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Development Application Report – 42 - 66 Junction Road, Schofields 1

DEVELOPMENTAPPLICATION

PLANNING REPORT

13 October 2016

42-66 JUNCTION ROAD,

SCHOFIELDS


CONTENTS

1.0 INTRODUCTION ...................................................................................................4

2.0 SITE DESCRIPTION .............................................................................................8

3.0 PROPOSED DEVELOPMENT AND JUSTIFICATION ........................................12

4.0 ENVIRONMENTAL PLANNING & ASSESSMENT ACT 1979 ASSESSMENT ..35

4.1 Consideration of Development Applications .............................................354.2 Planning Controls and Regulations............................................................ 364.3 The Likely Impacts ....................................................................................... 864.4 The Suitability of the Site for the Development .........................................874.5 Submissions.................................................................................................884.6 The Public Interest ....................................................................................... 88

5.0 CONCLUSION.....................................................................................................89

TABLES

Table 1: Key Development Statistics

Table 2: List of Consultants

Table 3: Car Parking and Bicycle Parking Figures

Table 4 Overall Development Statistics

Table 5 Pre-DA Minutes 10 April 2015

Table 6 Development Documentation

Table 7: Matters to be considered under SEPP 65

Table 8 Minimum Allotment Sizes

Table 9 Height of Building Ranges

Table 10 GFA and FSR Calculation

Table 11 Assessment against Blacktown City Council Growth Centre DCP 2010

Table 12: Assessment against Apartment Design Guide


ACCOMPANYING DOCUMENTS

Clause 4.6 Variation report

Site Survey

Architectural Plans

Design Verification Statement

SEPP 65 Assessment

Photomontages

Landscape plans

Stormwater Concept Plans

Traffic & Parking Impact Report

BASIX Report

BCA Report

Access Report

Contamination and Salinity Report

Acoustic Report

Waste Management Plan

Solar Access Drawings

Aboriginal Due Diligence Report

Staging Plans


1.0 INTRODUCTION

1.1 This Statement of Environmental Effects (SEE) has been prepared by LJB Urban Planning PtyLtd to support a Development Application (DA) made in accordance with section 78(A) of theEnvironmental Planning and Assessment Act 1979. The DA is submitted to the City ofBlacktown on behalf of the owner of the site.

1.2 The subject site is located at 42-66 Junction Road, Schofields. The site is located on thewestern side of Junction Road between Advance Street and Schofields Road.

1.3 This development application is for the erection of eight residential flat buildings generally fivestoreys in height containing 703 residential apartments. Each building will have access tointegrated basement car park levels varying in depth of one to two storeys below ground with atotal of 883 car spaces provided across the development.

1.4 The proposal also incorporates subdivision into 3 allotments and the part or full construction of fournew roads. Each Lot will contain the following buildings: Lot 1 = Building A and B;

Lot 2 = Building C, D and E; and

Lot 3 = Building F, G and H.

1.5 The site has a 208.585m frontage to Junction Road and shares side boundaries with adjoiningland and residential properties. The site will be serviced by new local roads generally inaccordance with the Riverstone Precinct Indicative Layout Plan (ILP).

1.6 The proposal seeks a minor variation to the future local road network layout shown in theRiverstone Precinct ILP; this is discussed in detail in the report which demonstrates that theminor modification will have no detrimental impact on the development of adjacent sites.

1.7 Each building has been designed to reinforce the street edge and provide for appropriatetransition between the public domain and the development site. The buildings will follow theground contours and step down the site where required.

1.8 The overall building forms will generally achieve compliance with the 16 metre height control.Minor encroachments of the building envelope will occur in parts due to lift overruns andacross the roof of some buildings due to the topography and amalgamated basement design.

1.9 The proposed layout of the road network and the 8 buildings is shown in the following diagram:


Figure 1: Proposed building and road layout

1.10 Building B, C, D & E will have a street address to Junction Road, with the remaining buildingsto be constructed behind existing residential properties that front Advance Street. All the newbuildings will be designed to respond accordingly to the new roads to provide defined streetedges with improved public domain outcomes.

1.11 The following table provides a breakdown and comparison of the proposed GFA, height,number of units, car spaces, solar access and cross ventilation within each of the 8 proposedresidential buildings:

A B

H

G

F E

D

C


Table 1: Key Development Statistics:

Building GFA m² No.Storeys

No.Units

Carspaces

BicycleSpaces

CrossVentilation

SolarAccess

Min 2 hrs

A 5,490 5 130 161 44 86

(66.2%)

95

(73.1%)B 5,433 5

C 5,759 5 287 361 96 173

(60.3%)

206

(72%)D 12,413 5/6

E 6,101 5/6

F 6,101 5/6 286 361 96 178

(62.2%)

200

(70%)G 12,446 5/6

H 5,783 5/6

TOTAL 59,526(1.45:1)

5 to 6storeys

703 726 201 437(62.2%)

501(71.3%)

1.12 The apartments have been designed by Krikis Tayler Architects in consultation with thefollowing consultants.

Table 2: List of Consultants

Town Planning LJB Urban PlanningArchitect Krikis Tayler ArchitectsHydraulic Engineers Craig & RhodesShadow Diagrams Krikis Tayler ArchitectsContamination & Salinity Assessment Trace EnvironmentalPhotomontage Australian Illustration and Modelling Co. Pty LtdLandscape Architects Ground Ink Landscape ArchitectureAcoustic Assessment Day Design Pty LtdAccess Report Accessibility Solutions Pty LtdWaste Management Elephants Foot Recycling Solutions Pty LtdTraffic Consultant Thompson Stanbury AssociatesBASIX Consultant SLR Consulting Pty LtdBCA Capability Report Vic LilliAboriginal Due Diligence Report Extent Heritage AdvisorsSurveyor & Civil Engineering Craig & Rhodes

1.13 In cognisance of the developments large scale, it is proposed to stage the construction of thedevelopment to enable the occupation of the development in stages. The necessary civil worksand service provisions will be completed with each stage in accordance with a Staging Planprepared by Craig & Rhodes which accompanies this submission. The proposed staging andworks program is further addressed in Section 3 of this report.

1.14 This report provides information on the subject site, the proposed development and undertakesan assessment against the relevant heads of consideration set out in the EnvironmentalPlanning and Assessment Act 1979.


1.15 The development of this scheme has been undertaken in consultation with Council and inaccordance with State Government as well as Councils Planning controls for the locality.

1.16 The development takes a well-considered approach to the transitioning nature of Schofields,which the State Government identifies as a Growth Centre Precinct. In particular, the proposeddevelopment is generally consistent with the strategic vision for the locality given the currentimprovements to the railway network along the north-west line.

1.17 The scheme seeks to amend the local road format with a minor variation to the RiverstonePrecinct Indicative Layout Plan. This minor change will see a more integrated public domainand building layout with no detrimental effect for the future development of adjacent allotments.This is addressed in detail below the assessment tables in Section 4.

1.18 The development will positively shape this emerging area, resulting in architecturally designedbuildings that will complement the development and integrate with a new and improved publicdomain and street network. The development is consistent with the growth centre vision for thelocality and the development of the vacant site is in line with the desired future character of theGrowth Centre Precinct.

1.19 The development application is worthy of Council’s support.


2.0 SITE DESCRIPTION

Locality

2.1 The subject site is located in the local government area of Blacktown City Council. The LGAcontains 48 residential suburbs and is home to approximately 335,000 people. It contains avariety of residential, commercial, retail, rural and industrial land uses. Several areas are goingthrough transitional change from rural land uses to residential land uses particularly in areaslocated within future Growth Centre Precincts. Land uses co-exist throughout the LGA.

2.2 Blacktown City Council comprises an area of 246.9km² and is surrounded by five other localgovernment areas being: Penrith, Parramatta, Fairfield, Holroyd, Hawkesbury and The HillsShire. Blacktown City LGA is located 35kms to the west of the Sydney CBD.

2.3 The LGA contains several suburbs that are dominated by residential land. The variety ofhousing varies form single storey residential attached dwellings to large scale residential flatbuildings, with the main style of housing being one and two storey detached residentialdwellings.

