CHAPTER G14: OTHER RESIDENTIAL ACCOMMODATION

NOTE: This Chapter should not be read in isolation. You may need to consider other chapters of this DCP when preparing your application.

CHAPTER G14: OTHER RESIDENTIAL ACCOMMODATION

Shoalhaven Development Control Plan 2014

Chapter G14: Other Residential Accommodation

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Table of Changes

Old Section

New Section

Recommended Change Reason

5.2.1 - Include reference to the visual amenity of retaining walls in new performance criteria (P3.7) and acceptable solution (A3.9).

Following investigation as per recommendation b) MIN14.726.

5.2.6 - Change titling of A11 to P11. To correct an error identified after the Shoalhaven DCP 2014 became effective. A11 should in fact be a performance criteria. This change corrects this error/inconsistency.

5.2.7 - In A12.1:

Remove the word ‘of’ before ‘habitable rooms’.

Reinstate the wording of A12.1 to match text from DCP 71: “A minimum 9m separation should be provided between the windows of habitable rooms of facing dwellings that abut a public or communal street. This distance should be increased to 12m for windows above first floor level.”

This was an error identified after the Shoalhaven DCP 2014 became effective. The changes correct errors/inconsistencies.

5.2.9 - Remove error note in advisory note at A14.3 and replace with reference to Figures 9, 11 and 12.

5.3.1 - SEPP 65 requires the primary private open space for residential flat buildings to be a minimum of 16m2 in area and a minimum dimension of 3m. A17.2 requires an area of 10m2 and a dimension of 2m. Delete



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A17.2 and refer to the SEPP provisions instead: “Private open space is to comply with the provisions of State Environmental Planning Policy No 65—Design Quality of Residential Flat Development.”



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Contents

1 Purpose ........................................................................................................................ 5

2 Application .................................................................................................................... 5

3 Context ......................................................................................................................... 6

4 Objectives ..................................................................................................................... 6

5 Controls ........................................................................................................................ 6

5.1 General ................................................................................................................... 6

5.1.1 Security, Site Facilities and Services ................................................................... 6

5.2 Multi Dwelling Housing, Attached Dwellings and Integrated Housing ..................... 7

5.2.1 Site Planning and Layout ..................................................................................... 7

5.2.2 Scale and Site Density ........................................................................................ 9

5.2.3 Density Bonus ................................................................................................... 10

5.2.4 Streetscape and Building Appearance .............................................................. 11

5.2.5 Setbacks ............................................................................................................ 12

5.2.6 Building Envelope and Siting ............................................................................. 14

5.2.7 Views, Visual Privacy and Acoustic Privacy ...................................................... 17

5.2.8 Acoustic Privacy ................................................................................................ 21

5.2.9 Useable Open Space ........................................................................................ 22

5.2.10 Car Parking .................................................................................................... 24

5.2.11 Fencing and Walls .......................................................................................... 26

5.3 Residential Flat Buildings and Shop Top Housing ................................................ 27

5.3.1 Useable Open Space ........................................................................................ 28

5.3.2 Site Facilities ..................................................................................................... 29

5.4 Seniors Housing ................................................................................................... 29

5.5 Boarding Houses, Group Homes and Hostels ...................................................... 29

6 Advisory Information ................................................................................................... 30

6.1 Other legislation or policies you may need to check ............................................. 30



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Figures

Figure 1: Site planning and layout for medium density development ................................... 9 Figure 2: Streetscape compatibility .................................................................................... 10

Figure 3: Example of how to calculate floor space ratio ..................................................... 10 Figure 4: Sympathetic and unsympathetic streetscapes .................................................... 11 Figure 5: Front setback requirement for single storey dwelling .......................................... 14 Figure 6: Key siting and design principles .......................................................................... 15 Figure 7: Building envelope example with 8.5m height ...................................................... 17

Figure 8: Solar exposure to living areas and private open space ...................................... 17 Figure 9: Ideas for providing visual privacy to dwellings and its private open space ......... 20 Figure 10: Ideas for providing acoustic privacy .................................................................. 21

Figure 11: Planning for useable open space ...................................................................... 23 Figure 12: Relationship to indoor/outdoor areas ................................................................ 24 Figure 13: Relationship of front garages and dwelling design ............................................ 26 Figure 14: Example of private open space that includes a rooftop area ............................ 29

Amendment history

Version Number Date Adopted by Council Commencement Date Amendment Type

1 14 October 2014 22 October 2014 New

2 Draft



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1 Purpose

This purpose of this Chapter is to outline controls that ensure buildings are compatible with

the scale and bulk of the existing and likely future residential development of adjacent

lands.

