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_____________________________________________________________________________ Canterbury Bankstown DCP 2021–Chapter 3.1 Page | 1 DRAFT December 2020

Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.1 Development Engineering Standards DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Civil Engineering Requirements……………………………………………………… 4 Section 3 Stormwater Drainage Systems………………………………………………………. 7 Section 4 On–Site Detention Systems……………………………………………………………. 19 Section 5 Definitions…………………………………………………………………………………….. 21


SECTION 1–INTRODUCTION Explanation Council is responsible for managing public infrastructure assets. The aim is to keep the maintenance of these assets to a high standard, in order to maintain public safety and amenity and to minimise the long–term cost of these assets. Canterbury Bankstown Development Control Plan 2021 supports this aim by providing objectives and development controls to protect the integrity of Canterbury Bankstown's infrastructure in situations where it is impacted upon by building and subdivision development. Canterbury Bankstown Development Control Plan 2021 must be read in conjunction with the Engineering Development Guide. The Guide supports Canterbury Bankstown Development Control Plan 2021 by providing additional requirements in relation to site civil engineering requirements, protection of Council infrastructure, vehicular and pedestrian access to development sites, stormwater management and conveyance, stormwater flooding and land subdivision. Objectives O1 To ensure that development provides a satisfactory level of engineering infrastructure. O2 To promote the consideration of possible engineering constraints to the development at

the first stage of the design of the development. O3 To minimise the impact of development on the surrounding environment, roads and

stormwater systems. O4 To ensure public infrastructure managed by Council is not compromised by

development. O5 To protect and construct the interface between development and Council's assets under

Council supervision and to Council's satisfaction. O6 To ensure drainage systems are designed to collect and convey stormwater runoff from

the site and into receiving systems with minimal nuisance, danger or damage to the site, adjoining sites or Council’s sites.


SECTION 2–CIVIL ENGINEERING REQUIREMENTS Objectives O1 To ensure that development considers the existing public roads and levels. O2 To ensure that development considers the location of existing and proposed vehicular

access with regard to avoiding existing drainage structures, traffic control devices, street infrastructure, existing utilities and street trees.

Development Controls Vehicular footway crossing design and construction 2.1 Development requiring vehicular access across the Council footpath area must provide a

vehicular footway crossing (VFC) with maximum and minimum widths in accordance with the following table. Maximum size is dependent on providing at least a 6 metre separation between wings, at the kerb, to adjoining VFCs. Minimum widths will apply in areas with high on street parking demands, and where on street time restrictions are in place.

Table 2: Table of VFC Widths

Use Minimum width of VFC @ Boundary

Maximum width of VFC @ Boundary

Minimum standard of VFC

Residential

2.75 metres * 5.5 metres Light Duty

Dual occupancy (with single access to both dwellings)

3.5 metres 5.5 metres Medium Duty

Dual occupancy (with separate access to each dwelling)

2.75 metres * 3.5 metres * Light Duty

Multi–dwelling development

3.5 metres 6 metres ** Heavy Duty

Commercial development 3.5 metres RMS Guidelines

RMS Guidelines Heavy Duty

Industrial development RMS Guidelines

RMS Guidelines Heavy Duty

* A second vehicular crossing will be permitted if:

• A minimum 6 metre long parking bay can be provided between the wings of the crossings. Council may vary this requirement under special circumstances, based on technical assessments of the merits of the situation.


• The area of paving within the site is minimised.

• There is sufficient landscaping being provided to compensate for the additional paved area.

** A second 3.5 metre wide crossing will be permitted for disabled access or garbage bay access.

Vehicular footway crossing design criteria 2.2 For any vehicular footway crossing (VFC) application, approval may depend upon the

impact of the VFC on existing infrastructure. The VFCs should be designed and located to:

• Maintain clear distances of at least 6.0 metres, and multiples of 6 metres between proposed VFCs.

• Maintain 6 metre minimum distance from adjoining existing VFC wings. Kerb lengths of 3 metres–5.9 metres between crossing wings should be avoided to reduce the potential for parked vehicles obstructing other vehicular crossings.

• Maintain a minimum separation of 1.8 metres between VFCs at the road boundary. This will provide a minimum of 0.2 metre kerb length between laybacks.

• Avoid services such as Telstra, Sydney Water, Council stormwater drainage pits and any other existing structures. The cost of relocating any services must be borne by the applicant.

• Be 0.6 metre clear of power poles to satisfy the electricity authorities’ requirements.

• The wing of the crossing is to be a minimum of 0.5 metre clear of the lintel of any street drainage pit.

• Be at least 1 metre minimum from site boundaries at the road boundary.

• Be no closer to the intersection of the side road than the tangent points of the kerb returns of the intersection in accordance with AS 2890.1.

• Maintain adequate sight lines to pedestrians and traffic as required by AS 2890.1.

• Avoid existing street and regulatory signs. Existing street signs may be relocated with prior approval from Council.

• Avoid existing bus shelters and consider sight distance problems associated with the walls of the bus shelter. Any relocations of the bus shelter must be approved by Council. The relevant local bus company and, if applicable, the bus shelter owner, if not Council. The cost to relocate the bus shelter must be borne by the developer.


Due to demand for on–street parking around sites such as hospitals, railway stations and centres, a second crossing should not be proposed where the site is within 200 metres to these types of facilities or services. If on–street parking is subjected to a time limit along the frontage of the site, then the number of VFCs will be restricted to one only. In general, development is required to retain at least one on–street parking space adjacent to the site.

Internal driveway requirements 2.3 The on–site driveway layout must be designed so that a car may be able to access and

exit all required car spaces in one motion. In addition, a required car parking space must be located so as to be outside and clear of any vehicular manoeuvring area or right of carriage way. Austroads standard turning path templates are to be used to determine acceptability.

Sight distance requirements 2.4 Adequate sight distance must be provided for vehicles exiting driveways. Clear sight

lines are to be provided at the street boundary to ensure adequate visibility between vehicles on the driveway and pedestrians on the footway and vehicles on the roadway. Refer to the Australian Standard AS 2890.1 for minimum sight distance requirements.

If adequate sight distance for the access to any development cannot be achieved and considered a concern, the applicant may be required to install regulatory signs, at the boundary of the development, as agreed with Council.


SECTION 3–STORMWATER DRAINAGE SYSTEMS Explanation Stormwater runoff is to be collected in a system of gutters, downpipes, pits and pipelines located within sites, and drained to a Council receiving stormwater system. Where development is proposed on a site sloping away from the street frontage, applicants must acquire a drainage easement through a downstream property. Should applicants be unsuccessful in acquiring an easement over a downstream property, applicants must provide relevant documentation to demonstrate why Council should consider an alternative drainage method. Objectives O1 To establish a high standard of stormwater drainage infrastructure within the site. O2 To ensure that the proposed and constructed stormwater drainage system do not

adversely impact on Council's stormwater drainage system, the development itself and adjoining sites.

O3 To ensure that buildings are not affected by inundation from stormwater runoff

resulting from the 100–year ARI storm event. O4 To ensure that any proposed stormwater drainage works are designed to minimise any

nuisance caused by stormwater drainage flows from local catchment flooding or mainstream flooding from rivers.

O5 To manage stormwater runoff and prevent damage to buildings and property and

reduce hazardous flows. O6 To avoid the location of stormwater drainage infrastructure within tree driplines and

deep soil zones. O7 To give special consideration to development requiring the submission of BASIX

Certificate where the use of rainwater storage tanks fitted into stormwater drainage systems may supplement the domestic water supply.


Development Controls Development impacted by stormwater systems 3.1 Applicants must apply to Council for a Stormwater System Report (SSR), prior to DA

submission, if the site is noted on Council's SSR register as affected by Council's stormwater drainage pipelines and/or affected by potential local stormwater flooding. The development must be designed to consider the recommendations of the SSR and satisfy the requirements of this DCP.

It is the applicant's responsibility to locate and verify Council's stormwater drainage system as shown on the SSR or other information given by Council, including OLFPs where the stormwater system is located within the site.

Development must be designed and constructed to make provision for overland flow from stormwater runoff generated by external upstream catchments.

Disposal of stormwater runoff 3.2 Site stormwater drainage systems should be designed to flow under gravity, and be

connected to Council's stormwater drainage system at the nearest suitable location or CDL benefiting the site. Site drainage design should follow the natural fall of the catchment to a pipeline connection point that has been designed for the runoff. Catchment redirections may be permitted subject to compliance with requirements outlined below.

A separate approval to connect to Council’s stormwater drainage system must be obtained from Council. Permission to carry out the works must be obtained by applying for the relevant Work Permit.

The final number of drainage outlets will be determined by Council through the WP process and the Storm Water Connection Plan Approval.

Pipelines constructed across the footway must generally be confined to within the site frontage. In certain circumstances Council may consider allowing the pipeline to extend a maximum of 20 metres along the footway in front of adjoining site. The applicant must demonstrate that the development potential of the adjoining site, including construction of VFCs, will not be adversely affected.


Drainage line easement widths 3.3 The creation of an easement to drain water must be agreed to, in writing, by the

burdened property owners, prior to an operational DA Consent being issued by Council. Documents relative to the creation of an easement to drain water are to be lodged and registered with Land and Property Information (LPI) prior to issue of the Construction Certificate. All costs must be borne by the developer.

Table 3a: Minimum easement widths

* The easement width may be reduced to 0.9 metre between existing dwellings and boundary.

Where an easement has not been registered over a Council stormwater system an easement to drain water, located centrally about the pipe and drainage system, must be created in favour of Council. The minimum easement widths required are shown in the table above. When a lot is to be developed the developer may be required to extend or widen and existing easement to suit Council's or other authority's requirements as a condition of the development application.

The above table is only an indication of easement widths for shallow pipe systems. Council may consider reducing the required easement widths where it is demonstrated that the full easement width cannot be obtained and the proposed pipe and an OLFP can be installed, maintained and replaced satisfactorily.

Where multiple pipes are proposed, a larger easement width may be required. The proposed easement width should be at least the external width of the laid pipes plus 2 times diameter.

Where the depth of pipes becomes excessive then Council may require a wider easement.

Pipe diameter (mm) Width of easement to drain water (m)

100, 150 1.0 *

225 1.2 *

300 1.5

375, 450 2.0

525, 600, 675 2.5

750, 825, 900 3.0

1050, 1200 3.5

1350, 1500 4.0

1650, 1800 4.5


Roof gutter design 3.4 Roof, eave and/or box gutters and downpipes must be sized using the formulas and

tables provided in accordance with AS 3500 and Table 3b. In the case of OSD design, where overflow of the roof system cannot be directed to the OSD system, the roof stormwater drainage system must be designed for the 100–year ARI storm.

Stormwater system ARI design criteria 3.5 The following design ARIs should be applied to the relevant components of the

stormwater drainage system:

Table 3b

Stormwater Design Element Design Average Recurrence Interval (Years)

Site Piped Drainage (Residential) 10

Eave Gutters and Downpipes (Residential) 10

Site Piped Drainage (Commercial & Industrial)

20

Eave Gutters and Downpipes (Commercial & Industrial)

20

Box Gutters and Downpipes 100

Common Drainage Line (Residential) * 10

Common Drainage Line (Com & Ind)* 20

Inter-allotment Drainage no OLFP 100

Outlet to Natural Watercourse ** 5

* Where an OLFP for flows in excess of the pipe capacity has been provided. ** See Section 4

Council may vary the required ARI in instances where personal safety or the potential for property damage warrants such a variation.

Alternative solutions for stormwater disposal from single dwellings and dual occupancies 3.6 Council will consider alternative drainage system solutions for single dwellings and dual

occupancies, at the DA stage, for developments where piped drainage to a Council drainage system cannot be achieved under gravity in accordance with the above controls and in the case of dual occupancies where evidence is provided, to Council, to show that offers, to adjoining property owners, to acquire a drainage easement have been made and failed. This evidence must be provided, to Council, at the DA Stage of the development.


Some acceptable alternative drainage solutions are listed below. Please note that OSD storage may be required, at Council's discretion, depending on site impervious area and downstream conditions.

Alternative drainage of single dwellings 3.7 For single dwellings only, alternative methods for stormwater disposal may consider:

• Filling of the site to increase fall to the street where the site already falls to the street.

• Filling of the site that results in redirection of the stormwater to a catchment that would not have received it previously. Where this option is used in the design, in some circumstances Council may require rainwater tank storage of 3,000 litres.

• Charged drainage pipeline to the kerb where the site already falls to the street.

• Charged drainage pipeline to the kerb that results in redirection of the stormwater to a catchment that would not have received it previously. Where this option is used in the design, in some circumstances Council may require rainwater tank storage of 3,000 litres.

• Absorption system incorporating overflow pump–out to the kerb.

• Pump–out drainage systems from basement garages and non–habitable building areas of development only, discharging to the kerb.

Alternative drainage of dual occupancies 3.8 Alternative drainage solutions for dual occupancies will only be considered if drainage

easements over downstream properties cannot be obtained.

The applicant must provide documentary evidence, to Council, that a Solicitor representing the applicant has made a bona fide offer to all of the downstream property owners to acquire and construct an easement to benefit the proposed development.

The offer must include the following:

• Offers of compensation for the easement based on reasonable market rates as determined by a licensed land valuer.

• Offers to restore all disturbed areas as a result of the construction of the drainage easement.

• Offers to bear the costs of all legal fees necessary to acquire and construct the easement.

Documentary evidence of the offers, and all refusals, must be submitted to Council before alternative drainage solutions will be considered for development consent.


Note: Under certain circumstances the Land and Environment Court/Supreme Court of NSW may exercise the power, under Section 88K of the Conveyancing Act, to issue an order imposing an easement to drain water over downstream properties.

For dual occupancies only, alternative methods for disposal of stormwater may consider:

• Filling of the site to increase fall to the street where the site already falls to the street.

• Filling of the site that results in redirection of the stormwater to a catchment that would not have received it previously. Where this option is used in the design, in some circumstances Council may require OSD and/or rainwater tank storage of 3,000 litres.

• Charged drainage pipeline to the kerb where the site already falls to the street.

• Charged drainage pipeline to the kerb that results in redirection of the stormwater to a catchment that would not have received it previously. Where this option is used in the design, in some circumstances Council may require OSD and/or rainwater tank storage of 3,000 litres.

• OSD incorporated with rainwater tank, transpiration bed and energy dissipation system draining onto downstream adjoining sites.

• Pump–out drainage systems from basement garages and non–habitable building areas of development only, discharging to the kerb.

Requirements for charged lines 3.9 Charged lines will be permitted for single dwellings and dual occupancy dwellings. In the

case of dual occupancy type developments the charged lines will be permitted where the drainage systems can be separated so as to not require a drainage easement over one half of the dual occupancy to benefit the other half. Where there is no subdivision proposed of the dual occupancy the system must be designed as though subdivision will be proposed. In other words, each half of the dual occupancy must have its own outlet to the kerb in accordance with this DCP.

Charged lines are permissible where a gravity fall cannot be achieved from the roof drainage system to the kerb, and cover can be achieved on the pipeline across the footway. Filling of the footway may be permitted by Council to allow piped drainage to be discharged to a settling pit at the boundary prior to flowing to the street kerb. For filling of the footway to be approved, the level of the fill must be shown on the DA Application concept engineering plans, together with necessary adjustments to public utility pits and plant. Council must be the only approval body, under the Work Permit process, for filling of the footway.


Charged lines must be designed in accordance with the following criteria:

• The charged portion of the drainage system, rising out of the ground, must be sealed to a minimum height above the ground, which allows the calculated flow of roof stormwater drainage to be hydraulically pushed to the outlet at the kerb and gutter plus 0.5 metre. The sealed height must be nominated on the engineering plans for the stormwater drainage system.

• The sealed portion of the downpipes must be painted, in a colour to compliment the development and to protect them against ultra–violet light damage from the sun. The design HGL of the charged system must be calculated and shown on the CC plans for approval. Roof gutters, downpipes and pipelines must be sized for the 100–year ARI design storm.

• Sealed cleaning eyes must be placed at 30-meter intervals, critical bends in the pipeline and at the lowest point in the drainage system.

• It may be desirable to place a pipe with a screw cap on the end and a hole in the cap, downstream of the building, designed to drain the charged line to an approved drainage system or pit large enough to capture the volume of water within the charged pipes. The location of the drain caps and pits is to be shown on the engineering plans.

• No surface inlet pits can be connected to the charged line.

• Surface inlet pits, if necessary, must be drained to an approved drainage system in accordance with this DCP.

• Gravity fall should be provided across the Council footway area, where possible. If the footway falls towards the site then the pipeline must remain sealed to the kerb outlet with a sealed cleaning eye installed wholly within the site near the boundary of the road.

• The sealed downpipes should be constructed of one material to the underside of the roof gutter for aesthetics reasons.

Requirements for absorption systems 3.10 Absorption trenches with an overflow pump–out system will be permitted for draining

stormwater runoff from single dwellings where other conventional or alternative methods of stormwater drainage cannot be achieved. Council will not approve the use of absorption trenches where the substratum is impermeable to the migration of water.

The absorption trench system must be designed and sized in accordance with the following criteria:

• The absorption system must be designed by a qualified engineer and based on geotechnical investigations of the soil's percolation rate. The applicant must provide Council with a recommendation from a Geotechnical Engineer that the substratum is suitable for absorption type drainage trenches.


Overflow pump–out will not be required if the Geotechnical Engineer advises the substratum is suitable for infiltration of the stormwater.

