application number da-467/2015 site address 42 victoria street

Application number DA-467/2015

Site address 42 Victoria Street, Waverley

Proposal Alterations and additions to residential flat building including attic level, stairs, new doors and internal alterations

Date of lodgement 20 October 2015

Owner Zoco Property Pty Ltd

Applicant Smith and Tzannes

Submissions Four submissions

Cost of works $472 175

Issues Existing Use Rights Height and FSR

Recommendation That the application be APPROVED

Site Plan

198

1. PREAMBLE

1.1 Site And Surrounding Locality A site visit was carried out on 4 February 2016. The site is identified as Lot 3 DP 300860, known as 42 Victoria Street, Waverley. The site is rectangular in shape with north (rear) and south (front) boundaries measuring 10.87m and 10.775m respectively, and east and west side boundaries both measuring 36.575m. The site has an area of 395.9m2 and is generally flat. The site is occupied by a two-storey Inter War Art Deco residential flat building containing four units with vehicular access provided from Campbell Street to a double garage on the rear boundary of the site. The subject site is adjoined by a detached single-storey dwelling to the east, Victoria Street to the north, Campbell Street to the west and a single storey detached dwelling to the south (rear). The site is opposite the Mary Immaculate Church to the south. The locality is predominantly characterised by low density residential developments (ie, single dwellings) with some small scale residential flat buildings.

Figure 1: Site viewed from the corner of Victoria and Campbell Streets

199

Figure 2: Site viewed from Victoria Street

Figure 3: Site viewed from Campbell Street

200

1.2 Relevant History PD-3/2015 for an attic conversion at a two-storey apartment building was submitted on 24 February 2014. Advice was provided by Council in regards to Existing Use Rights, State Environmental Planning Policy (Affordable Rental Housing) 2009 and design and privacy.

1.3 Proposal The proposal seeks consent for the following works:

Removal of the existing pitched roof and rebuilding of a new pitched roof 660mm higher. The new roof is to provide an additional two bedrooms and a bathroom to each of the top floor units. The attic level will be accessed from the two units on the level below. The new roof will be provided with two eyelid dormers on the eastern and western roof slope.

Internal alterations to upgrade the existing units within the building including removal of walls to provide open plan living areas, new bathrooms and new kitchens.

New timber framed glazed doors on the rear elevation to both the ground and first floor units.

New door and gate on the Campbell Street elevation at the entry to the rear. New handrail to the existing terrace over the rear garage. Extension of the rear balconies at the first floor level. Demolition of an existing shed and external laundry along the rear boundary of the site.

201

2. ASSESSMENT The following matters are to be considered in the assessment of this development application under section 79C of the Environmental Planning and Assessment Act 1979 (the Act).

2.1 Section 79C (1)(a) Planning Instruments and Development Control Plans The following is an assessment against relevant legislation, environmental planning instruments, including State environmental planning polices (SEPPs), and development control plans.

2.1.1 SEPP (Building Sustainability Index BASIX) 2004 A BASIX Certificate has been submitted with the development application. The BASIX Certificate lists measures to satisfy BASIX requirements which have been incorporated into the proposal. A standard condition is recommended ensuring the measures detailed in the BASIX Certificate are implemented.

2.1.2 SEPP 55 Remediation of Land There is no known history of contamination applicable to the site. The subject site has historically been used for residential purposes. Accordingly, site land contamination is considered unlikely and no further investigation is necessary.

2.1.3 SEPP (Affordable Rental Housing) 2009 (ARHSEPP) The proposal includes the upgrading of an existing residential flat building (containing four units) which has not been strata subdivided. The ARHSEPP applies to low-rental residential flat buildings (those which contain a low-rental dwelling). The applicant provided rental information for the property in the 24 month period prior to lodgement of the development application. This information was compared to the Department of Planning and Environments Affordable Housing SEPP Online Assessment Tool where it was determined that the property is not considered to be affordable rental housing and therefore the ARHSEPP does not apply.

202

2.1.4 Waverley Local Environmental Plan 2012 (Waverley LEP 2012) The relevant matters to be considered under the Waverley LEP 2012 for the proposed development are outlined below: Table 1: Waverley LEP 2012 Compliance Table

Provision Compliance Comment

Part 1 Preliminary

1.2 Aims of plan Yes

The proposal is consistent with the aims of the LEP.

Part 2 Permitted or prohibited development

Land Use Table R2 Low Density Residential Zone

No

The proposal is defined as a multi-unit dwelling, which is prohibited in the R2 zone. The existing building was approved and constructed prior to the LEP prohibiting the use within the zone and as such is considered to be an Existing Use under Division 10 of the Environmental Planning & Assessment Act 1979. Refer to the following section of this report for detailed discussion.

Part 4 Principal development standards

4.3 Height of buildings

8.5m

No

The proposal will increase the height of the building to 9.2m exceeding the development standard by 700mm. However the site has existing use rights and as such, the development standards of the LEP do not apply. Notwithstanding, these standards can be used to guide development for the site as discussed in the following section of this report.

4.4 Floor space ratio and 4.4A Exceptions to floor space

ratio

0.67:1 (based on a dwelling in an R2 zone) No

The existing building has an FSR of 0.77:1 and the proposal will increase this to 0.98:1. However the site has existing use rights and as such, the development standards of the LEP do not apply. Notwithstanding, these standards can be used to guide development for the site as discussed in the following section of this report.

Part 5 Miscellaneous provisions

5.10 Heritage conservation

Yes

The building is not identified as a heritage item however the site is located within the Charring Cross Heritage Conservation Area detailed in Schedule 5 of the Waverley Local Environmental Plan 2012. The subject building

203

Provision Compliance Comment

is considered to be contributory to this conservation area. Councils Heritage Architect made the following comments in relation to the proposal:

The existing building retains significant contributory detail and finishes including the characteristic terra cotta tile roof of Inter War residential flat construction.

The proposed works may be considered an additional floor here being no indication of any retention of the existing roof.

Whilst Council allows generous attic additions employing dormers and other secondary protrusion from the existing roof form these are conditional on the existing roof remaining the dominant form.

The proposed raised hip roof incorporating matching tile cladding follows the form slope and detail of the existing hip roof and is considered an acceptable form of seamless addition.

Dormers in the new raised roof are of acceptable proportion, scale and finish.

The treatment of modified window openings in existing walls is commended.

The proposed development is supported as an example of cohesive seamless addition. The proposed works will not harm the contribution of the building to the conservation area and are supported in this regard.

The residential flat building is considered to be an Existing Use under Division 10 of the Environmental Planning & Assessment Act 1979. Clause 44 in Part 5 of the Environmental Planning & Assessment Regulation 2000 allows an existing use to be enlarged, expanded, intensified, altered, extended or rebuilt subject to development consent. The Regulations provide that an existing use may only be altered, extended or rebuilt on the land to which the existing use was erected before the relevant date, but does not provide further restrictions/requirements in regard to the assessment of the application. The merit assessment of this development application is therefore to be considered under Section 79C of the Environmental Planning and Assessment Act 1979 having regard to relevant provisions of the LEP and DCP in as much as they control development on surrounding sites.

204

In this regard, the provisions of the LEP do not apply and can only be used as a guide. Therefore an Exception to a Development Standard in regards to the height and FSR development standards is not required. Exceptions to Development Standards Clause 4.3 Height of buildings The proposal has an overall building height of 9.2m, which exceeds the height of buildings development standard of 700mm. The existing building on the site has a height of 8.54m. The objectives of the height development standard are as follows:

(1) The objectives of this clause are as follows:

(a) to establish limits on the overall height of development to preserve the environmental amenity of neighbouring properties,

(b) to increase development capacity within the Bondi Junction Centre to accommodate future retail and commercial floor space growth,

(c) to accommodate taller buildings on land in Zone B3 Commercial Core of the Bondi Junction Centre and provide an appropriate transition in building heights surrounding that land,

(d) to ensure that buildings are compatible with the height, bulk and scale of the existing character of the locality and positively complement and contribute to the physical definition of the street network and public space.

Objective (b) and (c) are not relevant to the subject site. The proposal will increase the height of the existing two-storey residential flat building on the site by 660mm to provide sufficient floor-to-ceiling height to allow the roof to be used as additional habitable space. The surrounding area is a mixture of one and two storey dwellings and a much higher church building opposite the site on Victoria Street. The additional height is minor and will not increase the bulk and scale of the building to an unacceptable degree. The building will continue to present to the street as a two-storey structure with a height that only marginally exceeds the 8.5m development standard. That part of the new roof that exceeds the height development standard is the apex of the roof with the top of the dormer windows being within the height control. This variation is minor and does not result in unacceptable bulk to the building. The retention of the art deco style of the building contributes to the character of the street and the conservation area and the attic addition provides a cohesive and seamless extension that will not detract from the style of the building. Additionally the increased height will not result in unreasonable impacts upon surrounding properties (discussed in detail in later sections of this report). Given the above analysis, the height of the proposal is considered appropriate and consistent with the relevant objectives of the LEP. Clause 4.4 Floor space ratio The existing building has an FSR of 0.77:1 and the proposal will increase this to 0.98:1. Given the size of the site, if the proposal were for a dwelling house, the FSR development standard would be 0.67:1.