This Chapter addresses:

Multi dwelling housing (e.g. villas and townhouses);

Attached dwellings (e.g. terraces);

Integrated housing;

Residential flat buildings;

Shop top housing;

Seniors housing;

Boarding houses;

Group homes; and

Hostels.

Note: The controls in this Chapter are supplementary to Shoalhaven LEP 2014 and area specific Chapters of this DCP. Shoalhaven LEP 2014 and area specific Chapters will prevail where there is an inconsistency.

For the purpose of this Chapter, integrated housing means the subdivision of land into five or more allotments and the simultaneous design and construction of a single dwelling-house or dwelling on each of the allotments created by that subdivision.

2 Application

This Chapter applies to all land where multi dwelling housing, attached dwellings, semi

detached dwellings, residential flat buildings, shop top housing, seniors housing, boarding

houses, group homes and hostels are permissible with development consent.

This Chapter also applies to integrated housing development as defined above.

Note: Separate controls apply to dwelling houses, rural workers dwellings, secondary dwellings and dual occupancy developments.



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3 Context

The development of land for residential purposes has become complex due to an

increasing number of constraints and controls. Overtime, minimum lot sizes have often

been reduced while owners needs and aspirations have often increased. There are also

competing demands by the community and neighbourhood for a pleasant environment

with high levels of privacy and minimal adverse impacts.

4 Objectives

The objectives are to:

i. Encourage high quality urban design and residential amenity.

ii. Promote wider housing choice and more affordable housing in Shoalhaven.

iii. Set appropriate environmental criteria for energy efficiency, privacy, noise, vehicular

access, parking and open space.

iv. Ensure that the impact of housing proposals on the amenity of adjoining properties

is a prime and initial consideration of applicants when preparing their development

proposals.

v. Provide a comprehensive design oriented approach to housing.

5 Controls

5.1 General

This section applies to all types of development that are applicable to this Chapter.

5.1.1 Security, Site Facilities and Services

The specific objectives are to:

i. Provide adequate personal and property security for residents.

ii. Ensure site facilities, such as garbage bin enclosures, recycling bins, mail boxes,

clothes drying areas, external storage facilities, exterior lighting and signage are

designed to be conveniently reached and require minimal maintenance.

iii. Ensure facilities are visually attractive and compliment the streetscape.

iv. Ensure residential areas are adequately serviced with essential services in a timely,

cost effective and efficient manner.

Performance Criteria Acceptable Solutions

P1.1 Buildings adjacent to public or

communal streets or public space

are designed to allow casual

surveillance and should have at

least one habitable room’s window

facing that area.

A1.1 Shared entries to buildings should serve a

maximum of twelve dwellings.

A1.2 A garbage pick-up area capable of

accommodating one garbage bin per dwelling

(wheelable type) should be provided at the

public road frontage.



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P1.2 Adequate light is provided to all

pedestrian paths, shared areas,

parking areas and building entries.

P1.3 Adequate open-air clothes drying

facilities are easily accessible to all

residents and are visually screened

from the street.

P1.4 Garbage bin areas, mail boxes and

external storage facilities are sited

and designed for attractive visual

appearance and for efficient and

convenient use.

P1.5 Adequate storage areas and

clothes drying facilities are

provided.

P1.6 Adequate numbering system and

signage is provided.

P1.7 The design and provision of public

utilities, including sewerage, water,

electricity, street lighting, telephone

and gas services to conform to the

cost-effective performance

measures of the relevant servicing

authority.

P1.8 Compatible public utility services to

be co-ordinated in common

trenching in order to minimise

construction costs for underground

services.

P1.9 Development to be within locations

where reticulated water supply

services, complying with the

requirements for domestic and

firefighting purposes, is available.

A1.3 If the garbage pick-up area is to be a bin

storage area, it should be:

Designed to conceal its contents from the

view of public places and adjacent

properties.

