space cannot be provided at ground level, it should be provided on a podium or roof.

Where developments are unable to achieve the design criteria, such as on small lots, sites within business zones, or in a dense urban area, they should:

-     provide communal spaces elsewhere such as a landscaped roof top terrace or a common room

-     provide larger balconies or increased private open space for apartments

-     demonstrate good proximity to public open space and facilities and/or provide contributions to public open space

Communal open space proposed at the rear of the site with an area of approximately 121m² (16% of site area).

At least 50% of useable part of the communal open space could achieve 2 hours of solar access.

The communal open space has equitable access from the basement car park, and is proposed to include a BBQ area, gym, swimming pool and spa. The space has a minimum dimension of approximately 8m.

All apartments within the proposed development provide larger balconies and private open space areas than the minimum requirements.

The site also has good proximity to public open space and facilities, and the developer would be required to make a Section 94 development contribution towards public open space.

No, but acceptable

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

Facilities are provided within communal open spaces and common spaces for a range of age groups (see also 4F Common circulation and spaces), incorporating some of the following elements:

-     seating for individuals or groups

-     barbecue areas

-     play equipment or play areas

-     swimming pools, gyms, tennis courts or common rooms.

The location of facilities responds to microclimate and site conditions with access to sun in winter, shade in summer and shelter from strong winds and down drafts.

Visual impacts of services should be minimised, including location of ventilation duct outlets from basement car parks, electrical substations and detention tanks

Communal open space includes a BBQ area, gym, swimming pool and spa.

The communal open space is well located at ground level on the northern side of the site.

Ventilation outlets from the basement car park can be screened with appropriate landscaping.

Yes

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

Communal open space and the public domain should be readily visible from habitable rooms and private open space areas while maintaining visual privacy. Design solutions may include:

-     bay windows

-     corner windows

-     balconies.

Communal open space should be well lit.

Where communal open space/facilities are provided for children and young people they are safe and contained.

Communal open space area visible from north-facing balconies of the rear ‘tower’. The area would be contained and only accessible from the basement car park.

The Statement of Environmental Effects indicates that appropriate lighting is proposed to be provided.

Yes

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

The public open space should be well connected with public streets along at least one edge.

The public open space should be connected with nearby parks and other landscape elements.

Public open space should be linked through view lines, pedestrian desire paths, termination points and the wider street grid.

Solar access should be provided year round along with protection from strong winds.

Opportunities for a range of recreational activities should be provided for people of all ages.

A positive address and active frontages should be provided adjacent to public open space.

Boundaries should be clearly defined between public open space and private areas

No public open space proposed.

n/a

3E 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:

a)   < 650m², no min dimension, 7% site area deep soil zone.

b)   650-1500m², 3m dimension, 7% site area deep soil zone.

c)   >1500m², 6m dimension, 7% site area deep soil zone.

On some sites it may be possible to provide larger deep soil zones, depending on the site area and context:

-     10% of the site as deep soil on sites with an area of 650m² - 1,500m²

-     15% of the site as deep soil on sites greater than 1,500m².

Deep soil zones should be located to retain existing significant trees and to allow for the development of healthy root systems, providing anchorage and stability for mature trees. Design solutions may include:

-     basement and sub-basement car park design that is consolidated beneath building footprints

-     use of increased front and side setbacks

-     adequate clearance around trees to ensure long term health

-     co-location with other deep soil areas on adjacent sites to create larger contiguous areas of deep soil.

Achieving the design criteria may not be possible on some sites including where:

-     the location and building typology have limited or no space for deep soil at ground level (e.g. central business district, constrained sites, high density areas, or in centres)

-     there is 100% site coverage or non-residential uses at ground floor level.

Where a proposal does not achieve deep soil requirements, acceptable stormwater management should be achieved and alternative forms of planting provided such as on structure.

The site has an area of 750.8m² and requires deep soil zone 7% of site area and with minimum dimension of 3m. Proposal includes an area consistent with these requirements. There are no existing significant trees that need to be retained in the deep soil zone.

Yes

3F 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 from buildings to the side and rear boundaries are as follows:

a)   Building height up to 12m (4 storey) need 6m setback to habitable and 3m to non-habitable.

b)   Buildings up to 25m (5-8 storeys) need 9m to habitable and 4.5m to non-habitable.

c)   Buildings over 25m (9+ storeys) need 12m to habitable and 6m to non-habitable.

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 habitable space when measuring privacy separation distances between neighbouring properties

Generally, one step in the built form as the height increases due to building separations is desirable. Additional steps should be careful not to cause a 'ziggurat' appearance.

For residential buildings next to commercial buildings, separation distances should be measured as follows:

-     for retail, office spaces and commercial balconies use the habitable room distances

-     for service and plant areas use the non-habitable room distances.

New development should be located and oriented to maximise visual privacy between buildings on site and for neighbouring buildings. Design solutions include:

-     site layout and building orientation to minimise privacy impacts (see also section 3B Orientation)

-     on sloping sites, apartments on different levels have appropriate visual separation distances (see figure 3F.4).

Apartment buildings should have an increased separation distance of 3m (in addition to the requirements set out in design criteria 1) when adjacent to a different zone that permits lower density residential development to provide for a transition in scale and increased landscaping (figure 3F.5).

Direct lines of sight should be avoided for windows and balconies across corners.

No separation is required between blank walls

The proposal is technically in the 5-8 storey category, but in general only contains 4 storeys above the basement parking (with the exception of part of the building above the gym at the northern end).

The proposal includes variations to the minimum separation distances for balconies, habitable and non-habitable room windows due to the narrow lot width. Compliant separation distances would essentially sterilise the site.

As an alternative to separation distances, the Applicant has proposed to provide privacy screening in all locations with a reduced separation distance.

No unscreened habitable or non-habitable room windows are located within the relevant separation distances. It is noted that the Apartment Design Guide does not require any separation for blank walls.

It is considered that reasonable levels of external and internal visual privacy would be achieved in accordance with the objectives of these controls.

No, but acceptable.

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

Communal open space, common areas and access paths should be separated from private open space and windows to apartments, particularly habitable room windows. Design solutions may include:

-     setbacks

-     solid or partially solid balustrades to balconies at lower levels

-     fencing and/or trees and vegetation to separate spaces

-     screening devices

-     bay windows or pop out windows to provide privacy in one direction and outlook in another

-     raising apartments/private open space above the public domain or communal open space

-     planter boxes incorporated into walls and balustrades to increase visual separation

-     pergolas or shading devices to limit overlooking of lower apartments or private open space

-     on constrained sites where it can be demonstrated that building layout opportunities are limited, fixed louvers or screen panels to windows and/or balconies.

Bedrooms, living spaces and other habitable rooms should be separated from gallery access and other open circulation space by the apartment’s service areas.

Balconies and private terraces should be located in front of living rooms to increase internal privacy.

Windows should be offset from the windows of adjacent buildings.

Recessed balconies and/or vertical fins should be used between adjacent balconies

All private open space areas are separated from communal areas.

The rear communal open space is set well below the level of the balconies of the floors above.

Windows are offset from those of adjoining development as far as practical.

No bedroom windows are located adjacent to common circulation areas.