205

The objectives of the FSR development standard are as follows: (1) The objectives of this clause are as follows:

(a) to ensure sufficient floor space can be accommodated within the Bondi Junction Centre to meet foreseeable future needs,

(b) to provide an appropriate correlation between maximum building heights and density controls,

(c) to ensure that buildings are compatible with the bulk, scale, streetscape and existing character of the locality,

(d) to establish limitations on the overall scale of development to preserve the environmental amenity of neighbouring properties and minimise the adverse impacts on the amenity of the locality.

Objective (a) is not relevant to the subject site. The additional floor space will be contained within a pitched roof which, although rebuilt to be marginally higher than the existing roof, will continue to present to the street as a two-storey building. The use of roof space as additional floor space is not considered unreasonable as it allows additional habitable areas largely within the envelope of the existing building. This allows increased density without unreasonable additional impacts upon surrounding properties. As discussed in the previous section, the retention of the art deco style of the building contributes to the character of the street and the conservation area and the attic addition provides a cohesive and seamless extension that will not detract from the style of the building. Additionally the proposal will not result in unreasonable impacts upon surrounding properties (discussed in detail in later sections of this report). The proposal is considered to be consistent with objectives (b), (c) and (d). Given the above analysis, the FSR of the proposal is considered appropriate and consistent with the relevant objectives of the LEP.

206

2.1.5 Waverley Development Control Plan 2012 - Amendment No 3 (Waverley DCP 2012) The relevant matters to be considered under the Waverley DCP 2012 for the proposed development are outlined below: Table 2: Waverley DCP 2012 Part B General Provisions Compliance Table

Development Control Compliance Comment

1. Waste

Yes

The existing waste storage and disposal methods currently employed on the site will continue as part of the proposal. The proposal is consistent with the objectives and controls within this part of the DCP.

2. Energy and water conservation

Yes

A BASIX Certificate was provided with the application. Appropriate openings are provided on all elevations for adequate cross ventilation and solar access. The proposal is consistent with the objectives and controls within this part of the DCP.

6. Stormwater Yes

A condition regarding stormwater disposal is included within the Recommendation.

8. Transport Parking Zone B

Yes

The existing building contains four units and the alterations will retain the four units, albeit with a greater number of bedrooms. The additional bedrooms will not result in the requirement for more parking spaces under the DCP than the existing building. The DCP requires a minimum of 4 spaces for the existing building and 4 spaces once the alterations are carried out. The proposal will retain the existing two spaces within the rear garage however this is two spaces short of the minimum requirement. However it should be noted that the building has existing use rights and is located in an R2 zone. As outlined previously, the controls are used as a guideline to development based on that permitted on surrounding sites. In this regard, the proposal is compared to the controls for dwelling houses rather than for residential flat buildings. The DCP allows a maximum provision of two spaces for dwellings with which the proposal

207


complies. Notwithstanding, it is considered that the provision of additional bedrooms and the retention of only four units will not result in unacceptable parking demand or increased traffic. The proposal is consistent with the objectives and controls within this part of the DCP.

9. Heritage

Yes Refer to discussion in Table 1.

10. Safety

Yes

The proposal provides windows on all street elevations for passive surveillance of the street. The proposal retains the clear and definable entries to each unit. The proposal is consistent with the objectives and controls within this part of the DCP.

Table 3: Waverley DCP 2012 Part C1 Dwelling House and Dual Occupancy Development

Compliance Table

The proposal has existing use rights and as such the controls of Development Control Plan 2012 do not apply to the development and a merit assessment must be undertaken to determine acceptability of the proposal. However, the site is zoned R2 Low Density Residential, as are the surrounding sites, and it is considered appropriate to assess the development against the controls for the zoning as these controls are reflective of the pattern of development envisaged for the area and surrounding sites.


1.1 Height

1.1.2 External wall height

Maximum external wall height of 7m

N/A The external wall height will remain as existing (approximately 6.5m) with only the pitched roof being rebuilt and increasing in height.

1.4 Setbacks

1.4.2 Side setbacks

N/A The setbacks of the main building are unchanged as part of this proposal. The proposal utilises the roof space and as such the side setbacks remain as existing.

1.5 Streetscape and visual impact

Impact upon the streetscape Yes The retention of the art deco style of the building contributes to the character of the street and the conservation area and the attic addition provides a cohesive and seamless extension that will not detract from the style of the building.

208


1.7 Visual and acoustic privacy

Maximum size of balconies:

10m2 in area 1.5m deep

Yes Refer to following section of this report for detailed discussion.

1.8 Solar access

Minimum of three hours of sunlight to minimum of 50% of living areas and principal open space areas on 21 June

Minimum of three hours of sunlight maintained to minimum of 50% of living areas and principal open space areas of adjoining properties on 21 June

Yes The proposal will result in only minor additional overshadowing to the adjoining property to the east. The additional shadowing from the raised roof will predominantly fall on the roof of the adjoining property and on the street given the orientation of the site. Due to demolition of structures within the rear yard, the shadows falling onto the rear open space of the adjoining eastern property will be reduced. Accordingly, the proposal will not result in unreasonable additional overshadowing of adjoining properties.

1.9 Views

Impact upon significant views N/A It is not anticipated that the proposal will result in loss of significant views from surrounding properties given that the roof is being raised only marginally above the existing. It is unlikely that significant views would be achieved over this site.

1.10 Car parking

1.10.1 Parking rates Maximum rates:

2 spaces for 3 or more bedrooms

Yes The DCP allows a maximum provision of two spaces for dwellings with which the proposal complies.

1.10.2 Location

Behind front building line for new dwellings

Consistent with hierarchy of preferred car parking locations

Yes The retained double garage is at the rear of the site accessed from Campbell Street.

1.11 Landscaping and open space

Overall open space: 40% of site area

Overall landscaped area: 15% of site area

Minimum area of 25m2 for private open space

Front open space: 50% of front building setback area

Front landscaped area: 50% of front open space provided

Yes The proposal results in increased open space and landscaping given that the balconies at the first floor level are to be extended and that structures within the rear yard are being demolished. The proposal will result in the provision of an area of private open space for the use of each unit with sufficient landscaping retained along the Victoria and Campbell Street frontages. The proposal is consistent with the objectives of this part of the DCP.

209

Visual and acoustic privacy The proposal includes a minor extension to the existing first floor balconies at the rear. Although only minor they will result in increased area for use as private open space and both balconies are less than the maximum of 10m2 required by the DCP. It is noted that the existing roof terrace over the garage is also being retained. The western side balcony will overlook the street where the privacy levels are low and will provide increased passive surveillance of the street. The balcony is an adequate distance from properties on the opposite side of Campbell Street to ensure that there are no unreasonable privacy impacts. The eastern side balcony will have outlook toward the rear open space of the adjoining eastern property. In this regard, a privacy screen of lightweight design to a height of 1.8m is recommended for the eastern side boundary of the balcony. A condition to this effect is included in Appendix A. The proposed attic will provide two eyelid dormer windows on both the eastern and western roof slopes. The dormer windows are to bedrooms and bathrooms which are rooms of low use with few occupants and low privacy impacts. Notwithstanding, the proposed windows are also to be fitted with external blinds to further minimise privacy impacts. The proposed dormer windows on the eastern elevation will overlook the roof of the adjoining property to the east and will not have direct outlook to any opposing windows given this property is single storey. The proposed windows on the western elevation will overlook Campbell Street and will be separated from the nearest residential dwelling by a distance of over 12m. This is sufficient distance to ensure that privacy impacts to dwellings on the opposite side of Campbell Street are not unreasonable.

2.2 Section 79C(1)(b) Other Impacts of the Development The proposed development is capable of complying with the BCA. It is considered that the proposal will have no significant detrimental effect relating to environmental, social or economic impacts on the locality, subject to appropriate conditions being imposed.

2.3 Section 79C(1)(c) Suitability of the Site for the Development The site is considered to be suitable for the proposed development.

2.4 Section 79C(1)(d) Any Submissions The application was notified for 14 days and a site notice erected on the site, in accordance with Waverley Development Control Plan 2012, Part A Advertised and Notified Development. Four submissions were received. The issues raised in the submissions are summarised and discussed below.