Provided with a water tap for wash down

purposes and drained to connect to the

main sewer.

Roofed to comply with Council’s

requirements.

Located to be readily accessible from

within the site and serviceable from the

adjoining roadway.

A1.4 External clothes drying facilities are to be

provided at a rate of 7.5 metres of line per

dwelling, unless clothes drying facilities are

provided within units.

A1.5 Individual mailboxes should be located close

to each ground floor dwelling entry, or a

mailbox structure located close to the major

pedestrian entry to the site and complying with

the requirements of Australia Post.

A1.6 Individual water meters will be required to

assist the individual billing of dwelling units.

A1.7 You should ensure that services and utilities

including electricity, gas, water, sewer, roads

and drainage are available for the initial

development and ongoing development

needs.

5.2 Multi Dwelling Housing, Attached Dwellings and Integrated Housing

5.2.1 Site Planning and Layout


i. Achieve a site layout that provides a pleasant, attractive, manageable and resource

efficient living environment.



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ii. Encourage the concurrent planning of subdivision layout with dwelling siting and

design.


P2 The site analysis informs the

site layout.

A2.1 The proposed site layout implements the

findings of a site analysis.

Note: Refer to Site Analysis, Sustainable Design and Building Materials in Rural, Coastal and Environmental Areas of this DCP.

P3.1 The site layout integrates with the

surrounding environment through –

adequate pedestrian, cycle and

vehicle links to street and open

space networks;

buildings facing streets and

public open spaces; and

Buildings, streetscape and

landscape design relating to the

site topography and to the

surrounding neighbourhood

character.

P3.2 The site layout takes into account

existing streetscape conditions and

maintains a reasonable level of

amenity.

P3.3 The site layout enhances personal

safety and minimises potential for

crime and vandalism.

P3.4 Dwellings are sited and designed

to maximise solar access to living

areas.

P3.5 Open space areas contribute to the

character of the development,

provide for a range of activities, are

cost-effective to maintain, and

contribute, wherever possible, to

stormwater management.

P3.6 In areas exposed to significant

levels of off-site noise assist in

minimising noise entry.

P3.7 The visual impact of ancillary landscaping or retaining structures is considered.

A3.1 Each dwelling should have a sense of

address, either fronting the street or having its

front door visible from the street;

A3.2 Any two-storey component is to be located to

minimise the visual intrusion and shading on

adjacent private open space

A3.3 Private open space and garages should be

located to the rear of dwellings to avoid the

need for high fences to the street.

Additional acceptable solutions for Multi Dwelling

Housing

A3.4 The driveway alignment should be designed

to avoid a gun-barrel effect down the side

boundary

A3.5 Living area windows are not located adjacent

to a shared driveway at ground floor level.

A3.6 Units are clustered around a central

communal space area.

A3.7 The units at the front should provide

surveillance of the street and the entrance to

the development.

A3.8 You should design your main habitable rooms

to overlook the communal space and avoid

overlooking adjoining properties.

Note: Refer to Figure 1 for example layouts

A3.9 The visual impact of retaining walls must be

taken into consideration in your application.



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Figure 1: Site planning and layout for medium density development

5.2.2 Scale and Site Density

Note: Site density is the maximum building bulk and/or number of

dwellings permitted on a site. The acceptable solutions for scale

and site density are detailed below.

The specific objective is to:

i. Ensure that the building bulk of new development is compatible with the existing

or desired future character of the area.


P4 The scale of new

development is compatible

with and sympathetic to the

scale and bulk of existing

development in the locality,

particularly on the

perimeter of the

development site, or where

that locality or development

site has some heritage

significance or distinctive

character. (refer Figure 2)

Note: Where an area is mapped on the floor space ratio overlay in the Shoalhaven LEP 2014, the LEP 2014 floor space ratio controls for these sites prevails.

A4.1 The maximum floor space ratio for medium density

development on any other site is 0.35:1 (total gross

floor area : site area). See Figure 3 for floor space ratio

example.

A4.2 The landscaping area provided on the site must at

least 35% of the site.

A4.3 The remaining areas of the site should accommodate

driveways, parking areas, drying yards etc.

Example: A site of 1000m2 could contain 350m

2 of gross

floor area and must contain at least 350m2 of landscaping.

The remaining 300m2 could be used for driveways etc.