Yes

3G Pedestrian access and entries

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

Multiple entries (including communal building entries and individual ground floor entries) should be provided to activate the street edge.

Entry locations relate to the street and subdivision pattern and the existing pedestrian network.

Building entries should be clearly identifiable and communal entries should be clearly distinguishable from private entries.

Where street frontage is limited and multiple buildings are located on the site, a primary street address should be provided with clear sight lines and pathways to secondary building entries.

Communal entry from the street frontage. The communal entry is identifiable from the street.

No individual unit entries from the street are proposed.

Yes

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

Building access areas including lift lobbies, stairwells and hallways should be clearly visible from the public domain and communal spaces.

The design of ground floors and underground car parks minimise level changes along pathways and entries.

Steps and ramps should be integrated into the overall building and landscape design.

For large developments ‘way finding’ maps should be provided to assist visitors and residents (see figure 4T.3).

For large developments electronic access and audio/video intercom should be provided to manage access

Building entry is visible from the public domain. The lift lobby in the basement car park is visible from communal areas in the basement. Lift lobbies on the upper floors are essentially private space for access to individual units.

Ramps and steps have been satisfactorily incorporated into the building design.

The Applicant has indicated that the building will have electronic access control.

Yes

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

Pedestrian links through sites facilitate direct connections to open space, main streets, centres and public transport.

Pedestrian links should be direct, have clear sight lines, be overlooked by habitable rooms or private open spaces of dwellings, be well lit and contain active uses, where appropriate

The site is not a large site with pedestrian links through the property.

n/a

3H 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

Car park access should be integrated with the building’s overall facade. Design solutions may include:

-     the materials and colour palette to minimise visibility from the street

-     security doors or gates at entries that minimise voids in the facade

-     where doors are not provided, the visible interior reflects the facade design and the building services, pipes and ducts are concealed.

Car park entries should be located behind the building line.

Vehicle entries should be located at the lowest point of the site minimising ramp lengths, excavation and impacts on the building form and layout.

Car park entry and access should be located on secondary streets or lanes where available.

Vehicle standing areas that increase driveway width and encroach into setbacks should be avoided.

Access point locations should avoid headlight glare to habitable rooms.

Adequate separation distances should be provided between vehicle entries and street intersections.

The width and number of vehicle access points should be limited to the minimum.

Visual impact of long driveways should be minimised through changing alignments and screen planting.

The need for large vehicles to enter or turn around within the site should be avoided.

Garbage collection, loading and servicing areas are screened.

Clear sight lines should be provided at pedestrian and vehicle crossings.

Traffic calming devices such as changes in paving material or textures should be used where appropriate.

Pedestrian and vehicle access should be separated and distinguishable. Design solutions may include:

-     changes in surface materials

-     level changes

-     the use of landscaping for separation

The car park entry is located well behind the building facade.

The vehicle entry is located at the lowest point of the site frontage.

The site does not have dual frontage and access from a secondary street is not possible.

The access location would not create unacceptable headlight glare for habitable rooms.

The driveway crossover is located a satisfactory distance from street intersections and is the minimum width possible to facilitate safe passing of vehicles at the site access.

Sight lines are available where the vehicular access crosses pedestrian areas. Pedestrian and vehicular accesses are separated.

Yes

3J Bicycle and car parking

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

Notes

Port Macquarie is a nominated regional centre.

In terms of using Guide to Traffic Generating Developments, Port Macquarie is a “sub-regional centre” as by definition it does not have access to rail.

Medium density is 2 - <20 dwellings.

High Density is 20 or more dwellings

Design Criteria

1. For development in the following locations:

a)   on sites that are within 800 metres of a railway station or light rail stop in the Sydney Metropolitan Area; or

b)   on land zoned, and sites within 400 metres of land zoned, B3 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.

Where a car share scheme operates locally, provide car share parking spaces within the development. Car share spaces, when provided, should be on site.

Where less car parking is provided in a development, council should not provide on street resident parking permits

Guide to Traffic Generating Developments

Medium density residential flat buildings require:

-     1 space per unit +

-     1 space for every 5 x 2 bedroom unit +

-     1 space for every 2 x 3 bedroom unit +

-     1 space for 5 units (visitor parking).

High density residential flat buildings for metropolitan sub-regional centres require:

-     0.6 spaces per 1 bedroom unit

-     0.9 spaces per 2 bedroom unit

-     1.40 spaces per 3 bedroom unit +

-     1 space per 5 units (visitor parking)

The subject site is within 400m of a B3 zone in a nominated regional centre and parking can be provided in accordance with the Guide to Traffic Generating Developments, or the car parking requirement prescribed by the relevant Council, whichever is less.

The Guide requires a minimum of 1 space for each unit, plus an additional 1 space per each 5 x 2 bedroom unit or part thereof, plus an additional 1 space per each 2 x 3 or more bedroom unit or part thereof.

An additional one space per each five units for visitor parking or part thereof is also required.

The development includes 1 x 2 bed units, and 7 x 3 bed unit.

A total of 15 spaces (13 resident spaces and 2 visitor spaces) would be required under the Guide.

Council’s DCP requires 1 space per 1 or 2 bedroom unit, plus 1.5 spaces per 3 or 4 bedroom unit, plus 1 visitor space per 4 units.

A total of 14 spaces (12 resident spaces and 2 visitor spaces) is required under Council’s DCP and is therefore the lesser of the two rates.

The development proposes 14 off street parking spaces including 2 nominated visitor spaces and therefore satisfies this requirement.

Yes

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

Conveniently located and sufficient numbers of parking spaces should be provided for motorbikes and scooters.

Secure undercover bicycle parking should be provided that is easily accessible from both the public domain and common areas.

Conveniently located charging stations are provided for electric vehicles, where desirable

There is not considered to be a particular demand for motorbikes, scooters, or electric vehicles in the locality.

The basement carpark includes storage space for each resident that would be suitable for bicycles, as well as a common bicycle parking area in the basement car park.

Yes

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

Supporting facilities within car parks, including garbage, plant and switch rooms, storage areas and car wash bays can be accessed without crossing car parking spaces.

Direct, clearly visible and well lit access should be provided into common circulation areas.

A clearly defined and visible lobby or waiting area should be provided to lifts and stairs.

For larger car parks, safe pedestrian access should be clearly defined and circulation areas have good lighting, colour, line marking and/or bollards

Access to plant room/bin storage does not conflict with vehicles using the parking area.

Lift lobbies are visible from within the basement car park and do not provide any opportunities for concealment.

Yes

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

Excavation should be minimised through efficient car park layouts and ramp design.

Car parking layout should be well organised, using a logical, efficient structural grid and double loaded aisles.

Protrusion of car parks should not exceed 1m above ground level. Design solutions may include stepping car park levels or using split levels on sloping sites.

Natural ventilation should be provided to basement and sub-basement car parking areas.

Ventilation grills or screening devices for car parking openings should be integrated into the facade and landscape design

Excavation is proposed to be minimised to the extent possible. The site has a steep slope and a split level parking area that steps down with the slope.

