bellingen shire development control plan 2010 · 2015-06-29 · bellingen shire dcp 2010 186 15....

BELLINGEN SHIRE

DEVELOPMENT

CONTROL PLAN

2010

Extract – Chapter 15 Development in Mylestom

Bellingen Shire DCP 2010 1

Table of Amendments

Amendment Date Adopted Date Commenced

(1) Chapter 16 – Site Waste Minimisation and

Management inserted

24 October 2012 8 November 2012

(1) Clause 2.6.11 – deleted 24 October 2012 8 November 2012


15. CHAPTER 15 – DEVELOPMENT IN MYLESTOM

15.1. CHARACTER STATEMENT

Mylestom is a small settlement nestled between the Bellinger River and the beaches of the eastern seaboard. It has experienced slow growth and only minor residential expansion from its beginnings as a coastal village. Mylestom retains this character today as a relatively isolated and quiet village with very limited commercial development. The village contains basic facilities including general store, surf club, community hall, Bowling and Recreational Club, restaurant, caravan park and holiday accommodation.

There is little vacant land in Mylestom for zoned further development, leading to likely future pressure for demolition and/or redevelopment of existing buildings. Future development in Mylestom is constrained by requirements for on-site waste water disposal and natural features such as sand dunes, river, flooding, bushfire hazard and native vegetation.

The village is predominately low density, detached residential buildings of one or two storeys. Older buildings in Mylestom are generally beach house/cottage styles of light weight construction (weatherboard or fibrous cement). Two storey buildings are of mixed construction, typically with brick or block understorey and weatherboard, timber or fibrous cement upper storey. More recent brick or ‘brick and tile’ buildings are generally clustered in the newer northern section of the village, with only isolated buildings of this type being scattered elsewhere. Dominance of brick construction has been avoided in most streetscapes.

Garages and/or carports do not dominate the streetscape and are usually underneath two storey buildings, or behind or to the side of single storey buildings. Garages and/or carports are setback behind the front building line.

Building scale retains a detached smaller character, reflecting the need to allow for on-site waste water disposal areas and private open space on relatively small allotments. Front building setbacks vary throughout the village but reflect the prevailing setback of surrounding buildings in that street. Houses retain landscaped front garden areas and are typically unfenced, or fenced in an open style to preserve the residential streetscape.

Commercial development is limited and occurs generally towards the southern end of River Street, close to public parks and recreational facilities. Commercial buildings retain a detached character and are constructed of materials similar to the surrounding neighbourhood. Public reserves, open space and landscaping are retained along the banks of the Bellinger River and access to North Beach is generally concentrated around the surf club area.


15.2. AIMS

The aims of this chapter are to:

a) Ensure that new development retains and enhances the coastal village atmosphere of Mylestom;

b) Preserve the local environment in terms of its visual appearance and natural quality;

c) Outline design requirements for new development in Mylestom relating to style, density and form of construction that is appropriate to the local context;

d) Ensure that new buildings are designed to allow sufficient area for on-site disposal of waste water;

e) Ensure that individual allotments have adequate private open space and landscaped areas.

15.3. WHERE THIS CHAPTER APPLIES:

This chapter applies to the village of Mylestom as shown edged with heavy black in Figure 15.1.

15.4. WHEN THIS CHAPTER APPLIES:

The provisions of this chapter apply to all new development in Mylestom, including alterations and/or additions to existing buildings. Where a control prescribed in this chapter varies from a similar control for development prescribed elsewhere in this DCP, the control relating to Mylestom will take precedence.

This chapter does not apply where development is undertaken in accordance with State Environmental Planning Policy – Exempt and Complying Development Codes.


Figure 15.1: Where this chapter applies


15.5. DEFINITIONS:

The following definitions are specific to this chapter and have been developed in conjunction with the development controls contained herein to best ensure the aims of this chapter are achieved.

established building line means the common and most consistent setback distance of dwellings along the same side of a particular street, measured from the front wall of the dwellings to the front boundary of the property. Carports, garages and additions located in front of the dwelling should not be used to determine the established building line.

floor space means the total floor area of all structures on an allotment (including dwelling, garage, carport, deck, veranda, shed, and pool). Floor space for two storey buildings includes the area of both the ground and upper floor levels.

floor space ratio (FSR) is a measure of the floor space in relation to site area.

light weight construction refers to the use of particular building materials, generally involving external cladding of weatherboard, fibrous cement, timber, iron or the like. Brick, concrete block or stone external finishes (including render) are not considered light weight construction.

mixed construction refers to the use of particular building materials involving a combination of external cladding, part of which is light weight construction (e.g. brick and weatherboard).

multiple occupancy development refers to more than one dwelling being erected on a single allotment, and includes developments such as residential flats and dual occupancy.

private open space is an area designed for private outdoor recreation that may include balconies, lawn areas, paved courtyards or the like.

site area means the area of an allotment of land, but does not include the area of an access corridor of a hatchet shaped lot.

soft landscaping means areas which are not built upon or paved with pathways, driveways, parking areas, swimming pools or the like.