210

Table 4: Summary of property addresses that lodged a submission

Property

40 Campbell Street, Waverley




Issue: Privacy Response: This issue has been discussed in detail previously in this report. It should be noted that there were a number of objections relating to loss of privacy from properties on the opposite side of Campbell Street. There is over 12m separation distance between these properties and the subject site. Even if the proposed dormer windows were not to rooms of low use (being high use rooms such as a living area), this would still be sufficient distance to ensure that overlooking is not unreasonable. It is also noted that all of these windows on the dwellings on the opposite side of Campbell Street are windows which face a public road. Windows facing a street are encouraged for passive surveillance and architectural interest and it cannot be expected that absolute privacy to street-facing windows will be achieved. Issue: Overshadowing Response: This issue has been discussed in detail previously in this report. Objections were received from properties to the west and north-west of the site, on the opposite side of Campbell Street. The properties to the north-west will have no additional overshadowing between 9am and 3pm, being located generally north of the site. In terms of the property to the west, the proposal is for a minor increase in the height of the existing building on the site amounting to 660mm to the centre ridge of the roof. The overshadowing will predominantly fall over the street and on the roof of the adjoining eastern property. The shadows are unlikely to significantly impact upon a property over 12m away from the site. Notwithstanding, any additional overshadowing is minor and not considered unreasonable. Issue: Bulk and scale. Response: This issue has been discussed in detail previously in this report. The building has existing use rights and as such, was built prior to the zoning for residential dwellings coming into effect. The proposal will retain the existing building and rebuild the roof only marginally higher. The proposal utilises roof space to provide additional bedrooms and will result in increased density without inappropriately increased bulk. The proposal is considered appropriate in this regard. Issue: Out of character with the area; adding units to the building increases the size making it more out of character with adjoining buildings. Response: This issue has been discussed in detail previously in this report. The proposal will not increase the number of units within the building, only the number of bedrooms.

211

Issue: Parking and traffic. Response: This issue has been discussed in detail previously in this report. Issue: Waste storage the bins within the front yard were not previously in this location and will now be located next to the entrance to neighbouring home. Response: Photos of the building within the Statement of Environmental Effects and on Google Earth show the bins stored within the front yard of the site. However the bin storage area is unsightly and clearly visible from the public domain. The rear yard of the site is allocated to a single unit and as such cannot be used as a communal bin storage area. In this regard, the storage of bins within the front setback is the most appropriate and convenient location for bin collection. In order to improve the aesthetics of the bin storage and the streetscape appearance of the development, a condition is included requiring that the bins be concealed within a bin storage area constructed of lightweight material such as timber battening or the like. Issue: Stormwater site in a state of flooding and mould and moisture is an issue. Response: A condition requiring the submission of a stormwater plan to be approved by Councils stormwater engineers is included at Appendix A.

2.5 Section 79C(1)(e) Public Interest It is considered that the proposal will have no detrimental effect on the public interest, subject to appropriate conditions being imposed.

3. REFERRALS

3.1 Stormwater Creating Waverley The submitted plans were referred to Councils Stormwater Engineer who advised that the plans were unsatisfactory. A condition of consent is included at Appendix A requiring plans to be submitted which satisfy Councils requirements for approval of Council post-consent.

3.2 Heritage Shaping Waverley The following comments were provided by Councils Heritage Architect:

Current Status: The building is not identified as a heritage item however the site is located within and the subject building is contributory to the Charring Cross Heritage Conservation Area detailed in Schedule 5 of the Waverley Local Environmental Plan 2012. Proposed Development: The application proposes alterations and additions including attic level additions set behind the parapet line of the existing roof. Comments:

The existing building retains significant contributory detail and finishes including the characteristic terra cotta tile roof of Inter War residential flat construction.

212

The proposed works may be considered an additional floor here being no indication of any retention of the existing roof.

Whilst Council allows generous attic additions employing dormers and other secondary protrusion from the existing roof form these are conditional on the existing roof remaining the dominant form.

The proposed raised hip roof incorporating matching tile cladding follows the form slope and detail of the existing hip roof and is considered an acceptable form of seamless addition.

Dormers in the new raised roof are of acceptable proportion, scale and finish. The treatment of modified window openings in existing walls is commended. Recommendation: The proposed development is supported as an example of cohesive seamless addition.

3.3 Housing Shaping Waverley

The following comments were provided by Councils Housing Planner in regards to the ARHSEPP:

The applicant provided rental information for the property in the 24 month period prior to lodgement of the development application (letter dated 29 January 2016 from Ray White). Below is an excerpt from the Department of Planning and Environments Affordable Housing SEPP Online Assessment Tool... The property is not considered to be affordable rental housing and therefore no further assessment under the SEPP is required.

3.4 Building/Fire Building Waverley

The following comments were provided by Councils Building Surveyor:

An assessment of the proposal revealed that there may be a number of non-compliances with the BCA including, but not limited to: -

i. possible fire separation issues between sole-occupancy units, fire resistance levels of existing building elements together with protection of openings internally and externally (i.e. Section C of BCA);

ii. access and egress issues pertaining to escape and construction of exits (i.e. Section D of BCA); and

iii. inadequate fire services and equipment (i.e. Section E of BCA); There was no BCA Upgrade/Compliance Report provided to assist in determining whether it would be appropriate to require the existing building to be brought into total or partial conformity with the Building Code of Australia. Given the nature of the subject works, it is considered reasonable to have the existing building upgraded to comply with Sections C, D, E and parts of F of the Building Code of Australia. In light of the above, should the application be approved the following conditions must be imposed: -

The conditions recommended are included in Appendix A.

213

4. SUMMARY The proposal seeks consent for alterations and additions to the existing residential flat building including the reconstruction of the pitched roof 660mm higher for use as an attic with eyelid dormers, internal works, new windows and doors and general upgrading of the building. The residential flat building is considered to be an Existing Use under Division 10 of the Environmental Planning & Assessment Act 1979. The merit assessment of this development application is therefore to be considered under Section 79C of the Environmental Planning and Assessment Act 1979 having regard to relevant provisions of the LEP and DCP in as much as they control development on surrounding sites. The reconstructed pitched roof, although marginally higher than the existing roof, will continue to allow the building to present to the street as a two-storey structure. The use of roof space as additional floor space is not considered unreasonable as it allows additional habitable areas largely within the envelope of the existing building. This allows increased density without unreasonable additional impacts upon surrounding properties. The retention of the art deco style of the building contributes to the character of the street and the conservation area and the attic addition provides a cohesive and seamless extension that will not detract from the style of the building. The application was notified and four submissions were received raising issues relating to increased bulk and scale, loss of privacy, overshadowing, waste storage, traffic and parking and stormwater. The application is recommended for approval.

5. RECOMMENDATION TO WAVERLEY DEVELOPMENT ASSESSMENT PANEL That the Development Application be APPROVED by the Waverley Development Assessment Panel subject to the Conditions in Appendix A: Report prepared by:

Application reviewed and agreed on behalf of the Development and Building Unit by:

Kylie Lucas Senior Development Assessment Planner

Lee Kosnetter Manager, Development Assessment (South)

Date: 16 March 2016 Date: 18 April 2016

214

APPENDIX A CONDITIONS OF CONSENT

A. APPROVED DEVELOPMENT

1. APPROVED DEVELOPMENT The development must be in accordance with: (a) Architectural Plan Nos. DA-A-001, DA-A010, DA-A-100, DA-A-101, DA-A-102, DA-A-103, DA-A-200,

DA-A-201, DA-A-202, tables and documentation prepared by Smith & Tzannes Pty Ltd, dated 01/09/15, and received by Council on date 20 October 2015,

(b) Landscape Plan No. DA-A-801 and documentation prepared by Smith & Tzannes Pty Ltd, dated

01/09/15, and received by Council on 20 October 2015; (c) BASIX Certificate; (d) Schedule of external finishes and colours received by Council on 20 October 2015; and (e) The Site Waste and Recycling Management Plan (SWRMP) and Checklist, in accordance with the

SWRMP Checklist of Part B, Waverley DCP 2012. Except where amended by the following conditions of consent.

2. GENERAL MODIFICATIONS The proposal shall be amended as follows: (a) The bin storage area within the front yard shall be concealed from the street by way of an

enclosure. The bin enclosure shall be no higher than the height of the tallest bin and shall be made of lightweight material such as timber battening or the like.

(b) A lightweight privacy screen (eg, timber battens, fixed louvres or the like) to a height of 1800mm shall be erected along the eastern boundary of the first floor balcony. The materials proposed are to be submitted to Council for approval.

The amendments are to be approved by Council prior to the issue of a Construction Certificate under the Environmental Planning and Assessment Act 1979.

3. NOISE FROM BUILDING WORKS - RESTRICTED ACTIVITIES

Where there is a strong community reaction to noise associated with demolition, excavation and/or construction, Council may require respite periods by restricting the hours that the specific noisy activity can occur.