• Alternately the absorption trench may be sized at the rate of 0.015 m3 void volume per 1.0m2 of drained impervious area. The developer must provide an overflow pump–out system connected to the kerb in front of the site where this design is used for the construction of the absorption trench system.

• Absorption trenches must be located a minimum 3 metres from any site boundary, dwelling, garage, or structure.

• A sediment and rubbish arrestor must be placed in the drainage system immediately upstream of the absorption trench.

• The trenching must be located parallel to the proposed or existing site contours.

• If a pump is used in the system, it must be installed so that any surcharge from the absorption system can be pumped to a junction pit at the street boundary. Gravity fall should be provided across the Council footway area, where possible. If the footway falls towards the site then the pipeline must remain sealed to the kerb outlet with a sealed cleaning eye installed wholly within the site near the boundary of the road.

• Absorption trenches may be constructed of proprietary trenches designed for this purpose or gravel aggregate where the void ratios have been calculated to match that of the above requirements.

Requirements for pump–out systems 3.11 Council may consider the use of pump out system as a last option, for sites sloping away

from the street, in the event that a drainage easement can’t be created or the use of an alternative drainage method (such as charged line or transpiration system) is determined to be unachievable.

Any approval of a pump out system will be assessed against the following criteria: (a) Applicants must provide where evidence is provided, to Council, to show that

offers, to adjoining property owners, to acquire a drainage easement have been made and failed;

(b) Applicants must provide relevant information regarding alternative drainage methods to demonstrate why these methods cannot be installed or achieved;

(c) The maximum pump rate must be limited to PSD 150 litres/second/hectare, at the outlet point of discharge;

(d) Dual submersible pumps must be provided with all connections and configuration complying with Section 8 of AS/NZS 3500.3;

(e) The underground storage tanks must be constructed using pre-cast or cast in situ reinforced concrete subject to structural engineers design;

(f) The required storage volume shall be designed to be entirely underground;


(g) The underground pump system must be located at the lowest part of the site insofar as practicable;

(h) Design storage volumes for the pump system must comply with Council’s Engineering Specifications and AS 3500.

Evidence to show that offers, to adjoining property owners, to acquire a drainage easement have been made and failed 3.12 If a required drainage easement has not been obtained, and the development is of the

type where Council permits the use of alternative drainage disposal system, the following documentation is to be provided to demonstrate a genuine attempt to obtain an easement has occurred and all avenues have been exhausted: (a) A land valuation report prepared by a registered land valuer, with an estimate of

the land value of the easement (excluding construction/installation cost); (b) A letter of request from the applicant to owners of all possible downstream

properties, requesting permission to create a private drainage easement through their property – including a concept plan illustrating the proposed location of the drainage easement, an offer of compensation (as estimated in the valuation report) and a commitment to pay all relevant expenses and reinstate disturbed areas; and

(c) A signed letter of correspondence from the downstream property owners rejecting the offer.

Requirements for rainwater tank storage and infiltration/transpiration system overflow 3.13 Since the introduction of BASIX to the development approval process there is a need for

the design of overflow drainage systems from rainwater tanks used to store rainwater for flushing of toilets and irrigating gardens in single family residential developments. Not all developments require rainwater tanks to be installed on the drainage system, however, a large majority of them do. Council will allow the implementation of a combination of rainwater storage; OSD and/or infiltration to dispose of overflow rainwater from the development.

Where a rainwater tank only or a rainwater tank, OSD and infiltration/transpiration is incorporated in the stormwater drainage system, the following controls will apply:

• The rainwater tank must not compromise compliance with Council's other development standards, including the provision of private open space.

• An elevation and site plan, showing location, setback from boundaries and overflow disposal, for the rainwater tank must be included in the development application and submitted to Council for approval.

• The system must be designed to include the reuse of water, from the rainwater tank, within the site.


• The rainwater tank must be designed and installed in accordance with AS 3500.3.2 and Sydney Water requirements.

• The developer must make application to Sydney Water for an Indirect Connection to Sydney Water drinking water supply for "Top Up" supply to the rainwater tank.

• The rainwater tank must not be located in an overland flow path, floodway or flood plain, over an existing or proposed site of an easement or right of carriageway, over any Sydney Water infrastructure or any other utility company infrastructure.

• The rainwater tank must be located at ground level (existing) and must not be an elevated structure.

• The rainwater tank must incorporate sediment and rubbish removal within a first flush system to prevent debris from entering the tank.

• It is recommended that proprietary leaf guards be installed and maintained on roof gutters.

• The rainwater tank overflow must be connected to the downstream drainage system approved for the development or connected to the street kerb and gutter via a gravity line or charged line, if gravity is not possible, in accordance with this DCP.

• If the overflow discharge is designed to flow in the natural direction of the flow across a rear site boundary, the proposed stormwater drainage system discharge must not exceed the undeveloped, green field flows from the development for 5min to 2 hour storms up to the 100–year ARI storm

• Roof gutters, downpipes and drainage pipes must be sized for the 100–year ARI design storm.

• If the rainwater tank is used for OSD, the tank volume must be sized so the OSD volume requirements are in accordance these controls. The OSD volume must be calculated over and above the required rainwater storage volume from BASIX.

• If stormwater infiltration/transpiration method is used to dissipate the energy from the overflow runoff, the infiltration/transpiration bed must be no closer than 3 metres to any permanent structure and must be no closer than 2 metres to any downstream boundary to the edge of the gravel bedding.

• The outlet to the infiltration transpiration bed must have a water level spreading device such as a trench grate which will spread the overflow discharge across the downstream boundaries to emulate existing sheet flows from the site.

• The level spreader must be constructed generally level and must not deviate more than 5mm at any one point over the spreader.

• Any variation of this DCP for alternative stormwater disposal must be approved at the concept stage as a part of the DA assessment process.

• For dual occupancies, the underground portion of the drainage system must be registered as a Positive Covenant on the title, when the lot is subdivided.

• A Positive Covenant, for the underground and OSD portion of the drainage system, must be registered on title, under Section 88B of the Conveyancing Act.


Overland flow paths for stormwater from upstream catchments 3.14 Overland flow paths must be considered and designed where stormwater runoff, in

excess of the design capacity of the pipelines for the upstream catchment, has the potential to flow through a site. Overland flow paths must be considered and designed for the stormwater runoff developed from within the site as well.

The applicant may be required to provide Council with a flood study to determine the OLFP requirements, for assessment with the DA plans.

If a site has all of or part of a natural depression forming an OLFP within it, then Council may require an unobstructed OLFP, of adequate capacity, be maintained or constructed within the site. Often the natural depression coincides with a drainage easement, over a pipeline within the site. If the drainage easement is not coincidental to the natural depression where overland flow may occur, then Council may require a depression be created over the easement or an easement for overland flow be created over the natural depression area. In general, Council does not allow structures that will obstruct, block or adversely divert overland flow to be placed or constructed in the OLFP.

Applicants should plan a development so OLFPs are directed along driveways, through common grassed areas and where fencing requirements are minimised or limited. OLFPs through courtyard areas are discouraged and should not be proposed on new sites. Redirection of OLFP is permitted within the site provided there is no adverse effect on adjacent sites.

Requirements for site boundary fencing 3.15 All boundary fencing must be elevated at least 50 mm from the finished ground level to

the bottom of the fence panel or palings to allow for overland flow. Boundary fencing crossing Council’s drainage easement or OLFP, if required by Council, must incorporate provision for the passage of overland flow from stormwater runoff. Council may require the fence to be raised higher off of the finished ground level or openings be placed in the bottom of the fence where necessary to achieve acceptable overland flow path levels as recommended in an approved flood study for new development.

Earthworks within OLFP 3.16 Any earthworks or alteration to existing surface levels in a Council drainage easement,

drainage reserve, or constructed OLFP, must be carried out in accordance with the approved design of the OLFP or as directed by Council.


Requirements for flood freeboard and minimum floor levels 3.17 Minimum flood freeboard is the height above the design flood level for a finished floor

level of a structure adjacent to an OLFP or flood plain of a stream, creek or river. The design flood level is determined by a flood study for the particular flows and storm event.

Minimum flood freeboard and flood planning levels (FPL) are specified in Chapter 2.2 of this DCP. In cases, where different freeboard requirements apply to the same site, the highest freeboard must be adopted. Finished floor levels for buildings on lands, subject to OLFP flows, must also be set in accordance with Chapter 2.2 of this DCP.

Finished floor levels for buildings on lands not affected by any known form of flooding must be set in accordance with the guidelines in the BCA.


SECTION 4–ON–SITE DETENTION SYSTEMS Explanation On–site detention (OSD) is required where an increase in stormwater runoff, from a site, will adversely affect the receiving stormwater system. A suitably qualified Civil Engineer must be engaged to prepare calculations and designs in accordance with this DCP. However, Council may consider the need for OSD on a case–by–case basis where justified by sound engineering principles. Objectives O1 To reduce the potential for local flooding and damage to existing properties by limiting

runoff from development, to pre–developed levels. Development Controls Single dwellings and dual occupancies 4.1 Single dwellings and dual occupancies will not require OSD where:

• It is proven to Council's satisfaction that the lack of OSD will not have an adverse effect on downstream drainage systems. A full local catchment analysis may be required. Applicants are advised to contact Council to find out specific OSD requirements for each catchment.

• Single dwellings and outbuildings have a combined impervious area of no more than 75% of the site area.

• Dual occupancies and outbuildings have an impervious area of no more than 66% of the site area.

• Development is proposed which does not significantly increase the post development stormwater runoff from the site.

• A subdivision of land is proposed that does not involve the creation of a road reserve. Council may require OSD as part of the future development on the new lots at the building construction stage and may do so by placing a restriction on the use of land on the title of the new lots when created.

For the purpose of this clause, impervious area includes buildings, roofs, concrete driveways, concrete paths, paved and hard surface areas. Driveways, courtyards and pathways constructed with gravel, grasscrete or pervious pavers are considered to be impervious for drainage calculation purposes. Swimming pools are considered as porous landscaping and calculated similar to grass.


Multi–dwelling development and non–residential development 4.2 Multi–dwelling development and non–residential development will require OSD

regardless of the impervious area before and after the development, and regardless of whether the site falls toward or to the street.

For the purpose of this clause, impervious area includes buildings, outbuildings, roofs, concrete driveways, concrete paths, paved and hard surface areas. Driveways, courtyards and pathways constructed with gravel, grasscrete or pervious pavers are considered to be impervious for drainage calculation purposes. Swimming pools are considered as porous landscaping and calculated similar to grass.


SECTION 5–DEFINITIONS Annual Exceedence Probability (AEP) means the statistical chance of having a flood of a given or larger size occurring in any given year. For example, a 1% AEP flood discharge has a 1% [1 in 100] chance of occurring or being exceeded in any one year. Applicant means the person or company, also referred to in this guide as the "Developer", who is responsible for meeting all of the requirements associated with a development application on a site. The applicant must have all owners' written consent to make application for development on any particular site. The applicant is generally the person to whom all correspondence from Council will be directed. Australian Rainfall and Runoff (AR&R) means the publication by Engineers Australia, which describes the industry standards for estimating rainfall and runoff for the purpose of designing stormwater drainage systems. Average Recurrence Interval (ARI) means the long term average number of years between the occurrence of a flood as big as, or larger than, the selected event. For example, floods with discharge as great as, or greater than, the 20–year ARI flood event will occur on average once every 20 years. A flood with a discharge as great as or greater than the 100–year ARI flood will occur on average once every 100 years. Carriageway means the portion of a public road reserve intended for the use of vehicles to travel, usually measured from kerb face to kerb face. This area is also referred to as roadway. In private land, the carriageway is the driveway surface, within an access corridor, intended for the use of vehicles to travel. Catchment means the source area from which stormwater runoff flows to a nominated location. Common drainage easement is known as an Easement to Drain Water created over a nominated portion of a site for the purpose of legally benefiting and draining stormwater collected from upstream sites. Common Drainage Line (CDL) also referred to as IAD "Inter–Allotment Drainage" means the existing or proposed drainage pipes located within and through private site for the drainage of stormwater from upstream sites and catchments. The drainage pipes are usually, but not always, located within a Common Drainage Easement, and are owned and maintained by the property owners who benefit from the Common Drainage Line.


Construction Certificate (CC) means the certificate issued by a PCA which states that construction drawings have complied with the requirements of the development consent. The CC must be issued prior to any works commencing on the site. Council drainage easement or easement to drain water means an easement that has been or is to be created, through privately owned land, to benefit the Council for the purpose of maintaining or constructing stormwater infrastructure for draining stormwater through or over the land. Council infrastructure refers to the physical improvements of Council's road and drainage assets. Development Application (DA) means the process by which Council assesses an applicant's application for the purpose of granting or not granting consent to the change of use or form of the land for which the application is requested. Drainage reserve means a parcel of land owned by Council for the purpose of draining Council's stormwater either in open channels, in underground pipes or over land. Dual occupancies means dual occupancies and semi–detached dwellings. Easement means the portion of land where a beneficiary has legal entitlement to utilise for nominated use such as but not limited to draining stormwater, providing services, electricity water, gas and draining sewage. The easement width, location and terms are noted on the Deposited Plan and 88B instrument or transfer documents and registered with Land and Property Information. Floodway means the area of a floodplain, generally related to large open channels, creeks or rivers, where a significant discharge of water occurs during floods. A floodway, if partially or fully blocked, would cause a significant redistribution of flood flow, and or a significant increase in flood levels. Foot paving means the formalised surface, generally constructed of concrete, for the use of footway pedestrian traffic. Footway means the portion of the Council road reserve between the road reserve boundary and the face of kerb or edge of road shoulder if there is no kerb. Footway Damage Inspection Report (FDI) means the report, including the footway damage inspection results, required to be conducted by Council prior to any demolition and/or non–exempt development occurring on a site.


Land and Property Information (LPI) means the NSW government body within the Lands Department who records and maintains property title information. Multi–dwelling means attached dwellings, boarding houses, manor houses, multi dwelling housing, multi dwelling housing (terraces), residential flat buildings, seniors housing and shop top housing. Occupation Certificate (OC) means the certificate, issued by a PCA, stating the development, as constructed, complies with all of the relevant conditions of the DA Consent relating to the occupation of the site, and the site is suitable for occupation for its approved use. On–site detention (OSD) means the temporary storage of stormwater to reduce peak stormwater discharge rates during major storm events. OSD is intended to limit the stormwater discharge rates from a site to at or below stormwater discharge rates of the existing site. Overland flow path means the natural or formed route that stormwater runoff will take when it cannot enter the below ground, stormwater system. Owner means the person or corporation registered with Land and Property Information as nominated on Certificate of Title. Principal Certifying Authority (PCA) means an accredited certifier appointed by an applicant to perform certain functions. Public road means any area of road reserve, form or unformed, that is opened or dedicated to the public as road. Road Authority means the body, typically Council or the Roads and Maritime Services (RMS), authorised under the Roads Act 1993, with powers and responsibilities for ownership and maintenance of roads under its control. Canterbury Bankstown Council is the Road Authority for local and regional roads in Canterbury Bankstown and RMS is the Road Authority for state roads. Road reserve means the publicly or privately owned area between sites generally intended for vehicular and footway traffic providing access to and from those sites. Road reserve is usually comprised of the carriageway or roadway and the footway on both sides. The terms road reserve, road and public road are deemed to have the same meaning in this DCP. Single dwelling means dwelling houses and secondary dwellings.


State road means a roadway under the control of the RMS. Council, however, controls footways along state roads, except the M5 Motorway. Stormwater system means all components of stormwater infrastructure, both privately and or publicly owned, including but not limited to, rivers, natural creeks, channels, pipelines, OLFP, surface inlet pits, culverts, table drains, roadways, kerb and gutters. OSD, downpipes and roof gutters. Stormwater System Report (SSR) means the Council provided report, issued to an applicant upon application to Council, for the information pertaining to the existing stormwater systems in the vicinity of the site. These stormwater systems are usually owned by Council, but may also be owned by Sydney Water, other authorities, or privately owned. Street Boundary Alignment Levels (SBAL) means the Council provided levels issued upon application to Council for the required design finished surface levels of the footway area in front of a development. These include design levels at the site boundary. Subdivision Certificate (SC) means the certificate required to be issued by the Council, or in some circumstances, a PCA that states that all of the conditions of the development consent, pertaining to the subdivision of the land, have been complied with. This certificate must be issued prior to submitting plans for registration at LPI. Vehicular Footway Crossing (VFC) means the concrete pavement constructed across the footway for vehicular traffic to access the site driveway. Work Permit (WP) means the required permit that a developer must obtain, from Council, for any works to be constructed on any Council land, Council road and/or Council infrastructure. A Work Permit Part D is generally required for most developments which incorporates the Footway Damage Inspection, VFC Plans & Specification, SBALs, Road Opening Permit, approval of stormwater connection plan to Council's systems and all associated inspections.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.2 Parking DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Off–Street Parking Rates……………………………………………………………….. 4 Section 3 Design and Layout.............................................................................. 15


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls to enhance the function and appearance of off–street parking. Canterbury Bankstown Development Control Plan 2021 must be read in conjunction with the Engineering Development Guide. The Guide supports Canterbury Bankstown Development Control Plan 2021 by providing additional requirements in relation to site civil engineering requirements, vehicular/pedestrian access to development sites and protection of Council infrastructure. Objectives O1 To ensure development achieves the parking requirements. O2 To achieve a balance between parking requirements, visual aesthetics and pedestrian

safety, which includes access for people with disabilities and convenience for drivers. O3 To reduce car dependency by encouraging alternative means of transport such as

cycling, walking and public transport. O4 To ensure the layout and design of car parks function efficiently and safely. O5 To ensure the design of open–air car parks incorporate landscape to manage urban heat

and water, and to minimise the visual impact. O6 To minimise overflow parking and other traffic impacts in residential streets and

neighbourhoods.