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Figure 2: Streetscape compatibility

Figure 3: Example of how to calculate floor space ratio

5.2.3 Density Bonus

Note: A density bonus of up to 20% may be considered where underground car parking is provided for development in the B4 Mixed Use Zone. Council will assess your application based on the controls below.


P5 The design of medium

density housing may

achieve the site density

objective where basement

A5.1 The land is zoned B4 Mixed Use.

A5.2 The increase in density does not exceed 20% over

and above the density controls calculated in

accordance with the scale and site density section



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car parking is provided and

the acceptable solutions

satisfied.

above.

A5.3 The development has been designed by a registered

architect.

A5.4 The landscape provisions exceed the minimum

requirement set out in the scale and site density

section above.

5.2.4 Streetscape and Building Appearance

Note: The quality and character of the streetscape is important to occupants, neighbours and the wider community. The integration of a new development into the existing streetscape can improve community acceptance of a development proposal. Establishing street character is important for both existing and new areas.


i. Ensure that new development enhances and makes a positive contribution to the

character of existing streetscapes, reinforces the function of the street and is

sensitive to the landscape and environmental conditions of the locality.

Figure 4: Sympathetic and unsympathetic streetscapes


P6.1 The scale and appearance of new

development is compatible and

sympathetic to existing

development in the locality,

particularly where the development

site or its surrounds has some

heritage significance or distinctive

character.

P6.2 The streetscape reflects the

functions and traffic volume of the

street and is designed to

A11.1 A statement of environmental effects should

demonstrate how the proposal fits in to the

existing streetscape.

A11.2 Street elevations for all buildings facing public

and communal streets show:

buildings adjacent to the public street

address the street by having a front door

and/or living room windows facing the

street;

the difference in building height between

existing buildings and new development is



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encourage pedestrian access and

to support a sense of place and

street identity.

P6.3 Parking and garages do not

dominate the frontage of the

development.

P6.4 Provision is made for appropriate

street tree planting having regard

to the appearance and role of the

street, solar access requirements

and utility services.

P6.5 The frontage of buildings and their

entries address the street.

P6.6 The building design, detailing and

finish provide an appropriate scale

to the street, add visual interest

and enable differentiation between

dwellings when viewed from public

streets.

not more than one storey when viewed

from the public street;

building design, roof form and detailing

visible from public areas are not in strong

visual contrast with the character of

surrounding development;

Buildings with a maximum unarticulated

length of 15m to the public street frontage.

Punctuation by bay windows, verandahs,

balconies or wall offsets is considered to

be adequate articulation; and

Buildings detailed or articulated to enable

individual dwellings to be identified from

public roads.

P7 Existing dwellings which contribute

to streetscape character, as well

as, items of heritage or

conservation significance are

retained, incorporated and

sympathetically treated.

A7.1 A development application must demonstrate

that items of heritage or conservation

significance are retained and sympathetically

treated.

Note: If your property is a heritage item or is within the vicinity of a heritage item or if your site is located in Kangaroo Valley, Berry or Milton; you must comply with Clause 5.10 Heritage Conservation in Shoalhaven LEP 2014.

5.2.5 Setbacks


i. Reduce visual impacts on the streetscape and ensure sympathy with adjoining

development.

ii. Encourage design, which creates desirable living conditions and ensures that the

amenity of surrounding properties is properly considered.

iii. Allow flexibility in the siting of buildings and the provision of side and rear setbacks.

iv. Allow adequate natural light and ventilation between dwellings.



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P8.1 Front setbacks are generally consistent

with those of adjoining development,

though not necessarily identical. Some

variations to minimum setbacks can be

considered particularly where such

variations are used to create streetscape

variety and interest.

P8.2 The setbacks of buildings are related to

their height and the width of the street,

in such a way to ensure pedestrians do

not feel buildings are overbearing.

P8.3 Setbacks provide space for residents to

feel an adequate sense of visual and

acoustic privacy when using rooms

fronting the street.

A8.1 Setbacks from the street boundary should

be:

5.5m for single storey

9m for over one storey

3m from a secondary frontage on corner

sites.

See Figure 5 below.

Note: Some variations to minimum setbacks can be considered, particularly where such variations are used to create streetscape variety and interest.