2.4 Over the last decade, areas within the Blacktown City LGA have been in the process oftransition with increasing residential densities following improved public transport options andState Government planning. This process has resulted in the emergence of stylish and highquality medium density housing throughout the LGA particularly within the nominated GrowthCentres.

2.5 The subject site is located within the Schofields area and is located within the nominated NorthWest Growth Sector. The growth sector is approximately 10,000 hectares of land. These areaswill accommodate an additional 70,000 homes for up to 200,000 people.

2.6 The site is located within the Riverstone Precinct being an area bounded by Bandon Road tothe north, Schofields Road to the south with the Richmond Railway line to the west and FirstPonds Creek and Windsor Road to the east.

2.7 Given Scofield’s excellent location to train services, shopping facilities, sporting grounds,regional parks and local conveniences it is considered an appropriate developmentopportunity. The location of the site is shown below:


Subject Site

2.8 The site is located at 42-66 Junction Road, Schofields. The development occupies thefollowing lots:

Lot 22 DP 850117

Lot 26 DP 13137

Lot 25 DP 13137

2.9 The site is located on the western side of Junction Road between Advance Street andSchofields Road. The site is generally rectangular in shape and has a frontage of 208.58malong Junction Road. The north-western corner of the site cuts-out due to the length of theresidential properties fronting Advance Street.

2.10 The site has an area of 41,049.4m² with the entire site zoned R3 Medium Density Residential.The northern and southern side boundaries are approximately 202 metres long with the rearboundary being 184.69m long.

2.11 The site has a fall of approximately 4 metres from RL34 in the north-east to crest at RL40 andfall to approx. RL30.5 at the south-western corner. The development has been designed tostep down, where possible, across the site minimising bulk and scale. The site contains 3dwellings, stables, dog kennels, outbuildings, swimming pool and vegetation/trees. All existingimprovements will require demolition and tree removal to enable this development.

2.12 Surrounding development is mainly detached residential dwellings along both the northern andsouthern side of Advance Street (to the north), residential subdivision to the east and ruralresidential allotments to the west and south. The rural allotments surrounding the site havealso been rezoned R3 Medium Density Residential and it is likely that in time these sites willdevelop in accordance with the SEPP. The Richmond train line is located on the western sideof Railway Terrace and runs north-south.

2.13 The following photos identify the existing the site:

Source: Google Earth


2.14 To the east Junction Road are a recent residential subdivision for new residential dwellings:

Looking north-west towards the subject site.

Looking towards the eastern side of Junction Road (opposite the site) – new residential housing subdivision.

Looking west towards the subject site from Junction Road.


2.15 To the north of the site, are the rear of residential dwellings fronting Advance Street:

2.16 To the west and south are (rezoned) rural residential allotments of land containing detachedresidential dwellings and ancillary outbuildings:

2.17 On the western side of Railway Terrace is the Richmond Railway line. Schofields Train stationand Woolworths are located in close proximity, to the south-west along Station Street:

Woolworth’s shopping centre.

Corner of Junction Rd and Advance St –houses adjoin the northern boundary of

the subject site.

Looking from subject site towards the rearof dwellings along Advance Street.

Southern adjoining property. Adjoining site in the background.

Schofields Railway Station.

12Development Application Report – 42-66 Junction Road, Schofields

3.0 PROPOSED DEVELOPMENT AND JUSTIFICATION

3.1 This development application proposes the demolition of the existing residential dwelling andassociated outbuildings, removal of trees, construction of new roads and erection of eightresidential flat buildings containing 703 residential apartments. Up to two basement levels willbe constructed underneath each new building with a total 883 car parking spaces to beprovided across the entire development site.

3.2 The eight new buildings will be referred to as buildings A, B, C, D, E, F, G and H.

3.3 The development proposes to construct all or part of four new roads to be referred to as NewRoads 1, 2, 3 and 4.

3.4 The Indicative Layout Plan contained within the Blacktown City Council Growth Centres DCPoutlines the required layout for a future road network across the subject site. An extract of thisplan is provide below:

Figure 2: BCC DCP Indicative Layout Plan – Identifies New Road Layout with Subject Site Shaded Purple

3.5 The proposed development seeks to modify the ILP road network as a result of landownership and building design. The proposed layout is shown below and has the ILPoverlayed to demonstrate the minor variation sought:


Figure 3: Proposed Layout of Roads and Buildings – the shaded road will be replaced by NewRoad 4

3.6 New Road 1 and 2 will be 11m wide undivided within an 18m wide road reserve whichexceeds the minimum dimensions specified in the DCP. New road 1 will be constructed for thefull width while New Road 2 will be half-width, New Road 1 will run east-west with Buildings Aand B located on the northern side and Buildings C and H located on the southern side. NewRoad 2 will be located to the south of Buildings E and F. Both new roads 1 and 2 will connectwith Junction Road at the eastern ends and New Road 3 at the western end.

3.7 New Road 3 will run north-south along the western side of the site and will provide a futureconnection with Advance Street in the north. New Road 1 and 2 will intersect this road at thenorthern and southern ends. This future road will be 18m wide with road reservation but willonly be partly constructed due to site ownership.

3.8 New Road 4 will be a new road, which was not nominated on the ILP. This road will have anorth-south alignment and will connect to both New Road 1 and 2. Buildings C, D and E will belocated on the eastern side and Building’s F, G and H located on the western side. This newroad will be 18m wide including 3.5m verges on each side and it will accommodate two lanetraffic flow.

3.9 The development seeks to modify the IPL and this variation is discussed in detail below.

3.10 The eight new buildings will be orientated to address the new streets and will be set amongstgenerous landscaped setbacks that will soften the built form when viewed from the street.


3.11 The layout of the proposed development will result in the grouping of buildings into threesegments across the site that interconnect with a series of communal open space areasthroughout the development for the enjoyment of all residents and their visitors.

3.12 Buildings A and B will share communal basement levels with the vehicular entry point to belocated on Junction Road.

3.13 Buildings C, D and E will also share a communal basement with the vehicular entry point to belocated on New Road 2.

3.14 Buildings F, G and H will share an amalgamated basement with the vehicular entry point to belocated on New Road 3.

3.15 Generous setbacks with landscaping are provided within the front setbacks to soften the builtform. Landscaping will be provided throughout and will assist in softening built form andproviding some privacy for future residents.

3.16 The development comprises the following:

150 x one bed apartments 479 x two bed apartments 74 x three bed apartments TOTAL 703 apartments

3.17 The development contains a total of 883 parking spaces (includes 142 visitor spaces) and 236bicycle parking spaces. The car and bike space allocation is shown in the following table:

Table 3: Car Parking and Bicycle Parking Breakdown:

Building Residential car spaces Visitor Spaces Bicycle Spaces

A 135 26 44

B

C 303 58 96

D

E

F 303 58 96

G

H

TOTAL 741 142 236

3.18 The configuration of the apartments, unit size, storage area and private open space to eachapartment is provided in the accompanying Unit Schedule.

3.19 The key components of the development are shown in the table below:

Table 4: Overall Development Statistics


Component Development

Total Site area 41,049m²

Area of Road Dedication 9580m²

Residual Site Area (less Road Area) 31,469m²

FSR 1.45:1

GFA – Building A 5490m²

GFA – Building B 5433m²

GFA – Building C 5759m²

GFA - Building D 12413m²

GFA – Building E 6101m²

GFA – Building F 6101m²

GFA – Building G 12446m²

GFA – Building H 5783m²

Total GFA 59,526m²

Site coverage (development site area) 13,344m² (33%)

Site coverage (residual site area) 13,344m² (42.5%)

Communal Open Space (development site area) 5674m² (14%)

Communal Open Space (residual site area) 5674m² (18%)

Deep Soil (development site area) 5586m² (14%)

Deep Soil (residual site area) 5586m² (18%)

Cross ventilation 62%

Solar access (2 hours between 9am to 3pm) 71%

Pre-Da Meeting and Minutes

3.20 On 10 April 2015, a pre-development application meeting was held to discuss the proposeddevelopment.

3.21 The following Table provides a summary of the key issues raised at the meeting and how thedevelopment has responded to the relevant issues:

Table 5: Pre-DA Minutes 10 April 2015:

Pre-Da Comments Response Complies

4) Physical Characteristics of the Site

Ensure the site layout and building locationrespond to the unique characteristics of the siteand surrounding context.