SECTION 2–OFF–STREET PARKING RATES Objectives O1 To ensure development meets the car, bicyle and service vehicle parking demands

generated by various land uses. O2 To minimise on–street car parking to ensure road safety and visual aesthetics. Development Controls Off–street parking rates 2.1 Development must use the Off–Street Parking Schedule to calculate the amount of car,

bicyle and service vehicle parking spaces that are required on the site. 2.2 In calculating the total number of car parking spaces required for development, these

must be: (a) rounded down if the fraction of the total calculation is less than half (0.5) a space;

or (b) rounded up if the fraction of the total calculation is equal or more than half (0.5) a

space; and (c) must include a room that is capable of being converted to a bedroom.

2.3 Development comprising more than one land use must provide the combined parking

requirement based on the individual rates of parking for each land use identified in the Off–Street Parking Schedule.

2.4 Car parking (and associated space such as access aisles) in excess of the Off–Street

Parking Schedule will be counted as gross floor area. 2.5 Development not included in the Off–Street Parking Schedule must submit a parking

study for Council's consideration. A qualified traffic consultant must prepare the parking study.

2.6 The Off–Street Parking Schedule does not apply to changes of uses to business

premises, food and drink premises, medical centres, office premises, recreation facilities (indoor), shops and veterinary hospitals within Zones B1, B2 and B4 provided: (a) The new use does not result in an increase in the gross floor area of any building

within which it is carried out.


(b) The new use does not cause the contravention of any existing condition of the

most recent development consent (other than a complying development certificate) that applies to the premises relating to car parking and vehicular movement.

Off–Street Parking Schedule

Land Use Car Spaces Bicycle Spaces

Amusement centres

1 space per 40m2 GFA (<120m2). 1 space per 30m2 GFA (120m2–1,000m2). 1 space per 22m2 GFA (>1,000m2).

Staff: 1 space per 200m2 gross floor area. Visitors: 1 space per 750m2 gross floor area over 1,000m2.

Attached dwellings Studio or 1 bedroom: 1 space per dwelling; 2 bedroom: 1.5 space per dwelling; 3 bedroom or more: 2 spaces per dwelling.

Not applicable

Bed and breakfast accommodation

1 car space for resident; and 1 car space per 2 bedrooms. Not applicable

Boarding houses 0.5 car spaces per boarding room; and 1 car space for each person employed in connection with the development and who is resident on the site.

Not applicable

Business premises Belmore, Campsie, Canterbury and Lakemba centres 1 space per 66.7m2 GFA (< 120m2); 1 space per 33m2 GFA (120m2–1,000m2); 1 space per 27m2 GFA (> 1,000m2). Earlwood, Hurlstone Park, Narwee, Punchbowl and Wiley Park centres 1 space per 50m2 GFA (< 120m2); 1 space per 40m2 GFA (120m2–1,000m2); 1 space per 27m2 GFA (> 1,000m2). Other locations in the former Canterbury LGA 1 space per 40m2 GFA (< 120m2); 1 space per 30m2 GFA (120m2–1,000m2); 1 space per 22m2 GFA (> 1,000m2). Other locations in the former Bankstown LGA 1 space per 40m2 gross floor area.


Caravan parks 1 car space per caravan site.

Not applicable

Car tyre retail outlets

3 car spaces per 100m2 gross floor area; or 3 car spaces for each work bay whichever is greater.

Not applicable


Land Use Car Spaces

Bicycle Spaces

Centre–based child care facilities

1 car space per 4 children; and 2 additional car spaces for the exclusive use of any associated dwelling.

1 space per 4 staff.

Correctional centres

1 car space per 2 employees.

Not applicable

Depots/transport depots

1 space per 2 staff; and 1 space per transport vehicle present at the time of peak vehicle accumulation on the site. Under no circumstances is the parking of vehicles on a public street acceptable. Note 1: On–site overnight truck parking should be provided as required. Note 2: An area of 50m2 (including 20m length) per vehicle is to be provided for vehicles held or queued on the site.


Dual occupancies/ semi–detached dwellings

1 car space per 2 or less bedrooms; or 2 car spaces per 3 or more bedrooms.

Not applicable

Dwelling houses

2 car spaces.

Not applicable

Educational establishments

1 car space per employee or classroom, whichever is the greater; and 1 car space per 8 students in year 12.

1 space per 10 staff. Adequate provision of bicycle parking for students.

Entertainment facilities

A parking study with a survey of similar development is required.

10% of the total number of car spaces.

Freight transport terminals

Sufficient off–street employee and visitor parking to satisfy peak demand; and 1 truck space for each vehicle present at the time of peak vehicle accumulation on the site for both fleet and contract-operator vehicles. Note 1: On–site overnight truck parking should be provided. Note 2: Provision of parking is to be supported by a parking survey.

Not applicable

Garden centres 0.75 spaces per 100m2 of site area.

Not applicable

Group homes 2 car spaces.

Not applicable

Hardware and building supplies

1 space per 50m2 gross floor area. 1 space per 10 staff.

Health consulting rooms

3 car spaces for the consulting rooms; and 2 car spaces for the associated dwelling.



Land Uses Car Spaces

Bicycle Spaces

Home businesses Additional car parking may be required for the proposed home business and must be made available on–site. All loading and unloading is to be conducted on–site and an area is to be made available for this activity behind the front building line.

Not applicable

Hospitals Parking study with a survey of similar development is required.

Staff: 1 space per 15 beds. Visitors: 1 space per 30 beds.

Hostels 1 parking space for each 5 dwellings on the hostel; and 1 parking space for each 2 persons to be employed in connection with the development and on duty at any one time.


Hotel or motel accommodation

1 car space per room; and 1 car space per 2 employees. 1 space per 20 rooms.

Industries 1 space per 100m2 gross floor area. Note 1: Where a retailing component is involved and provided this does not exceed 15% of the gross floor area (covering the retail component only), 1 car space per 100m² gross floor area is to be provided. Note 2: Where an office component is involved and provided this does not exceed 20% of the total gross floor area, 1 car space per 100m² gross floor area is to be provided. Any additional office space will be assessed at a rate of 1 car space per 40m² gross floor area.


Marinas 0.5 car space per employee; 0.2 car space per swing mooring; 0.2 car space per dry storage berth; 0.6 car space per wet berth.

Not applicable

Medical centres 1 car space per 25m² gross floor area. Note 1: Parking spaces suitable for an ambulance and visitors with disabilities must be provided.

Not applicable

Multi dwelling housing/multi dwelling housing (terraces)

Studio or 1 bedroom: 1 space per dwelling; 2 bedroom: 1.5 space per dwelling; 3 bedroom or more: 2 spaces per dwelling; 1 visitor space per 5 dwellings.

Not applicable

Neighbourhood Shops

1 space per 25m2 gross floor area.

Not applicable


Land Use Car Spaces

Bicycle Spaces

Office premises Belmore, Campsie, Canterbury and Lakemba centres 1 space per 60m2 GFA. Earlwood, Hurlstone Park, Narwee, Punchbowl and Wiley Park centres 1 space per 50m2 GFA. Other locations: 1 space per 40m2 GFA.


Places of public worship

1 car space per 5m2 of the assembly area.

Car parking for ancillary uses and social/special events must be provided on–site on the basis of a parking study, to be submitted with the development application.

Visitors: 1 space per 20.

Recreation facilities Bowling alleys 3 spaces per lane Squash/tennis courts 3 spaces per court Other facilities Parking study with a survey of similar facilities is required.

Bowling alleys 1 space per 4 lanes Squash/tennis courts 1 space per 4 courts Other facilties Staff: 1 space per 400m2 gross floor area. Visitors: 1 space per 200m2 gross floor area.

Registered clubs and pubs

Parking study required. 4 spaces per 100m2

gross floor area. Restautants Bankstown City Centre

Parking study required. Locations in the former Bankstown LGA Where restaurant with greater than 100m² of total dining/bar area is provided, 0.15 car space per square metre in excess of 100m². Locations in the former Canterbury LGA Less than 120m2: 1 space per 40m2 GFA. 120m2–1,000m2: 1 space per 30m2 GFA. Greater than 1,000m2: To be determined by a parking study.

Staff: 1 space per 100m2 gross floor area over 100m2. Visitors: 2 spaces.



Residential flat buildings/serviced apartments

Zones R4, B1, B2 and B6 1 car space per 1 bedroom dwelling; 1.2 car spaces per 2 bedroom dwelling; 1.5 car spaces per 3 or more bedroom dwelling; 1 visitor car space per 5 dwellings. Zone B4 Minimum 1 car space and maximum 3 car spaces per dwelling; and 1 visitor car space per 5 dwellings. Note 1: Residential flat buildings on classified roads with over 10,000 vehicles per day should provide an additional space on the site for a furniture truck. Note 2: All car spaces must be located behind the front building line. Residential flat buildings are required to provide car spaces for people with disabilities depending on the size of the development. Note 3: Service and delivery vehicles can use visitor spaces.

1 visitor space per 10 dwellings.

Retail premises Belmore, Campsie, Canterbury and Lakemba centres 1 space per 66.7m2 GFA (< 120m2); 1 space per 33m2 GFA (120m2–1,000m2); 1 space per 27m2 GFA (> 1,000m2). Earlwood, Hurlstone Park, Narwee, Punchbowl and Wiley Park centres 1 space per 50m2 GFA (< 120m2); 1 space per 40m2 GFA (120m2–1,000m2); 1 space per 27m2 GFA (> 1,000m2). Other locations in the former Canterbury LGA 1 space per 40m2 GFA (< 120m2); 1 space per 30m2 GFA (120m2–1,000m2); 1 space per 22m2 GFA (> 1,000m2). Other locations in the former Bankstown LGA 1 space per 40m2 gross floor area. Note 1: Visitor parking for shops in centres are to be provided at the following rate:

• 80% of parking rate to be allocated for visitors and short–stay parking.

• 20% of the parking rate is to be allocated for staff and long–stay parking.




Roadside stalls 4 car spaces per stall.

Not applicable

Secondary dwellings

1 car space. Not applicable

Seniors housing Residential care facilities 1 parking space for each 10 beds in the residential care facility (or 1 parking space for each 15 beds if the facility provides care only for persons with dementia); 1 parking space for each 2 persons to be employed in connection with the development and on duty at any one time; 1 parking space suitable for an ambulance. Self–contained dwellings 0.5 car spaces for each bedroom where the development application is made by a person other than a social housing provider; or 1 car space for each 5 dwellings where the development application is made by, or is made by a person jointly with a social housing provider.


Service stations 6 car spaces for each work bay; or if no work bay is provided, 1 car space for each employee. Where a convenience store is provided, 1 car space per 20m² gross floor area. Where restaurant with greater than 100m² of total dining/bar area is provided, 0.15 car space per square metre in excess of 100m². Note 1: For combinations of the above uses, the total requirement may be reduced if it can be proven that the times of peak demand for the various uses do not coincide.


Sex services premises

1.5 car space per service room.

Not applicable


Land Use Car Spaces

Bicycle Spaces

Shop top housing in the former Bankstown LGA

Zone R4 1 car space per retail/business premises in addition to the off–street parking requirements for residential flat buildings. Zone B2 1 car space per dwelling; A retail premises must comply with the off–street parking requirements for shops; A business premises must comply with the off–street parking requirements for business premises.

Not applicable

Shop top housing in the former Canterbury LGA

The same rate for residential flat buildings except in the following locations: Belmore, Campsie, Canterbury and Lakemba centres Studio: 0.25 spaces per dwelling; 1 bedroom: 0.8 spaces per dwelling; 2 bedroom: 1 space per dwelling; 3 bedroom or more: 1 space per dwelling; Visitor parking: Not required. Earlwood, Hurlstone Park, Narwee, Punchbowl and Wiley Park centres Studio: 0.5 spaces per dwelling; 1 bedroom: 1 space per dwelling; 2 bedroom: 1 space per dwelling; 3 bedroom or more: 1 space per dwelling; Visitor parking: 0.15 spaces per dwelling. Other locations Studio: 0.67 spaces per dwelling; 1 bedroom: 1 space per dwelling; 2 bedroom: 1.2 space per dwelling (the 0.2 space to remain as common property); 3 bedroom or more: 2 spaces per dwelling; Visitor parking: 0.2 spaces per dwelling.

1 visitor space per 10 dwellings.

Specialised retail premises

1 car space per 60m2 gross floor area.

Not applicable


Land Use Car Spaces

Bicycle Spaces

Vehicle body repair workshops/vehicle repair stations

6 spaces per work bay, to be split as follows:

• 1 space for staff;

• 1 space for visitors;

• spaces for vehicles awaiting assessment or repairs; and

• 1 space per 20m2 retail GFA.


Vehicle sales and hire premises

0.75 space per 100m2 site area; and 6 spaces per work bay for vehicle repair services where provided, to be split as follows:

• 1 space for staff;

• 1 space for visitors; and

• 4 spaces for vehicles awaiting assessment or repairs.


Veterinary hospitals

1 space per 40m2 GFA (< 120m2); 1 space per 30m2 GFA (120m2–1,000m2); 1 space per 22m2 GFA (> 1,000m2).


Warehouse or distribution centres

1 space per 300m2 GFA or 1 space per 2 staff, whichever is the greater. Note 1: Where a retailing component is involved and provided this does not exceed 15% of the gross floor area (covering the retail component only), 1 car space per 100m² gross floor area is to be provided. Note 2: Where an office component is involved and provided this does not exceed 20% of the total gross floor area, 1 car space per 100m² gross floor area is to be provided. Any additional office space will be assessed at a rate of 1 car space per 40m² gross floor area.



Accessible off–street parking rates 2.6 Accessible parking is required to be designed and constructed in accordance with the

following rates:

Development Type

Accessible Parking Rates

Commercial and industrial premises (BCA Classes 5–8) where development contains 10 or more spaces

1 accessible parking space per 50 parking spaces for staff; 1 accessible parking space for visitors per 50 parking spaces where a car park has less than 500 spaces; 1 additional accessible parking space per 100 parking spaces above 500 spaces for visitors.

Places of shared accommodation (BCA Classes 1b and 3 including boarding houses, hostels, motels and the like, where 10 or more parking spaces are required.

1 accessible parking space per 10 beds designed in accordance with AS 2890.1.

Places of shared accommodation (BCA Classes 1b and 3 including boarding houses, hostels, motels and the like)

1 space per 50 spaces.

Publicly accessible buildings (BCA Class 9) where a development containing more than 10 spaces.

1 accessible parking space for every 25 spaces.

Monetary contributions in lieu of providing off–street parking spaces 2.7 Council may consider accepting additional developer contributions (i.e. to be paid on

top of the normal amount of Section 7.11 and 7.12 contributions that is payable) in lieu of providing off–street parking spaces for non–residential development on land within Zone B4 Mixed Use in the Bankstown City Centre and Zone B2 Local Centre in the former Bankstown Local Government Area.

These funds will be used by Council to build car parking spaces at sites identified by Council strategies. The amount of parking that can be offset is up to 100% of a development's non–residential parking requirement under the DCP. This clause does not apply to dwellings.

2.8 Council will only consider accepting these additional monetary contributions in lieu of

the provision of off–street parking at its discretion, and only in the following circumstances: (a) Where Council is satisfied that there will not be a significant impact associated

with the parking not being provided on the site.


(b) That the parking spaces to be provided off–site will be available for use at all times

by the general public and that there is no expectation that they will be used solely by clients of the development that is providing the parking spaces.

(c) That the timing of building the parking spaces shall be at the sole discretion of Council and there shall be no expectation by the applicant that the building of the car parking spaces shall be built to coincide with the development for which the additional monetary contributions have been paid.

(d) That the amount of monetary contributions per car parking space is indexed quarterly to the CPI. The current contributions amount per car parking space is updated and published on Council’s website.

This amount represents the cost of building a parking space and is not negotiable.

2.9 The process for the payment of the monetary contributions in lieu of providing off–

street parking will be through a planning agreement, made in accordance with the Canterbury Bankstown Planning Agreements Policy.


SECTION 3–DESIGN AND LAYOUT Objectives O1 To ensure the location and layout of parking areas function efficiently and safely. O2 To provide efficiency in vehicular circulation and connection with the external traffic

network. O3 To achieve a balance between parking requirements, visual aesthetics and pedestrian

safety. Development Controls Parking location 3.1 Development must not locate entries to car parking or delivery areas:

(a) Close to intersections and signalised junctions; (b) On crests or curves; (c) Where adequate sight distance is not available; (d) Opposite parking entries of other buildings that generate a large

amount of traffic (unless separated by a median); (e) Where right turning traffic entering may obstruct through traffic; (f) Where vehicles entering might interfere with operations of bus stops, taxi ranks,

loading zones or pedestrian crossings; or (g) Where there are obstructions which may prevent drivers from having a clear view

of pedestrians and vehicles. 3.2 Parking areas for people with disabilities should be close to an entrance to

development. Access from the parking area to the development should be by ramps or lifts where there are separate levels.