P9.1 Setbacks are progressively increased

to reduce bulk and overshadowing

while maintaining adequate daylight

and sunlight.

P9.2 Buildings are designed so that there is

no significant loss of amenity to

surrounding dwellings.

A9.1 Side or rear boundary setbacks are to be a

least 1m, with this setback increased to 1.5m

where the wall contains windows to habitable

rooms.

A9.2 The length of walls that are setback at either

of these distances will be limited to 50% of

the length of the adjacent side boundary.

These side and rear setbacks will be

increased to 2 metres and 3 metres

respectively for walls which are located

outside of the above 50% length.

P10 With integrated development, buildings

may be built to the internal boundaries,

to maximise privacy for neighbouring

dwellings and their private open space.

A10.1 In integrated housing developments, walls

may be built to internal side and rear

boundaries where:

maximum wall height is 3.5m unless

matching an existing or simultaneously

constructed wall; and

Maximum wall length is 50% of each of

the abutting property boundaries.

Note: Internal side and rear boundaries refer to those boundaries that are proposed within an integrated development, but does not include those boundaries located on the periphery of the site.



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Figure 5: Front setback requirement for single storey dwelling

5.2.6 Building Envelope and Siting

Note: The scale and siting of buildings should be an important

consideration in your design. The setback controls in the setback

section above are built upon in this section to encourage appropriate

siting and building envelopes. Key siting and design principles are

outlined in Figure 6 below.


i. Ensure that the height, scale and length of new development is not excessive and

relates well to the local context.

ii. Encourage design, which creates desirable living conditions and ensures that the

amenity of surrounding properties is properly considered.

iii. Allow flexibility in the siting of buildings and the provision of side and rear setbacks.

iv. Allow adequate natural light and ventilation between dwellings.



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Figure 6: Key siting and design principles


P11 Buildings are sited and are

of such length and height

that there is no significant

loss of amenity to

surrounding dwellings. This

can be achieved through –

Building siting and

height that are related to

land form, with minimal

cut and fill;

Building forms that

enable a sharing of

views with neighbours;

Minimising building bulk

Building envelope

A11.1 The maximum height of the building complies with

the height controls contained in Shoalhaven LEP

2014.

A11.2 Buildings are sited within a building envelope

determined by the following method. Planes are

projected at 45 degrees from a height of 5m

above existing ground level at the front, side and

rear boundary as shown in Figure 7.

Note: Where a proposed development exceeds the above building envelope, details are to be provided with the application demonstrating how the development will satisfy the objectives and performance criteria.

It may be difficult to comply with this acceptable



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to reduce impact on

neighbours and on the

public street;

Building heights similar

to those in the public

streetscape, with higher

buildings sited behind

and out of direct views

from the street.

Building walls, limited in

length and height, to

minimise the impact on

neighbours; and

Adequate separation

between facing

dwellings for privacy.

solution on steeply sloping properties. In this regard attention should be given to the matters raised in the Performance Criteria.

Allowable encroachments to envelope

A11.3 Provided the distance to the boundary is not less

than 1m, facias, gutters, downpipes, eaves up to

0.6m, masonry chimneys, flues, pipes, domestic fuel

tanks, cooling or heating appliances or other services

may encroach beyond the building envelope. The

following may encroach without restriction:

pergolas, screens or sunblinds, light fittings,

electricity or gas meters, aerial; and

Unroofed terraces, landings, steps or ramps not

more than 1m in height.

Buildings near Waterways

A11.4 Sites adjoining waterways or waterway reserves

should refer to the controls in G6 ‘Areas of Coastal

Management’ of this DCP.

Daylight and sunlight

A11.5 Dwellings should be sited to comply with the Building

Code of Australia by locating windows:

to face a court or other outdoor space open to the

sky, or an open verandah, open carport or the

like; or

Not less than a horizontal distance of 1.5m from

any facing building.



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Figure 7: Building envelope example with 8.5m height

Figure 8: Solar exposure to living areas and private open space

5.2.7 Views, Visual Privacy and Acoustic Privacy




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i. Encourage the sharing of views whilst not restricting the reasonable development

potential of a site.

ii. Site and design buildings to meet projected user requirements for visual and

acoustic privacy.

iii. Protect the visual and acoustic privacy of nearby residents in their dwellings and

private open space.