The proposed layout of the new buildingshave been designed to address the futureroad layout. Although the ILP has beenaltered slightly with the inclusion of an


Pre-Da Comments Response Compliesadditional north-south road (New Road 4)this new road does not affect the alignmentof adjoining development sites nor theirdevelopment potential.Overall, the development will satisfy themedium density character identified for theRiverstone growth area.

Ensure development achieves adequate levelsof natural lighting and ventilation, privacy, visualamenity and spatial separation fromneighbouring properties.

71% of the new dwellings will achieve atleast 2 hours of solar access on the 21 Juneand 62% of the units will achieve cross-ventilation.Refer to the accompanying architecturalplans and shadow diagrams, adequateseparation has been provided and willensure that adjoining properties will not bedetrimentally affected.

Contamination:A Stage 1 Contamination report is required to besubmitted and prepared by a suitably qualifiedenvironmental scientist to address potential sitecontamination to be prepared in accordance withState Environmental Planning Policy 55 –Remediation of Land and the ContaminatedLand Management Act 1995.

Refer to accompanying ContaminationReport. Site can be made suitable forresidential use.

Easements:No record of any easements by Council. It is theresponsibility of the applicant to conduct aProperty Title Search through Land and PropertyInformation NSW for any easements affectingthe property and annotate these on the siteplans.

Noted. Refer to accompanying Survey.

Trees and Vegetation:Some vegetation evident on site. Land isidentified to be certified on the biodiversitycertified land application map. Where possibletrees are encouraged to be retained. Landscapeplan required to be submitted with the DA.

Noted. Refer to accompanying LandscapePlan.

Topography:Lots 25 and 26 slope toward the south-west. Lot22 slopes towards the north with the DA.

Noted. The new roads and buildings havebeen designed to follow topography of thesite.

Heritage/Archaeology:A due diligence Aboriginal Archaeological reportprepared by a suitably qualified consultant isrequired to be submitted with the DA.

Refer to accompanying AboriginalArchaeological Report.


Pre-Da Comments Response Complies

Salinity:Site is categorised between the lower to highersalinity risk categories on the areas of potentialsalinity map in the DCP. A salinity reportprepared by a suitably qualified professional toidentify potential saline soils is required to besubmitted upon lodgement of DA.

Refer to accompanying Salinity Report. Thesite can be developed for residential usesubject to compliance with the requirementsof the report.

Road PatternCouncil does not support any road variation dueto lack of permeability, traffic circulation and onstreet parking opportunities. However, if theapplicant decides to propose a variation to theroad pattern it will have to be supported withplanning and traffic justification but no guaranteeof approval can be given.

Refer to discussion within the SEE. Theadditional north-south road known as NewRoad 4, will be centred at the mid-point ofthe site and will not affect the position of therequired roads within the ILP nor affect anyadjoining properties in respect of theirdevelopment potential.This minor variation has been suitablyjustified in the SEE.

x

Engineering Matters:Drainage concept plan required.MUSIC Modelling is required.

Refer to accompanying Drainage Plans.

5) The Proposed Development Within the Context of the Site

Development applications are required toaddress the contextual aspects influencing urbanform such as:

Neighbourhood/locality context, streetlayout and hierarchy and prevailingdevelopment densities;

Open space distribution and quality,topography, views and built form rhythm;

Heights, alignments and massing ofsurrounding buildings;

Prevailing character, elements, such asroof forms, building articulation andmodulation and the range andcombinations of materials and details.

These matters has been suitably addressedin the accompany SEE.Refer to the accompanying architecturalplans, the development is generallyconsistent with the desired future characterof the Riverstone growth area and willgenerally maintain a 16m height limit. Minorvariations to the height will not detrimentallyaffect adjoining development.

Your formal DA should be informed by acontextual analysis of the existing prevailing builtand natural features of the site/in the streetscapeand provide a suitable design response.

Noted. Refer to the accompanying siteanalysis.

You are therefore required to submit acontext/site analysis in the form of a scaled planaddressing the specific details and formatrequirements identified in the DA Guide.

Noted. Refer to accompanying site analysis.

Particular issues to be addressed include:-

Traffic Impact Report prepared by a suitablyqualified person to be submitted in accordance

Noted. Refer to accompanying Traffic Reportwhich also considers all garbage truck


Pre-Da Comments Response Complieswith Appendix F of the DCP 2014. movements.

Utility Services:Written clearance from service providers for thesupply of water and electricity and the disposaland management of sewerage are required uponlodgement of DA to ensure adequate servicesare available.Adequate provisions with regards to wastedisposal for the RFBs should be consideredincluding garbage truck clearance in anyproposed basements, manoeuvrability and binstorage areas.

Noted.

Storm Water ManagementMUSIC Modelling required to addressstormwater quality.Temporary OSD is required until the regionaldrainage basin is constructed.

Noted, refer to accompanying stormwaterdrawings.

Overshadowing of the site and adjacent land:Shadow diagrams to be submitted with the DA.

Refer to accompanying shadow diagrams.The development will provide compliantlevels of solar access to existing properties,new dwellings, private open space andcommunal open space.

CPTEDA CPTED report must be submitted with the DA.

A CPTED analysis is included in the SEE.

Cut and Fill:Must be clarified with a cut and fill plan.

Noted. Refer to accompanying civilengineering drawings.

Retaining Walls:All retaining wall details to be shown and to beconstructed of masonry material.

Noted.

Landscaping:Landscape concept plan required.

Refer to accompanying Landscape Plan.

Street planting required. Noted. Refer to accompanying landscapeplan.

Drainage

Drainage concept plan required.MUSIC Modelling is required. Temporary OSD required.

Refer to accompanying drainage plans.

6) Response to Issues Identified in the Meeting Request

Local road pattern. Noted. Refer to ILP discussion in the SEE,regarding the minor variation of the roadlayout. This modification has been suitably

x


Pre-Da Comments Response Compliesjustified.

Overview of preliminary design. Noted.

Engineering works including local roads anddrainage.

Noted.

Submission requirements for DA. Noted.

RFBs subject to the JRRP application where theestimated cost of the development exceeds $20million.

Noted.

Height criteria to be met – 16m. The onlyaspects of the development to be consideredabove height are lift overruns or aestheticfeatures. Where a basement needs to be higherto accommodate garbage trucks a slightincrease in height can be considered only for thepurposes of increasing the basement height.

Noted. The proposed development willexceed 16m in parts but only for minorelements of the building. The SEE andaccompanying Clause 4.6 Reportdemonstrates that proposed height isacceptable.

x

FSR to be complied with as per 1.75:1. The FSR will be 1.45:1.

No DA’s will be determined until Council iscertain about where the Transport Corridor willbe situated as it may impact on some propertiesand may alter some road patterns. Railwaycorridor is yet to be approved. Applicant toprovide information from Transport NSW todemonstrate final railway corridor location andshow its relationship to the development.

Noted. The Corridor has been determinedand the application will be lodged.

Adjoining owners to be notified of any proposedamendment to the ILP road patterns.

Noted. The minor variation being theinclusion of the new north-south road knownas New Road 4 will be at the mid-point of thesite and will not affect adjoining propertiesfrom future redevelopment as it does notalter the remaining new roads.

RFB style and quality with mixed finishes areparamount. No RFB plans/elevations/floor planswere bought to the meeting. No comment couldbe made on architectural merit but conceptualimages were presented showing height andlocations.

Refer to accompanying architecturaldrawings and materials and finishes. Theproposed finish for each building will beappropriate.

Another meeting to be arranged to go throughmore detail once exact location of TransportCorridor is finally determined and mapped, androad pattern is adjusted.

Subsequent discussions have beenundertaken and the location of the TransportCorridor considered.

Temporary OSD may be required depending onthe timing of the drainage basin.

Noted. Refer to the accompanyingstormwater drainage plans.

No more than 50cm of the basement should Refer to architectural drawings.


Pre-Da Comments Response Compliesprotrude above the ground level.

No DA to be lodged until confirmation of finalrailway corridor is known or it will be heldpending outcome of Transport Corridor position.

Noted. The transport corridor position hasbeen determined.