3.3 Where above ground parking is the only solution possible, locate to the rear of

buildings. Alternate parking arrangements 3.4 Council may consider tandem parking in the following situations:

(a) Industrial development where the users of the car parking will almost all be employees.


(b) High density residential flat buildings, shop top housing and mixed use

development if the parking users reside in the same dwelling or the employees work in the same premises.

(c) Tandem parking for a maximum of two vehicles is permissible in dwelling houses, dual occupancies, attached dwellings, secondary dwellings, semi–detached dwellings, multi dwelling housing and multi dwelling housing (terraces) if the parking users reside in the same dwelling.

3.5 Tandem parking is not permitted where a high proportion of the users of the car park

are visitors or customers. 3.6 Council may consider turn tables for non–residential development in Zones B2 and B4,

subject to further assessment. Access driveway width and design 3.7 The location of driveways to properties should allow the shortest, most direct access

over the nature strip from the road. 3.8 The appropriate driveway width is dependent on the type of parking facility, whether

entry and exit points are combined or separate, the frontage road type and the number of parking spaces served by the access facility.

3.9 Driveway widths for existing dwellings and extensions to the existing properties are

assessed on their merits. 3.10 For new residential development, necessary clear driveway widths are provided in the

following table:

Driveway width Minimum clear width

One–way 3 metres

Two–way 5.5 metres

Minimum headroom dimensions 3.11 Clear headroom dimension is necessary to make sure that vehicles are clear of

mechanical or service obstructions such as fire sprinklers, lighting fixtures and signs. Following minimum headroom dimension has to be maintained in all development.


Loading and unloading facilities 3.12 Mixed use development must provide appropriate loading/unloading or furniture pick–

up spaces. If no provision is made for the facilities, development applications must provide justification why they are not necessary.

3.13 Where rear lane access is not available and the commercial/retail gross floor area of a

building is greater than 500m2, Council requires: (a) at least one off–street parking space for delivery/service vehicles; and (b) additional off–street parking spaces or a loading dock depending on the size,

number, and frequency of delivery/service vehicles likely to visit the premises. 3.14 The design of loading docks must:

(a) be separate from parking circulation or exit lanes to ensure safe pedestrian movement and uninterrupted flow of other vehicles in the circulation roadways;

(b) allow vehicles to enter and leave the site in a safe manner; and (c) have minimum dimensions of 4 metres by 7 metres per space.

3.15 Access to and from the service area is to be convenient with a lift or ramp provided. 3.16 Service vehicles are to enter and leave the site in a forward direction. Safety and security 3.17 Sloping ramps from car parks, garages and other communal areas are to have at least

one full car length of level driveway before they intersect pavements and carriageways. Sight distance requirement 3.18 For all development, adequate sight distance must be provided for vehicles exiting

driveways. Clear sight lines are to be provided at the street boundary to ensure adequate visibility between vehicles on the driveway and pedestrians on the footway and vehicles on the roadway.

Pedestrian access 3.19 Parking areas should be designed so that through–traffic is excluded, and pedestrian

entrances and exits are separate from vehicular entrances and exits. 3.20 Lifts and stair lobbies should be prominently marked to help users find them and to

increase personal security.


3.21 In split–level/multi–level car parks, a stairway should be located at the split–level, to

provide pedestrian access between these levels and eliminate pedestrians having to use vehicular ramps.

Car wash bay 3.22 The minimum dimension for car wash bays is 3.5 metres x 5.4 metres. 3.23 Where residential development are required to provide a car wash bay as a condition of

development consent, the following requirements apply: (a) the car wash bay pavement must be bunded and isolated from the stormwater

drainage system so that car wash runoff does not discharge into the Sydney Water sewer system;

(b) the car wash bay must be covered or located in the basement and protected so that stormwater does not collect in the wash bay and discharge into the sewer system; and

(c) the car wash bay space may also be used as a visitor space. Bicycle parking 3.24 For non–residential development that requires over 10 staff bicycle parking spaces,

provide one shower and change room per 10 staff bicycle parking spaces. 3.25 Provide a mix of bicycle storage facilities to cater for short and long stay parking. 3.26 Bicycle racks or stands placed in open public areas that provide only means to lock one

wheel of a bicycle to a fixture is not an acceptable secure arrangement. Devices requiring a wheel to be removed are also not acceptable.

3.27 Development must incorporate the following elements into the design and location of

bicycle parking: (a) All facilities are clearly visible and as close as possible to the main entrances/exits

to the street and within the building; (b) Short–stay and visitor parking is at–grade and floor and wall–mounted rails are

acceptable; (c) Long–stay and resident parking is on the uppermost level of a basement car park; (d) A safe path of travel between bicycle parking and the main entrances/exits is

clearly marked; (e) Bicycle facilities are not to hinder vehicle and pedestrian movements, or

contribute to the likelihood of injury to passing pedestrians; (f) Access paths to bicycle parking are a minimum of 1.5m wide for oneway access

path to allow the passage of a pedestrian pushing a bicycle; and


(g) Standardised information signs are to be used to give directions to bicycle parking

areas. 3.27 Bicycle parking facilities are to be well lit to minimise theft, vandalism, reduce

pedestrian hazard and to improve safety of the cyclists. Visitor parking 3.28 Visitor spaces must not be located behind security grills and must be easily accessible. 3.29 Clearly mark and signpost visitor parking, and locate on the ground floor where possible,

so that it is easy to find and access. 3.30 Visitor parking should be located near the main pedestrian entrance to the building and

can be located in front of the building alignment, but not encroach upon the front setback areas.

Basement parking 3.31 Provide ventilation to basement parking. Location and details of mechanical ventilation

design must be outlined in applications to Council. 3.32 Design and integrate basement parking so as not to accentuate the scale or bulk of a

building, or detract from the streetscape or front setback character. 3.33 New vehicle access to shop top housing is not permitted from Canterbury Road,

Beamish Street (Campsie) or Homer Street (Undercliffe Precinct). 3.34 Vehicular access should be via secondary streets, rear lanes or internal driveways where

possible. 3.35 Provide secure bicycle parking at basement level which is easily accessible from ground

level, from apartments and other uses within the development. 3.36 Keep all loading docks, parking areas and driveways clear of goods and do not use for

storage, including garbage storage, so that free movement is available at all times. 3.37 Locate and design so that impacts such as noise, exhaust fumes and headlight glare, are

minimised on adjoining residential uses or residential zoned land. 3.38 Optimise opportunities for deep soil, active street frontages, and good streetscape

design, and minimise loss of street parking.


3.39 In shop top housing development, separate long–term (resident and employee) and

short–term (shopper and visitor) car parking, separate parking for residential and non-residential users, and provide secure access to long–term parking.

At–grade parking 3.40 Screen or enclose at–grade parking with landscaping, structures or by wrapping the car

park with retail or other active uses. 3.41 Avoid car parking areas and access driveways characterised by large expanse of bare

concrete. 3.42 Use a combination of different surface materials to delineate pedestrian thoroughfares,

vehicular access and parking areas. 3.43 Use perforated paving materials (for example, paving units with wide bands of gravel

aggregates) that allow infiltration of stormwater. 3.44 Trees are to be planted at the ratio of 1 tree per 5 car park places allocated. Species are

to be selected for their ability to thrive where compaction and de–oxygenation are characteristic of the soils.

3.45 For proposed car parks of capacity 40 cars or more, raised landscape island beds of

minimum dimensions 2 metres x 4 metres shall be provided to break up row of cars, spaced at every 10 car places for placement of a canopy tree.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.3 Waste Management DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Standard Services Specifications for Residential Development......... 5 Section 3 Residential Development………………………………………………………………. 8 Section 4 Commercial Development……………………………………………………………… 13 Section 5 Industrial Development…………………………………………………………………. 14 Section 6 Specific Uses....................................................................................... 15


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls to ensure the design and operation of waste management systems are consistent with Council’s commitment to building and creating a sustainable city. Canterbury Bankstown Development Control Plan 2021 must be read in conjunction with the Waste Management Guide. The Guide supports Canterbury Bankstown Development Control Plan 2021 by ensuring development implements optimal waste management systems that are fully integrated with Council’s servicing system. Note: If applicable to a development application, the development controls of Chapter 3.3 of this DCP will prevail if there is an inconsistency with the Waste Management Guide. Objectives O1 To maximise resource recovery and encourage source separation of waste, reuse and

recycling by ensuring development provides adequate and appropriate bin storage areas and collection facilities.

O2 To ensure development incorporates well–designed and responsive bin storage areas

and collection facilities that are convenient and accessible to occupants. O3 To maximise residential amenity and minimise adverse environmental and health

related impacts associated with waste management such as odour from bin storage areas and noise from collection facilities.

O4 To ensure bin storage areas and collection facilities are designed to integrate with and

meet the minimum requirements for Council’s domestic waste services.


O5 To ensure development facilitates all waste streams being handled, stored and collected

in a manner to reduce risk to health and safety of all users including maintenance (such as caretakers), collection staff and contractors (and required vehicles and equipment).

O6 To integrate bin storage areas and collection facilities with the building form and

landscape to avoid adverse visual impacts on the streetscape and neighbourhood.


SECTION 2–STANDARD SERVICE SPECIFICATIONS FOR RESIDENTIAL DEVELOPMENT Development Controls 2.1 The weekly generation rates per dwelling are:

General Waste Recycling Garden Organics

140L 120L 120L*

Note: All bin allocations are rounded up to the next whole number (for example the calculation of 4.4 bins will be rounded to 5 bins). * Only applies to multi dwelling housing and residential flat buildings that generate garden organics (e.g. garden prunings and leaves).

2.2 The bin sizes for residential development are:

Residential Development Waste stream

General Waste Recycling Garden Organics

Attached dwellings, dwelling houses, dual occupancies, secondary dwellings, semi–detached dwellings

140L 240L 240L

Manor houses, multi dwelling housing, multi dwelling housing (terraces)

140L / 240L /660L / 1,100L

240L /660L / 1,100L

240L (on request)

Residential flat buildings, shop top housing

660L / 1,100L or hook lift bin with compactor

660L or 1,100L 240L (on request)

Note: It is important to understand the size of bins that will be allocated by Council for the development. Check with Council if you need assistance in identifying the most appropriate bin size(s). An additional 15cm is to be provided around each bin in the design of the waste bin storage area, to ensure it can function effectively and efficiently, and to avoid damage to walls and doors from bins scraping against them.


2.3 The standard bin dimensions are

Standard Bin Type Dimensions

Height Width Depth

140L mobile garbage bin

930mm 530mm 610mm

240L mobile garbage bin

1,060mm 580mm 730mm

660L bulk bin

1,250mm 1,370mm 850mm

1,100L bulk bin

1,470mm 1,370mm 1,245mm

Hook Lift/Compactor Bin (10m3–30m3)

2.5 metres 2.5 metres 6 metres

Note: Dimensions are a guide only and may differ depending on the manufacturer.

2.4 The standard service frequencies for residential development are:

Residential Development Service Frequency

General Waste

Recycling Garden Organics

Bulky Waste (per calendar year)

Attached dwellings, dwelling houses, dual occupancies, secondary dwellings, semi–detached dwellings

One collection per week

One collection per fortnight

One collection per fortnight**

Two collections

Manor houses, multi dwelling housing, multi dwelling housing (terraces)




Development (6 or less dwellings)–Two collections*** Development (7 to 50 dwellings)–Four collections*** Development (>50 dwellings)–Six collections***

Low density residential flat buildings, shop top housing




Medium density residential flat buildings, shop top housing

One or two collections per week*

One collection per fortnight*


High density residential flat buildings, shop top housing

Two collections per week*

One collection per fortnight*



Note: * Service frequency may be increased for medium and high–density residential flat buildings and shop top housing only after discussion and recommendation of Council’s waste management assessment officers. ** Alternative week to recycling service.

*** Collection service to be introduced on 1 March 2021.


SECTION 3–RESIDENTIAL DEVELOPMENT Development Controls All residential development types 3.1 Council or its contractors are solely to provide the waste services to all residential

development types as required under the Local Government Act 1993. 3.2 Each dwelling is to have:

(a) A waste storage cupboard in the kitchen capable of holding two days waste and recycling and be sufficient to enable separation of recyclable materials.

(b) A suitable space in the kitchen for a caddy to collect food waste. 3.3 Development must provide a bin storage area behind the front building line. The bin

storage area must be of adequate size to accommodate all allocated bins. 3.4 The location of the bin storage area should not adversely impact on the streetscape,

building presentation or amenity of occupants and adjoining dwellings. 3.5 The location of the bin storage area should ensure this area:

(a) is screened or cannot be viewed from the public domain; and (b) is away from windows of habitable rooms to reduce adverse amenity impacts

associated with noise and odour. 3.6 The location of the bin storage area is to be convenient to use for the dwelling

occupants, through reducing the bin travel distance from the bin storage area to the nominated kerbside collection point. The bin–carting route from the bin storage area to the collection point must not pass through any internal areas of the building/dwelling and must avoid stairs or slopes.

3.7 Where possible, development may consider providing each dwelling with a suitable

space for composting and worm farming, located within the backyard, private courtyard or open space. Composting facilities should locate on an unpaved area, with a minimum size of 1m2 per dwelling.


Manor houses, multi dwelling housing and multi dwelling housing (terraces)–Individual bin storage areas 3.8 In addition to clauses 3.1–3.7, where development proposes each individual dwelling to

contain a bin storage area, it must be of adequate size to accommodate all allocated bins and be located: (a) away from windows of habitable rooms to reduce adverse amenity impacts

associated with noise and odour; (b) where it is convenient to use for the dwelling occupants, through reducing the

bin–carting distance from the bin storage area to the nominated collection point; (c) to ensure the bin–carting route is a flat or ramped surface with a maximum grade

of 1:30 and is to be free from steps and obstacles and not pass through any internal areas of the building/dwelling;

(d) to ensure the bin–carting route from the bin storage area to the collection point is direct as possible and a maximum distance of 50 metres.

3.9 Development that proposes individual bin storage areas is to have all allocated bins

presented for kerbside collection. 3.10 Where development proposes kerbside collection, the nominated collection point must

be of sufficient size to accommodate all allocated bins within the site’s frontage. Nominated collection points must avoid classified roads and roads with high vehicle and pedestrian traffic where possible.

3.11 Each dwelling is to have adequate bulky waste storage within a secure garage area (e.g.

storage cage or lockable room) to store bulky waste awaiting collection. Manor houses, multi dwelling housing and multi dwelling housing (terraces)–Communal bin storage areas 3.12 Development that does not have sufficient kerbside frontage to accommodate all

allocated bins is to provide a communal bin storage area that can be integrated with Council’s standard collect and return service by locating the bin storage area within 10 metres of a layback to the nominated collection point.

3.13 Where development proposes a communal bin storage area, the location and design of

this area must: (a) integrate with the building form and landscape; (b) locate either at ground level behind the front building line or within the basement

level of the development; (c) provide direct and convenient access for the occupants of the development;


(d) allow for the safe and direct transfer of all bins from the bin storage area to the collection point;

(e) not adversely impact the occupants within and adjoining the development in relation to visual amenity, noise and odour;

(f) not interfere with car parking, landscape and any existing trees and vegetation; (g) not adversely impact on the streetscape, building presentation or amenity of

occupants and adjoining dwellings. 3.14 The bin–carting route from the communal bin storage area to the collection point is to

be: (a) a direct path to the collection point; (b) paved and a minimum 2 metres wide; (c) non–slip, free from obstacles and steps; (d) a maximum grade of 1:30; (e) avoids passing through any internal areas of the building.

3.15 Where a bin storage area cannot be located within 10 metres of a layback to the

nominated collection point, Council may require a separate temporary bin holding area provided it does not adversely impact on the streetscape, building presentation or amenity of occupants and adjoining dwellings.

Residential flat buildings 3.16 In addition to clauses 3.1–3.7, the bin storage area of residential flat buildings must be

of sufficient size to accommodate all allocated bins, and the location and design must: (a) integrate with the building form and landscape; (b) locate either at ground level behind the front building line or within the basement

level of the development; (c) provide direct and convenient access for the occupants of the development; (d) allow for the safe and direct transfer of all bins from the bin storage area to the

collection point; (e) not adversely impact the occupants within and adjoining the development in

relation to visual amenity, noise and odour; (f) not interfere with car parking, landscape and any existing trees and vegetation; (g) not adversely impact on the streetscape, building presentation or amenity of

occupants and adjoining dwellings; (h) comply with the requirements of the Waste Management Guide.

3.17 Residential flat buildings are to provide a communal bin storage area that is designed to

integrate with Council’s standard collect and return service by locating the bin storage area within 10 metres of a layback to the nominated collection point and ensuring safe parking for Council’s service vehicle.


3.18 The bin–carting route from the bin storage area to the collection point is to be:

(a) direct and short as possible; (b) paved and a minimum 2 metres wide; (c) non–slip, free from obstacles and steps; (d) a maximum grade of 1:30; (e) avoids passing through any internal areas of the building.

3.19 Where development is proposing on–site waste servicing and collection, the

development is to be designed to integrate with Council’s standard waste service and to enable all allocated bins to be collected on–site. This includes: (a) designing entry/exit points and internal roads to allow Council’s waste collection

vehicles to enter and exit in a forward direction and collect bins from with no reversing;

(b) the design of the waste collection vehicle route of travel (including manoeuvring areas) and loading area must comply with AS 2890.2;

(c) the on–site collection point is to integrate into the design of the development. The collection point may be directly from the bin storage area or a nominated holding area within the site;

(d) the design of the on–site collection point must comply with the requirements of the Waste Management Guide.