15.6. VARIATIONS

Council may consider variations to the standards required of development in this chapter when the overall aims of this chapter and any specific aims that may be detailed for that particular standard can be achieved.


15.7. DEVELOPMENT CRITERIA - RESIDENTIAL DEVELOPMENT

15.7.1 General

a) The design considerations outlined in this section apply to new residential buildings and the renovation or alteration of existing buildings.

b) Applications for residential holiday accommodation must comply with the following requirements.

15.7.2 Residential Precincts

a) Two residential precincts occur in Mylestom, as shown in Figure 15.1. Separate requirements may apply to building work depending on the precinct location (refer below for further detail).

b) Precinct 1 is generally the older section of Mylestom that is characterised by predominately light weight or mixed construction.

c) Precinct 2 is generally the newer area of Mylestom containing predominately brick veneer construction.

15.7.3 Density

a) Density refers to the extent of development or floor space that may be constructed on a single allotment. The maximum permissible density of development is determined in accordance with the following floor space ratio.

b) The floor space ratio for Mylestom is 1:2 (i.e. the total floor space of buildings shall not exceed 50% of the site area).

c) Where existing development on a site exceeds the floor space ratio of 1:2, any alterations or additions shall not increase the existing floor space ratio.

d) Redevelopment of a site (i.e. demolition and rebuilding) shall not exceed the floor space ratio of 1:2.

15.7.4 Height

Buildings shall not exceed two storeys above the natural ground level.

15.7.5 Construction Materials

Precinct 1: a) All new developments, including alterations and/or additions, are to be of

light weight construction, using materials consistent with the coastal village character of Mylestom.

b) Mixed construction is only permitted where the external wall on each façade (excluding windows) is not less than 50% light weight construction.

c) Metal roofing only, with pitched roofs to use custom orb profile.


Precinct 2: a) Development in Precinct 2 may be either light weight, mixed or brick,

concrete block or rendered brick construction. The colour and texture of the building exterior should blend with surrounding development.

b) Tile roofs are permitted in Precinct 2.

c) Pitched metal roofs to use custom orb profile

15.7.6 Colours

Colours should be chosen to blend with the coastal and river environments of the surrounding landscape. Suggested colours are blues, greens and lighter natural tones.

15.7.7 Setbacks

a) Front setbacks shall be consistent with the established building line for the locality or streetscape.

b) Zero setbacks from side and rear boundaries should be avoided to retain a detached residential character.

15.7.8 Landscaping

a) Not less than 35% of the site area shall be retained as soft landscaping.

b) Landscape planting shall predominately incorporate native species, and particularly species endemic to the area.

c) Existing mature trees and shrubs should be retained and incorporated into the overall site design and layout.

15.7.9 Private Open Space

Private open space should be provided in accordance with the following requirements:

a) 50m2 for a 2 bedroom dwelling.

b) 80m2 for a 3 or more bedroom dwelling

c) Private open space can be incorporated into areas of soft landscaping

d) At least one section of private open space is to have an area of 25m2 with a minimum dimension of 4m, maximum grade of 12.5% and be directly accessible from the main living areas of the dwelling

e) To be counted as private open space, an area must not have any dimension less than 2.5m

f) Private open space is not to be located between the dwelling and the front boundary due to difficulties in providing privacy.


15.7.10 Privacy and Overshadowing

a) All new developments are to be designed to ensure visual and acoustic privacy of occupants and neighbours.

b) Design must minimise potential for overlooking of neighbours by having regard to location of windows, balconies, private open space areas, and appropriate screening.

c) Acoustic privacy can be enhanced by considering interior layout in relation to insulation, materials, positioning of windows, location of nearby driveways and location of mechanical equipment such as air conditioning units.

d) New developments are to ensure adequate solar access is maintained to private open space areas and adjoining dwellings.

15.7.11 Garages, Carports and Sheds

a) Garages, carports and sheds visible from the street shall be constructed of materials in accordance with Section 15.7.5, and should compliment the colour and roof form (i.e. pitch) of the dwelling on that allotment.

b) Garages and carports are not permitted forward of the established building line.

c) Garages and carports shall be setback not less than 1.5m behind the nearest front façade alignment of the dwelling.

d) Garages or carports may be located underneath two storey dwellings. In these situations, the garage door may be aligned with the front wall of the building, only where it is covered by a projecting veranda not less than 1.5m wide.

e) Not more than one garage door should be visible from the street, unless located to the rear of the dwelling.