7) Issues raised at the Meeting

Applicant will be submitting as one DA. Noted.

Issues of amenity of storing bins at groundimpact on adjoining RFBs in terms of outlookonto a bin area and odours.

Basement waste storage areas will beprovided in the basement.

Applicant responded by stating that they couldaddress Council’s concerns by designing the binarea to be roofed and screened to minimisevisual impact.

Noted. However, the bin storage area will bein the basement.

In response to odours applicant stated that theyconsidered it likely to be daily collection of thegarbage and argued this would address theissue of garbage purifying.

Noted.

Applicant advised that Council’s stance (as perrecent separate meeting with Council’s seniorofficers/ directors) is that garbage should bestored in the basement and not a ground level.Council’s position in this matter with respect tothe proposed site at Junction Road Schofields isthat collection is to be in the basement not atground level. Basement needs to either besufficient height to meet Council’s trucks (4.5mheadroom clearance needed or as per Council’swaste officer Peta Golla) and where this is notpossible then the applicant needs to engage aprivate garbage collection. To do this Councilrequires letters from at least 2 private garbagecontractors (on letterhead letters) to verify thatthey can service the garbage and recyclingcollection for the site. The letters should alsoprovide details of size, height and type of privatecontractor’s waste truck to be used and thefrequency of their collection. The plans then willneed to be designed to meet the height andturning circles of the garbage trucks to use thesite. Where a private contractor service ischosen by the developer instead of developmentbeing designed to cater for Council wastecollection, then my DA approval will include anoperational condition that required the site to beserviced by a private contractor. A condition willalso be included that requires a by law to be

As agreed with Council, garbage storage andremoval will be undertaken within thebasement of the proposed buildings.


Pre-Da Comments Response Compliesincluded in the strata management plan that thedevelopment must always be serviced by aprivate contractor for waste and recyclablescollection as the development’s basement wastecollection area has not been designed withsufficient clearance to cater for a Council truck.

On site detention is needed until the regionalfacility is constructed. Applicant to select asuitable area at the lowest point.

Refer to accompanying stormwaterdiagrams.

Water quality measures are required as per PartR of the BDCP 2006.

Noted.

Preference for bio-retention system. Noted.

Where substation is required applicant shoulddesign this in at an early stage to meet therequirements of the relevant authority andadequately screen it from view of the road.

Noted.

3.22 As demonstrated in the table above, the final design has responded to the panel’s comments and anyvariation has been suitably justified below This will be further addressed in Section 4 of this report

Development Documentation

3.23 Prior to the commencement of the amended architectural plans, a Site Analysis wasundertaken by Krikis Taylor Architects. The site analysis presented the constraints andopportunities and guided the final development.

3.24 The Site Analysis forms part of the DA documentation which accompanies the DA andincludes:

Table 6: Development Documentation

Plannumber

Title Issue Dated

A001 Location, Site and Demolition Plans A June 2016

A002 Site Analysis B 15 March 2016

A004 Basement Floor Plan Master Plan C Aug 2016

A005 Lower Ground Floor Master Plan D May 2016

A006 Ground Floor Master Plan E July 2016

A007 Level 1 Master Plan E July 2016

A008 Level 2 Master Plan D July 2016




Plannumber

Title Issue Dated


A012 Roof Plan D July 2016

A015 Building A Plans C July 2016

A016 Building B Plans C July 2016

A017 Building C Plans C July 2016

A020 Building D Ground Floor and Level 1 Plans C July 2016

A021 Building D Level 2 – 4 Floor Plans C July 2016

A022 Building D Level 5 and Roof Plan C July 2016

A025 Building E Ground Floor and Level 1 Floor Plans C July 2016

A026 Building E Level 2 – 5 Floor Plans and Roof Plans C July 2016

A027 Building F Lower Ground and Ground Floor Plans C July 2016

A028 Building F Level 1 – 4 Floor Plans and Roof Plan C July 2016

A030 Building G Lower Ground and Ground Floor Plans C July 2016

A031 Building G Level 1 Floor Plans C July 2016

A032 Building G Level 2 and 3 Floor Plans C July 2016

A033 Building G Level 4 Floor Plan C July 2016

A034 Building G Level 5 Floor Plan & Roof Plan C July 2016

A035 Building H Ground Floor & Level 1 Floor Plans C July 2016

A036 Building H Level 2-5 Floor Plans C July 2016

A040 Section A & B C July 2016

A045 Elevations Sheet 1 B July 2016

A046 Elevations sheet 2 B July 2016


A048 Elevations sheet 4 B July 2016



A055 Shadow diagrams – 22 March B July 2016

A056 Shadow diagrams – 21 June B July 2016

A057 Shadow diagrams – 21 June B July 2016

A058 Shadow diagrams – 22 December B July 2016


Plannumber

Title Issue Dated

A060 Materials Board 1 C July 2016

A061 Materials Board 2 C July 2016

Development Staging

3.25 Given the scale of the development, it is proposed to carry out the construction of thedevelopment over 5 separate construction stages. It is noted that approval is not being soughtfor a Staged DA within the meaning of Section 83(B) of the Environmental Planning andAssessment Act. The staging refers to the construction and occupation of the developmentunder

3.26 A staging plan prepared by Craig & Rhodes which identities the works that will occur in eachstage accompanies this submission. The development has been designed to ensure that allrelevant services required to service each of the stages is available. The buildings within eachof the stages have their own basement carparking, vehicular and pedestrian entries, storageareas, lobbies, garbage facilities and communal open space.

3.27 The following civil works will be completed in conjunction with each of the stages:

Stage 1 - Buildings A & B and associated basement

Road 1 – Full width pavement Approx 212m long and associated drainage. Junction Rd – Half road pavement at Road 1 Intersection and frontage to Stage 1 – Approx 65m Connect drainage to existing drainage system in Junction Rd Construct temporary detention basin and provide overland drains to basin. Basin to discharge

overland

Stage 2A - Buildings D&E and associated basement under the footprint of both building

Road 4 – Full width pavement along to CH212 and associated drainage and services Road 2 – Half width pavement Ch00 to Ch120m and associated drainage and services Junction Rd – Half road pavement from Ch 485 to 635- approx. 180m. and associated drainage

and services Provide temporary connections from newly constructed stormwater system to basin Construct piped outlet for basin into neighbouring property

Stage 2B - Building C and associated basement under the footprint of the buildingNo civil works

Stage 3A - Buildings F&G and associated basement under the footprint of both buildings Road 2 – Half width pavement Ch120 to Ch213m and associated drainage and services


Road 3 – Half width pavement Ch 35 to Ch185m and associated drainage and services Depending on status of regional drainage basin

o If available, disuse temporary detention basin.o If unavailable, Provide 500m3 tank will be constructed below the proposed Stage 3

building to replace the temporary basin until the Regional Basin becomes available.

Stage 3B - Building H and associated basement under the footprint of the buildingNo civil works

3.28 It is requested that Council set out the conditions of development consent to relate to the 5stages to facilitate the staged construction. In this regard each stage needs to be able toindependently obtain a construction certificate and following construction, an occupationcertificate.

3.29 It is suggested that the future conditions of DA consent be worded to facilitate this staging. Forexample it is requested that the conditions be worded generally ‘prior to the issue of theConstruction Certificate for the relevant stage’ and ‘prior to issue of an Occupation Certificatefor the relevant stage’.

Building Form & Configuration

3.30 The proposed development will consist of eight generally 5 storey residential flat buildings.The development will be grouped into three key blocks across the site, to allow for sharedbasement levels to minimise the number of car park entry points throughout the developmentimproving pedestrian safety.

3.31 Building A and B will share a basement and will be located to the north of New Road 1. WhileBuilding C, D and E will be located to the south of New Road 1 between Junction Road andNew Road 4 with the southern boundary adjoining New Road 2. Buildings F, G and H will belocated on the western block to the south of New Road 1 between New Road 3 and New Road4. New Road 2 will form the southern boundary. Refer to site layout above at Figure 3.

3.32 The site is proposed to be subdivided into 3 new allotments as shown below:


3.33 Building A and B will be located on Lot 1 which will be 5958m², Buildings C, D and E on Lot 2which will be 1.276 hectares and Buildings F, G and H to be located on Lot 3 which will be1.271 hectares.