215

Notes: If this is imposed, Council will take into account: 1. Times identified by the community when they are less sensitive to noise 2. If the community is prepared to accept a longer period of construction in exchange for

restrictions on construction times.

B. COMPLIANCE PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE

4. SECTION 94A CONTRIBUTION

A cash contribution is payable to Waverley Council pursuant to section 94A of the Environmental Planning and Assessment Act 1979 and Waverley Council Development Contributions Plan 2006 in accordance with the following: (a) A cost report indicating the itemised cost of the development shall be completed and submitted to council:

(1) Where the total development cost is less than $500,000:

"Waverley Council Cost Summary Report"; or,

(2) Where the total development cost is $500,000 or more: "Waverley Council Registered Quantity Surveyor's Detailed Cost Report". A copy of the required format for the cost reports may be obtained from Waverley Council Customer Service Centre or downloaded from: www.waverley.nsw.gov.au/publications/

(b) Prior to the issue of the Construction Certificate, evidence must be provided that the levy has

been paid to Council in accordance with this condition or that the cost of works is less than $100,000.

(c) Should a section 96 modification result in any change to the total cost of the work, the Section

94A contribution is to be revised and amended. Prior to the issue of the Construction Certificate, evidence must be provided that the revised levy has been paid to Council in accordance with this condition.

Waverley Council Development Contributions Plans 2006 may be inspected at Waverley Council Customer Service Centre. Advisory Note - A development valued at $100,000 or less will be exempt from the levy. - A development valued at $100,001 - $200,000 will attract a levy of 0.5%. - A development valued at $200,001 or more will attract a levy of 1% based on the full cost of the

development.

5. SECURITY DEPOSIT A deposit or guarantee satisfactory to Council for the amount of $7280 must be provided as security for the payment of the cost of making good any damage caused or unauthorised works that may be caused to any Council property as a consequence of this building work.

216

This deposit (cash or cheque) or guarantee must be established prior to the issue of the Construction Certificate. The full amount of the difference after recovery of Council's cost for any repair of damage to Council property or rectification of unauthorised works on Council property will be refunded after satisfactory completion of the building work to the person who paid the deposit.

6. LONG SERVICE LEVY A long service levy, as required under Section 34 of the Building and Construction Industry Long Service Payments Act, 1986, is to be paid in respect to this building work. In this regard, proof that the levy has been paid is to be submitted to Council prior to the issue of a Construction Certificate. Note: Council acts as an agent for the Long Service Payment Corporation and the levy may be paid at Council's office. The levy rate is 0.35% of building work costing $25,000 or more.

7. NO BUILDING WORKS PRIOR TO RELEASE OF CONSTRUCTION CERTIFICATE The building work, including demolition, must not be commenced until: (a) a Construction Certificate has been obtained from Council or an Accredited Certifier in

accordance with Section 81A(2) of the Environmental Planning & Assessment Act, 1979; and

(b) a Principal Certifying Authority has been appointed and Council has been notified of the

appointment in accordance with Section 81(A)(2)(b) of the Environmental Planning & Assessment Act, 1979 and Form 7 of Schedule 1 of the Regulations; and

(c) Council is given at least two days Notice in writing of the intention to commence the

building works. The owner/applicant may make application to Council or an Accredited Certifier for the issue of a

Construction Certificate and to be the Principle Certifying Authority.

8. HOARDING If required, hoarding designed and constructed in accordance with the requirements of the Work Cover Authority is to be erected on the street alignments of the property, prior to the commencement of building operations, and such hoardings are to be maintained during the course of building operations. Details of the hoarding are to be provided to Council prior to issue of the Construction Certificate. Where the hoarding is to be erected over the footpath or any public place, the approval of Council must be obtained prior to the erection of the hoarding.

9. SITE WASTE AND RECYCLING MANAGEMENT PLAN

A Site Waste and Recycling Management Plan (SWRMP) Checklist 2 shall be submitted to the Principal Certifying Authority for approval in accordance with Part B1, Waverley DCP 2012 prior to the issue of the Construction Certificate. In this regard, Council expects demolition and excavated material to be reused and/or recycled wherever possible.

217

The builder and all subcontractors shall comply with the approved SWRMP Part 1 and 2 at all times during construction. At least one copy of the SWRMP is to be available on site at all times during construction. Copies of demolition and construction waste dockets that verify the facility that received the material for recycling or disposal and the quantity of waste received, must be retained on site at all times during construction.

10. EROSION, SEDIMENT AND POLLUTION CONTROL Erosion, sediment and pollution control measures are to be implemented on this site. These measures are to be in accordance with Council's Stormwater Policy and are to be implemented prior to commencement of any work or activities on or around the site. Details of these measures are to be submitted to the Principal Certifying Authority prior to the issuing of a Construction Certificate.

11. STORMWATER MANAGEMENT The submitted plans prepared by Smith & Tzannes Architecture Urban Planning, Plan Number 14_046 DA-A-030, dated 01 September 2015, have been checked and are not satisfactory with respect to the stormwater details. The drawings do not comply with the Waverley Development Control Plan 2012 and the Waverley Council Water Management Technical Manual. Updated Water Management plans including On-Site Stormwater Detention (OSD) and its details along with a checklist as set out in page 22 of Waverley Councils Water Management Technical Manual are required prior to the issue of a Construction Certificate. Note: Since a sewer and water main runs through the property, plans must also be presented to a Sydney Water Quick Check Agent for their approval.

12. ENGINEERING DETAILS Structural details prepared and certified by a practicing Structural Engineer being furnished to Council or Accredited Certifier in connection with all structural components prior to the issue of a Construction Certificate.

13. ENGINEERING DETAILS - CERTIFICATE OF ADEQUACY A Certificate of Adequacy prepared by a practicing Structural Engineer, certifying the adequacy of the existing building structure to carry the extra load of the proposed additions is to be provided to Council or the Accredited Certifier prior to the issue of a Construction Certificate.

14. ESSENTIAL SERVICES - EXISTING BUILDING Details of the currently implemented and proposed essential fire safety measures shall be submitted to Council, with the Construction Certificate, in the form of a Fire Safety Schedule. This Schedule shall be prepared by a person competent to do so and shall specify the minimum standard of performance for each essential fire safety measure included in the Schedule. At the completion of the installation, a Final Fire Safety Certificate shall be attached to the Occupation Certificate, certifying that each essential fire safety measure specified within the current Fire Safety Schedule: (a) has been assessed by a properly qualified person; and

218

(b) found to be capable of performing to at least the standard required by the current Fire Safety

Schedule for the building for which the Certificate is issued.

15. BUILDING CODE OF AUSTRALIA AND FIRE SAFETY UPGRADING WORKS a) In addition to all new works fully comply with the Building Code of Australia, pursuant to Clause

94 of the Environmental Planning and Assessment Regulation 2000, all existing areas of the building must be upgraded to comply with the following provisions of the Building Code of Australia (BCA):

(i) The sole occupancy units, the carpark and common areas (including roof void) must be

separated by building elements that comply with the fire resistance performance requirements set out in CP2 and CP8 of Volume 1 of the Building Code of Australia.

(ii) Compartmentation and separation - Part C2; (iii) Protection of openings Part C3 (Excluding existing openings in external walls that are

not being altered); (iv) Provision for escape Part D1; (v) Construction of exits Part D2; (vi) Fire fighting equipment Part E1; (vii) Smoke hazard management Part E2; (viii) Emergency lighting, exit signs and warning systems Part E4; (ix) Sanitary and other facilities - Part F2; (x) Room sizes - Part F3; (xi) Light and ventilation - Part F4; and (xii) Sound transmission and insulation - Part F5.

b) If compliance with the deemed-to-satisfy provisions of the BCA and the matters listed in

condition (a) above cannot be achieved, an alternative building solution in accordance with Part A0 of the BCA must be prepared by a suitably qualified and accredited person and be submitted to the Certifying Authority illustrating how the relevant performance requirements of the BCA are to be satisfied. Prior to a Construction Certificate being issued, the Certifying Authority must ensure that the building complies with the Building Code of Australia.

c) The BCA matters identified in (a) above are not an exhaustive list of conditions to verify

compliance or non-compliance with the BCA. Any design amendments required to achieve compliance with the BCA must be submitted to Council. Significant amendments may require an application under Section 96 of the Act to be lodged with Council to amend this consent.

d) Prior to the commencement of the required upgrade works, a Construction Certificate must be issued by an accredited Certifying Authority and an accredited PCA be appointed. The required upgrading works detailed in this condition must be completed prior to the issue of an Occupation Certificate and Strata Subdivision Certificate.