Note: Council’s standard waste service is a heavy rigid vehicle as per AS 2890.2. 3.20 Each dwelling is to have adequate bulky waste storage within a secure garage area (e.g.

storage cage or lockable room) to store bulky waste awaiting collection.

If a secure bulky waste storage area for each dwelling is not possible, residential flat buildings must provide a bulky waste storage room(s) for residents to store bulky waste (e.g. white goods, mattresses, furniture) awaiting collection to prevent the illegal dumping of materials on the kerbside or in common areas. The design of the bulky waste storage room(s) must ensure: (a) it integrates with the building form and landscape; (b) does not adversely impact on the streetscape, building presentation or amenity of

occupants and adjoining dwellings; (c) complies with the requirements of the Waste Management Guide.

3.21 Council may require residential flat buildings with 75 or more dwellings to provide a

separate bin storage area for the storage of household items (e.g. clothing, mattresses, polystyrene, cardboard and electronic waste) awaiting collection through the Supplementary Recycling Service. The minimum area required is 9m2 and the design is to comply with the requirements of the Waste Management Guide.


Residential component of mixed use development including shop top housing 3.22 The design of the residential component of mixed use development must comply with

the development controls for residential flat buildings. The bin storage areas for the residential and commercial components of development are to be separate and with restricted access to prevent unauthorised access and illegal dumping.


SECTION 4–COMMERCIAL DEVELOPMENT Development Controls All commercial development types 4.1 Development must provide bin storage and separation facilities within each tenancy and

within the communal bin room. 4.2 Development must provide an appropriate and efficient waste storage system that

considers: (a) the volume of waste generated on–site; (b) the number of bins required for the development and their size; (c) additional recycling needs eg cardboard, pallets and milk crates; (d) waste and recycling collection frequencies.

4.3 Where development involves multiple tenancies, the design of development is to ensure

each tenancy will be able to obtain a Trade Waste Licence. 4.4 Bin storage areas are to integrate with the overall design and functionality of

development and are to locate within the building envelope to enable these areas to be screened from view from the public domain.

4.5 The design of the bin storage area must comply with the requirements of the Waste

Management Guide. 4.6 An on–site collection point is to be nominated for development. The location of the

collection point must allow collection vehicles to enter and exit the site in a forward direction and allow all vehicle movements to comply with AS 2890.2. The location of the collection point must ensure waste servicing does not impact on any access points, internal roads and car parking areas.

4.7 Waste collection frequency is to be a minimum of once per week. Higher collection

frequency may be required for development with larger waste generation rates and to ensure bin storage areas are kept clean, hygienic and free from odours.

4.8 Collection frequency for commercial tenancies producing more than 50 litres of meat,

seafood or poultry waste must have daily waste collection or be designed to be provided with a dedicated refrigerated room for waste storage between collections.


SECTION 5–INDUSTRIAL DEVELOPMENT Development Controls All industrial development types 5.1 Development must provide bin storage and separation facilities within each tenancy and

within the communal bin room. 5.2 Development must provide an appropriate and efficient waste storage system that

considers: (a) the volume of waste generated on–site; (b) the number of bins required for the development and their size; (c) additional recycling needs eg cardboard, pallets and milk crates; (d) waste and recycling collection frequencies.

5.3 Development is to consider potential future uses, particularly where separate waste

containers may be required for industrial process type waste and bunding of bin storage areas.

5.4 Where development involves multiple tenancies, the design of development must

ensure each tenancy will be able to obtain a Trade Waste Licence. 5.5 Bin storage areas are to integrate with the overall design and functionality of


5.6 The design of the bin storage area must comply with the requirements of the Waste

Management Guide. 5.7 An on–site collection point is to be nominated for development. The location of the


5.8 Waste collection frequency is to be a minimum of once per week. Higher collection

frequency may be required for development with larger waste generation rates and to ensure bin storage areas are kept clean, hygienic and free from odours.


SECTION 6–SPECIFIC USES Development Controls Boarding houses, child care centres, educational establishments and places of public worship 6.1 Development must provide bin storage and separation facilities. 6.2 Development must provide an appropriate and efficient waste storage system that

considers: (a) the volume of waste generated on–site; (b) the number of bins required for the development and bin size; and (c) waste and recycling collection frequencies.

6.3 Bin storage areas are to integrate with the overall design and functionality of


6.4 The location of the bin storage area must not adversely impact on the streetscape,

building presentation or amenity of any adjoining dwellings. 6.5 An on–site collection point is to be nominated for development. The location of the


6.6 Waste generation rates are to be calculated in accordance with the rates provided in the

Waste Management Guide.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.4 Sustainable Development DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Water Conservation………………………………………………………………………. 5 Section 3 Energy Minimisation……………………………………………………………………… 7 Section 4 Definitions…………………………………………………………………………………….. 9


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls to manage energy and water efficiency in development. Objectives O1 To incorporate water conservation measures in the design and operation of

development. O2 To incorporate energy efficient practices in the design and operation of development. Application of this Chapter Chapter 3.4 of this DCP (this chapter) applies to buildings with a classification of Class 5 to Class 9 under the Building Code of Australia in the following situations:

• new proposals requiring a development application;

• extensions to existing development that is greater than or equal to 5,000m2 of gross floor area; or

• extensions to existing development below 5,000m2 of gross floor area where the development seeks to expand by an amount of 50% or more of the existing floor area.

It is important to note that:

• Where extensions to existing uses are subject to this chapter, the development controls apply only to that part of the building being extended.

• In the case of proposals for mixed residential and commercial development and mixed commercial and industrial development, development controls for the relevant components apply (i.e. commercial controls apply to the commercial component and the industrial controls for the industrial component).


• For the purposes of this chapter, retail uses have generally been included in the term ‘commercial development’, although there are some instances where separate controls have been specified for retail and commercial uses. Elsewhere in this chapter, it should be assumed that the same controls apply to retail and commercial uses unless stated otherwise.

• Compliance with the development controls will be verified either:

• When the application for a compliance certificate is being considered; or

• In the case of controls that apply to larger development (those above 5,000m2), through information provided with the development application and by the inclusion of relevant conditions of consent. The information provided with the development application must include showing the location and design of the energy and water efficiency measures on the architectural plans.

• This chapter does not apply to proposals involving a change of use.


SECTION 2–WATER CONSERVATION Objectives O1 To incorporate more sustainable use of water in development by:

(a) increasing the efficiency of mains supply water use; and (b) providing for on–site collection and re use of rainwater, grey water and

stormwater runoff. Development Controls 2.1 Proposals for new development with a gross floor area less than 5,000m2 and proposals

for extensions to existing developments below 5,000m2 seeking to expand by 50% or more of the existing floor area must comply with Requirement W1.

2.2 Proposals for new development or extensions with a floor area greater than or equal to

5,000m2 of gross floor area must comply with Requirements W1 and W2. Requirement W1: Use of water efficient fixtures 2.3 The following requirement is mandatory and must be incorporated into the building

design: All taps, showerheads, toilet suites (cisterns, urinals) used in the development must be rated to at least 4 stars under the National Water Efficient Labelling and Standards (WELS) Scheme (refer below).

National water conservation rating and labelling scheme

The Water Efficient Labelling and Standards (WELS) Scheme is administered by the NSW and Australian Government and is designed to make more efficient use of Australia’s potable water supply.

The following star ratings are required for compliance with this DCP: (a) shower heads 3 stars–8 litres or less per minute; (b) basins taps 6 stars–4.5 litres or less per minute (c) toilet cisterns 4 stars–4 litres or less per flush.

A comprehensive list of products that meet the above water consumption requirements of this DCP can be viewed at the Australian Government website at www.waterrating.gov.au.

http://www.waterrating.gov.au/


Requirement W2: Site water management plan 2.4 All proposals with an intended gross floor area equal to or greater than 5,000m2

(whether multi use or single use) must submit with the development application, a site water management plan that investigates and where feasible provides for the integrated management and use of water for the proposed development.

Matters to be addressed in the water management plan include proposals for reducing mains water supply use by using other water sources including the following: (a) preparation of an integrated water collection and recycling system for the

capturing and recycling of rainwater. The system should preferably be integrated with the mains supply water system and should provide for the reuse of captured water in the development. Appropriate uses for recycled water would include car washing, dust control, watering of gardens, flushing of toilets and similar uses;

(b) proposals for capturing and reusing grey water on the site. Appropriate uses for recycled water would include car washing, dust control, watering of gardens, flushing of toilets and similar uses (refer to Appendix 1 for more information on grey water reuse);

(c) proposals for capturing and reusing stormwater from the site. The need for any treatment of stormwater prior to reuse should be considered;

(d) proposals (where feasible) of treating and reusing any process water generated by the development; and

(e) proposals for controlling the quality of waste water that is to be disposed of.

Notes:

The water management plan must be submitted with the development application and will be considered in the assessment of the application. The relevant findings of the site water management plan must be incorporated into the proposed development. Conditions of consent will be included to implement this requirement. Appendix 1 includes more information in relation to this requirement.


SECTION 3–ENERGY MINIMISATION Objectives O1 To incorporate energy efficiency in the design and operation of development proposals.

This is done by: (a) promoting the use of energy efficient principles in the design of a facility; and (b) ensuring the ongoing operations of the facility incorporates energy minimisation

measures. Development Controls 3.1 Proposals for new development where the total gross floor area is below 5,000m2; and

extensions to existing uses below 5,000m2 that involve an increase in 50% or more of the existing gross floor area must comply with Requirements E1 and E2.

Requirement E1: Energy efficient building design 3.2 The design and orientation of buildings must maximise solar access and natural lighting

by: (a) Orientating the building so that its longest side is on the east west axis (where

possible). (b) Maximising the number of windows on the northern face of the building and

minimising glazed areas on the eastern and western walls of the building (i.e. providing for most of the glazed areas on the northern face of the building).

(c) Fitting warehouses with skylights to 10% of the roof area. (d) Considering and including where feasible the following features: skylights,

clerestory windows, light wells, light tubes, atriums and similar features. Requirement E2: Energy efficient hot water systems 3.3 Development must incorporate a hot water heating system that is energy rated to at

least 4 stars. The preferred system is either a gas boosted solar system, or a 5–star gas system, with appropriate insulation to the tank and pipes (refer to box for a list of different types of water heaters that have a rating of 4 stars or higher).


Rating of hot water heating in terms of energy efficiency

Source of Energy Storage Rating

Solar Gas Boost solar contribution 50%) Storage 5 stars

Gas Instantaneous 4

Gas–Storage High Efficiency 4

Electric–Storage Heat Pump 4

Gas–Storage Low Efficiency 4

Solar Electric Boost (solar contribution> 50%) Continuous 4

Solar Electric Boost (solar contribution> 50%) OP2 4

Note 1: The most energy efficient hot water heating system is a gas boosted solar system. A 5 star gas system is almost as energy efficient and probably less costly to install. In general, gas systems are more energy efficient than electric and also compare well with electricity systems in terms of price.

Note 2: The efficiency of a water heating system can be improved by positioning it close to main areas of use, such as the kitchen or the bathroom. Efficiency can also be improved by insulating the pipes and the tanks and including thermostatic controls.


SECTION 4–DEFINITIONS Air flow means the movement of air outside and inside a building. Atrium means a void intersecting all building levels that brings light (and sometimes air) into a building core. Berm means soil piled against the length of a wall at an angle to reduce the exposure of surface area to solar radiation and to assist in the maintenance of equilibrium between subsoil ground temperature and the building’s thermal mass. Berms also provide insulation against noise. Building grassing means the use of grass as external insulation and as a means to reduce exposure of the building surface to solar radiation. This approach also provides insulation against noise. Clerestory means a high level window used for daylighting. Daylighting means a range of techniques used to introduce sun and sky light into a building. Embodied energy means the accumulated energy used to manufacture and maintain a material or product from the extraction of raw materials to the end of its useful life, disposal and/or recycling. Embodied energy is distinct from operational energy. The measurement of embodied energy is an important part of environmental Life Cycle Assessment. A distinction is often made between Process Energy required (e.g. for extraction, manufacturing) and other energy inputs e.g. for product transportation or for periodic maintenance. Evaporative cooling means various techniques of using evaporated water (water vapour at a lower than air temperature) to cool air. Light tube means a device for bringing light through a cavity to an interior space without diffusion. Light shelf means a means of deflecting light onto an internal reflective surface to increase the depth of light penetration into an internal space. Natural ventilation means a range of techniques that combine natural airflow with building design characteristics to induce fresh air into a building and exhaust stale air. Natural ventilation is also sometimes used as a means to reduce the temperature of a building’s thermal mass.


Night cooling means the induction of cool night air into a building to reduce the temperature of its thermal mass. Plenum means a space in which air can pass horizontally, either between a concrete slab and suspended floor or between the underside of a slab and a ceiling. Permeable ceiling means a false ceiling that allows air to come in direct contact with a slab above it. R–value means a measure of the thermal resistance of a material or building element. Solar fan means a roof or ridge fan used to induct or extract air from a building that is driven by a photovoltaically produced electric power (electricity generated by sunlight). Solar radiation means the heat and light created by the combination of all the sun’s rays (ultra–violet, infrared, electromagnetic waves) plus high energy charged particles. Shade audit means a quantification of all source of available and needed shade for a specific site. Stack effect means the tendency for warm air to rise in a tall confined space, creating a draft and thereby drawing in cooler air at a lower level. Stack ventilation/solar chimneys means the use of the stack effect as a means of naturally ventilating and cooling a building. An example would be the use of a building element such as a stairwell or shaft, with a top vent, air movement across this vent and high temperature at or above roof level, all which would work together to extract hot air out of a space and induct in ground level cool air. Thermal mass means the thermal mass of a building refers to the capacity of materials to store heat or cold. Materials with a high thermal mass are dense, such as brick, concrete, stone. U–value means the measure of a material’s overall thermal transmittance.


APPENDICES Appendix 1–Additional information about Requirement W2 The following information provides additional background information about Requirement W2 in relation to the preparation of a site water management plan. The site water management plan is intended to ensure that large developments consider the capture and reuse of water from rainwater, stormwater, grey water and process water. In preparing the site water management plan, the following matters should be considered: Rainwater capture devices In preparing the site water management plan, it may be recommended that water tanks (or other rainwater capture devices) be installed to provide for the capture and the reuse of water. In installing tanks or other rainwater capture devices, the following principles should be borne in mind: (i) plumbing the tanks into the mains water supply system: it is far more preferable for

water tanks to be plumbed into the system and water piped directly to the toilets for flushing, rather than for them to be used for more passive uses such as garden watering;

(ii) plumbing connections: Sydney Water requires that tanks and similar devices keep their water entirely separate from the existing water supply system. A backflow prevention device will also need to be installed to ensure there is no direct connection to water mains supply, and (for tanks that are plumbed into the system), a valve is needed to allow switching between the tank and mains supply water. Contact Sydney Water for further information;

(iii) taps: any taps from these devices should be marked so as to prevent use of water that is collected being used for human consumption;

(iv) materials: rainwater tanks can be made from galvanised steel, polyethylene, fibreglass, concrete or masonry, and can be designed in shape and colour to blend with building design;

(v) location: location of rainwater capture devices should be done so as to minimise their visual impact;

(vi) structure: matters to be considered include: ensuring an appropriate support structure and foundation, ensuring child proofing, including covering and contaminant screens;

(vii) noise: any pumps installed in association with the tanks should comply with all relevant noise control standards;

(viii) overflow: any overflow water should be piped preferably into a stormwater detention pit and made available for reuse. It may be possible to pipe the overflow into the stormwater drainage system. It should not be piped to the sewerage system.


Consideration should be given to the following documents in the design, installation, operation and maintenance of rainwater tanks: NSW Ministry of Health Guideline GL2007_009 titled “Use of Rainwater Tanks where a Public Supply is Available”; Enhealth document titled “Guidance on the Use of Rainwater Tanks 2010”; and Australian Guidelines for Water Recycling “Managing Health and Environmental Risks (Phase 2): Stormwater Harvesting and Reuse (July 2009)”. Grey water recycling The following matters should be considered when considering a grey water reuse scheme: (i) grey water often requires separation and treatment before it can be reused; (ii) all applicants should consult with NSW Health (the responsible Government authority

on grey water recycling, and ensure that any comments made by NSW Health are incorporated into the site water management plan for grey water reuse;

(iii) The NSW Health website (www.health.nsw.gov.au) also provides useful information about grey water recycling.

The reuse of grey water for non–potable purposes may need to be licensed by the NSW Independent Pricing and Regulatory Tribunal under the Water Industry Competition Act 2006 or approved by Council under section 68 of the Local Government Act 1993.