View Sharing

P12.1 All property owners should

be able to develop their

property within the

established planning

guidelines, however, existing

views should not be

substantially affected where

it is possible to design for the

sharing of views.

P12.2 Views, including heritage or

familiar dominant landmarks

which are recognised and

valued by the community,

are not obscured by new

development.

Visual Privacy

P12.3 The privacy of buildings and

outdoor spaces is protected

taking into account projected

community expectations.

P12.4 Direct overlooking of main

internal living areas and

private open spaces of other

dwellings is minimised by

building layout, location and

design of windows and

balconies, screening devices

and landscape or by

remoteness.

A12.1 A minimum 9m separation should be provided

between the windows of habitable rooms of facing

dwellings that abut a public or communal street. This

distance should be increased to 12m for windows

above first floor level.

Note: Windows include a roof skylight, glass panel, glass brick, glass louvre, glazed sash, glazed door, translucent sheeting or other device which transmits natural light directly from outside a building to the room concerned

A12.2 Direct views between living area windows of

adjacent dwellings should be screened or obscured

where –

ground and first floor windows are within an area

described by taking a 9m radius from any part of

the window of the adjacent dwelling. An area so

defined is described as a ‘privacy sensitive

zone’; and

Other floor windows are within a privacy

sensitive zone described by a 12m radius.

See Figure 9 for examples.

A12.3 Direct views from living area of dwellings into the

principal area of private open space of other

dwellings should be screened or obscured within a

privacy sensitive zone described by a 12m radius.

See Figure 9.

A12.4 Direct views described in A1.2 and A1.3 above may

be obscured by one of the following measures –

on relatively flat sites by 1.8m high solid fences

or walls between ground-floor level windows or

between a dwelling and open space;

on sloping sites by screening that has a

maximum area of 25% openings, is permanently

fixed and is made of durable materials, or by

landscape screening (either by existing dense



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vegetation or new planting) to achieve screening

effectiveness within three years;

offsetting windows by a distance sufficient to

limit views between windows; or

have sill heights of 1.7m above floor level; or

Have fixed translucent glazing in any part of the

window within 1.7 m of the floor level.



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Figure 9: Ideas for providing visual privacy to dwellings and its private open space



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5.2.8 Acoustic Privacy


A13 Site layout and building

design protect internal living

and sleeping areas from

uncontrollable high levels of

external noise and minimise

transmission of sound

through the building

structure.

A13.1 Site layouts should ensure visitor parking areas and

streets have a line of sight separation of at least 3m

from bedroom windows.

A13.2 Doors and windows of adjacent dwellings should be

separated by a distance of at least 3m.

A13.3 Shared walls and floors between dwellings should be

constructed to limit noise transmission and, where

possible, bedrooms of one dwelling do not adjoin

living area or garages of adjacent dwellings.

A13.4 Dwellings adjacent to high levels of uncontrollable

external noise should be designed to minimise the

entry of that noise.

A13.5 Site layout should separate active recreational areas,

parking areas, vehicle accesses, and service

equipment areas from bedroom areas of dwellings,

and minimise the entry of high levels of external

noise to dwellings.

A13.6 Mechanical plant or equipment should be designed

and located to minimise noise nuisance.

Figure 10: Ideas for providing acoustic privacy



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5.2.9 Useable Open Space

Note: Useable open space can include private and communal

open space but does not include public open space. The provision

of public open space is addressed in the Contribution Plan.

Roof gardens, terraces, balconies and verandahs can count as

useable open space provided:

they are not enclosed

it can be demonstrated that the bulk of the building is

satisfactory and

no negative privacy impacts result.


i. Ensure that the open space provided for a dwelling is useable and meets user

requirements for privacy, safety, access, outdoor activities and landscaping.

ii. Locate open spaces to take account of outlook, natural features of the site, solar

access and neighbouring buildings or public open space.


P14.1 Open space is clearly defined to

distinguish between communal and

private open space.

P14.2 Open space areas are of

dimensions to suit the projected

requirements of the dwelling

occupants, and to accommodate

some outdoor recreational needs as

well as providing space for service

functions.

P14.3 Part of the private open space is

capable of serving as an extension

of the function of the dwelling for

relaxation, dining, entertainment,

recreation and children’s play, and

is accessible from a main living area

of the dwelling.