Note: The provisions of Clause 94 of the Environmental Planning and Assessment Regulation 2000 have been considered in the assessment of the proposed development.

219

16. EXISTING PARTY WALL IS TO BE EXTENDED The existing party wall is to be extended to the underside of the roof in accordance with the requirements of the Building Code of Australia. The plans are to be notated accordingly prior to the issue of the Construction Certificate to the satisfaction of the Principal Certifying Authority.

17. BASIX

The undertakings provided in the BASIX Certificate shall be provided for in the Construction Certificate plans and documentation prior to the issue of the Construction Certificate. If required, a modified BASIX Certificate shall be provided that reflects the development as approved (eg, addressing any modification required via conditions of consent). Any significant works (ie, any works not able to be considered as Exempt and Complying Development) that result from changes to the BASIX Certificate or conflict with conditions of consent require Council's consent. The Principal Certifying Authority shall be responsible for ensuring that all the undertakings are satisfied prior to the issue of an Occupation Certificate. The above condition is a prescribed condition under the Environmental Planning and Assessment Act Regulations clause 97A and the above BASIX commitments are mandatory and cannot be modified under Section 96 of the Environmental Planning and Assessment Act 1979.

C. COMPLIANCE PRIOR TO AND DURING CONSTRUCTION

18. PRIOR TO SITE WORKS

The Principal Certifying Authority must be informed in writing before any site works, building or demolition commences of: (a) the name and contractor licence number of the licensee who has contracted to do, or intends to

do, work ; or (b) the name and permit number of the owner/builder who intends to do the work; and (c) any change to these arrangements for doing of the work.

19. HOME BUILDING ACT The builder or person who does the residential building work shall comply with the applicable requirements of Part 6 of the Home and Building Act, 1989. In this regard a person must not contract to do any residential building work unless a contract of insurance that complies with this Act is in force in relation to the proposed work. It is the responsibility of the builder or person who is to do the work to satisfy the Principal Certifying Authority that they have complied with the applicant requirements of Part 6, before any work commences.

20. CONSTRUCTION SIGNS Prior to commencement of any works on the site and during construction a sign shall be erected on the main frontage of the site detailing the name, address and contact details (including a telephone number) of the Principal Certifying Authority and principal contractor (the coordinator of the building

220

works). The sign shall be clearly legible from the adjoining street/public areas and maintained throughout the building works.

21. EXCAVATION AND BACKFILLING All excavations and backfilling associated with the erection or demolition of a building must be executed safely and in accordance with the appropriate professional standards and must be properly guarded and protected to prevent them from being dangerous to life or property.

22. OBSTRUCTION TO PUBLIC AREAS If a public place or pedestrian vehicular traffic may be obstructed because of the carrying out of work involved in the erection or demolition of a building; or a public place is required to be enclosed in connection with the erection or demolition of a building; then:

(a) a hoarding fence must be erected between the building site and the public place of the proposed building and the public place. If necessary, an awning sufficient to prevent any substance from, or in connection with, the work falling into the public place, is also to be erected;

(b) the work is to be kept lit during the time between sunset and sunrise if the work may be of a

sort of danger to persons using the public place; and

(c) a hoarding, fence or awning is to be removed when it is no longer required for the purpose it was provided.

23. TOILET FACILITIES

Toilet facilities being provided on the work site in accordance with the requirements of Sydney Water.

24. DEMOLITION OR ALTERATION OF PRE 1987 BUILDINGS

At least five (5) days prior to the demolition, renovation work or alterations and additions to any building constructed before 1987, the person acting on the consent shall submit a Work Plan prepared in accordance with Australian Standard AS260-2001, Demolition of Structure and a Hazardous Materials Assessment by a person with suitable expertise and experience. The Work Plan and Hazardous Materials Assessment shall: (a) outline the identification of any hazardous materials, including surfaces coated with lead paint; (b) confirm that no asbestos products are present on the subject land; or (c) particularise a method of safely disposing of the asbestos in accordance with the Code of Practice for the Safe Removal of Asbestos NOHSC 2002 (1998); (d) describe the method of demolition; (e) describe the precautions to be employed to minimise any dust nuisance; and

221

(f) describe the disposal methods for hazardous materials.

25. COMPLIANCE WITH WORKCOVER NSW REQUIREMENTS All site works complying with the occupational health and safety requirements of WorkCover NSW.

26. SOIL AND WATER MANAGEMENT PLAN A Soil and Water Management Plan (also known as an Erosion and Sediment Control Plan) shall be prepared according to SSROC's Soil and Water Management Brochure and the NSW Environment Protection Authority (EPA) Managing Urban Stormwater: Soils and Construction. This Plan shall be implemented prior to commencement of any works or activities. All controls in the Plan shall be maintained at all time. A copy of the Soil and Water Management Plan must be kept on site at all times and made available to Council officers on request.

27. STOCKPILES

Stockpiles of topsoil, sand, aggregate, soil or other material shall not be located on any drainage line or easement, natural watercourse, footpath or roadway and shall be protected with adequate sediment controls.

28. LOCATION OF BUILDING OPERATIONS Building operations such as brick cutting, washing tools or brushes and mixing mortar are not permitted on public roadways or footpaths or in any locations which could lead to the discharge of materials into the stormwater drainage system.

29. ALL BUILDING MATERIALS STORED ON SITE All building materials and any other items associated with the development are to be stored within the confines of the property. No materials are to be stored on Council's footpath, nature strip, or road reserve without prior Council approval.

30. CONSTRUCTION HOURS Demolition and building work must only be undertaken between the hours of 7am and 5pm on

Mondays to Fridays and 8am to 3pm on Saturdays with no work to be carried out on: (a) The Saturday (except minor renovation or refurbishment to a single dwelling construction)

and Sunday which form part of public holiday weekends; (b) Sundays and public holidays; and Noise from construction activities shall comply with the Protection of the Environmental Operations

(Noise Control) Regulation 2000.

31. BUILDING CODE OF AUSTRALIA All building work must be carried out in accordance with the requirements of the Building Code of Australia.

222

32. BUILDING LEGISLATION AMENDMENT (QUALITY OF CONSTRUCTION) ACT - INSPECTIONS (RESIDENTIAL FLAT DEVELOPMENT AND OTHER RESIDENTIAL CLASS 2, 3 AND 4) The building works are to be inspected during construction by the Principal Certifying Authority (PCA) and in accordance with the Building Legislation (Quality of Construction) Act 2002 and the Environmental Planing and Assessment Regulations. Also, documentary evidence of compliance with the relevant terms of conditions of development consent and standards of construction detailed in the Building Code of Australia is to be obtained prior to proceeding to the subsequent stages of construction and/or issue of an Occupation Certification. MANDATORY Critical Stage Inspections MUST be carried out by the PCA for work undertaken during specified stages of construction and prior to issuing an Occupation Certificate. The specified MANDATORY inspections are: In the case of a Class 2, 3 and 4 building: (a) at the commencement of the building work; (b) prior to covering of waterproofing in any wet area for a minimum of 10% of rooms with wet area

within a building; (c) prior to covering any stormwater drainage connections; and (d) after the building work has been completed and prior to any Occupation Certificate being issued

in relation to the building. The following additional inspections are required to be undertaken by the PCA: (a) sediment control measures prior to the commencement of building work; (b) shoring of excavation works, retaining walls, piers, piling or underpinning works; (c) steel reinforcement, prior to pouring concrete; (d) prior to covering timber or steel framework for floors, walls and roofing, including beams and

columns; (e) prior to installation of fire resisting construction systems (ie fire rated ceilings and walls).

Note: Certification may be required from a suitably qualified person, in relation to specialist matters, verifying that particular works satisfy the relevant requirements of the Building Code of Australia and standards of construction.

33. ENCROACH BEYOND THE BOUNDARIES No portion of the proposed works including the footings and roof eaves, to encroach beyond the boundaries of the subject property.

34. WATER PROOFING The floor and wall surfaces of the proposed wet areas being protected against water in accordance with the Building Code of Australia. The wet areas are to be examined and certified by an Accredited Certifier. Note: Water proofing is to be in accordance with AS 3740 - Water Proofing of Wet Areas within residential buildings.

223

35. HOT TAP WATER SCALDING To reduce the incidence of hot tap water scalding and, for the purpose of energy efficiency, all new or replacement hot water systems shall deliver hot water to a maximum 50 degrees Celsius at the outlet of all sanitary fixtures used for personal hygiene.

36. SMOKE ALARM SYSTEM A smoke alarm system is to be installed within the building in accordance with the requirements of the Building Code of Australia.

D. COMPLIANCE PRIOR TO OCCUPATION OR DURING OCCUPATION

37. FINAL OCCUPATION CERTIFICATE The Principal Certifying Authority prior to occupation or use of the development must issue a final Occupation Certificate. In issuing an Occupation Certificate, the Principal Certifying Authority must be satisfied that the requirements of Section 109H of the Environmental Planning & Assessment Act, 1979 have been satisfied.