Consideration should be given to the following documents in the design, installation, operation and maintenance of grey water reuse systems: Australian Guidelines for Water Recycling “Managing Health and Environmental Risks (Phase 1) 2006”; and NSW Department of Primary Industries: Office of Water “Interim NSW Guidelines for Management of Private Recycled Water Schemes”. Reuse of stormwater The reuse of stormwater for non–potable purposes may need to be licensed by the NSW Independent Pricing and Regulatory Tribunal under the Water Industry Competition Act 2006. Consideration should be given to the following documents in the design, installation, operation and maintenance of grey water reuse systems: Australian Guidelines for Water Recycling “Managing Health and Environmental Risks (Phase 1) 2006 and “Managing Health and Environmental Risks (Phase 2): Stormwater Harvesting and Reuse (July 2009)”.

http://www.health.nsw.gov.au/


Appendix 2–Design guidelines for development 1 Background information 1.1 Introduction These design guidelines supplement Chapter 3.4 of this DCP (this chapter). In particular, it is intended that they be used by larger development (in excess of 5,000m2 of gross floor area) to comply with the controls of this chapter. The guidelines outline the basic design principles that need to be taken into account before submitting a development application for development where the gross floor area of the development exceeds 5,000m2. Council is not asking applicants to conform to every design concept described in these guidelines. The concepts that apply will vary according to the nature of the site and the activities that are proposed to occur. The consulting firm Team D/E/S prepared the guidelines with some minor amendments by Council. 1.2 Principles of passive design The aim of passive design is to get maximum value out of the building’s elements making the building itself, rather than additional systems, do the work of keeping occupants comfortable. Good passive design can eliminate or substantially reduce the load on heating, cooling and ventilation systems, thus providing savings in operational energy and reductions in greenhouse emissions. Passive design involves the use of siting, orientation, form and fabric (the main construction materials) of a building to create comfortable internal conditions that eliminate or reduce the need for mechanical systems of heating, cooling and ventilation. A key principle of passive design involves exposing or shading a building’s thermal mass to solar radiation and moving air across it according to seasonal conditions. For winter, passive design strategies are used to minimise heat loss and maximise heat gain. In summer the aim is to minimise heat gain and maximise heat removal. Correct orientation, use of windows to receive winter sun where appropriate but which are shaded in summer, incorporating appropriate amounts of thermal mass into the right parts of the building, the use of insulation and provision for natural ventilation are important passive design strategies for heating and cooling. These approaches are appropriate for dwellings, but need to be modified for non–residential buildings. For example, direct sunlight penetration into workplaces is generally undesirable for safety reasons. This limits the use of internal thermal mass for solar heat gain.


On the other hand, passive approaches to lighting–substituting diffused or indirect daylight for artificial lighting is important for workplaces as they generally consume large amounts of energy for lighting. Passive design requires making the right design decisions from the very beginning of a project, with careful consideration of: (a) building orientation and siting to maximise daylighting; (b) building form, shape and footprint: to optimise solar access, daylighting and natural

ventilation thermal mass to minimise summer heat gain and winter heat loss; (c) building layout to group activities with similar heating, cooling and ventilation needs; (d) building envelope and insulation for roof, walls, windows and floors to be designed and

specified to minimise summer heat gain and winter heat loss; (e) natural ventilation and cooling: to maximise opportunities and reduce building energy

uptake; (f) daylighting to reduce the need for artificial lighting; (g) shade and sun control to shade or expose thermal mass and windows as appropriate

and to prevent glare problems; and (h) landscape design to complement other passive strategies, especially for shading and

cooling and evaporative cooling as a possible extension of landscape design. There is no single passive design solution that can be applied to every situation. Appropriate solutions are many and vary according to the circumstances of each site and the functional requirements of the building. 1.3 Building orientation and design Objective The objective is to have the building’s orientation and siting optimised for passive design strategies that will reduce the need for artificial lighting, mechanical heating, cooling and ventilations systems, and thus contribute to energy conservation. Consideration Consider how the building’s orientation and its position on the site will take best advantage of solar access and microclimatic conditions (such as prevailing summer breezes). Concept A building should be placed on its site so as to maximise solar access between 8.00am and 4.00pm at the mid–winter solstice. The north wall and roof should not be shaded by other buildings or by vegetation in mid–winter (this is called ‘north wall access’).


If a building is orientated so that the major areas of glazing are facing solar north (Figure 1) this maximises winter sun penetration (because the sun is at a lower angle in winter) and assists in shading in summer when the sun is at a higher angle (Figure 2). For workplaces, sun penetration needs to be kept away from task areas, but may be able to be utilised for winter heat gain in non-critical areas (e.g. staff canteens, reception areas)–this needs to be designed in relation to thermal mass (refer to Item 3). East and west facing glazing should be avoided because it can be difficult to shade and cause heat gain in summer. Building orientation and siting also needs to take account of local microclimate. For example, knowing about the direction and intensity of prevailing winds means that the building can be sited to exclude cold winter winds or to take advantage of summer breezes. The effect of adjacent buildings on airflow needs to be considered also (Figure 3). Glazing on the north facade of a building takes advantage of the sun’s higher angle in summer, requiring less shading. The lower sun angle in winter can be utilised to allow sunlight to penetrate into non–crucial work areas, and thus contribute to the building heat gain.

Figure 1: A building should be oriented so that the longest axis is facing true north.

Figure 3: Part of site assessment is gathering information about microclimate such as prevailing winds and the movement of air around existing buildings. This information can then be used to inform building design, especially window and air vent positioning (also see natural ventilation and cooling and Figures 5 and 6).

Figure 2: The sun’s path is higher in the sky in summer and lower in winter. In summer, the east and west sides of a building are exposed to sun for long periods–which is a good reason to minimise windows there.


1.4 Building form and footprint Objective The objective is to have the building’s shape and form maximise the opportunities for passive design strategies that will reduce the need for additional lighting, heating and cooling systems, and thus contribute to energy conservation. Consideration Consider how the building’s form will contribute to energy conservation. Concept The shape of a building influences its energy performance according to prevailing climate. The desirability of maximising north wall solar access and having the largest area of glazing on the north facade, while minimising glazing on east and west walls, suggests that a rectangular building along an east–west axis is preferable. This also maximises daylight. Example: For a 3,200m2 two storey building, a rectangular shape of 80m x 20m (providing 80% daylight access) is preferable to a square building of 40m x 40m (with only 40% daylight access). This is important because lighting can account for up to 50% of total energy consumption in some office buildings. There are of course other alternatives to square or rectangular buildings for providing effective daylight. Where the site itself prevents the most desirable building orientation and shape (for example a small site hemmed in by tall buildings on three sides), other strategies for achieving energy demand reduction such as daylight, natural ventilation and cooling, will need to be given more attention. Related concept A building’s form also crucially influences the movement of air around and through it (see natural ventilation and cooling in Section 1.8 and Figure 4).


1.5 Thermal mass Objective The objective is to have the building’s thermal mass utilised most effectively so as to reduce the need for additional heating and cooling systems, and thus contribute to energy conservation. Consideration Consider how thermal mass will be used in the building to contribute to energy conservation. Concept Thermal mass refers to the heat storage capacity of materials. Dense materials like stone, brick and concrete have high thermal mass. They absorb heat from surroundings during the day then radiate it when the air temperature cools down. Thermal mass stabilises the inside temperature of a building by acting as a heat sink and source as well as providing a time lag in equalising internal and external temperatures. The most effective use of thermal mass is to have it in direct contact with the ground, because the temperature below the ground does not fluctuate as much as the air temperature. Thermal mass enhances solar heat gain through north facing windows in winter, absorbing the heat and re–radiating it slowly to warm the internal space. In summer, thermal mass needs to be shaded to minimise heat gain. Summer cooling can be assisted by directing air over thermal mass that has been pre–cooled by ground contact (also see natural ventilation and cooling). There are also propriety products such as a hollow core concrete slab system through which ventilation air is passed so as to regulate its temperature before it enters the room.


1.6 Building structure and layout Objective The objective is to have the arrangement of internal spaces complement overall passive design strategies, thus minimising energy needed for ventilation, heating, cooling and lighting. Consideration Consider how the internal layout of the building has been designed to enhance energy conservation. Concept The structural design of a building will influence the possibilities offered for passive design. A structural system that allows for large clear spans and high ceilings can facilitate daylight and airflow, but also requires careful design for heating and cooling. One favoured method, for example, is to combine concrete slabs with a steel frame, high ceilings and brick infill. This delivers several advantages: a high volume of thermal mass, with clear spans that reduce the need for internal structural walls or piers. This, together with high ceilings and large north facing windows allows for deep daylight/solar penetration. Additionally, such structures afford good end–of–building–life materials recovery that can offset the structure’s high embodied energy. The arrangement of the internal areas of the building should complement passive design strategies. This involves careful consideration of location of internal wall and partitions to take best advantage of daylight and natural ventilation. The more walls or partitions, the more complicated it becomes to naturally ventilate and to ‘daylight’ a building. Another way of saving energy is to group together activities into zones with similar heating, lighting, ventilation and acoustic requirements.


1.7 Building envelope and insulation Objective The objective is to have the energy efficiency of the building envelope maximised through appropriate design, choice of materials and insulation. Consideration Specify the R–value (thermal resistance value) of the building envelope. The recommended R–value for the building envelope is: (a) external walls R 1.5; or (b) external walls and windows (averaged) R 0.4 m2; (c) floors R 1.0 m2; and (d) roof R 3.0 m2. Concept Building envelope refers to walls, roof and floor–the building’s external ‘wrapping’, which must be designed to maximise energy efficiency. This involves effectively controlling heat loss and gain using measures such as: (a) appropriate window to wall ratio (WWR) noting that windows are a major source of

heat gain and loss; (b) selecting windows and glazing with the appropriate light, solar heat gain and heat

transfer properties; (c) thermally appropriate construction materials, appropriate shading systems; or (d) insulation of wall cavity, roof and window seals. The building envelope’s thermal performance can be calculated by adding up the R–values of its elements: walls, ceiling, windows, floors and insulation materials. R–values are a measure of thermal resistance. The higher the R–value, the higher the thermal resistance, thus the greater insulating ability of the material or combination of materials. Insulation Insulation reduces the flow of heat into a building in summer and out of a building in winter. Insulation does not store heat in the way that heavy thermal mass construction materials like brick and concrete do, it just makes it harder for heat to pass through. There are basically two types of insulation (bulk and reflective).


Bulk insulation reduces heat flow via conduction and convection, it consists of layers of lightweight fibres of particles that trap air. Types available are: (a) batts or blankets made of rockwool, acrylic fibre or wool; (b) loose fill cellulose fibre; and (c) rigid lightweight boards such polystyrene or strawboard. Bulk insulation is used in walls and ceilings. Reflective insulation reduces heat transfer by reflecting radiant heat and is usually used under roofs where it effective in resisting downward heat flow from the sun. Composite bulk and reflective insulation is also available; this is often used for flat or raked roofs. Areas of a building requiring insulation, in order of importance are: (a) roof and ceilings–where most heat is gained or lost; (b) walls, which while often having important thermal mass are generally poor insulators; (c) floors, which only require insulation in cold climates where slabs are exposed to low

ground temperatures; (d) windows, which are very good conductors of heat and are an often neglected area of

insulation. Ways of doing this include external shutters, tinted or reflective glass, ‘low e’ (low emittance) glass or double glazed units; and

(e) window frame materials vary in their heat conducting properties with aluminium being high (thus a poor insulator) and timber being low (thus a good insulator).

Note on roof insulation: Studies of low–rise commercial buildings show that significant savings in capital and operating costs can be achieved by using roof insulation. For example, a review of a new building design proposal showed that savings of $440,000 on heating/cooling plant and $14,000 on annual energy costs could be made by installing $28,000 worth of insulation. The 5,440m2 metal roof and sided building comprised offices, workshops, warehouse, dispatch facilities and amenities (NSW Public Works). Note on wall insulation:

Insulated and uninsulated wall assemblies R–values

Cavity brick wall 0.5

Cavity brick with double sided reflective insulation 1.5

Brick veneer/plasterboard 0.46

Brick veneer/plasterboard with reflective foil in cavity 1.48

Cavity wall: hollow cement blocks (90mm each) 0.6

Cavity wall: hollow cement blocks + R 1 foam board 1.6

Earth construction 300 mm thick (see also 'Berms' in glossary) 2.4–4


Note on glass: The performance of glass is often measured in terms of heat transmission values or ‘U values’, which are the inverse of R values (thermal resistance). The lower the U value, the less heat is transmitted through the glass. Approximate values depending on type and brand are as follows:

Type of window U–values

Single glazing, clear 6mm glass 6

Single glazing, low e glass 4

Double glazing, low e coating argon–filled gap (argon is a harmless low conductivity gas)

2

Insulated wall (for comparison) 0.5

Low–U value glazing is used where heat gain is not wanted. Where windows are to be used as part of a passive heating strategy, the reverse is required–the glass needs to have a high solar heat gain coefficient, (this measures the percentage of solar radiation passing through the glass, which for 3mm glass is 88%), and the gain needs to be more than the outflow of heat from inside that has been stored in the thermal mass. Double glazing and other special glass products cannot by themselves be effective in preventing unwanted heat gain if other design factors have been neglected, such as appropriate size and placement of windows (larger glazed areas on north and south facades, less or none on east and west), shading devices and assessment of daylight needs. It should also be noted that reflective and to a lesser extent low ‘e’ glass also reduce transmission of light.


1.8 Natural ventilation and cooling Objective The objective is to have a comfortable, healthy indoor environment by using forms of ventilation not dependent upon fossil fuel derived energy (and thereby reduce greenhouse emissions). Consideration Consider which basic natural ventilation strategies will be used and why they are appropriate for the proposed building, particularly in terms of energy savings. Also, demonstrate that advanced natural ventilation strategies have been adequately evaluated and implemented where feasible. Indicate the percentage of floor space to be naturally ventilated (Figure 4). Concept Ventilation is essential for the health of building occupants: fresh air needs to be inducted; stale air and CO2 need to be expelled. By carefully managing airflow through a building, comfort conditions can be improved, and in summer, a cooler indoor environment can be created. This requires understanding and designing in relation to several factors: Designing to assist airflow Managing airflow for ventilation requires: (a) knowing about how air moves across the site: the influence of prevailing winds,

topography, nearby buildings and vegetation. These factors as well as solar access and local rainfall make up the ‘micro–climate’;

(b) taking into account how building form directs air movements. In general: (i) airflow over a building creates positive and negative pressures, which can affect

how air moves through a building; (ii) sharp edges cause eddies and suction effects; and (iii) roof form is critical (with flat roofs having the highest wind shadow).

This means taking external air movement and air pressure (such as prevailing winds) into account when determining the size and locations of the building’s ventilation openings (Figure 5). Qualification 1: In all cases the ventilation scheme has to be designed in conjunction with, and in compliance with fire regulations.


Qualification 2: The induction of external air into a building during the day and night has to be based on the quality of this air being good. If doubts exist it should be tested. Qualification 3: Close proximity to external noise can limit opportunities for natural ventilation.

Figure 4: Applicants must indicate the percentages of their building to be naturally and mechanically ventilated (i.e. air conditioned). The aim is to minimise air–conditioned spaces.

Figure 5: Roof shape affects how air flows over and around a building. Positive pressures are created on the windward side and negative pressures on the leeward side. Flat roofs have large wind shadows and can be subject to suction. When making decisions about roof form, building site conditions need to be taken into account so as to avoid creating unwanted situations like wind tunnels, eddies and suction effects, and to benefit from cooling summer breezes (see also natural ventilation and cooling and Figure 9).

Designing to assist cooling Managing airflow for ventilation and cooling requires all of the above, plus: (a) understanding the nature and the disposition of the building’s thermal mass; and (b) having information about differences in temperature: externally and internally; between

day and night; between different parts of the building. With this information, passive ventilation systems can be designed to move ambient cooler air to where it can be most effective. For example, air can be pre–cooled before entering a building by directing it across shaded thermal mass that is at a lower temperature than outdoors. Another example is night cooling. Here, the colder night air is drawn in through low level intakes (such as grills) and exhausted through high level vents to flush the building of warm air that has accumulated during the day, to make the building more comfortable at the start of the day. This is particularly appropriate for offices with large numbers of computers and other equipment that give off a lot of heat during the day. More sophisticated night cooling techniques involve utilisation of a building’s thermal mass, such as directing air through the centre of a custom designed slab or through plenums.


Basic natural ventilation Cross–ventilation This is the simplest of measures and just requires an appropriate sized and positioned building openings (windows, vents) and an internal layout that allows for free air movement for prevailing or managed air currents (Figure 6). In many commercial buildings (e.g. shops with store rooms at rear) openable windows may not be desirable for security reasons. Instead, grills and vents should be employed–appropriately sized and positioned to facilitate cross ventilation (Figure 7).

Figure 6: Cross ventilation can be supplied by appropriately positioned openable windows and/or vents. This is easier to achieve for freestanding buildings with access to good quality air and where external noise is not a problem. Where conditions are not optimal, care needs to be exercised in positioning air intakes, so as to minimise the building occupants’ exposure to externally generated air or noise pollution. Effectively designed cross ventilation can reduce the need for air conditioning and fans, and thus save on energy costs.

Figure 7: Where premises are bounded on either sides, such as shops, cross ventilation presents a challenge. Shops usually have a wall or partition between display and storage/office space. This can obstruct airflow, creating stuffy spaces requiring air conditioning. In such situations cross ventilation can be achieved (and security maintained) by creating an airflow from the entrance to interior vents or highlight windows at the rear of the shop, through to secure vents or barred windows at the rear of the building.

The stack effect The ‘stack effect’ refers to the draught that is created by warm buoyant air as it rises in a tall confined space. This could be a chimney, stairwell, atrium or lift shaft. The stack effect can be taken advantage of to improve internal comfort conditions in various ways. High level (window) ventilation High–level windows (such as clerestory windows) are effective for removing hot stale air. Combined with lower level air intake (windows or vents) on the opposite side of a space, they can be used for night cooling (see cooling above).