3.34 The buildings have been grouped below and discussed based on the new subdivision pattern.

Building A and B

3.35 Building A and B will be located to the north of New Road 1 on proposed Lot 1 and to the rearboundary of these buildings will adjoin the existing residential dwellings that front AdvanceStreet. It is noted that the sites to the north have also been rezoned to R3 Medium DensityResidential zone. Both buildings will be 5 storeys.

3.36 Building A will be located on the western portion of the site and Building B to the east. Acommunal open space area will be provided centrally between the proposed buildings for theenjoyment of future residents within both buildings. An additional communal area will beprovided to the west of Building A and a series of pathways and open space will be providearound both building.

3.37 The two levels basement car park will accommodate a total 161 car spaces and be a sharedbasement for both Buildings A and B. The carpark will be accessed via Junction Road with acombined entry/exit driveway adjacent to the northern boundary.

3.38 Building A will be 5 storeys high and will contain a total of 65 residential units. The building willbe accessed via a central lobby area at ground floor or via lifts from the basement. All groundlevel units will have generous terraces from 20m² up to 63m², this is consistent with the ADGrequirements.


3.39 There is a level change of approximately 1.5 metres across the building in response to thetopography of the site. Levels 2 to 5 are generally the same layout. A centralised lift core willbe providing access to and from all units; this lobby area will be naturally ventilated with solaraccess. The corridor length will be articulated to reduce its length and results in the westernwing accommodating 6 units and the eastern wing 7 units.

3.40 Building B will be located on the north-west corner of Junction Road and New Road 1, to theeast of the centralised communal open space.

3.41 Building B will contain a total of 65 units and will have a central lobby area for pedestrianaccess containing 2 lifts. The lobby areas will be naturally ventilated and receive sunlight. Thecorridor is divided into east and west with a total of 6 units to the west of the lifts and 7 units tothe east, a total of 13 units per floor.

3.42 Like Building A, the ground level residential units within Building B will contain generousterrace areas up to 72m². Building B will contain a total of 65 residential units.

3.43 The accompanying landscape plans demonstrate that the buildings will be adequatelylandscaped to provide for communal open space combined with privacy screening for existingand new residents. A series of pathways will sweep around the development with the openspace along the northern boundary to contain screen planting to provide privacy and minimisebulk and scale for existing residential lots along Advance Street.

3.44 The communal open space between Buildings A and B will contain a turfed area combinedwith pergola to allow for climbers to grow combined with ornamental garden design. While thewestern communal open space area will contain turf area combined with BBQ facilities andseating areas.

3.45 The setbacks of both buildings will also be generously landscaped to create a superiorintegration with the public domain and create a desirable place to live.

3.46 The floor layouts of each building vary and the use of different accent colours give eachbuilding their own identity and ensure the buildings present as separate developments whenviewed from the public domain, although each building will be similar in respect of the numberof residential units and car parking spaces.

Building C, D and E

3.47 Building C, D and E are primarily 5 storeys in height. All three buildings will be located withinthe proposed Lot 2 which is located to the south of New Road 1 and north of New Road 2.Junction Road will form the eastern boundary and New Road 4 the western boundary. Overall,the three buildings will contain a total of 287 residential units.

3.48 All buildings will be located above basement parking containing a total of 361 car spaces.Access to the shared basement will be via a combined entry and exit towards the southernend of New Road 4 between Building D and E.

3.49 Building C is located along the northern portion of the site and has been designed to front newRoad 1. The building will be divided into eastern and western wings with separate pedestrianentry and lobby provided near the midpoint of each wing. The internal layout of each wing


minimises the length of corridors servicing each level and will improve amenity by allowing themiddle units to achieve dual aspects thus providing a high level of amenity.

3.50 One lift will service each wing within Building C and provide access from ground level or thebasement. The layout of the eastern and western wings are a mirror image.

3.51 Ground level access will be provided along the rear (southern) elevation of the building andprovide direct connection with the linear (east-west) communal open space proposed inbetween the subject building and Building D. The ground level south facing units will containplanter beds with adequate depth to allow for the growth of screening plants to provide privacybetween the private and public domain.

3.52 The linear space connects at the mid-point to additional communal open space located at thecentre of the proposed ‘U’ shape Building D. The open space has been designed to contain amore formal design that will include small fruit trees, seating and BBQ facilities.

3.53 Building D has been designed to wrap around the central courtyard and address both JunctionRoad and New Road 4. The proposed units will overlook the communal open space and thiswill ensure there will be improved surveillance. The upper level is setback to reduce the overallscale of the building when viewed from the public domain and maintain solar access. Thestepping of the building limits the height to 5 storeys consistent with the DCP control.

3.54 The building will be accessed via four lobby areas at ground floor or via lifts from thebasement. All ground level units will have generous terraces from 19m² up to 83m², this isconsistent with the ADG requirements.

3.55 The building is divided into 4 sections with each section being serviced by its own lift core andlobby entry at ground level. Each level contains a similar layout, however, the articulation andmodulation of the façade minimises bulk and scale when viewed from the public domain andmaximises solar access and visual privacy.

3.56 Building E will have an east-west orientation and will address the width of the new Lot 2 alongNew Road 2. The rectangular building has been highly articulated along the facade tominimise the scale of the development.

3.57 Due to the fall of the land the building has been stepped across the site to minimise bulk andscale. Ground level access is provided via two separate wings each with its own lift lobby anddirect street access.

3.58 The floors vary slightly in layout due to the external form of the building that contains variousvoids to minimise scale and provide visual interest in the façade. The upper level is setback toreduce the overall scale of the building when viewed from the public domain and maintainsolar access. The stepping of the building limits the height to 5 storeys consistent with theDCP control.

Building F, G and H

3.59 Buildings F, G and H are proposed to be constructed across proposed Lot 3. The size of theallotment will be 1.271 hectares. All three buildings will contain a total of 286 units comprising57 x 1 bed, 197 x 2 beds and 32 x 3 beds.


3.60 Building F is located at the southern end of proposed Lot 3 immediately to the west of BuildingE on the western side of New Road 4. The rectangular form of the building is very similar toBuilding E and will contain generally 5 storeys.

3.61 Due to the fall of the land the entry points are at different levels. The buildings have beendivided into east and west wings and each wing is served by its own lift and lobby. Groundlevel access is provided at the western end of the southern elevation on the lower groundfloor. Entry doors are provided along the eastern elevation with direct access to the lobbyareas on the ground floor.

3.62 Building F will be located to the south of the shared basement car park area. The sharedingress and egress access point is located to north of Building F on New Road 3. Thebasement is generally located beneath buildings G and H as well as the communal openspace area located along the northern boundary of Building F. The basement will serviceBuildings F, G and H.

3.63 Building G is similar to Building D and will be a courtyard form surrounding communal openspace at the centre of the building. Building G is generally 5 stories in height containing 4 liftcores and the building will maintain a stepped setback across the central courtyard to maintainadequate separation distances for privacy.

3.64 Due to the fall of the land there are various entry points to Building H. Two entry lobby areaswill be provided along New Road 3 on the lower ground and ground floors. While the entrypoints along New Road 4 will be provided on Level 1 along the eastern elevation.

3.65 Building H will be located to the north of Building G, communal open space is proposed to belocated between these buildings. The communal area will be designed to contain: turfedareas, BBQ areas, seating, ornamental plantings and small fruit trees to reflect the previousfarming practices.

3.66 Building H is generally 5 storeys and will have two lift cores. The lobby entry points will belocated along the northern elevation adjacent to New Road 1. Due to the fall of the land thewestern lobby will be located on ground level while the eastern lobby will be located at Level 1.

3.67 All ground level units will have terraces ranging in size from 26m² to 85m², with majority ofterraces significantly higher than 26m².

3.68 The floor plates are highly articulated and include voids with recessed and protrudingbalconies to provide visual interest and high level of modulation and articulation. Thearticulation also steps in response to the land and stepping built forms.

3.69 Ground level access will be provided from Buildings G and H and will connect directly to theinternalised communal open space. The ground level units facing the communal open spacewill contain planter beds with adequate depth to all for the growth of screening plants toprovide privacy between the private and communal areas.