P14.4 Open space is located to take

advantage of outlook and natural

features of the site, take account of

the impact of adjoining dwellings on

privacy and overshadowing.

P14.5 Orientation of the open space helps

to achieve comfortable year round

A14.1 A minimum of 35m² of private open space is

to be provided per dwelling with a minimum

dimension of 2.5m.

A14.2 One part of the minimum private open space

area must have a usable minimum area of

25m2 and a minimum dimension of 4m. This

space must be directly accessible from a

living area of the dwelling.

A14.3 Screening is to be provided where necessary

to ensure privacy to users of the open space.

Note: See Figures 9, 11 and 12 for examples.



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use.

P14.6 Open space around dwellings is

allocated to individual units as far as

practicable to facilitate

management, and to minimise

communal space and associated

body corporate maintenance costs.

P14.7 Unpaved or unsealed landscaped

areas are maximised and are

designed to facilitate on-site

infiltration of stormwater run-off

subject to soil/drainage conditions.

P14.8 Major existing trees are retained

wherever practicable through

appropriate siting of dwellings and

structures.

Figure 11: Planning for useable open space



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Figure 12: Relationship to indoor/outdoor areas

5.2.10 Car Parking

Note: Refer to Chapter G21: Car Parking and Traffic of this DCP

for additional information.


i. Provide convenient, accessible and safe parking to meet the needs of residents and

visitors.

ii. Encourage the design of access and parking as part of the overall landscape

design.

iii. Allow service vehicles access where necessary.

iv. Encourage the design of driveways and car parking structures that minimise their

visual impact and minimise stormwater runoff.


P15.1 Parking requirements for any

development has regard to the

number and size of dwellings

proposed.

P15.2 The design of driveways and

parking areas have regard to the

safety of pedestrians, cyclists and

vehicles.

P15.3 Vehicles are able to enter and exit

the site in a forward direction and

stack parking arrangements are

avoided.

P15.4 The visual dominance of driveways

and garages/carports is minimised

A15.1 The minimum dimension of an entrance-way

is to be 3m. The driveway itself is not to be

less than 3m wide with adequate turning

areas provided.

A15.2 Where parking is provided in separate

garages, the turning area should be

increased to 6.5m with a minimum garage

entrance width of 2.7m.

A15.3 The grade of driveways should not exceed

20%.

Note: Figure 13 provides examples of how garages and parking areas can be integrated into the design.



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by –

Avoiding long straight sections

of driveway;

The selection of paving

materials e.g. decorative

paving and brick banding;

Breaking up the appearance of

driveways with landscaping and

screen planting;

Garage and carport designs

that add visual interest to the

development.

P15.5 The area of driveways are

designed to minimise the volume of

stormwater runoff and increase the

area available for landscaping.

P15.6 All car parking spaces are

adequately drained, marked and

designated on the site.



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Figure 13: Relationship of front garages and dwelling design

5.2.11 Fencing and Walls

Note: Certain fencing is considered exempt development under

the Codes SEPP. You should check the Codes SEPP to see if

your proposal is exempt development. If your proposal does not

meet the exempt criteria, you will need consent from Council and

your proposal should comply with the standards below.


i. Ensure that front and side fences and walls provide privacy, security and noise

attenuation without having a detrimental impact upon the streetscape and adjacent

buildings.



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P16.1 The design sets out the role of

proposed front fences and walls

where they are a component of the

streetscape of a public street.

P16.2 Front fences and walls:

Enable some outlook from

buildings to the street for safety

and surveillance;

Assist (if used) in highlighting

entrances and in creating a

sense of communal identity

within the streetscape;

Are designed and detailed to

provide visual interest to the

streetscape

Are constructed of materials

compatible with proposed

housing, and with attractive

visible examples of fences and

walls in the streetscape to offer

a sense of continuity; and

Are compatible with facilities in

the street frontage area, such as

mailboxes and garbage

collection areas.

P16.3 The use and/or design of fences

and walls in streetscapes of

significance are appropriate to the

heritage or environmental context of

the site.

P16.4 Front fences and walls enable,

where necessary and appropriate,

the creation of private open space

between the building and the street.

A16.1 Front fences and walls should not be higher

than 1.2m if solid. This height may be

increased to 1.8m if the fence has openings

that make it at least 50% transparent.