Used in the same way during the day, high–level windows can increase comfort in hot weather, while not actually lowering the indoor temperature. Cowlings These are roof–mounted vents designed to catch wind. They need to be appropriately sized and positioned in relation to roof profile and air movement. Rotary ridge ventilators These are usually mounted on roof ridges and rotate according to wind direction to draw air out of internal spaces. Ridge vents These can be of several types. For example linear ridge vents run along the length of the roof ridge and are generally used just to ventilate the roof space, so as to avoid moisture build up. Ridge vents that are operable (able to be opened and closed) are also available. These can be used more ambitiously as part of a passive strategy to ventilate room space in a building with pitched roof and raked ceilings. Depending on the configuration of the space, the stack effect (see below) could be utilised to assist airflow. Solar fans Fans driven with a small electric motor powered, during good daylight, by a small photovoltaic cell (instead of mains electricity). Ridge or chimney mounted solar fans can assist hot air extraction in roof spaces in premises. Advanced natural ventilation For buildings over $2 million Increasingly stack–assisted ventilation is being favoured by environmentally aware engineers as a way of moving air through a building instead of using powered fans. The ‘stack effect’ refers to the draught that is created by warm buoyant air as it rises in a tall confined space. This could be a chimney, stairwell, atrium or lift shaft. The stack effect can be taken advantage of to improve internal comfort conditions in various ways.


Atriums An atrium is a tall internal courtyard with a glazed roof. It can assist air movement in a similar way to a chimney, as well as provide capacity for other internal spaces to induct and exhaust air. Atriums also deliver natural light and can improve the aesthetic appeal of internal spaces (Figure 8).

Figure 8: The main use of atriums is to bring daylight into the core of buildings, but they can also be designed to enhance natural ventilation, and thus reduce or eliminate the need for air conditioning.

Figure 9: The stack effect, where warm air rises and is displaced by cool air at lower levels, can be used for natural ventilation and cooling. A chimney (or other tall narrow spaces such as a stairwell) enhances this by accelerating the airflow. The diagram shows a sophisticated stack ventilation system for multi–storey buildings, with different kinds of chimney openings to modify the action of wind pressures. The use of chimneys and similar spaces as a means of natural ventilation and cooling needs to be incorporated at the early stages of building design and should take local wind conditions into account (see also building orientation and siting and Figures 4 and 5).

Chimneys To create an efficient stack effect in a chimney the critical factors are its height, dimensions, the position and size of openings, air pressures and desired rates of air change. Additionally, the introduction of a material at a higher elevation to heat or to expose to solar radiation can increase the efficiency of the draw, particularly important if low–level air is being inducted for cooling. The design of such structures requires computer modelling, and while this and their construction are a considerable project expense this has to be offset against the cost of air handling plant and operational costs. For large scale projects this method and those below should be reviewed (Figure 9).


Shafts, service conduits, stairwells These building elements can be designed to manage airflow, providing air induction and expulsion is appropriately managed and that large openings (i.e. doorways) and other apertures are kept in the open or closed position that the system requires to function. Double facades A double facade effectively acts as an airway in the same way as an atrium, but with a very shallow depth. It can also be designed to shade external walls and be used to group services instead of having separate service shafts (Figure 10).

Figure 10: A double facade acts as an airway in the same way as an atrium, but with a very shallow depth. It also shades the external wall and can be used to group building services externally.

Figure 11: The stable temperature of a concrete slab can be utilised as part of a heating or cooling strategy. The space between the slab and a suspended ceiling or between the slab and a platform floor can function as a plenum by directing air across the slab, allowing it to circulate and come in contact with the slab’s stable temperature. Pipework is sometimes introduced into the slab. It may be used to carry either pre–cooled or pre–heated water or air. The concrete’s thermal mass stores heat or cold, according to the design parameters.

Plenum utilisation and other means to facilitate airflow A plenum is normally introduced as a designed feature of the building fabric. It allows hot or cool air to pass below the thermal mass of a slab to heat or cool it. It is an appropriate device in both a naturally ventilated building as well as an alternative to ducting in a mechanically serviced (air–conditioned) building. There are propriety products can be used to effectively retrofit an existing slab so that it performs as if had been fabricated with a plenum. For example, a rigid sheet with a profile that forms air channels and can be installed between a false ceiling and slab or a pedestal floor and slab to draw in air. Additionally there are design solutions and products that provide alternatives to the obstruction of thermal mass by false ceilings, such as permeable ceilings that allow air to pass through them.


Ceilings in commercial buildings are generally suspended grids into which acoustic backed ceiling tiles fit. This prevents air from coming into contact with the thermal mass of the concrete slab above. In retrofitting a building, it would be advantageous to substitute this with an open grid ceiling or permeable tiles (without acoustic backing). This would allow rising warm air created by people and equipment to pass through the ceiling to the cooler underside of the slab, which would act as a ‘heat sink’ (Figure 11). 1.9 Daylighting Objective The objective is to have an increased ratio of daylight to artificial light without unduly increasing the building’s heat load, and therefore to reduce energy uptake and greenhouse emissions. Consideration Consider methods for maximising daylight penetration into the building (Figure 24). Concept Daylight consists of direct and reflected sunlight and skylight. Daylighting should be an integral part of the overall design of a building. Well–designed daylight can deliver a direct reduction of energy use because it reduces the need for artificial lighting. On the other hand poorly designed daylighting can increase the heat load in summer, leading to more energy being used for cooling. Compared to other building materials, glass, when exposed to sunlight, lets in much more radiant heat into a building. Also, heat generated inside a building is lost much more rapidly through glass than through other materials when the outside temperature is lower. Therefore it is very important that daylighting, heating and cooling should be designed in relation to each other to achieve the most energy efficient outcomes. This is why on large projects computer modelling of different design options is often done. When designing and managing daylighting systems it is important to eliminate glare. Window orientation and geometry, the type of glazing used and the reflectance of walls and other surfaces and shade structures can eliminate unwanted glare. The type of glazing, types of windows, window angle, the use of reflective materials and paints, plus a range of design strategies and off the shelf products can all affect the quality and management of daylight entering a building.


Related concept A rectangular building with a narrow floor plate, oriented east–west will optimise daylighting opportunities. The type of structural grid is also a factor (see building orientation and building form). Daylighting methods Side lighting (conventional windows) These provide adequate daylight in a building’s perimeter zones, but illumination levels fall off rapidly with distance from the window wall. A typical limit is 4 to 6 metres depending on the height of the window. Clerestory windows High–level windows often arranged in strips. Used in conjunction with reflective surfaces they enable deep penetration of indirect light, thus avoiding glare. If openable, they can also double as high level air vents (see natural ventilation and cooling). South facing clerestories admit the most even light (Figure 12). Skylights These admit more daylight per square metre of glazed area than vertical windows, but they also collect more heat, which needs to be controlled. Off the shelf products with double glazing and heat reflective coating on one side (low emission or low e glass) are available. Skylights can be fixed or openable, the latter providing good high level venting (see natural ventilation and cooling–Figure 13). Interior treatments Reflective materials, mirrors, reflective colours and surface treatment are all important to consider for achieving the best daylighting performance.


Figures 12–15: Different approaches to daylighting.

A clerestory window and reflective surface to bounce light deeper into a room.

A skylight set into a roof with no ceiling cavity (the roof should be insulated).

A light well cutting through roof and floor plates to bring light deep into a building.

A light tube brings light through the ceiling cavity.

Special Glazing There are types of glass and off the shelf insulating glass units that are designed to allow light transmission while reducing heat transmission. Some, such as tinted or mirror glass, also reduce light transmission, compared to clear glass. Most effective for daylighting and heat insulation is double glazing (which has the added bonus of significantly reducing external noise penetration). It is also more expensive. To prevent glare, frosted or sandblasted glass panels could be used instead of clear glass (e.g. upper panels) in situations where visual comfort is critical (such as premises with large numbers of computers). Related concept Glazing options needs to be assessed at the same time as overall insulation needs (see building envelope and insulation). Light wells These perform a similar function to atriums but rather than being a void space around which functional spaces are disposed, a light well is a dissection through the floor plates (Figure 14).


Light tubes Light tubes are used to bring light from a roof or wall through an intermediate space (like a roof cavity) into a room. Sometimes they have a highly reflective inner surface to intensify light penetration, usually combined with a translucent ceiling fixture to evenly diffuse the light delivered to the interior (Figure 15). Atriums An atrium is a void intersecting all building levels that brings light into the building core. Atriums need to be carefully designed so as to manage light penetration without creating areas of glare. Atriums can also be designed to facilitate natural ventilation (see natural ventilation and cooling–Figure 16).

Figure 16: Atriums bring light into a building and can also be used as part of the natural ventilation strategy (natural ventilation and Figure 8).

Figure 17: Light shelves are horizontal solid structures with a highly reflective surface used to bounce daylight off the ceiling making it penetrate deeper into the interior space than by a window alone. Their performance varies according to ceiling height and the height of the light shelf from the floor. Light shelves can increase uniformity of illumination between work areas near and far from windows.

Figure 18: A light shelf can be positioned inside the window, half inside/half outside or outside only. The position chosen affects the shadow area created underneath the shelf as well as the depth of light penetration. Light shelves need to be carefully designed in terms of height and positioning, as well as in relation to the dimensions of the space they will serve.

Prismatic panels These use refraction or reflection to redistribute daylight and sunlight away from a window and further into a room (for example they are often used in conjunction with a skylight to create more even, usable light). They eliminate glare and solar gain, increase depth of light penetration but require careful setting.


Light shelves Light shelves provide indirect light deep into an interior space, while reducing solar gain and glare. Their effectiveness depends upon window height, room height and depth; the dimensions, surface finish and positioning of the light shelf, as well as the interior colour scheme, lighter colours have higher reflectance (Figures 17 and 18). Other optical devices, especially light control panels that use non–imaging optics and reflective materials are under development and used in specialist contexts. 1.10 Shade and sun control Objective The objective is to have the protection of buildings from unwanted seasonal heat gain, to reduce glare to internal spaces and to minimise external ‘heat islanding’, and thus to reduce energy uptake and greenhouse emissions. Consideration Consider the shade strategy to be used for the building. If glazing is used on east or west facades, it must be shaded (preferably by external shading devices) from penetration by summer sun. Concept Provision of shade in the right places and at the right time of the year, appropriate to the building, its site and the kind of activities to be carried out in it, is an important part of passive design. Reasons for providing shade are: (a) to control solar radiation entering a building (especially through glass) when it is not

wanted (e.g. in summer); (b) to manage glare (especially to stop sunlight falling directly on task areas); (c) to manage the heat gain of external thermal mass and to reduce heating islanding

caused by reflected heat; and (d) to provide protection from ultra–violet light radiation in external areas used by a

building’s occupants (such as recreation areas, around canteens). External shade structures such as overhangs and awnings assist in preventing heat transmission through glass as well as cutting out glare. Therefore where the aim is to control heat gain, external treatment is always preferable to internal devices such as blinds that affect light transmission only. External shade structures are also preferable to blinds because they allow visual connection with the outside, which is more pleasant for building occupants.


For facade design and in determining the shading requirements of windows, both the vertical and the horizontal shadow angles need to be considered. Qualified building designers such as architects or engineers use shadow protractors with regional Sun Charts or computer programs for this purpose (Figure 19).

Figure 19: In determining the shading requirements of windows, both the vertical and horizontal shadow angles need to be considered. Qualified building designers such as architects or engineers use shadow protractors with regional Sun Charts or computer programs for this purpose. The vertical shadow angle is used to determine the cut–off line for shade structures roughly parallel to the ground (like awnings). The horizontal shadow angle is used when considering the shading effect of an irregular facade or of vertical shade elements (like fixed vertical louvres).

Facade design Shade provision of shade should not be a last minute ‘add–on’, but an integral part of facade design. Given that sunlight and daylight penetrate buildings differently according to building orientation and season, it is very unlikely that an energy efficient building would have identical fenestration and shading treatment on all facades. Building shade structures The addition of eaves, overhangs, awnings, verandas or colonnades should be considered at an early stage of building design. Shade needs will be determined by factors such as orientation, location of thermal mass, of windows and the building’s likely patterns of use. Louvres These can be exterior or interior; vertical or horizontal; fixed or operable. Operable louvres can be manual or mechanical; user activated or operated by a sun tracking system. Options should be selected according to building orientation, window size and design, room use and occupancy levels.


Blinds and shutters These can be interior or exterior and should be selected according to building orientation, window size and design, room use and occupancy. External shade devices such as louvres are available with either horizontal or vertical slats. If they are to be fixed, sun angle calculations need to be done carefully. Otherwise adjustable louvers can be used, angling them as needed to cut out early morning and late afternoon sun. On east and west windows this will also block the view (Figure 20).

Figure 20: External shade devices such as louvres are available with either horizontal or vertical slats. If they are to be fixed, sun angle calculations need to be done carefully. Otherwise adjustable louvers can be used.

Figure 21: Earth berms are mounds of earth in direct contact with an external wall. They are used to stabilise internal temperatures by reducing the exposure of the thermal mass to variations in air temperature. They also reduce noise transmission.

Figure 22: Building grassing works on the same principle as a berm, but protects a larger area of the building envelope against external heat gain and internal heat loss. It also insulates against sound, as well as advantaging surrounding areas by reducing ‘heat islanding’ i.e. heat given off from large structures, that collectively contributes to increasing temperatures of built–up areas compared to less developed surrounding areas.


1.11 Landscape design Objective The objective is to have landscape elements that provide shading and cooling to enhance the building’s thermal performance and thereby reduce energy uptake and greenhouse emissions. Consideration Consider how the landscaping strategy will contribute to building energy performance. Concept Landscape design is not just about making an industrial or commercial development look good. It can also be a passive means of contributing to thermal performance and daylighting. Trees Trees can provide seasonally appropriate shading to thermal mass, windows and external areas. Some pre–cooling effects can be achieved by allowing air to pass through trees or shrubs before entering a building. There are also psychological benefits for people working in a building where there are visual and tangible connections to trees. Trees need to be selected and planted extremely carefully in relation to building function and siting. Their growth pattern and growth rate, mature size, canopy density and whether they are deciduous or evergreen should all be appropriate to the nature of the site. Species native to Canterbury Bankstown (derived where possible from locally sourced seed stock) should be used wherever possible as their water requirements are most likely to less than imported species and they will contribute to maintaining local biodiversity. Berms These are mounds of earth in direct contact with an external wall, used to alter the ratio of heat gain and loss by reducing exposure of thermal mass to solar radiation (Figure 21). Building grassing This is an established way to add external insulation, reduce solar heat gain and loss. It also reduces ‘heat islanding’ and thus urban thermal mass temperature increase (Figure 22).


Roof gardens and planters These are also established ways to add external insulation, reduce solar heat gain and loss. It also reduces ‘heat islanding’ (and thus urban thermal mass temperature increase). Evaporative cooling This is an old method that can be used when designing landscape or building envelope. It is based on the principal of pre–cooling air by passing it through or across water. It does this in three ways. Still/ running water/ fountains as part of landscaping can reduce external air temperature as latent heat is removed during evaporation. Spray mist systems increase the rate of evaporation and seek to spatially manage the water vapour and air movement. Note: the water used in evaporative cooling system should be collected roof water. If stored in underground tanks its cooling capability will be enhanced and pumping should whenever possible be from a solar pump.

Figure 23: As part of the Design Report that all applicants must submit with their development application, a site analysis must be included. This must indicate existing structures, adjacent buildings or features; slope, drainage, prevailing seasonal winds; vegetation and site features; environmental constraints and opportunities (e.g. proximity to a water way or a sensitive area of vegetation).

Figure 24: As part of the Design Report that all applicants must submit with their development application, a site diagram indicating the footprint and orientation of the proposed building must be included.

Figure 25: As part of the Design Report all applicants must indicate the percentages of their building to be naturally and mechanically ventilated (i.e. air conditioned). The aim is to minimise air–conditioned spaces.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.5 Subdivision DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Battle–Axe Lots.................................................................................. 4 Section 3 Housing Estates……………………………………………………………………………… 6


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls for subdivision development. Objectives O1 To ensure lots provide adequate space for buildings, setbacks, landscape, open space,

driveways, vehicle manoeuvring areas and the like.


SECTION 2–BATTLE–AXE LOTS Explanation A battle–axe lot means a lot that has access to a road by an access handle. It is created behind another lot and has three side boundaries and a rear boundary. Figure 2a: Example of a battle–axe lot

Objectives O1 To ensure lots provide adequate space for buildings, setbacks, landscape, open space,

driveways, vehicle manoeuvring areas and the like. O2 The ensure the access handle provides safe and convenient vehicle access to the

dwelling at all times.


Development Controls Lot dimensions and access handles 2.1 Council may allow the subdivision of land to create not more than four battle–axe lots

provided that: (a) the area of each lot, exclusive of any access corridor, is not less than 450m2; and (b) each lot contains a rectangle with sides of 10 metres and 15 metres behind the

setbacks of the proposed building. 2.2 Where the subdivision of land is creating:

(a) a single battle–axe lot, the minimum width of an access handle is 3.5 metres; or (b) two or more battle–axe lots, the minimum width of an access handle is 3.5 metres

plus a passing bay at 30 metre intervals. 2.3 Vehicle access to battle–axe lots must be provided via access handles and not rights–of–

way. 2.4 The access handle must be constructed in concrete, be unobtrusive in colour and be

designed to enable vehicles to enter and leave the site in a forward direction: (a) Where the access handle serves only one lot, two concrete strips within the access

handle are permitted, each to be 1 metre wide and spaced 0.75 metre apart. (b) Where the access handle is to serve 2 or more lots, it must be constructed with

kerb and gutter on at least one side, with sealed pavement and drainage discharged.