3.70 The communal open space between Building G and H is a ‘T’ shape and can be accessed viagates located on the eastern and western boundaries. The open space has been designed tocontain a formal design that will include small fruit trees, seating and BBQ facilities.


3.71 Building G has been designed to wrap around the central courtyard and address both NewRoad 3 and New Road 4. The proposed units will overlook the communal open space and thiswill ensure there will be improved surveillance.

3.72 The accompanying landscape plans demonstrate that the buildings will be adequatelylandscaped to provide for communal open space combined with privacy screening for existingand new residents. A series of pathways will sweep around the development connecting theopen space areas with the proposed buildings.

3.73 The setbacks of all buildings will also be generously landscaped to create a superiorintegration with the public domain and create a desirable place to live.

External Elevations

3.74 The form and design of the external facades of each building presents visually interestingbuilding planes that utilise a combination of vertical and horizontal elements. The designincorporates varying window details, blade walls, sun hoods and balustrades that enhance theappearance of the development and provide visual interest.

3.75 The use of horizontal and vertical elements with deep recesses reduces the perceived lengthof the buildings when viewed from the public domain and also creates the opportunity for thestepping of the buildings in response to the topography of the site.

3.76 Variations in material finish, texture, colour and form provide depth and modulation. A mixtureof solid and light weight elements and glass balustrades further enhances the building design.

3.77 Accent colours are used to give each building its own identity. A materials and finishesschedule has been prepared and accompanies this submission.

3.78 The building form and configuration is highly appropriate for this site and the Riverstonegrowth precinct. This will be further addressed in the assessment section of this report.

3.79 Photomontages of the proposed development accompany this application.

Materials & Finishes

3.80 The materials and finishes for the Apartments incorporate a range of materials: face brick,rendered painted surfaces and vertical aluminium screening. In addition, a sandstone featurewalls will be provided at the street entries throughout the development.

3.81 The colour scheme will consist of the following ‘Dulux’ colours:

Silver pearl – matt; Linen pearl; Charcoal grey; Natural white; Klute; Burning Bier; Happy; Mt Eden; and Hot curry.


3.82 A detailed schedule of materials and finishes accompanies this application.

3.83 The selection of materials and finishes are appropriate for the type of building and will create acontemporary building consistent with the emerging growth centre.

Landscape design

3.84 The intent of the landscape design is to use predominately indigenous species with strategicuse of planting to incorporate hedge planting for privacy and wind mitigation.

3.85 The landscaping design provides strong connections across the development site and willincorporate ornamental trees, seating and pergola structures to appropriately define this spacefor future residents and visitors.

3.86 The accompanying Landscape Plan provides sections to ensure that adequate soil depths areachieved to ensure growth of plants/trees. Refer to accompanying Landscape Plan.

Waste Management

3.87 It has been resolved with Council that all garbage rooms shall be provided below groundwithin the basement with removal to be undertaken on-site.

3.88 The combined basement levels minimises that amount of disruption along the new streets withone exit and entry point servicing each of the three main blocks as follows:

Buildings A and B;

Buildings C, D and E; and

Buildings F, G and H.

3.89 The waste room for Buildings A and B will be located on the lower ground floor planimmediately opposite the driveway entry from Junction Road. A loading dock will be provided.

3.90 The waste room and bulky waste room that will service Buildings C, D and E will be located onthe ground floor plan adjacent to the new driveway entry point off New Road 4. A loading dockwill be provided.

3.91 The waste room and bulky waste room that will service Buildings, F, G and H will be locatedon the lower ground floor plan adjacent to the new driveway entry point off New Road 3. Aloading dock area will be provided.

3.92 All basement levels will be designed to enable a garbage truck to enter and leave the site in aforward direction.

3.93 Residents will transfer their waste to the designated garbage room located near the lift core inthe basement carpark. The caretaker will transfer full bins to the storage area for collectionand replace with empty bins in the garbage rooms.

3.94 A waste management plan has been prepared by Elephants Foot Recycling Solution andaccompanies this application. The waste management plan confirms that the development willgenerate a need for:


Building A and B

10 x 1100L bins for general residential waste to be collected 3 times a week; and

22 x 240L bins for recycling to be collected 2 times a week.

Building C, D and E



Building F, G and H



3.95 The garbage rooms are of sufficient size to accommodate these requirements.

3.96 A waste management plan has been prepared and accompanies this application.

Construction Management

3.97 A detailed construction management plan will be prepared prior to commencement of work onthe site. The plan will confirm the requirements to ensure the safe operation of constructionactivities on site and minimal environmental impact.

3.98 A sediment and erosion control plan accompanies the stormwater package. It includes detailsregarding:

Location of sediment control fencing to minimise site runoff

Detail silt fencing, or other sediment control measures such as hay bales, sandbags

Protection of access points for construction traffic to minimise soil and other materials leaving the site.

Location of stockpiles and method of cover to minimise runoff

3.99 Construction activities on the site will be in accordance with Blacktown City’s standard hoursof construction. This will form a condition on the DA consent.

3.100 Prior to commencement of work a traffic management plan will be prepared as a supplementto the traffic report prepared as part of this DA. The traffic management plan will identify truckaccess routes to minimise resident disturbance.

3.101 Site fencing will be erected prior to commencement of works on the site. This will include chainwire fencing to a height of 1.8 metres. Any scaffolding required will seek the necessaryapprovals as required prior to erection.

3.102 A detailed timetable and construction management plan will confirm the site staging prior toissue of the Construction Certificate.

Security Management


3.103 The units have been designed to enable visual surveillance of the walkway entry points, thecommunal open space and street. The configuration of the buildings and future lighting of theground floor lobby areas will maintain a sense of security for future residents.

3.104 Appropriate signage will be provided to ensure clear direction for visitors. Details regardinglighting and illumination of these spaces will be provided with the construction certificate.

3.105 A security intercom system will be provided to access each main lobby. Each unit will containan intercom system to enable access for visitors lobby. Detailed specifications of the securitysystem will be provided with the construction certificate.

3.106 The dwellings have been designed to enable visual surveillance of the podium levels,communal landscaped area and along the street frontages.

Stormwater Drainage

3.107 A Stormwater Drainage design has been prepared by Craig & Rhodes Pty Ltd andaccompanies this submission.

3.108 The site is located on top of a local hill and discharges to two separate catchments. Approx15% of the site will drain along the existing Council stormwater system in Junction Rd towardsthe north.

3.109 The majority of the site drains to the south west via new drainage works to the proposedBlacktown City Council regional drainage basin located to the south west. The proposedbasin is to be located on the existing waterway /dam within the undeveloped propertiesimmediately adjacent to the development. Ultimately, water from the site will drain 50m alongthe extension of Proposed Road 3 to the basin, but in the interim, it is proposed to drain thesite overland.

3.110 The Stormwater Drainage Design incorporates temporary on site detention to enable slowrelease into Councils stormwater system. The temporary OSD system will be maintained untilconnection is made to the proposed Blacktown City Council regional drainage basin located tothe south west of the site. A permanent OSD system is not required for this site.

3.111 The provision of onsite detention will be staged depending upon the availability of thedownstream regional basin.

If the Regional Basin is available, then no OSD will be provided. If the Regional Basin is unavailable, then a temporary detention basin will be provided on

the Stage 3 parcel of land (Building F, G, H), in the south west corner of the site. Thetemporary basin will provide detention for stages 1 and 2. If the regional basin isunavailable when construction of Stage 3 is undertaken, then a suitably sized tank will beconstructed below the proposed Stage 3 building to replace the temporary basin until theRegional Basin becomes available.

3.112 The design includes for at least one direct pipe connection from each building to the proposedstormwater drainage system located within the roads constructed as part of this development.

Security Management and CEPTED Analysis


3.113 The buildings have been designed to enable visual surveillance of the future roads andcommunal open space within the development. The configuration of the buildings and lightingof pedestrian paths will maintain a sense of security for future residents.

3.114 Appropriate signage will be provided to ensure clear direction for visitors. Details regardinglighting and illumination of these spaces will be provided with the construction certificate.