The rear of the B3 car park protrudes up to approximately 3m above existing ground level. Lowering the level of the basement car park would cause the access ramp to exceed the maximum permitted grade and also potentially impact on significant archaeology. Appropriate building detailing and landscaping has been proposed to reduce the impact of these parts of the building.

Yes

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

On-grade car parking should be avoided.

Where on-grade car parking is unavoidable, the following design solutions are used:

-     parking is located on the side or rear of the lot away from the primary street frontage

-     cars are screened from view of streets, buildings, communal and private open space areas

-     safe and direct access to building entry points is provided

-     parking is incorporated into the landscape design of the site, by extending planting and materials into the car park space

-     stormwater run-off is managed appropriately from car parking surfaces • bio-swales, rain gardens or on site detention tanks are provided, where appropriate

-     light coloured paving materials or permeable paving systems are used and shade trees are planted between every 4-5 parking spaces to reduce increased surface temperatures from large areas of paving

No on grade parking proposed.

n/a

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

Exposed parking should not be located along primary street frontages

Screening, landscaping and other design elements including public art should be used to integrate the above ground car parking with the facade. Design solutions may include:

-     car parking that is concealed behind the facade, with windows integrated into the overall facade design (approach should be limited to developments where a larger floor plate podium is suitable at lower levels)

-     car parking that is ‘wrapped’ with other uses, such as retail, commercial or two storey Small Office/Home Office (SOHO) units along the street frontage (see figure 3J.9).

Positive street address and active frontages should be provided at ground level

No on grade parking proposed.

n/a

4A 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

The design maximises north aspect and the number of single aspect south facing apartments is minimised.

Single aspect, single storey apartments should have a northerly or easterly aspect.

Living areas are best located to the north and service areas to the south and west of apartments.

To optimise the direct sunlight to habitable rooms and balconies a number of the following design features are used:

-     dual aspect apartments

-     shallow apartment layouts

-     two storey and mezzanine level apartments

-     bay windows

To maximise the benefit to residents of direct sunlight within living rooms and private open spaces, a minimum of 1m² of direct sunlight, measured at 1m above floor level, is achieved for at least 15 minutes.

Achieving the design criteria may not be possible on some sites. This includes:

-     where greater residential amenity can be achieved along a busy road or rail line by orientating the living rooms away from the noise source

-     on south facing sloping sites

-     where significant views are oriented away from the desired aspect for direct sunlight

Design drawings need to demonstrate how site constraints and orientation preclude meeting the design criteria and how the development meets the objective.

All apartments receive a minimum of 3 hours direct sunlight between 9am and 3pm at mid-winter.

All apartments receive a minimum of 1m² of direct sunlight, measured at 1m above floor level, for at least 15 minutes.

The design maximises the number of north facing apartments, with all apartments having at least one north facing living room and balcony.

No single aspect south-facing apartments are proposed.

All apartments have been designed with minimal building depth and multiple aspects.

The site has a north facing slope oriented towards the views and there is not considered to be any site constraints that should prevent the development from being able to achieve the minimum requirements for solar access.

Yes

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

Courtyards, skylights and high level windows (with sills of 1,500mm or greater) are used only as a secondary light source in habitable rooms.

Where courtyards are used:

-     use is restricted to kitchens, bathrooms and service areas

-     building services are concealed with appropriate detailing and materials to visible walls

-     courtyards are fully open to the sky

-     access is provided to the light well from a communal area for cleaning and maintenance

-     acoustic privacy, fire safety and minimum privacy separation distances (see section 3F Visual privacy) are achieved.

Opportunities for reflected light into apartments are optimised through:

-     reflective exterior surfaces on buildings opposite south facing windows

-     positioning windows to face other buildings or surfaces (on neighbouring sites or within the site) that will reflect light

-     integrating light shelves into the design

-     light coloured internal finishes

The proposal includes some secondary lighting through courtyards and high level windows.

Yes

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

A number of the following design features are used:

-     balconies or sun shading that extend far enough to shade summer sun, but allow winter sun to penetrate living areas

-     shading devices such as eaves, awnings, balconies, pergolas, external louvers and planting

-     horizontal shading to north facing windows

-     vertical shading to east and particularly west facing windows

-     operable shading to allow adjustment and choice

-     high performance glass that minimises external glare off windows, with consideration given to reduced tint glass or glass with a reflectance level below 20% (reflective films are avoided)

Shading devices for northern windows/glass doors proposed in the form of balconies and wide eaves. Vertical screens are also proposed for east and west facing windows.

Yes

4B Natural ventilation

4B - 1 All habitable rooms are naturally ventilated

The building's orientation maximises capture and use of prevailing breezes for natural ventilation in habitable rooms.

Depths of habitable rooms support natural ventilation.

The area of unobstructed window openings should be equal to at least 5% of the floor area served.

Light wells are not the primary air source for habitable rooms.

Doors and openable windows maximise natural ventilation opportunities by using the following design solutions:

-     adjustable windows with large effective openable areas

-     a variety of window types that provide safety and flexibility such as awnings and louvers

-     windows which the occupants can reconfigure to funnel breezes into the apartment such as vertical louvers, casement windows and externally opening doors

The orientation of the building and its openings would capture prevailing breezes, particularly cooling summer sea breezes from the north-east.

The depth of habitable rooms would support natural ventilation.

The minimum area of window openings complies.

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.

The building should include dual aspect apartments, cross through apartments and corner apartments and limit apartment depths.

In cross-through apartments external window and door opening sizes/areas on one side of an apartment (inlet side) are approximately equal to the external window and door opening sizes/areas on the other side of the apartment (outlet side) (see figure 4B.4).

Apartments are designed to minimise the number of corners, doors and rooms that might obstruct airflow.

Apartment depths, combined with appropriate ceiling heights, maximise cross ventilation and airflow

All apartments are naturally cross ventilated.

The depth of apartments does not exceed 18m from glass line to glass line.

All proposed apartments have multiple aspects.

The proposal includes acceptable internal configuration to minimise the number of corners, doors and rooms that might obstruct airflow.

Yes

4C 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:

Minimum ceiling height for apartment and mixed use buildings

Habitable rooms =  2.7m

Non-habitable = 2.4m

For 2 storey apartments =  2.7m for main living area floor and 2.4m for second floor, where its area does not exceed 50% of the apartment area

Attic spaces = 1.8m at edge of room with a 30 degree minimum ceiling slope

If located in mixed use areas = 3.3m for ground and first floor to promote future flexibility of use

These minimums do not preclude higher ceilings if desired.

Ceiling height can accommodate use of ceiling fans for cooling and heat distribution.

Ceiling heights for habitable and non-habitable rooms proposed to be 2.7m.

The ceiling height would accommodate the use of ceiling fans.

The site is not located in a mixed use zone.

Yes

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

A number of the following design solutions can be used:

-     the hierarchy of rooms in an apartment is defined using changes in ceiling heights and alternatives such as raked or curved ceilings, or double height spaces

-     well-proportioned rooms are provided, for example, smaller rooms feel larger and more spacious with higher ceilings

-     ceiling heights are maximised in habitable rooms by ensuring that bulkheads do not intrude. The stacking of service rooms from floor to floor and coordination of bulkhead location above non-habitable areas, such as robes or storage, can assist

Ceiling heights proposed to be 2.7m throughout the apartments, including non-habitable rooms.