38. LIGHTING

Any lighting on the site shall be designed so as not to cause nuisance to other residences in the area or to motorists on nearby roads and to ensure no adverse impact on the amenity of the surrounding area by light overspill. All lighting shall comply with the Australian Standard AS 4282:1997 Control of the Obtrusive Effects of Outdoor Lighting.

224

DEVELOPMENT APPLICATION

REV

42 VICTORIA ST WAVERLEY

14_046

42 VICTORIA STREET WAVERLEY NSW 2024AUSTRALIA

01/09/2015

ENZO COTRONEO

225

N ARCHITECTURE URBAN PLANNINGM1/147 McEvoy Street Alexandria NSW 2015P 02 9516 2022 E [email protected] Architect: Peter Smith (Reg 7024)

14_0

46D

A-A

-001


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

NOTES


REV - 01/09/15

SMITH & TZANNES PTY LTDPROPOSED DEMOLITIONCONCRETE

FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

SELECTIONS LEGEND

REFER TO SELECTIONS SCHEDULE FOR MORE DETAIL

AD ALUMINIUM FRAMED DOORAW ALUMINIUM FRAMED WINDOWB BOLLARDBAL# BALUSTRADE TYPE #BG BOX GUTTERBLK BLOCKWORKBK BRICKWORKCAR CARPETCONC CONCRETECFT CERAMIC FLOOR TILE FINISHCWT CERAMIC WALL TILE FINISHD DOORDW DISHWASHERDP DOWNPIPEEDB ELECTRICAL DISTRIBUTION BOARDEX EXISTINGFB FACE BRICKFC FIBRE CEMENTFG FIXED GLASSFL FLASHINGFR FIRE RATEDFW FLOOR WASTEFFL FINISHED FLOOR LEVEFSL FINISHED SLAB LEVELGD GRATED DRAINGU GUTTERHR HANDRAILHW HOT WATER UNITIP INLET PITLDY LAUNDRYMB METER BOXMSC MESH SCREENMG METAL GATEML# METAL LOUVRESMR# METAL ROOF SHEET TYPE #P PAINTPAV PAVINGPB PLASTERBOARDPF POOL FENCEPOLY POLYURETHANE FINISHREF REFRIGERATORREN RENDERRL RELATIVE LEVEL (TO AUSTRALIAN HEIGHT DATUMRWO RAINWATER OUTLETRWT RAINWATER TANKST STONESTD SLIDING TIMBER DOORSG STEEL GATESK SKIRTINGSP STONE PAVINGSWP STORM WATER PITTW TIMBER FRAMED WINDOWTRG TRANSLUCENT GLAZING (OBSCURE)TRT TILE ROOFVP VENT PIPEWB WEATHERBOARDWM WASHING MACHINEWS WHEEL STOP

No.

DA-A-000

DA-A-001

DA-A-010

DA-A-020

DA-A-030

DA-A-100

DA-A-101

DA-A-102

DA-A-103

DA-A-200

DA-A-201

DA-A-202

DA-A-800

DA-A-801

DA-A-850

DA-A-851

DA-A-852

DA-A-900

DA-A-990

DA-A-991

DESCRIPTION

TITLE

NOTES

SITE PLAN - PROPOSED

SEDIMENT CONTROL PLAN

WATER & WASTE MANAGEMENT SITE PLAN

GROUND PLAN

LEVEL 1 PLAN

ATTIC PLAN

ROOF PLAN

NORTH & EAST ELEVATION

SOUTH & WEST ELEVATION

SECTIONS

GFA CALCULATIONS

LANDSCAPE PLAN & CALCULATIONS

SHADOWS - WINTER SOLTICE

SHADOWS - WINTER SOLTICE

SHADOW ELEVATIONS

FINISHES BOARD

Neighbour Notification

Neighbour Notification

BASIX REQUIREMENTS FOR UNIT 1

WATER RATING FOR FIXTURES:Showerheads: 3 starToilet flushing systems: 3 starTaps: 3 star

LIGHTINGMinimum of 40% of new or altered light fixtures are fitted with flourescent,compact fluorescent, or LED lamps

THERMAL REQUIREMENTS

WINDOWS/DOORSTimber or uPVC, single clear, (or U-Value:5.71, SHGC: 0.66)

BASIX REQUIREMENTS FOR UNIT 3 & 4




EXTERNAL WALLS:External wall cavity brick: No additional insulation requiredExternal wall framed (weatherboard, fibro, metal clad): R1.30 (or R1.70including construction)


CEILING/ROOFCeiling and Roof - flat ceiling/pitched roof: Ceiling 2.50 (up), roof: foil/sarking.Medium (solar absorptance 0.475-0.70)Ceiling and roof - flat ceiling /flat roof, framed: ceiling: R1.58 (up), roof: foilbacked blanket (55mm). Dark (solar absorptance >0.70)

FLOORFloor above existing dwelling or building: No additional insulation required

BASIX REQUIREMENTS FOR UNIT 2




EXTERNAL WALLS:External wall cavity brick: No additional insulation required


DRAWING LIST

226


14_0

46D

A-A

-102


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

ATTIC PLAN


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

1DA-A-201

2DA-A-2002

DA-A-201

265

3,13

029

03,

000

130

130470

130 4,230 130

4,254

600 4,490 2,200 5,735 1,472

6,55

0

1,05

51,

944

2,14

913

072

1

600

6,42

0

130

1,05

513

01,

814

1,88

013

099

099

013

0

2,05

013

082

0

130 2,430 130 2,915 130 1,342 130

+98.286+98.470 +98.470

+98.470 +98.286 +98.470

EXISTING MASONRY PARAPETTO BE RETAINED

NEW POWDERCOATED METALSUNSHADE BELOW TO DETAIL

W04

W09

RO

BE

RO

BE

36.575 @ 944'40" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

DECK BELOW

RO

BE

RO

BE

36.575 @ 18953'50" BOUNDARY

BED 2A: 13.98 m2

BED 2A: 14.76 m2

BED 3A: 11.79 m2

BED 3A: 10.55 m2

BATHA: 4.57 m2

BATHA: 4.57 m2

01DA-A-202

01DA-A-202

02DA-A-202

1DA-A-200

W05 W06

W08 W07

130470

130 4,520 130

600 6,980 5,445 1,472 2,208

130 2,430 130 2,625130

1,342 130

600

NEW TIMBER FRAMEDSTAIR TO DETAIL

NEW TIMBER FRAMEDSTAIR TO DETAIL

ZONE FOR STORAGE INROOF SPACE SHOWN DOTTED



NEW DORMER WINDOWS WITHEXTERNAL BLINDS TO DETAIL

NEW DORMER WINDOWS WITH EXTERNALBLINDS TO DETAIL


EXISTING ROOF TO BE DEMOLISHEDSHOWN DOTTED

NEW PREFORMED COLORBONDGUTTER AS SPECIFIEDLINE OF EXISTING ROOFING TO

BE DEMOLISHED SHOWN DOTTED

NEW TILED ROOFINGAS SPECIFIED



GU

STORE

STORE STORE STORE

STORE STORE

VOID

VOID

TRTTRT

TRT

TRT

CONC

NO. 44BRICK RESIDENCE

BRICKGARAGE

CAMPBELL ST

W09

W04

1 ATTIC1:100

227


14_0

46D

A-A

-900


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

FINISHES BOARD


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

35.00 35.00

EX GROUND LEVEL

NEW BALUSTRADE TOMATCH EXISTING

NEW STAIRS

NEW METAL FIXED LOUVRESUN SHADE TO DETAIL

NEW FENCE GATE

NEW DOOR ASSPECIFIED

EXISTING BOUNDARY FENCINGTO BE RETAINED

EX DP

BO

UN

DA

RY

BO

UN

DA

RY

8.5M MAXIMUM HEIGHT LIMIT(AT BOUNDARY)