3.115 A security intercom system will be provided to access the basement car park for each blockand the main lobbies off Junction Road, New Road 1, 2, 3 and 4. Each unit will contain anintercom system to enable access for visitors to the basement car park and lobbies. Detailedspecifications of the security system will be provided with the construction certificate.

3.116 This DA implements the principles of Crime Prevention through Environmental DesignAssessment (CPTED). Am assessment of the 5 key principles is provided below:

Principle 1 – Natural Surveillance

3.117 Good surveillance means that people can see what other people are doing. People feel safe inpublic areas when they can see and interact with others. Would-be offenders are oftendeterred from committing crime in areas with high levels of surveillance.

3.118 In accordance with this principle, the design of Building provides surveillance throughout theentire development. The ground level of each building will contain terraces that will provide forincreased natural surveillance along all street frontages as well as across the communal openspace areas.

3.119 This will encourage a perceived sense of security for people in the street, and will deterpotential offenders.

3.120 The design of the communal open space will enable through site connections for futureresidents and their potential visitors enhancing overall sightlines and interaction throughout thenew blocks.

3.121 In addition, the increased density and establishment of new roads will provide for increasedlevels of activity with people coming and going at various times. This will ensure that the newstreet network and public domain will have a high level of natural surveillance to make thearea safer.

3.122 The design of the upper level units will ensure that they overlook the communal open spaceareas as well as the public domain providing a high level of natural surveillance which willhopefully deter undesirables and unwelcomed guests.

Principle 2 – Access Control

3.123 Access controls use physical and symbolic barriers to attract, channel or restrict themovement of pedestrians. Effective access controls make it clear where people are permittedto go or not go and make it difficult for potential offenders to reach and victimise people anddamage property.


3.124 The general public will be unable to enter the buildings or communal open space areas with allaccess points secured with a gate and electronic control. Building entries will be via thesurrounding street network and entries will be clearly defined and identifiable. All entry pointsare in areas with high pedestrian traffic as well as surveillance from either pedestrians ormotorists.

Principle 3 – Territorial Reinforcement

3.125 Territorial reinforcement refers to the clear identification of public spaces and the creation of asense of community ownership over the spaces. People feel more comfortable in well usedplaces that reduce the opportunity for crime and increase risk of criminals. The design of theinternal communal open space areas and the orientation of the balconies will ensure thisoccurs.

Principle 4 – Space Management

3.126 Space management refers to providing attractive, well maintained and well used spaces.Space management strategies include site cleanliness, rapid repair of vandalism and graffitiand the removal of damaged physical elements.

3.127 Durable and high quality materials are proposed which will ensure that minimal maintenancewill be required. The use of durable facade treatments and the landscaping within thecommunal areas will discourage damage and misuse.

3.128 Landscaping on the site will be maintained by a landscape contractor and the maintenance ofthe buildings will be controlled by an onsite manager. The continued maintenance of thebuilding and the grounds will ensure it does not become degraded and will ensure thevandalism of the property is discouraged.

3.129 The above CPTED Assessment demonstrates that the development has been designed withdue consideration of safety and welfare for future residents and visitors.


4.0 ENVIRONMENTAL PLANNING & ASSESSMENT ACT 1979 ASSESSMENT

4.1 Consideration of Development Applications

4.1.1 The development application is not subject to the complying, prohibited, or advertiseddevelopment provisions of the Act. There are no issues relating to endangered flora or fauna,watercourses, bush fire or aboriginal artefacts. The proposed development is submittedpursuant to the provisions of section 76 A (1) and (2) of the Act which provides if anenvironmental planning instrument requires development consent to be obtained, a personmust not carry out the development unless such a consent has been obtained and is in force.The relevant environmental planning instrument requiring development consent to be obtainedis State Environmental Planning Policy (Sydney Region Growth Centres) 2006.

4.1.2 It is noted that the current SEPP (Sydney Region Growth Centres) 2006 has a draftamendment that has recently been exhibited. An assessment about any relevant part of thedraft will also be undertaken.

4.1.3 In determining a development application, Section 79C(1) of the Environmental Planning andAssessment Act provides that a consent authority is to take into consideration such of thefollowing matters as are of relevance:

“(a) The provisions of:

(i) any environmental planning instrument, and(ii) any draft environmental planning instrument that is or has been placed on public

exhibition and details of which have been notified to the consent authority (unless theDirector General has notified the consent authority that the making of the draftinstrument has been deferred indefinitely or has not been approved), and

(iii) any development control plan, and(iii) any planning agreement that has been entered into under section 93F, or any draft

planning agreement that a developer has offered to enter into under section 93F, an(iv) the regulations (to the extent that they prescribe matters for the purposes of this

paragraph),that apply to the land to which the development application relates,

(b) the likely impacts of that development including environmental impacts on both the natural andbuilt environments, and social and economic impacts in the locality,

(c) the suitability of the site for development,

(d) any submissions made in accordance with this Act or the Regulations,

(e) the public interest.”

4.1.4 An assessment of the proposal against these matters concludes the proposal is suitable forapproval. This is demonstrated in the following assessment.

4.1.5 The Environmental Planning and Assessment Act 1979, requires the assessment ofdevelopment proposals against the relevant ‘heads of consideration’ set out in Section 79(C)of the EPA Act. These are addressed below.


4.2 Planning Controls and Regulations

4.2.1 The relevant planning controls applicable to the development application are listed below:

State Environmental Planning Policy No. 65 (Amendment 3) State Environmental Planning Policy No. 55 State Environmental Planning Policy (BASIX) 2004 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 Blacktown City Council Growth Centre Precincts Development Control Plan Blacktown Development Control Plan 2006 Apartment Design Guide (ADG)

4.2.2 Compliance with the provisions of the above mentioned planning controls are discussedbelow.

State Environmental Planning Policy (Infrastructure)

4.2.3 State Environmental Planning Policy (Infrastructure) 2007 applies to development as thedevelopment is classified as a ‘traffic generating development..

4.2.4 Clause 101 of the SEPP states:

(1) The objectives of this clause are:(a) to ensure that new development does not compromise the effective and ongoing operation and function

of classified roads, and(b) to prevent or reduce the potential impact of traffic noise and vehicle emission on development adjacent to

classified roads.(2) The consent authority must not grant consent to development on land that has a frontage to a classified road

unless it is satisfied that:(a) where practicable, vehicular access to the land is provided by a road other than the classified road, and(b) the safety, efficiency and ongoing operation of the classified road will not be adversely affected by the

development as a result of:(i) the design of the vehicular access to the land, or(ii) the emission of smoke or dust from the development, or(iii) the nature, volume or frequency of vehicles using the classified road to gain access to the land, and

(c) the development is of a type that is not sensitive to traffic noise or vehicle emissions, or is appropriatelylocated and designed, or includes measures, to ameliorate potential traffic noise or vehicle emissionswithin the site of the development arising from the adjacent classified road.

4.2.5 The proposed development will construct two full and two partial new roads and provide 883car parking spaces and 236 bicycle spaces within the development.

4.2.6 The accompanying Traffic report, concludes that the proposed development will notunreasonably affect existing traffic conditions.

4.2.7 The proposed development meets the requirements of the SEPP.


State Environmental Planning Policy No. 55 – Remediation of Land

4.2.1 Clause 7 of State Environmental Planning Policy No. 55 – Remediation of Land requires theconsent authority to consider whether land is contaminated prior to granting of consent to thecarrying out of any development on that land.

4.2.2 An assessment is required to confirm that the land is suitable or is capable of being suitablefor the intended purpose.

4.2.3 Trace Environmental were engaged to undertake and prepare a Stage 1 Environmental SiteAssessment for the proposed residential redevelopment of the site.

4.2.4 The Stage 1 report was undertaken to determine past and current activities which may haveimpacted on the site soil and groundwater and assessed the sites suitability forredevelopment. In addition, it also considered soil salinity.

4.2.5 The report concluded the following:

Based on the results of the PSI, there is considered to be a low potential for contamination to have occurred atthe site as a result of the current and historic agricultural and residential land uses of the property, and the site isconsidered suitable for the proposed medium density residential redevelopment. In view of this, a Detailed SiteInvestigation (DSI) is not considered necessary prior to the proposed residential redevelopment of the site.