Yes

4D 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:

Studio = 35m²

1 bedroom = 50m²

2 bedroom = 70m²

3 bedroom = 90m²

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.

Kitchens should not be located as part of the main circulation space in larger apartments (such as hallway or entry space).

A window should be visible from any point in a habitable room.

Where minimum areas or room dimensions are not met apartments need to demonstrate that they are well designed and demonstrate the usability and functionality of the space with realistically scaled furniture layouts and circulation areas. These circumstances would be assessed on their merits

All proposed apartments have floor areas significantly larger than the minimum permitted. Apartment sizes have been considered including the additional internal area required for a second bathroom.

All habitable rooms have a minimum glass area of 10% of the floor area of the room.

A window is visible from any point in all habitable rooms in the development.

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.

Greater than minimum ceiling heights can allow for proportional increases in room depth up to the permitted maximum depths.

All living areas and bedrooms should be located on the external face of the building.

Where possible:

-     bathrooms and laundries should have an external openable window.

-     main living spaces should be oriented toward the primary outlook and aspect and away from noise sources

Habitable room depths of all rooms in the development comply with the design criteria.

All living areas and bedrooms are located on the external face of the building.

All bathroom/laundry windows are openable.

Main living spaces are oriented north towards the water views and away from noise in Clarence Street.

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:

• 3.6m for studio and 1 bedroom apartments

• 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.

Access to bedrooms, bathrooms and laundries is separated from living areas minimising direct openings between living and service areas.

All bedrooms allow a minimum length of 1.5m for robes.

The main bedroom of an apartment or a studio apartment should be provided with a wardrobe of a minimum 1.8m long, 0.6m deep and 2.1m high.

Apartment layouts allow flexibility over time, design solutions may include:

-     dimensions that facilitate a variety of furniture arrangements and removal

-     spaces for a range of activities and privacy levels between different spaces within the apartment

-     dual master apartments

-     dual key apartments Note: dual key apartments which are separate but on the same title are regarded as two sole occupancy units for the purposes of the Building Code of Australia and for calculating the mix of apartments

-     room sizes and proportions or open plans (rectangular spaces (2:3) are more easily furnished than square spaces (1:1))

-     efficient planning of circulation by stairs, corridors and through rooms to maximise the amount of usable floor space in rooms

Bed 3 in Unit 5 and Bed 2 in Unit 7 have a minimum dimension slightly less than 3m. However, these are the third bedroom in 3 bedroom apartments and the plans demonstrate that the room is capable of comfortably accommodating a single bed and appropriate amount of wardrobe space. The minor variation is considered acceptable. All other bedrooms satisfy the minimum dimensions.

Living room and combined living/dining room widths comply with the minimum requirements for all apartments.

Service areas are appropriately separated from living areas.

Wardrobe dimensions comply with the minimum requirements.

Unit 2 provides flexibility in conversion to dual master bedrooms.

Yes and No, but acceptable

4E Private 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:

a)   Studio apartments =  4m²

b)   1 bedroom apartments =  8m²  and 2m min depth.

c)   2 bedroom apartments =  10m² and 2m min depth.

d)   3+ bedroom apartments =  12m² and 2.4m min depth.

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.

Increased communal open space should be provided where the number or size of balconies are reduced.

Storage areas on balconies is additional to the minimum balcony size.

Balcony use may be limited in some proposals by:

-     consistently high wind speeds at 10 storeys and above

-     close proximity to road, rail or other noise sources

-     exposure to significant levels of aircraft noise

-     heritage and adaptive reuse of existing buildings

In these situations, juliet balconies, operable walls, enclosed wintergardens or bay windows may be appropriate, and other amenity benefits for occupants should also be provided in the apartments or in the development or both. Natural ventilation also needs to be demonstrated

Minimum balcony and private open space areas and dimensions satisfied for all apartments.

Yes

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

Primary open space and balconies should be located adjacent to the living room, dining room or kitchen to extend the living space.

Private open spaces and balconies predominantly face north, east or west.

Primary open space and balconies should be orientated with the longer side facing outwards or be open to the sky to optimise daylight access into adjacent rooms.

Primary open spaces areas are located adjacent to living areas and face predominantly to the north and east.

Smaller balconies off bedrooms are proposed on the southern elevation of Unit 4, 6, & 8.

Balconies have been designed with the longer side facing outwards, although the eastern side of the balconies of Units 1, 3, 5, & 7 include vertical louvres for privacy reasons.

Yes

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

Solid, partially solid or transparent fences and balustrades are selected to respond to the location. They are designed to allow views and passive surveillance of the street while maintaining visual privacy and allowing for a range of uses on the balcony. Solid and partially solid balustrades are preferred.

Full width full height glass balustrades alone are generally not desirable.

Projecting balconies should be integrated into the building design and the design of soffits considered.

Operable screens, shutters, hoods and pergolas are used to control sunlight and wind.

Balustrades are set back from the building or balcony edge where overlooking or safety is an issue.

Downpipes and balcony drainage are integrated with the overall facade and building design.

Air-conditioning units should be located on roofs, in basements, or fully integrated into the building design.

Where clothes drying, storage or air conditioning units are located on balconies, they should be screened and integrated in the building design.

Ceilings of apartments below terraces should be insulated to avoid heat loss.

Water and gas outlets should be provided for primary balconies and private open space

Full height glass balustrades are limited to the northern end of the balconies of Units 1, 3, 5, & 7 where significant water views are available. Other balconies generally include solid balustrades and/or vertical louvre privacy screens.

Individual air conditioning systems can be provided in screened location on service balconies. Central systems can be accommodated within the basement plant room.

Clothes drying area on service balcony off bathrooms will be screened.

Impacts on thermal comfort associated with the proposed roof terraces has been considered in the BASIX Certificate.

Yes

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

Changes in ground levels or landscaping are minimised.

Design and detailing of balconies avoids opportunities for climbing and falls.

No climbing hazards identified. Where landscaping is proposed, it is located on the outside of the balustrade.

Yes

4F 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.

Greater than minimum requirements for corridor widths and/ or ceiling heights allow comfortable movement and access particularly in entry lobbies, outside lifts and at apartment entry doors.

Daylight and natural ventilation should be provided to all common circulation spaces that are above ground.

Windows should be provided in common circulation spaces and should be adjacent to the stair or lift core or at the ends of corridors.

Longer corridors greater than 12m in length from the lift core should be articulated. Design solutions may include:

-     a series of foyer areas with windows and spaces for seating

-     wider areas at apartment entry doors and varied ceiling heights

Design common circulation spaces to maximise opportunities for dual aspect apartments, including multiple core apartment buildings and cross over apartments.

Achieving the design criteria for the number of apartments off a circulation core may not be possible. Where a development is unable to achieve the design criteria, a high level of amenity for common lobbies, corridors and apartments should be demonstrated, including:

-     sunlight and natural cross ventilation in apartments

-     access to ample daylight and natural ventilation in common circulation spaces

-     common areas for seating and gathering

-     generous corridors with greater than minimum ceiling heights

-     other innovative design solutions that provide high levels of amenity

Where design criteria 1 is not achieved, no more than 12 apartments should be provided off a circulation core on a single level.