A16.2 Solid front fences that are 1.8m high will only

be supported where:

the main private open space is in the

front of the dwelling; or

the site is located on a main or arterial

road with high traffic volumes;

the site is not located in an area with an

established heritage character;

the width is limited to 75% of the frontage

where private open space fronts the

street and some surveillance of the street

is maintained from the dwelling; and

Fences do not exceed 10m in length

without some articulation or detailing to

provide visual interest.

A16.3 Front fences and walls should be designed to

use similar or compatible materials to that

used in attractive buildings in the locality.

A16.4 The use of metal fencing materials is not

encouraged and if used they should not be

visible from public places.

5.3 Residential Flat Buildings and Shop Top Housing

In addition to the general controls in Section 5.1, you should also consider the controls in

this section for residential flat buildings and shop top housing.



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Note: If your proposal is three (3) or more storeys and contains

four (4) or more self-contained dwellings (the building may include

shops e.g. shop top housing), you must also consider the

provisions of State Environmental Planning Policy No 65—Design

Quality of Residential Flat Development and the Residential Flat

Design Code.

If your proposal is for affordable rental housing, you should also

consider the provisions of State Environmental Planning Policy

(Affordable Rental Housing) 2009.

5.3.1 Useable Open Space

Note: Useable open space can include private and communal

open space but does not include public open space. The provision

of public open space is addressed in the Contribution Plan.


i. Ensure that the open space provided for a dwelling is useable and meets user

requirements for privacy, safety, access, outdoor activities and landscaping.

ii. Locate open spaces to take account of outlook, natural features of the site, solar

access and neighbouring buildings or public open space.


P17.1 Open space areas are of

dimensions to suit the projected

requirements of the dwelling

occupants, and to accommodate

some outdoor recreational needs

as well as providing space for

service functions.

P17.2 Part of the private open space is

capable of serving as an extension

of the function of the dwelling for

relaxation, dining, entertainment,

recreation and children’s play, and

is accessible from a main living

area of the dwelling.

P17.3 Open space is located to take

advantage of outlook and natural

features of the site, take account of

the impact of adjoining dwellings

on privacy and overshadowing.

P17.4 Orientation of the open space

A17.1 The proposal is to include a balcony or roof

top area conveniently accessible from a main

living area.

A17.2 Private open space is to comply with the

provisions of State Environmental Planning

Policy No 65—Design Quality of Residential

Flat Development.



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helps to achieve comfortable year

round use.

Figure 14: Example of private open space that includes a rooftop area

5.3.2 Site Facilities


P18 Facilities associated with buildings,

such as telecommunications/TV

antenna, do not detract from the

streetscape.

A18.1 Only one telecommunications/TV antenna will

be permitted for each residential flat building.

Where possible, common antennas should be

utilised.

5.4 Seniors Housing

There are no additional performance criteria or acceptable solutions for seniors housing in

this Chapter. Council will consider your application on its merits.

Note: If your proposal is for seniors housing, you should consider

the provisions of State Environmental Planning Policy (Housing for

Seniors or People with a Disability) 2004 where applicable to your

site.

5.5 Boarding Houses, Group Homes and Hostels

There are no additional performance criteria or acceptable solutions for boarding houses,

group homes and hostels in this Chapter. Council will consider your application on its

merits.

Note: If your proposal is for affordable rental housing, you should

consider the provisions of State Environmental Planning Policy

(Affordable Rental Housing) 2009.



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6 Advisory Information

6.1 Other legislation or policies you may need to check

Note: This section is not exclusive and you may be required to consider other legislation, policies and other documents with your application

Council Policies

& Guidelines

Contribution Plan

External Policies

& Guidelines

Residential Flat Design Code

Building Code of Australia

Legislation State Environmental Planning Policy (Building Sustainability Index:

BASIX) 2004

State Environmental Planning Policy 65 – Design Quality of Residential

Flat Development

State Environmental Planning Policy (Affordable Rental Housing) 2009

State Environmental Planning Policy (Housing for Seniors or People

with a Disability) 2004

CHAPTER G14: OTHER RESIDENTIAL ACCOMMODATION

Documents

Transcript of CHAPTER G14: OTHER RESIDENTIAL ACCOMMODATION