EX-REN

EX-RENRENREN

TRTTW TWTW

EX-REN EX-REN EX-REN

EX-REN

EX-RENEX-REN

EX-REN

EX-RENM

NOTE.MAKE GOOD - ALL EXISTING WINDOWS

RIDGERL +101.745

NEW DORMER WINDOWS WITH EXTERNAL BLINDS TO DETAIL

NEW DORMER WINDOWS WITH EXTERNAL BLINDS TO DETAIL

LINE OF EXISTING EXTERNAL WALLSTO BE RETAINED

EXISTING GARAGE ROOF DECKINGAND BALUSTRADE TO BE RETAINED

NEW SHEET METAL ROOFINGAS SPECIFIED TO DORMERS NEW TILED ROOFING AS SPECIFIED, ON

NEW ROOF STRUCTURE TO ENGINEERS DETAILS

NEW SHEET METAL ROOFINGAS SPECIFIED TO DORMERS

HANDRAIL

OUTLINE OF EXISTING ROOF SHOWN DASHED

MR

GU

CONC

FL

DP

WBWB

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

RL +100.967

RL +99.140

RL +100.967

RL +99.140

RL +98.380

RL +98.230

2.00

35.00 35.00

2.00

EX GROUND LEVEL


NEW DORMER WINDOWS WITHEXTERNAL BLINDS BEYONDTO DETAIL

NEW TIMBER FRAMED DOORSAS SPECIFIED

NEW TIMBER FRAMEDDOORS AS SPECIFIED

EXISTING GARAGE STRUCTURETO BE RETAINED


BO

UN

DA

RY

BO

UN

DA

RY

8.5M MAXIMUM HEIGHT LIMIT

(AT BOUNDARY)

EX-RENEX-REN

EX-REN

REN

TD TD

TRTNOTE.MAKE GOOD - ALL EXISTING WINDOWS

RIDGERL +101.745

HANDRAIL

OUTLINE OF EXISTINGROOF SHOWN DASHED

NEW TILED ROOFING AS SPECIFIED,ON NEW ROOF STRUCTURE TOENGINEERS DETAILS


GU

MR GU

DP

NO 44BRICK RESIDENCE

CAMPBELL ST

WB WB

M

1-

ELEVATION WEST1:200

2-

ELEVATION NORTH1:200

TIMBER WINDOWS (TW) & DOORS(TD) PAINT FINISH:DULUX ANTIQUE WHITE USA

ROOF (MR):COLORBOND STEEL 'BASALT'

WEATHERBOARD (WB) PAINTFINISH:DULUX LINSEED

ROOF (TRT):TILE TO MATCH ORIGINAL ROOF

RENDERED WALL (REN): TOMATCH EXISTING

228


14_0

46D

A-A

-800


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

GFA CALCULATIONS


REV 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

1

2

3

4

5 6 7

8

9

10

11

12

13

1

2

3

4 5 6 7

8

9

10

11

12

13

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

17 x

158 =

2,68

0

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

1 2 3 4 5

EX RL+92.560

17 x

158 =

2,68

0

1 2 3 4 5

36.575 @ 944'40" BOUNDARY10

.775

@ 2

794

9'20

"B

OU

ND

AR

Y

EX GFA 158.35 m2

EX GFA 158.54 m2

36.575 @ 944'40" BOUNDARY

36.575 @ 18953'50" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

36.575 @ 944'40" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

PROPOSED GFA 158.33 m2

PROPOSED GFA 148.48 m2

36.575 @ 944'40" BOUNDARY

36.575 @ 18953'50" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

PROPOSED 76.50 m2

36.575 @ 944'40" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

36.575 @ 18953'50" BOUNDARY

1 GROUND GFA Existing 1:200

2 LEVEL 1 GFA Existing 1:200

3 GROUND GFA Proposed 1:200

4 LEVEL 1 GFA Proposed 1:200

5 ATTIC GFA Proposed 1:200

FSR CALCULATION

Site Area 395.9m FSR Allowed 198.0m2 0.5:1Existing GFA 316.9m 0.8:1Proposed GFA 383.3m 0.97:1

229


14_0

46D

A-A

-100


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

GROUND PLAN


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

1 2 3 4 5

3,868 110 1,550 110 1,894110

1,240 11 4,120 4,119 110 2,974 1,058 1,080 1,100

3,09

530

089

030

03,

457

1,79

511

01,

840

290

1,52

011

02,

372

110

2,37

71,

795

110

700

1,14

0

1,38

4

1,04

6

785

870

7,6906,509

1,13

6

EX RL+92.910

EX RL+92.300

EX RL+92.400

EX FFL +92.770

EX RL+92.380

EX RL+92.320

EX RL+92.560

1DA-A-201

2DA-A-2002

DA-A-201

FIRE PLACE TO BEDEMOLISHED

EXISTING STAIR TO BE REMOVED

NEW FENCE GATE

NEW STAIR

EXISTING DOOR TO BE REMOVED SHOWN DASHED

NEW DOOR AS SPECIFIED

EXISTING WALLS TO BE DEMOLISHED SHOWN DASHED

EXISTING WALLS TOBE DEMOLISHEDSHOWN DASHED

EXISTING LAUNDRYTO BE DEMOLISHED

SHOWN DASHED

EXISTING SHED TO BEDEMOLISHED SHOWN

DASHED

NEW WINDOWS TO MATCH EXTISTING

W03

D01

W02W01

36.575 @ 944'40" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

ROBE

ROBE

EX GARAGE

EX LAUNDRY

EX SHED

LDRY JV

JV

BED 1A: 17.52 m2

ENSA: 2.67 m2

ENSA: 3.69 m2

BATHA: 4.49 m2 KITCHEN / DINING

A: 16.55 m2LIVING

A: 16.30 m2BED 2

A: 11.83 m2

LIVINGA: 12.26 m2

KITCHEN / DININGA: 15.18 m2

LAUNDRYA: 8.43 m2

BED 2A: 9.70 m2BATH

A: 5.46 m2

BED 1A: 11.67 m2

01DA-A-202

01DA-A-202

W

F

F

17 x

158 =

2,68

0

4,965 110 928 110 3,090 110 3,343 110 4,247 3,245

02DA-A-202

1DA-A-200

EXISTING WALLS TO BE DEMOLISHED ANDREPLACED WITH NEW BEAM SHOWN DASHED


PA

NTR

Y / W

AST

EST

OR

AG

E

PA

NTR

Y /

WA

STE

STO

RA

GE

CAMPBELL ST

BRICKGARAGE

1 GROUND1:100

230


14_0

46D

A-A

-101


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

LEVEL 1 PLAN


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

W

1

2

3

4

5 6 7

8

9

10

11

12

13

1

2

3

4 5 6 7

8

9

10

11

12

13

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

RH

RH

1DA-A-201

2DA-A-2002

DA-A-201

2,200 1,119 7,916

1,000 42 1,158

116 1,042

EX RL+95.590 EX RL+95.510

DEMOLISH EXISTINGDOOR. INFILL WALL TOMATCH EXISTING

EXISTING WALLS TO BEDEMOLISHED SHOWN DOTTED

EXISTING WALLS TO BEDEMOLISHED SHOWN DOTTED

EXISTING WALLS TO BE DEMOLISHEDSHOWN DASHED

NEW JOINERY TO DETAIL

NEW JOINERY TO DETAIL

LINE OF STAIRABOVE (DOTTED)

LINE OF STAIRABOVE(DOTTED)

NEW DOORS AS SPECIFIED

NEW SLAB TO MATCH EXISTINGNEW STAIRS TO COMPLY WITH BCAEGRESS REQUIREMENTS

NEW SLAB TO MATCH EXISTING

NEW BALUSTRADE 1000mmMIN. ABOVE FFL

ROOF OF LAUNDRY TO BEDEMOLISHED SHOWN DASHED

NEW METAL HANDRAILS

D02

D03

F

WASTESTORE EX DECK

(GARAGE BELOW)

F

36.575 @ 944'40" BOUNDARY

36.575 @ 18953'50" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

WASTESTORE

LIVINGA: 14.83 m2


LIVINGA: 16.06 m2


BED 1A: 17.13 m2

BED 1A: 18.05 m2

BATH / L'DRYA: 5.25 m2

BATHA: 5.58 m2

L'DRYA: 4.80 m2

01DA-A-202

01DA-A-202

17 x

158 =

2,68

0

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

02DA-A-202

1DA-A-200

W

435

1,52

01,

037

783

1,20

011

62,

447

246

357

1,910 2,200 1,133 7,646

290 1,537 83

NEW TIMBER FRAMED STAIR TODETAIL WITH STORAGE UNDER

EXISTING DOOR TO BE RELOCATED

EXISTING STAIR RETAINED

NEW DOOR OPENING

NEW TIMBER FRAMED STAIR TODETAIL WITH STORAGE UNDER


CAMPBELL ST

BRICKGARAGE

1 LEVEL 11:100

231


14_0

46D

A-A

-200


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

NORTH & EAST ELEVATION


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

RL +99.093

RL +100.967

RL +99.695

RL +100.74535.00 35.00

EX GROUND LEVEL

LINE OF EXISTING EXTERNAL WALLSTO BE RETAINED

EXISTING DOOR TOBE REMOVED



NEW BALUSTRADE TO MATCH EXISTING

EXISTING LAUNDRY TOBE DEMOLISHED SHOWN

DASHED

BO

UN

DA

RY

BO

UN

DA

RYTRT

EX-RENEX-REN

EX-REN

8.5M MAXIMUM HEIGHT LIMIT(AT BOUNDARY)