Primary living room or bedroom windows should not open directly onto common circulation spaces, whether open or enclosed. Visual and acoustic privacy from common circulation spaces to any other rooms should be carefully controlled

Each apartment has access off a single access core.

The entry corridor at ground floor level is greater than 12m long to the rear lift. The corridor has been widened to accommodate furniture, and includes articulation and landscaping.

No apartment windows open directly onto a lift lobby.

Yes

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

Direct and legible access should be provided between vertical circulation points and apartment entries by minimising corridor or gallery length to give short, straight, clear sight lines.

Tight corners and spaces are avoided.

Circulation spaces should be well lit at night.

Legible signage should be provided for apartment numbers, common areas and general wayfinding.

Incidental spaces, for example space for seating in a corridor, at a stair landing, or near a window are provided.

In larger developments, community rooms for activities such as owners corporation meetings or resident use should be provided and are ideally co-located with communal open space.

Where external galleries are provided, they are more open than closed above the balustrade along their length.

Lifts provide direct access to the entrance of the individual apartments.

There are no narrow spaces or tight corners in the circulation areas.

Yes

4G 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:

a)   Studio apartments =  4m³.

b)   1 bedroom apartments =  6m³.

c)   2 bedroom apartments 8m³.

d)   3+ bedroom apartments = 10m³.

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

Storage is accessible from either circulation or living areas.

Storage provided on balconies (in addition to the minimum balcony size) is integrated into the balcony design, weather proof and screened from view from the street.

Left over space such as under stairs is used for storage

All apartments provide more than the minimum storage requirements, with at least 50% located within the apartment.

Yes

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

Storage not located in apartments is secure and clearly allocated to specific apartments.

Storage is provided for larger and less frequently accessed items.

Storage space in internal or basement car parks is provided at the rear or side of car spaces or in cages so that allocated car parking remains accessible.

If communal storage rooms are provided they should be accessible from common circulation areas of the building.

Storage not located in an apartment is integrated into the overall building design and is not visible from the public domain.

Storage areas in basement carpark are clear of parking spaces. The plans do not specifically allocate the storage areas in the basement to individual apartments, but there is a sufficient number to allow for this to occur and the allocation could be confirmed in any future strata subdivision.

No storage areas are visible from the public domain.

Yes

4H Acoustic privacy

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

Adequate building separation is provided within the development and from neighbouring buildings/adjacent uses (see also section 2F Building separation and section 3F Visual privacy).

Window and door openings are generally orientated away from noise sources.

Noisy areas within buildings including building entries and corridors should be located next to or above each other and quieter areas next to or above quieter areas.

Storage, circulation areas and non-habitable rooms should be located to buffer noise from external sources.

The number of party walls (walls shared with other apartments) are limited and are appropriately insulated.

Noise sources such as garage doors, driveways, service areas, plant rooms, building services, mechanical equipment, active communal open spaces and circulation areas should be located at least 3m away from bedrooms.

Acoustic privacy considered acceptable. Access cores and circulation spaces are not located above or below apartments.

Bedrooms in Units 3 to 8 inclusive are located adjoining a lift However, given the small number of apartments in the building and the fact that each lift lobby provides access to only a single apartment, it is not expected that there would be adverse acoustic impacts on these bedrooms.

No party walls are shared between apartments.

The northern balcony balustrade of Unit 1 is partially solid and would improve visual and acoustic privacy between the balcony and the communal space below.

No, but acceptable

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

Internal apartment layout separates noisy spaces from quiet spaces, using a number of the following design solutions:

-     rooms with similar noise requirements are grouped together

-     doors separate different use zones

-     wardrobes in bedrooms are co-located to act as sound buffers

Where physical separation cannot be achieved noise conflicts are resolved using the following design solutions:

-     double or acoustic glazing

-     acoustic seals • use of materials with low noise penetration properties

-     continuous walls to ground level courtyards where they do not conflict with streetscape or other amenity requirements

Internal grouping of activities and use of doors considered satisfactory.

Yes

4J 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

To minimise impacts the following design solutions may be used:

-     physical separation between buildings and the noise or pollution source

-     residential uses are located perpendicular to the noise source and where possible buffered by other uses

-     non-residential buildings are sited to be parallel with the noise source to provide a continuous building that shields residential uses and communal open spaces

-     non-residential uses are located at lower levels vertically separating the residential component from the noise or pollution source. Setbacks to the underside of residential floor levels should increase relative to traffic volumes and other noise sources

-     buildings should respond to both solar access and noise. Where solar access is away from the noise source, nonhabitable rooms can provide a buffer

-     where solar access is in the same direction as the noise source, dual aspect apartments with shallow building depths are preferable (see figure 4J.4)

-     landscape design reduces the perception of noise and acts as a filter for air pollution generated by traffic and industry.

Achieving the design criteria in this Apartment Design Guide may not be possible in some situations due to noise and pollution. Where developments are unable to achieve the design criteria, alternatives may be considered in the following areas:

-     solar and daylight access

-     private open space and balconies

-     natural cross ventilation

No significant noise or pollution sources adjacent to the site.

n/a

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

Design solutions to mitigate noise include:

-     limiting the number and size of openings facing noise sources

-     providing seals to prevent noise transfer through gaps

-     using double or acoustic glazing, acoustic louvers or enclosed balconies (wintergardens)

-     using materials with mass and/or sound insulation or absorption properties e.g. solid balcony balustrades, external screens and soffits

No significant noise sources adjacent to the site.

n/a

4K Apartment mix

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

A variety of apartment types is provided The apartment mix is appropriate, taking into consideration:

-     the distance to public transport, employment and education centres

-     the current market demands and projected future demographic trends

-     the demand for social and affordable housing

-     different cultural and socioeconomic groups

Flexible apartment configurations are provided to support diverse household types and stages of life including single person households, families, multi-generational families and group households.

The proposal includes a mix of 2 and 3 bedroom apartments.

Yes

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

Different apartment types are located to achieve successful facade composition and to optimise solar access (see figure 4K.3).

Larger apartment types are located on the ground or roof level where there is potential for more open space and on corners where more building frontage is available.

Distribution of apartment types is considered acceptable. The larger 3 bedroom apartments have multiple aspects and generous private open space areas.

Yes

4L Ground floor apartments

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

Direct street access should be provided to ground floor apartments.

Activity is achieved through front gardens, terraces and the facade of the building. Design solutions may include:

-     both street, foyer and other common internal circulation entrances to ground floor apartments

-     private open space is next to the street

-     doors and windows face the street

Retail or home office spaces should be located along street frontages.

Ground floor apartment layouts support small office home office (SOHO) use to provide future opportunities for conversion into commercial or retail areas. In these cases provide higher floor to ceiling heights and ground floor amenities for easy conversion.

The proposal does not include any apartments with direct street frontage due to the narrow lot frontage and requirements for pedestrian and vehicular access. The exit from the basement car park in front of Unit 2 has been designed to present to the street as an individual apartment access.