SECTION 3–HOUSING ESTATES Explanation The subdivision layout of housing estates must maximise solar access to dwellings and open space through the careful design of the orientation and size of lots. The subdivision layout must also consider safety and security, particularly the need for the road network to provide safe and convenient vehicle access for waste collection and emergency vehicles at all times. Objectives O1 To ensure the subdivision of land provides adequate space for dwellings, landscape,

open space and access. O2 To enhance the amenity for residents. O3 To ensure the road network provides safe and convenient vehicle and pedestrian access

for residents, visitors, waste collection vehicles and emergency vehicles at all times. O4 To encourage building designs, materials and maintenance programs that reduce the

opportunities for vandalism and graffiti. Development Controls Subdivision 3.1 In assessing proposals for residential subdivisions, Council places emphasis on the ease

with which future dwellings with good solar access can be erected on the proposed lots. In general, this condition is best fulfilled when the side boundaries of the majority of the lots are on or near a north–south axis; however, there may be other solutions. It is important to consider the subdivision beyond the subdivision stage and strive for a future residential area in which the great majority of dwellings can achieve good solar access.

3.2 The minimum width for road reserves is 18 metres. This comprises an 11 metre wide

carriageway and a 3.5 metre wide pathway on each side of the carriageway. 3.3 The minimum width for lane reserves is 9 metres. This comprises a 6 metre wide

carriageway and a 1.5 metre wide pathway on each side of the carriageway.


Security 3.4 Where the site shares a boundary with a railway corridor or an open stormwater drain,

any building, solid fence or car park on the site should, wherever practical, be setback a minimum 1.5 metres from that boundary. The setback distance must be: (a) treated with hedging or climbing vines to screen the building, solid fence, or car

park when viewed from the railway corridor or open stormwater drain; and (b) the hedging or climbing vines must be planted prior to the completion of the

development using a minimum 300mm pot size; and (c) the planter bed area must incorporate a commercial grade, sub–surface,

automatic, self–timed irrigation system; and (d) the site must be fenced along the boundary using a minimum 2 metre high chain–

wire fence; and (e) the fence provides an appropriate access point to maintain the landscaping within

the setback area; and (f) where a car park adjoins the boundary, hedging or climbing vines must also be

planted along the sides of any building or solid fence on the site that face the railway corridor or open stormwater drain.

If a setback for landscaping under this clause is not practical, other means to avoid graffiti must be employed that satisfies Council’s graffiti minimisation strategy.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.6 Signs DRAFT December 2020


CONTENTS Section 1 Introduction…………………………………………………………………………………… 3 Section 2 Location and Design………………………………………………………………………. 4 Section 3 Illumination and Reflectance…………………………………………………………. 8 Section 4 Definitions…………………………………………………………………………………….. 10


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls to enhance the design and operation of signs. Objectives O1 To ensure signs are compatible with the desired amenity and visual character of the

locality. O2 To ensure signs are compatible with the development on which it is displayed. O3 To ensure development does not lead to visual clutter through the proliferation of signs

and displays. O4 To ensure signs contribute to the safety, legibility and amenity of Canterbury

Bankstown.


SECTION 2–LOCATION AND DESIGN Explanation Good design integrates signs with the built form through consistency with the building proportions and detailing, while minimising visual clutter. Well–designed signs create visual interest and assist in way finding. Objectives O1 To ensure signs provide effective communication in suitable locations. O2 To ensure signs are of high quality design and finish. Development Controls Signs in Zones R2, R3 and R4 2.1 Business identification signs must comply with the following controls:

(a) Council permits only one sign per site; (b) the total sign area must not exceed 1.2 metre x 0.6 metre; (c) the sign is to be located on or behind the building line; (d) the sign is to be located at or below the awning level. Where there is no awning to

the building, the sign is solely permitted below the window sill of the second storey windows;

(e) if the sign is painted or attached to a building, the sign must not screen windows and other significant architectural features of the building;

(f) the sign is to be non–illuminated. Signs in Zones B1, B2 and B4 2.2 Business and building identification signs must integrate with the building form and

architectural features of the building to which the signs are attached as follows: (a) The total sign area must not exceed 0.5m² for each metre of the primary street

frontage. (b) Awning fascia signs, top hamper signs, under awning signs and window signs are

permissible at or below the awning level. Where there is no awning to the building, signs are solely permitted below the window sill of the second storey windows.

(c) A maximum of one under awning sign is permitted for each ground floor tenancy. (d) Window signs must not obscure more than 25% of the window area.


(e) Parapet signs and individual laser cut lettering applied to the facade are permissible above the awning level.

2.3 Council does not permit signs above the parapet of the podium level. 2.4 Pylon signs will only be considered on sites with large street frontages occupied by uses

such as services stations, large take away food and drink premises and retail complexes. Figure 2a: Signs in Zones B1, B2 and B4


Signs in Zones B5, B6, IN1 and IN2 2.5 Council may allow development to have a pylon sign provided:

(a) it is limited to one pylon sign for each site boundary that adjoins a classified road; (b) the sign is predominantly rectangular in shape with a vertical proportion; (c) the envelope of the sign is 4 metres or 9 metres in height (to encourage two

consistent heights rather than a variety of heights) and a maximum 2 metres in width;

(d) the sign only identifies the businesses on the site and the street number to assist customers and visitors.

2.6 Council may allow development to have other business or building identification signs

provided: (a) The total sign area on sites with a single street frontage does not exceed 1m2 per 2

metres of the street frontage. (b) The total sign area on sites with more than one street frontage does not exceed

0.5m2 per 2 metres of the street frontages. (c) Signs are suitably integrated with the architectural style of the building.

Signs in Zone B7 2.7 Development must comply with the Potts Hill Reservoir Concept Plan: Business Park

Design Guidelines dated 9 July 2008 prepare by Allen Jack + Cottier. Prohibited signs 2.8 Council prohibits the following signs:

(a) flashing signs, flashing lights, signs which incorporate devices which change colour, a sign where movement can be recognised by a passing motorist;

(b) signs that extend over street boundaries, other than those permitted in conjunction with shops, or the like, where such buildings are erected on the street alignment;

(c) signs which would adversely affect existing traffic lights; (d) signs which are not permanently fixed to the site; (e) signs made of canvas, calico or the like.

Design 2.9 Corporate colours, logos and other graphics must achieve a high degree of compatibility

with the architecture, materials, finishes and colours of the building and streetscape.


2.10 Building identification signs and business identification signs that are painted or

attached to a building must not screen windows and other significant architectural features of the building.

2.11 Signs are not to dominate in terms of scale, number, proportion and form or any other

attributes. 2.12 The amount of signs may be limited due to the cumulative impact on a locality or a

building. 2.13 The design and place of signs are not to adversely impact on the amenity of residential

sites. 2.14 Signs are to be designed for easy maintenance. 2.15 Development must remove signs that are no longer necessary or unsightly to avoid

clutter. 2.16 Signs are not to include offensive or objectionable material in the content of an

advertisement (such as discriminatory messages, promotion of unlawful or anti–social behaviour, encouraging excessive consumption of alcohol, pornography, or offensive language).

Signs on parked vehicles 2.17 Signs on parked vehicles such as cars, trucks and trailers, are prohibited where:

(a) The vehicle is unregistered. (b) The primary purpose of the vehicle is for advertising purposes.


SECTION 3–ILLUMINATION AND REFLECTANCE Explanation An illuminated sign refers to any sign illuminated by an artificial source. Signs that are brighter than the luminance criteria may have the potential to dazzle or distract drivers. This issue can be exacerbated in areas where a high level of motorist concentration is required e.g. busy intersections and pedestrian crossings. Objectives O1 To minimise unacceptable glare. O2 To ensure illuminated signs are compatible with the amenity of neighbouring residential

environments. Development Controls Illumination and reflectance criteria for non–digital signs 3.1 The following criteria apply to non–digital illuminated signs illuminated by fluorescent

and/ or incandescent bulbs whether internally illuminated or lit from the exterior: (a) Signs must comply with the luminance requirements in Table 3a. (b) For night time use, signs (whether internally illuminated or lit from its exterior)

must not cast a shadow on areas that were previously lit and that have a special lighting requirement, e.g. pedestrian crossings.

(c) The light sources for illuminated signs must focus solely on the sign and: (i) be shielded so that glare does not extend beyond the sign (ii) with the exception of back lit neon signs, have no light source visible to

passing motorists with a light output greater than that of a 15W fluorescent/ LED bulb.

(d) The level of reflectance of a sign, and its content, is not to exceed the ‘Minimum coefficients of Luminous intensity per unit area for Class 2A Material’, as set out in Australian Standard AS/NZS 1906.1:2007. Flashing illuminated advertisements will not be approved.


Table 3a: Maximum allowable daytime luminance of illuminated non–digital signs

Source: Transport Corridor Outdoor Advertising and Signage Guidelines, DPIE

Illumination and reflectance criteria for digital signs 3.2 The following criteria apply to digital illuminated signs illuminated by fluorescent and/

or incandescent bulbs whether internally illuminated or lit from the exterior: (a) Signs must comply with the luminance requirements in Table 3b. (b) The images displayed on the sign must not otherwise unreasonably dazzle or

distract drivers without limitation to their colouring or contain flickering or flashing content.

Table 3b: Maximum allowable daytime luminance of illuminated digital signs

Source: Transport Corridor Outdoor Advertising and Signage Guidelines, DPIE


SECTION 4–DEFINITIONS Awning fascia sign means a sign affixed to the street–facing edge of an awning. Digital signs means devices that use digital technology to display bright, high quality electronic images. A central feature of these devices is the use of Light Emitting Diode (LED) technology allowing luminance to be controlled and adjusted automatically. They can utilise:

• Static electronic displays – these display static images only, which are presented successively at set intervals. They do not contain or imply motion such as vertical or horizontal scrolling, fade, dissolve or animation within the message itself; and do not have any movement of any part of the advertising structure or surrounds. These signs are also known as Electronic Static Displays (ESDs).

Display dwell times, transition times and luminance can all be controlled and changed electronically. Digital signs can be installed on a range of permanent and portable structures similar to those for printed formats.

Variable message signs (VMS) that are used for advertising purposes and which display static text messages or static graphics are included in this definition. VMS can be used in permanent or portable structures. VMS that are erected by RMS or a local council for road safety or traffic management purposes are excluded.

VMS are increasingly being utilised for advertising purposes in a broader range of environments including commercial, community and schools. Reference to digital signs in the remainder of the Guidelines includes ESDs, VMSs or both, as the context permits or requires.

• Non–static (dynamic) electronic displays – these display animations, videos, flashing, and have active display changes. These signs can be either permanent or portable, including any signs which contain any portion of video and/or animated content. Those that face the road reserve and are visible to road users are prohibited.

Luminance means the objective brightness of a surface as measured by a photometer, expressed in candelas per square meter. Parapet sign means a sign located above the awning, affixed to the parapet of a building. Pylon sign means a sign displayed on or forming an integral part of a freestanding pylon or similar structure but does not include an advertising hoarding sign.


Top hamper sign means a sign affixed above the ground floor street–facing window, below the awning. Under awning sign means a sign affixed under an awning. Window sign means a painted or printed sign affixed to a ground floor street–facing window. The spaces between lettering are generally transparent. Zone 1 covers areas with generally very high off–street ambient lighting. This includes land zoned B8 Metropolitan Centre. Zone 2 covers areas with generally high off–street ambient lighting e.g. some major shopping/ commercial centres with a significant number of off–street illuminated devices and lights. This includes land zoned B3 Commercial Core and B4 Mixed Use. Zone 3 covers areas with generally medium off–street ambient lighting e.g. small to medium shopping/ commercial centres. This includes land in business, industrial and special use zones not including Zones B3, B4 and B8. Zone 4 covers areas with generally low levels of off–street ambient lighting. This includes land in rural, residential, recreation and waterway zones. Zone 5 covers areas within underground railway stations and areas fully contained within station buildings which are visible only from within the rail corridor.


Canterbury Bankstown Development Control Plan 2021 Chapter 3 General Requirements 3.7 Landscape DRAFT December 2020


CONTENTS Section 1 Introduction ……………………………………………………………………………….. 3 Section 2 Landscape Design…………………..……………………………………………………… 4 Section 3 Biodiversity……………………………………………………………………………………. 6


SECTION 1–INTRODUCTION Explanation Canterbury Bankstown Local Environmental Plan 2021 and Canterbury Bankstown Development Control Plan 2021 combine to regulate effective and orderly development, consistent with Connective City 2036. Canterbury Bankstown Local Environmental Plan 2021 is Council's principal planning document. It provides objectives, zones and development standards such as lot sizes, floor space ratios and building heights. Canterbury Bankstown Development Control Plan 2021 supports the LEP by providing additional objectives and development controls in relation to landscape. Canterbury Bankstown Development Control Plan 2021 must be read in conjunction with the Landscape Guide. The Guide supports Canterbury Bankstown Development Control Plan 2021 by providing additional requirements in relation to landscape plans. Objectives O1 To promote attractive settings for development and the public domain. O2 To ensure landscape design contributes to the streetscape and amenity. O3 To incorporate the principles of ecologically sustainable development into the landscape

design.


SECTION 2–LANDSCAPE DESIGN Explanation Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive development with good amenity. A positivie image and contextual fit of well–designed development is achieves by contributing to the landscape character of the streetscape. Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, tree canopy and water and soil management. Objectives O1 To integrate the landscape design with the overall design of the development. O2 To promote the retention and planting of large and medium size trees, and the healthy

growth of trees in urban areas. O3 To provide deep soil zones to manage urban heat and water, and to allow for and

support healthy plant and tree growth. O4 To contribute to the quality and amenity of communal open space, podiums and

courtyards. Development Controls Existing vegetation and natural features 2.1 New landscaping is to complement the existing street landscaping and improve the

quality of the streetscape. 2.2 Development, including alterations and additions, is to minimise earthworks (cut and

fill) in order to conserve site soil. Where excavation is necessary, the reuse of excavated soil on site is encouraged.

Design and location of landscape 2.3 The landscape design is to contribute to and take advantage of the site characteristics.


2.4 The landscape design is to improve the quality of the streetscape and communal open

spaces by: (a) Providing appropriate shade from trees or structures; (b) Defining accessible and attractive routes through the communal open space and

between buildings; (c) Providing screens and buffers that contribute to privacy, casual surveillance, urban

design and environmental protection, where relevant; (d) Improving the microclimate of communal open spaces and hard paved areas; (e) Locating plants appropriately in relation to their size including mature size; (f) Softening the visual and physical impact of hard paved areas and building mass

with landscaping that is appropriate in scale; (g) Including suitably sized trees, shrubs and groundcovers to aid climate control by

providing shade in summer and sunlight in winter. 2.5 The landscape of setbacks and deep soil zones must:

(a) Provide sufficient depth of soil to enable the growth of mature trees; (b) Use a combination of groundcovers, shrubs and trees; (c) Use shrubs that do not obstruct sightlines between the site and the public domain;

and (d) Where buffer or screen planting is required, use continuous evergreen planting

consisting of shrubs and trees to screen the structure, maintain privacy and function as an environmental buffer.

Trees 2.6 Development must consider the retention of existing trees in the building design. 2.7 Development must plant at least one canopy tree for every 12 metres of front and rear

boundary width and: (a) Canopy trees are to be of a minimum 75 litre pot size. (b) Use deciduous trees in small open spaces, such as courtyards, to improve solar

access and control of microclimate. (c) Place evergreen trees well away from the building to allow the winter sun access. (d) Select trees that do not inhibit airflow. (e) Provide shade to large hard paved areas using tree species that are tolerant of

compacted/ deoxygenated soils. 2.8 Development must provide street trees that will contribute to the canopy where

possible.


SECTION 3–BIODIVERSITY Explanation Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to habitat values and preserving green networks. Objectives O1 To protect biodiversity and ecological processes. Development Controls Biodiversity 3.1 Development must retain, protect and enhance indigenous/ native vegetation and

natural site features and incorporate it into the landscape design 3.2 Development must create a buffer zone to adjoining bushland and use indigenous

planting in the buffer zone. 3.3 Development must manage habitat values by reinforcing biodiversity links. 3.4 The landscape design may consider using the following features to encourage native

wildlife: 1 Trees and shrubs native to the area can provide nectar and seeds –an important

food for native birds. 2 Prickly shrubs and dense hedges protect bird nests from predators such as cats. 3 Leaf litter and bark provide feeding areas for small animals such as frogs and

lizards. 5 Hollow logs provide shelter for small marsupials and lizards. 6 Small caves and crevices serve as burrows and nesting sites for small animals. 7 Where structurally sound, tree hollows provide nesting holes essential for birds

and possums. 8 Strong, healthy tree limbs provide habitat for tree dwellers and allow safe

movement through the canopy. 9 Tree branches provide safe perching places for birds. 10 Rocks provide shelter, shade and sun bathing opportunities for small animals.


Figure 3a: Features to encourage native wildlife