EX-REN

EX-REN

EX-REN

REN

TW TW TW


TWTW

RIDGERL +101.745

NEW ROOF TILES AS SPECIFIED, ON NEW ROOFSTRUCTURE TO ENGINEERS DETAILS

NEW DORMER WINDOWS WITH EXTERNALBLINDS TO DETAIL


HANDRAIL


WINDOW TO MATCH EXISTING

TIMBER WEATHERBOARDS TODORMERS AS SPECIFIED

GU

MR

FL

DP

WB WB

M

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

RL +100.967

RL +99.140

RL +100.967

RL +99.140

RL +98.380

RL +98.230

2.00

35.00 35.00

2.00

EX GROUND LEVEL


NEW DORMER WINDOWS WITHEXTERNAL BLINDS BEYONDTO DETAIL

NEW TIMBER FRAMED DOORSAS SPECIFIED

NEW TIMBER FRAMEDDOORS AS SPECIFIED

EXISTING GARAGE STRUCTURETO BE RETAINED


BO

UN

DA

RY

BO

UN

DA

RY

8.5M MAXIMUM HEIGHT LIMIT

(AT BOUNDARY)

EX-RENEX-REN

EX-REN

REN

TD TD

TRTNOTE.MAKE GOOD - ALL EXISTING WINDOWS

RIDGERL +101.745

HANDRAIL


NEW TILED ROOFING AS SPECIFIED,ON NEW ROOF STRUCTURE TOENGINEERS DETAILS


GU

MR GU

DP


CAMPBELL ST

WB WB

M

1 ELEVATION EAST1:100

2 ELEVATION NORTH1:100

232


14_0

46D

A-A

-103


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

ROOF PLAN


REV 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

1DA-A-201

2DA-A-2002

DA-A-201

LINE OF EXISTING EXTERNAL WALLSAND PARAPET BELOW TO BE RETAINED

36.575 @ 944'40" BOUNDARY

10.7

75 @

279

49'

20"

BO

UN

DA

RY

10.7

75 @

99

49'2

0"B

OU

ND

AR

Y

36.575 @ 18953'50" BOUNDARY

01DA-A-202

01DA-A-202

02DA-A-202

1DA-A-200

NEW TILED ROOFING AS SPECIFIEDON NEW ROOF FRAMING TO ENGINEERS DETAILS



NEW PREFORMED COLORBOND METALGUTTER TO DETAIL

GU

LINE OF EXISTING ROOFING TOBE DEMOLISHED SHOWN DOTTED

GU

GU

FL

FL

DP

DP

DP

DP

FALL

20

FALL

20

FALL

20

FALL

20

MR MR

MR MR

FALL

350

FALL

350

FALL 350 FALL 350

TRT

TRT

TRT TRTCONC


EX

EX

BRICKGARAGE

1 ROOF1:100

233


14_0

46D

A-A

-202


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

SECTIONS


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

35.00 35.00

EX GROUND LEVEL

8500MM LEP HEIGHT CONTROL



NEW SLAB TO MATCH EXISTING

NEW CONC STAIR

LIVINGKITCHEN

BATH BED 3BED 2

BED 1

BO

UN

DA

RY

BO

UN

DA

RY

LIVING BED 2EX GARAGE

REN

ENS BATHBED 1 DINING /LIVING

TW TW TW


CONC

RIDGERL +101.745


HANDRAILM

GROUNDRL +92.770

LEVEL 1RL +95.710

ATTICRL +98.470

2,46

0

2.00

35.00 35.00

2.00

OUTLINE OF EXISTING ROOFTO BE DEMOLISHED

8500MM LEP HEIGHT CONTROL

EXISTING BOUNDARYFENCING TO BE RETAINED

NEW DORMER WINDOWSWITH EXTERNAL BLINDS

TO DETAIL

NEW DORMER WINDOWSWITH EXTERNAL BLINDSTO DETAIL

ZONE FOR STORAGE ZONE FOR STORAGE

BO

UN

DA

RY

BO

UN

DA

RY

BED 2 BED 2

BATH /L'DRY BED

BATH L'DRY ENTRY


RIDGERL +101.745

GU

GU


CAMPBELL ST

1 SECTION 011:100

2 SECTION 021:100

234


14_0

46D

A-A

-020


ENZO COTRONEO

0 10m - 1:2005.0m - 1:100

1.25m - 1:252.5m - 1:50

SEDIMENT CONTROL PLAN


REV - 01/09/15


FIBRE CEMENT

RENDER TIMBER

METAL

GLASS BRICK

INTERNAL TILES

ROOF TILES

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

CU

T

SUR

FAC

E

KEY

1,32

8

8,569

36.575@944'40" BOUNDARY

10.7

75@

279

49'2

0"B

OU

ND

AR

Y

10.7

75@

994

9'20

"B

OU

ND

AR

Y

EX RENDEREDGARAGE

CONCDRIVEWAY

36.575 @ 18953'50" BOUNDARY

NEW WASTE& RECYCLESTORAGE

822

NO. 42


BRICKGARAGE

CAMPBELL ST

1-

SITE PLAN1:200

SKIP BINLOCATION

MATERIALSSTOCKPILE

SEDIMENTCONTROL

FENCE

SOIL AND WATER MANAGEMENT

1. Minimise the area of soils exposed at any one time.2. Conserve top soil.3. Protect proposed stockpile locations. Use only nominated stockpile locations.4. Preserve existing vegetation. Implement revegetation as specified on drawings A001and A120.5. Prevent soil, sand and sediments leaving the site in an uncontrolled manner.6. Control surface water flows through the site in a manner that: i)Diverts clean run-off around disturbed areas ii) Minimises slope gradient & flow distance within disturbed areas iii) Ensures surface run-off occurs at non-erodible velocities iv) Ensures disturbed areas are promptly rehabilitated.7. Sediment and erosion control measures are to be in place before work commences.8. Materials are not to be tracked onto the road by vehicles entering or leaving the site.9. Specified drainage is to be implemented to protect and drain the site during works.10. A durable sign, available from Council must be erected during the works in a prominent location on site, warning of penalties should appropriate measures required by the Soil and Water Management Plan not be maintained.

CONSTRUCTION MANAGEMENT

MATERIALS HANDLINGMaterials handling and vehicle operations will comply with the Road Transport Act1999 (NSW) which incorporates the Mass Loading and Access Regulation 1996 andSafety Traffic Management Road Rules Regulations 1999. All loads will be covered tominimise dust and prevent the transfer of sediment onto the roadway.

DILAPIDATION SURVEYA dilapidation survey is to be undertaken to record the physical condition of anyexisting structure or situation that may be effected by the proposed development.

TRAFFIC MANAGEMENT PLANA traffic management plan has been prepared to meet council and RTA (TrafficControl Worksite Manual) requirements, by a suitably qualified person (minimum redcard' qualification).

WASTE MANAGEMENTThe proposed development will incorporate the waste minimisation principles ofAvoid, Reduce, Reuse and Recycle, and conform with the Waste Avoidance andRecovery Act 2001. Specific bins for waste and recycling shall be provided on site.

NOISE CONTROLTo reduce noise from construction and demolition sites, all activities should becarried out in accordance with the requirements of Australian Standard GuidelinesAS2436-1981 "Guide to noise control on Construction Maintenance and Demolitionsites."

OCCUPATIONAL HEALTH AND SAFETYAll site works must comply with the occupational health and safety requirements ofthe New South Wales Work Cover Authority.

TOILET FACILITIESDuring excavation, demolition and construction phases, toilet facilities are to beprovided on the site, at the rate of one toilet for every twenty (20) persons or part oftwenty (20) persons employed at the site.

235


ENZO COTRONEO

SHADOW ELEVATIONS

14_0

46

CLIENT

PROJECTDOCUMENT

42 VICTORIA STREET WAVERLEY

ARCHITECTURE URBAN PLANNINGM1/147 McEvoy St Alexandria NSW 2015P 02 9516 2022 E [email protected] Architect: Peter Smith (Reg 7024)

General Notes1. NEVER scale off drawings, use figured dimensions only.2. Verify all dimensions on site prior to commencement & report

discrepancies to the architect.3. Drawings describe scope of works and general set out. These drawings are

not shop drawings. Set out to to be undertaken by surveyor on site. Shopdrawings should be prepared where required or necessary

DA

-A-8

52


LEGEND

Refer to the notes page for legend that includes further notes andexplanation of abbreviation

STAGE

DOCUMENT

REV 01/09/15

10PAPER SIZE: A15,000 (1:50)10,000 (1:100)20,000 (1:200)

application number da-467/2015 site address 42 victoria street

Documents