No, but acceptable

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

Privacy and safety should be provided without obstructing casual surveillance. Design solutions may include:

-     elevation of private gardens and terraces above the street level by 1-1.5m (see figure 4L.4)

-     landscaping and private courtyards

-     window sill heights that minimise sight lines into apartments

-     integrating balustrades, safety bars or screens with the exterior design

Solar access should be maximised through:

-     high ceilings and tall windows

-     trees and shrubs that allow solar access in winter and shade in summer

No ground level units proposed fronting Clarence Street.

n/a

4M Facades

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

Design solutions for front building facades may include:

-     a composition of varied building elements

-     a defined base, middle and top of buildings

-     revealing and concealing certain elements

-     changes in texture, material, detail and colour to modify the prominence of elements

Building services should be integrated within the overall façade.

Building facades should be well resolved with an appropriate scale and proportion to the streetscape and human scale. Design solutions may include:

-     well composed horizontal and vertical elements

-     variation in floor heights to enhance the human scale

-     elements that are proportional and arranged in patterns

-     public artwork or treatments to exterior blank walls

-     grouping of floors or elements such as balconies and windows on taller buildings

Building facades relate to key datum lines of adjacent buildings through upper level setbacks, parapets, cornices, awnings or colonnade heights.

Shadow is created on the facade throughout the day with building articulation, balconies and deeper window reveals.

The building façade consists of horizontal and vertical elements.

The form and building materials will give the building some individuality whilst it provides a building of similar function.

Horizontal louvres will contrast to development on adjoining land but in a more delicate understated way. The form of the north façade is less articulated, but still incorporates massing that defines the base middle and top of the building. The vertical louvres are primarily to provide control over privacy and determine view access.

Windows and openings are proposed to be generally full height to maximise ventilation and sun access.

The front building facade includes varied building materials and colours.

Shadows would be created on the building facade by balconies and building articulation.

Yes

4M - 2 Building functions are expressed by the facade

Building entries should be clearly defined.

Important corners are given visual prominence through a change in articulation, materials or colour, roof expression or changes in height.

The apartment layout should be expressed externally through facade features such as party walls and floor slabs

Building entry is clearly defined and the apartment layout is able to be read by the façade features.

Yes

4N Roof design

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

Roof design relates to the street. Design solutions may include:

-     special roof features and strong corners

-     use of skillion or very low pitch hipped roofs

-     breaking down the massing of the roof by using smaller elements to avoid bulk

-     using materials or a pitched form complementary to adjacent buildings

Roof treatments should be integrated with the building design. Design solutions may include:

-     roof design proportionate to the overall building size, scale and form

-     roof materials compliment the building

-     service elements are integrated

Roof design is flat. The lift overruns project slightly above the main roof line, but their location would not make them prominent in the streetscape. Roof terraces and landscaping would also serve to conceal the lift overruns.

Yes

4N - 3 Roof design incorporates sustainability features

Roof design maximises solar access to apartments during winter and provides shade during summer. Design solutions may include:

-     the roof lifts to the north

-     eaves and overhangs shade walls and windows from summer sun.

Skylights and ventilation systems should be integrated into the roof design

Satisfactory shading and weather protection would be provided to balconies and living room windows.

Yes

4O Landscape design

4O - 1 Landscape design is viable and sustainable

Landscape design should be environmentally sustainable and can enhance environmental performance by incorporating:

-     diverse and appropriate planting

-     bio-filtration gardens

-     appropriately planted shading trees

-     areas for residents to plant vegetables and herbs

-     composting

-     green roofs or walls

Ongoing maintenance plans should be prepared.

Microclimate is enhanced by:

-     appropriately scaled trees near the eastern and western elevations for shade

-     a balance of evergreen and deciduous trees to provide shading in summer and sunlight access in winter

-     shade structures such as pergolas for balconies and courtyards

Tree and shrub selection considers size at maturity and the potential for roots to compete (see Table 4)

Table 4 requires

-     For site area up to 850m² = 1 medium tree per 50m² of deep soil zone

-     Between 850 - 1,500m² = 1 large tree or 2 medium trees per 90m² of deep soil zone

-     Greater than 1,500m² =  1 large tree or 2 medium trees per 80m² of deep soil zone

A landscape plan has been submitted with the application and includes green walls and landscaping on the roof top and terrace areas. The species selection is considered suitable for the context and the landscape plan includes appropriate consideration of future maintenance.

Yes

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

Landscape design responds to the existing site conditions including:

-     changes of levels

-     views

-     significant landscape features including trees and rock outcrops

Significant landscape features should be protected by:

-     tree protection zones (see figure 4O.5)

-     appropriate signage and fencing during construction

Plants selected should be endemic to the region and reflect the local ecology

The proposal does not include retention of existing trees that require consideration of construction impacts.

Given that significant views exist across the top of the building; it is recommended that the landscaping in the proposed roof garden be maintained to a maximum height of 0.5m above the roof level. A condition has been recommended in this regard.

Yes

4P Planting on structures

4P - 1 Appropriate soil profiles are provided

Structures are reinforced for additional saturated soil weight.

Soil volume is appropriate for plant growth; considerations include:

-     modifying depths and widths according to the planting mix and irrigation frequency

-     free draining and long soil life span

-     tree anchorage

Minimum soil standards for plant sizes should be provided in accordance with Table 5.

Table 5 requires

-     Large trees 12-18m high, up to 16m crown spread at maturity = need 150m³ of soil at a depth of 1,200mm and area of 10m x 10m or equivalent.

-     Medium trees 8-12m high, up to 8m crown spread at maturity = need 35m³ of soil at a depth of 1,000mm and area of 6m x 6m or equivalent.

-     Small trees 6-8m high, up to 4m crown spread at maturity = need 9m³  of soil at a depth of 800mm and area of 3.5m x 3.5m or equivalent.

-     Shrubs need soil depth of 500-600mm

-     Ground cover needs soil depth of 300-450mm

-     Turf needs soil depth of 200mm

The structure will be required to be engineered to accommodate the proposed terrace and roof top landscaping.

Appropriate soil volumes for different planting types are capable of being provided.

Yes

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

Plants are suited to site conditions; considerations include:

-     drought and wind tolerance

-     seasonal changes in solar access

-     modified substrate depths for a diverse range of plants

-     plant longevity

A landscape maintenance plan is prepared.

Irrigation and drainage systems respond to:

-     changing site conditions

-     soil profile and the planting regime

-     whether rainwater, stormwater or recycled grey water is used

The submitted landscape plan has appropriately considered species selection and irrigation.

Yes

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

Building design incorporates opportunities for planting on structures. Design solutions may include:

-     green walls with specialised lighting for indoor green walls

-     wall design that incorporates planting

-     green roofs, particularly where roofs are visible from the public domain

-     planter boxes

Note: structures designed to accommodate green walls should be integrated into the building facade and consider the ability of the facade to change over time

Landscape plan includes green walls, green roof, and planter boxes.

Yes

4Q Universal design

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

Developments achieve a benchmark of 20% of the total apartments incorporating the Liveable Housing Guideline's silver level universal design features

The submitted proposal demonstrates equitable access to the parking areas and all apartments in the development. A condition is recommended requiring the Construction Certificate documentation to demonstrate that 20% of the apartments will incorporate the Liveable Housing Guideline's silver level universal design features.