15.7.12 Waste Water Disposal

a) On-site waste water disposal must be designed and constructed to comply with Chapter 10 - On-site Sewage Management.

b) On-site waste water disposal areas may be incorporated in to area calculations for soft landscaping

15.7.13 Front Fences

Front fences (i.e. fences forward of the established building line) should generally be avoided in Mylestom. Where front fences are shown to be necessary, they should be of an open type construction to maintain visibility of the dwelling and garden area, and maintain a residential character.


15.8. DEVELOPMENT CRITERIA - COMMERCIAL DEVELOPMENT

15.8.1 Location

a) New commercial development (other than holiday rental accommodation) shall be located at the southern end of River Street or in George Street, adjacent to existing commercial land uses.

b) Holiday rental accommodation shall be designed and constructed in accordance with the requirements for residential development outlined in Sections 15.7 and 15.9.

15.8.2 Design Guidelines

a) Commercial developments must be designed with entries onto the street with active street level uses.

b) Building design must reinforce the existing streetscape character with elevations of a consistent scale, proportion and detail to surrounding development.

c) Building materials shall be consistent with the Precinct requirements outlined in Section 15.7.

d) The colours and texture of buildings shall reflect the character of the neighbourhood and adjacent coastal and river environments. Suggested colours are blues, greens and lighter natural tones.

e) Long, continuous facades and rooflines must be avoided in larger buildings.

f) Buildings on corner blocks should be designed with an active frontage to both streets.

g) Mixed use sites including a residential component must comply with the requirements for residential development outlined in Section 15.7.

h) Commercial development shall not exceed a floor space ratio of 1:2

15.8.3 Vehicle Parking

a) Car parking shall be provided in accordance with Chapter 5 - Car Parking and Vehicular Access or exempt development provisions of Bellingen Local Environmental Plan 2010.

b) On-site car parking is to be located towards the rear of the site.

15.8.4 Signage and Use of Footpaths

a) Advertising signage shall only be permitted in accordance with Chapter 7 or the exempt development provisions of Bellingen Local Environmental Plan 2010.

b) Use of the footpath may be permitted in accordance with Chapter 7.


15.8.5 Waste Water Disposal

a) On-site waste water disposal must be designed and constructed to comply with Chapter 10- On-site Sewage Management.

b) Council may consider the use of pump-out systems for commercial properties (other than residential accommodation).

15.8.6 Height

Commercial buildings shall be no greater than two storeys high.

15.8.7 Access

Access to, and within, the development shall be provided in accordance with Chapter 14 - Equity of Access

15.8.8 Setbacks

Front setbacks shall be consistent with the established building line for the locality or streetscape.

15.8.9 Landscaping

a) Applications for commercial development are to include a landscape plan prepared by a suitably qualified professional showing existing trees and proposed landscaping.

b) Landscaping is to be provided in the front setback area, along driveways and to screen car parking areas, where applicable.

c) Landscape planting shall predominately incorporate native species, and particularly species endemic to the area.

d) Landscaping along the site frontage should create an attractive and harmonious streetscape that blends with the adjacent public reserve areas.

15.9. DEVELOPMENT CRITERIA – MULTIPLE DWELLING DEVELOPMENT

15.9.1 Design Considerations

Multiple dwelling developments shall be designed and constructed in accordance with the requirements outlined for residential development in Section 15.7.

15.9.2 Form and Scale a) Multiple dwelling developments must be designed and constructed in a

form and scale that resembles the detached character of dwelling-houses in the surrounding neighbourhood.

b) Building frontage must address the street to form a continuous and harmonious streetscape with adjoining residential development.


Note: Notwithstanding the permissibility of multiple dwelling development in Mylestom pursuant to the provisions of BLEP 2010, the primary constraint will remain the 1:2 floor space ratio and the ability of lots to accommodate on site effluent disposal. In this regard, multiple dwelling developments will normally only be possible if the size of individual dwellings is reduced comparable to the size of normal detached dwelling stock.

15.10. DEVELOPMENT CRITERIA – PUBLIC PARKS AND RESERVES

Built structures on public parks and reserves should be sympathetic to the character of the village and reflect the materials and style of construction prevailing in the surrounding Precinct. New building work should avoid the use of brick and generally be of light weight construction (e.g. timber and iron).

201

Appendices

There are no Appendices for this Chapter

bellingen shire development control plan 2010 · 2015-06-29 · bellingen shire dcp 2010 186 15....

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