Acceptable subject to condition

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

Adaptable housing should be provided in accordance with the relevant council policy Design solutions for adaptable apartments include:

-     convenient access to communal and public areas

-     high level of solar access

-     minimal structural change and residential amenity loss when adapted

-     larger car parking spaces for accessibility

-     parking titled separately from apartments or shared car parking arrangements

Council’s DCP requires barrier free access to at least 20% of apartments. The proposal complies with this requirement.

Council’s DCP does not include any provisions regarding a minimum proportion of adaptable housing.

Yes

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

Apartment design incorporates flexible design solutions which may include:

-     rooms with multiple functions

-     dual master bedroom apartments with separate bathrooms

-     larger apartments with various living space options

-     open plan ‘loft’ style apartments with only a fixed kitchen, laundry and bathroom

Proposal includes larger apartments with various living space options.

Unit 2 includes dual master bedrooms with separate bathroom options.

Yes

4R Adaptive reuse

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

Design solutions may include:

-     new elements to align with the existing building

-     additions that complement the existing character, siting, scale, proportion, pattern, form and detailing

-     use of contemporary and complementary materials, finishes, textures and colours

Additions to heritage items should be clearly identifiable from the original building.

New additions allow for the interpretation and future evolution of the building.

Proposal is for a new building.

n/a

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

Design features should be incorporated sensitively into adapted buildings to make up for any physical limitations, to ensure residential amenity is achieved. Design solutions may include:

-     generously sized voids in deeper buildings

-     alternative apartment types when orientation is poor

-     using additions to expand the existing building envelope

Some proposals that adapt existing buildings may not be able to achieve all of the design criteria in this Apartment Design Guide. Where developments are unable to achieve the design criteria, alternatives could be considered in the following areas:

-     where there are existing higher ceilings, depths of habitable rooms could increase subject to demonstrating access to natural ventilation, cross ventilation (when applicable) and solar and daylight access (see also sections 4A Solar and daylight access and 4B Natural ventilation)

-     alternatives to providing deep soil where less than the minimum requirement is currently available on the site

-     building and visual separation – subject to demonstrating alternative design approaches to achieving privacy

-     common circulation

-     car parking

-     alternative approaches to private open space and balconies

Proposal is for a new building.

n/a

4U Energy efficiency

4U - 1 Development incorporates passive environmental design

Adequate natural light is provided to habitable rooms (see 4A Solar and daylight access).

Well located, screened outdoor areas should be provided for clothes drying

Adequate natural light is provided to habitable rooms. See comments under 4A.

All apartments have screened balconies and/or courtyards that are suitable for clothes drying.

Yes

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

A number of the following design solutions are used:

-     the use of smart glass or other technologies on north and west elevations

-     thermal mass in the floors and walls of north facing rooms is maximised

-     polished concrete floors, tiles or timber rather than carpet

-     insulated roofs, walls and floors and seals on window and door openings

-     overhangs and shading devices such as awnings, blinds and screens

Provision of consolidated heating and cooling infrastructure should be located in a centralised location (e.g. the basement)

Proposal meets BASIX requirements for thermal performance.

Yes

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

A number of the following design solutions are used:

-     rooms with similar usage are grouped together

-     natural cross ventilation for apartments is optimised

-     natural ventilation is provided to all habitable rooms and as many non-habitable rooms, common areas and circulation spaces as possible

Satisfactory grouping of like uses and natural cross ventilation.

Yes

4V Water management and conservation

4V - 1 Potable water use is minimised

Water efficient fittings, appliances and wastewater reuse should be incorporated.

Apartments should be individually metered.

Rainwater should be collected, stored and reused on site.

Drought tolerant, low water use plants should be used within landscaped areas

The development includes a BASIX Certificate with adequate water efficiency commitments.

Apartments will be required to be individually metered.

Yes

4W Waste management

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

Adequately sized storage areas for rubbish bins should be located discreetly away from the front of the development or in the basement car park.

Waste and recycling storage areas should be well ventilated.

Circulation design allows bins to be easily manoeuvred between storage and collection points.

Temporary storage should be provided for large bulk items such as mattresses.

A waste management plan should be prepared

Bin storage room located in the basement car park with adequate ventilation and circulation areas. The capacity of the bin storage room is sufficient based on a weekly private waste collection service.

The Applicant has consulted with a waste contractor and has been advised that a private waste collection service could be provided for the development.

Yes

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

All dwellings should have a waste and recycling cupboard or temporary storage area of sufficient size to hold two days worth of waste and recycling.

Communal waste and recycling rooms are in convenient and accessible locations related to each vertical core.

For mixed use developments, residential waste and recycling storage areas and access should be separate and secure from other uses.

Alternative waste disposal methods such as composting should be provided

Temporary waste storage for individual apartments capable of being accommodated. Waste recycling provided for in bin storage area in basement car park. Location of bin storage area near front lift would be conveniently accessible to residents.

Yes

4X Building maintenance

4X - 1 Building design detail provides protection from weathering

A number of the following design solutions are used:

-     roof overhangs to protect walls

-     hoods over windows and doors to protect openings

-     detailing horizontal edges with drip lines to avoid staining of surfaces

-     methods to eliminate or reduce planter box leaching

-     appropriate design and material selection for hostile locations

Building design includes roof overhangs and apartments have been designed to provide balcony access for ongoing maintenance of windows and part of the external walls of the building.

The building materials noted in the schedule on the plans are considered to be durable and suitable for the conditions.

Yes

4X - 2 Systems and access enable ease of maintenance

Window design enables cleaning from the inside of the building.

Building maintenance systems should be incorporated and integrated into the design of the building form, roof and façade.

Design solutions do not require external scaffolding for maintenance access.

Manually operated systems such as blinds, sunshades and curtains are used in preference to mechanical systems.

Centralised maintenance, services and storage should be provided for communal open space areas within the building.

Building design allows for cleaning of windows from balconies and within the building.

Services are located in central locations that can be accessed from within the building.

No mechanically operated blinds or sunshades are proposed.

Yes

4X - 3 Material selection reduces ongoing maintenance costs

A number of the following design solutions are used:

-     sensors to control artificial lighting in common circulation and spaces

-     natural materials that weather well and improve with time such as face brickwork

-     easily cleaned surfaces that are graffiti resistant

-     robust and durable materials and finishes are used in locations which receive heavy wear and tear, such as common circulation areas and lift interiors

Materials noted on the plans are robust and durable and are expected not to require significant maintenance to the exterior of the building in the future.

Yes

DCP 2013: Residential Flat Development, Tourist and Visitor Accommodation and Mixed Use Development

DCP Objective

Development Provisions

Proposed

Complies

3.3.2.4

Streetscape and front setback:

·    Within 20% of the average setback of the adjoining buildings.

·    3m setback to all frontages if no adjoining development.

·    2m setback to secondary frontages.

·    Max. 9m setback for tourist development to allow for swimming pool.

3m front setback.

The average setback of the two adjoining buildings is 13.3m.

However, site specific front setback controls have been adopted for this site is Chapter 4.3 of the DCP.

See 4.3.2.4 of DCP

3.3.2.5

Balconies and building extrusions can encroach up to 600mm into setback.

Marble tile extrusions on front façade project up to 300mm into front setback.

Yes

Buildings generally aligned to street boundary.

Yes

Yes

Primary openings aligned to street boundary or rear of site.

Yes

Yes

3.3.2.6

Side setbacks comply with Figure 3.3-1:

·    Min. Side setback 1.5m for 75% of building depth.

·    Windows on side walls min. 3m from side boundary.

·    3m minimum where adjacent to existing strata titled building.

Zero side setback for part of the basement car park, eastern wall of Unit 2, balconies of Unit 1, entry passage, and landscaped terraces.

1.5m setback to side boundaries for less than 75% of the length of the building (with the exception of the reduced setbacks noted above).

All windows on side walls are setback a minimum of 3m from side boundaries.

Adjoining the site to both the east and west are strata titled buildings.

No*

Side walls adjacent to existing strata-titled buildings should be articulated and modulated to respond to the existing buildings.

The building has been designed to ensure that openings are offset from those in the adjacent strata-titled buildings.

Yes

Min. 6m rear setback (including sub basements)

6.3m rear setback to wall of building. Upper floor balconies project to 5.2m from rear boundary.

No*

3.3.2.7

A party wall development may be required if site amalgamation is not possible and higher density development is envisaged by these controls.

Part of the basement car park and the eastern wall of Unit 1 is proposed to be constructed on the boundary. Site amalgamation is not possible in this instance due to existing strata title buildings on adjoining land and higher density development is envisaged by these controls.

Yes

3.3.2.8

Party wall development can occur only with the agreement and consent of the adjoining property owner. Exposed party walls should be finished in a quality comparable to front facade finishes.

Condition recommended requiring exposed party walls to be finished in a quality comparable to front facade finishes.

Yes

3.3.2.11

Deep soil zones:

·    Extend the width of the site and have minimum depth of 6m.

·    Are contiguous across sites and within sites (see Fig 3.3-4).

Minimum 6m wide deep soil zone for the full width of the site and extends to join with the deep soil zone at the rear of 1 Clarence Street.

Additional 3m wide deep soil zone across site frontage.

Yes

3.3.2.12

Deep soil zones accommodate existing advanced trees, and allow for advanced tree planting.

No existing advanced trees. Deep soil zones would allow for advanced tree planting.

Yes

3.3.2.13

Deep soil zones integrated with stormwater management measures.

Details to be provided at Construction Certificate stage.

Yes

3.3.2.15

Internal clothes drying space provided (not mechanical).

Clothes drying area provided on terraces with appropriate screening.

Yes

Ceiling fans provided in preference to air conditioning.

Air conditioning identified on BASIX Certificate. Proposal satisfies BASIX energy efficiency requirements and is considered acceptable.

No, but acceptable

Solar hot water systems (or equivalent technology) provided.

Heat pump hot water systems identified on BASIX Certificate. Proposal satisfies BASIX energy efficiency requirements and is considered acceptable.

No, but acceptable

Photovoltaic arrays installed where practical.

Photovoltaic array (minimum 6.0kW) identified on BASIX Certificate.

Yes

3.3.2.16

Landscape plan provided including:

·  35% soft landscaping with minimum width of 3m.

·  Existing vegetation and proposed treatment.

·  Details of hard landscaping.

·  Location of communal recreational facilities.

·  Species not to obscure doors, paths, etc.

·  Street trees in accordance with Council’s list.

Greater than 35% soft landscaping proposed, but only 22% soft landscaping with minimum width of 3m.

Additional soft landscaping is proposed in the form of green walls, roof garden and planter boxes on terraces.

Overall landscaping provision considered acceptable in the context of a narrow site in a high density residential zone.

No, but acceptable

3.3.2.18

Landscape plan to demonstrate how trees and vegetation contribute to energy efficiency and prevent winter shading on neighbouring properties.

Proposed landscaping will not result in winter shading of neighbouring properties.

Yes

3.3.2.23

Solid fences should be:

·  Max. 1.2m high,

·  Setback 1m,

·  Suitably landscaped,

·  Provide 3m x 3m splay.

Solid front fencing not proposed.

n/a

Where front fences higher than 1.2m:

·  Max. 1.8m high,

·  Landscaped recesses for 50% of frontage, or length of fence not more than 6m or 50% of street frontage.

·  Min. 25% transparent,

·  3m x 3m splay for corner sites.

·  900mm x 900mm splay at vehicle driveways.

No front fence proposed.

Yes

3.3.2.24

Fencing materials consistent with or complimentary to existing fencing in the street.

N/A

N/A

3.3.2.26

Building to be designed so that:

·  Busy, noisy areas face the street.

·  Quiet areas face the side or rear of the lot.

·  Bedrooms have line of site separation of at least 3m from parking areas, streets and shared driveways.

Bedrooms face Clarence Street and living areas are oriented to the rear of the site for better solar access and views. The majority of bedrooms on the southern elevation are located above ground level, where they would be less affected by traffic and pedestrian activity in Clarence Street and limited window openings are proposed for the southern facade.

Bedrooms have appropriate line of sight separation from the driveway and parking areas.

No, but acceptable.

Openings of adjacent dwellings separated by at least 6m.

Yes

Yes

3.3.2.27

Building designed so noise transmission between apartments is minimised.

Each floor contains only a single unit off each access core and the two towers are separated by central terraces. No adverse noise transmission between units expected.

Yes

Uses are to be coupled internally and between apartments i.e. noisy internal and noisy external spaces should be placed together. (See Figure 3.3-6).

Not applicable. Each floor contains only a single unit off each access core and the two towers are separated by central terraces.

N/A

3.3.2.28

Development complies with AS/NZS2107:2000 Acoustic – Recommended design sound levels and reverberation times for building interiors for residential development.

Details of compliance will be required at Construction Certificate stage.

Yes

3.3.2.29

Impact of noise from key public places to be considered.

Site located in proximity to Town Beach reserve. This space is used for events on an infrequent basis and is unlikely to cause regular disruption to residents of the development.

Yes

3.3.2.31

Developments to be designed in accordance with AS 1428.

Development capable of complying. Details will be required at Construction Certificate stage.

Yes

3.3.2.32

Barrier free access to at least 20% of dwellings provided.

Yes

Yes

3.3.2.33

Developments located close to open space, recreation, entertainment and employment.

Yes

Yes

Where LEP permits FSR > 1:1, FSR not less than 1:1 should be achieved.

Proposed FSR greater than 1:1.

Yes

3.3.2.34

Variety of types - studio, 1, 2, 3 and 3+ bedroom apartments

The proposal includes a mix of 2 and 3 bedroom apartments.

Yes

Studio and 1 bedroom apartments not > 20% of total number of apartments.

None proposed.

Yes

Mix of 1 and 3 bedroom apartments at ground level.

Proposal does not include any apartments with ground level access.

N/A

3.3.2.36

Lift over-runs and plant integrated within roof structures.

Lift over-runs project slightly above the roof structure, but are integrated with the design of the roof terrace and landscaping.

Yes

Roof design to generate interesting skyline.

Roof design considered acceptable.

Yes