In the event that soil is excavated and requires off-site disposal during redevelopment, the soil should be testedand classified in accordance with NSW EPA guidelines prior to disposal. Any imported material brought onto thesite, to achieve construction levels or for landscaping purposes, must be validated as being suitable for theproposed residential land use.

If site specific soil salinity information is required, a subsurface investigation should be completed with thecollection of soil samples for indications of salinity. This is typically undertaken as part of a GeotechnicalInvestigation. If the data indicates highly saline and/or aggressive soils, the data should be reviewed byappropriately qualified structural and geotechnical engineers to ensure the structural design of the proposeddevelopment takes into account any potentially aggressive soils which may exist at the site. The design of anybuilding structural components should be completed in accordance with Australian Standard AS 2159-2009Piling: Design and Installation. This standard includes tables on exposure classification of soils and groundwaterbased on their aggressiveness to concrete and steel.

4.2.6 On this basis, it is therefore considered that the site is capable of being made suitable for theproposed development as required by the provisions of SEPP 55.

State Environmental Planning Policy (Building Sustainability Index) 2004

4.2.7 State Environmental Planning Policy (BASIX) 2004 applies to all residential dwellings includingmulti-unit housing. It is an online assessment process that requires a development to meetwater and energy targets.

4.2.8 A BASIX assessment has been undertaken and accompanies this submission. The BASIXassessment indicates that the development achieves the required targets for thermal, energyand water usage reduction.

4.2.9 Refer to accompanying BASIX Certificate.


State Environmental Planning Policy No. 65 and Apartment Design Guide

4.2.10 On the 19 June 2015 SEPP 65 (Amendment No.3) was advertised on the NSW Legislationwebsite. The amended SEPP applies to the current development application as it is lodgedafter the 15 June 2015.

4.2.11 This amended policy aims to continue to improve the design quality of residential apartmentdevelopment in New South Wales. The amended SEPP requires consideration of 9 designquality principles and has been revised to be in line with the new Apartment Design Guide thatreplaces the former Residential Flat Design Code document.

4.2.12 SEPP 65 aims to raise the design quality of residential apartment development across thestate through the application of a series of design principles.

4.2.13 SEPP 65 now applies to not only residential flat buildings but shop top housing or mixed usedevelopment with residential accommodation component if the development consists of any ofthe following:

the erection of a new building;

the substantial redevelopment or the substantial refurbishment of an existing building; or

the conversion of an existing building.

4.2.14 The proposed development will include eight new residential flat buildings each containing 5storeys and more than 4 dwellings; accordingly, the SEPP is a matter for consideration as thebuildings are more than 3 storeys and contains 703 residential apartments, in total.

4.2.15 The proposed development will need to be assessed against the provisions of SEPP 65. Thisassessment is undertaken in the table below.

Table 7: Matters to be considered under SEPP 65:

Matters to be taken into consideration underSEPP 65

Assessment

a. DCPs cannot be inconsistent with theApartment Design Guide. The objectives,design criteria and design guidance set outin Parts 3 and 4 of the Apartment DesignGuide relating to the following:

Visual privacy,

Solar and daylight access,

Common circulation and spaces,

Apartment size and layout,

Ceiling heights,

Private open space and balconies,

Natural ventilation, and

Storage.

Noted. Refer to the Blacktown City Council GrowthCentre Precincts Development Control Plan and theBlacktown Development Control Plan 2006 discussionsbelow.



Assessment

b. After lodgement of a DevelopmentApplication and prior to determination theconsent authority is required to refer theapplication to the relevant design reviewpanel (if any) for advice concerning thedesign quality of the development.

The Design Review Panel advice is requiredto be provided to the relevant consentauthority within 14 days after its firstmeeting. If it is not received within 14 daysthe consent authority can determine theapplication without any advice.

The consent authority does not need toobtain advice from the relevant designreview panel if an architectural designcompetition that is consistent with theDesign Excellence Guidelines has been heldin relation to the proposed developmentapplication.

Noted. Refer to section 3 of this report.

c. The design quality of the residentialapartment development shall be evaluatedin accordance with the nine design qualityprinciples established under Parts 3 and 4 ofthe Apartment Design Guide:

Context and Neighbourhood Character

Built Form and Scale

Density

Sustainability

Landscape

Amenity

Safety

Housing Diversity and Social Interaction

Aesthetics

The proposed development application complies with themaximum FSR control and is generally consistent withthe height controls.

The building seeks a variation to the height controlswithin the LEP, this has been reasonably justified in theLEP discussion below and the Clause 4.6 Variation thataccompanies this report.

The buildings are adequately positioned to ensure 71%of units receive at least 2 hours or more of sunlight on 21June and 62% of units will be naturally cross-ventilated.

The buildings will achieve generally compliant setbacksfrom the boundaries. Adequate privacy will be providedthrough the modulated facade design, use of high levelwindows combined off-set windows and privacy screens.

The buildings will be positioned around new roads. Thenew roads vary slightly from the Indicative Plan Layoutcontained in the Riverstone Growth Centre Precinct andthis is variation has been adequately justified within thereport.

The building heights and setbacks are contextuallyappropriate when combined with the public domainsurrounding the sites.

The proposed landscaping will enhance the newstreetscape and create a precinct that will create avibrant place to live.



Assessment

An assessment of the proposed development confirmsthat the form and scale of the development is acceptableon urban design grounds and will not adversely affect theamenity of the area or its surroundings.

The architectural style and design of the buildings areappropriate in the context of the site and will achieve ahigh architectural finish, providing well designed buildingsthat will be integrated with the Riverstone planningprecinct.

A BASIX report has been prepared, and accompaniesthis DA which indicates that the development meets thewater, energy and thermal comfort energy savings.

d. The publication "Apartment Design Guide”. Given the detailed planning controls of the SEPP &DCPs, matters to be considered by the Guide areadequately addressed via the SEPP and Council’scurrent planning instruments. However an assessmentagainst the key criteria is contained in the followingsection.

4.2.16 A Design Verification Statement prepared by Krikis Tayler Architects which addresses the 9design quality principles and accompanies this application.

State Environmental Planning Policy (Sydney Region Growth Centres) 2006

4.2.8 Under the SEPP Part 2 Clause 7 outlines the relevant controls that relate to the RiverstonePrecinct, the subject site is located within this precinct. The relevant controls are discussedbelow.

Zoning

4.2.9 The subject site is zoned R3 Medium Density Residential. Residential flat buildings arepermitted in the zone with development consent.

4.2.10 The objectives of the R3 zone are:

To provide for the housing needs of the community within a medium density residentialenvironment.

To provide a variety of housing types within a medium density residential environment. To enable other land uses that provides facilities or services to meet the day to day needs of

residents. To support the well-being of the community, by enabling educational, recreational, community, and

other activities where compatible with the amenity of a medium density residential environment.

4.2.11 The development provides for residential housing in a locality that seeks to increaseresidential density.


4.2.12 The proximity to the Richmond train line and extension of the north-west railway line willfurther support this increased density.

4.2.13 The development provides units with high residential amenity that will enhance the variety ofapartments in the locale;

4.2.14 The development encourages the use of public transport given the highly accessible locationof public transport and position near local conveniences.

4.2.15 The high quality architectural design and finish of the buildings combined with the new roadlayout is a desirable outcome for this precinct.

Minimum Lot Sizes for Residential Development in Non-Residential Zones

4.2.16 The minimum allotment size for residential flat buildings with a 25 persons per hectare controlis 2000m².

4.2.17 All new allotments will comply as listed below:

Table 8: Minimum Allotment Sizes:

Lot Number Lot Size Complies

1(Buildings A & B)

5958m²

2(Buildings C, D & E)

10271m²

3(Buildings F, G & H)

12760m²

Residential Density

4.2.18 The SEPP requires a minimum density of 25 persons per hectare. The development seeks toprovide in excess of 25 persons per hectare, therefore providing sufficient density consistentwith the SEPP.

Height

4.2.19 Appendix 4 Clause 4.3 of the SEPP relates to Height of Buildings. The accompanying mapspecifies a maximum building height of 16 metres.

4.2.20 The proposed building height ranges are as follows:


Table 9: Height of Building Ranges:

Building Lower Building Roof Height Top of Roof Height Lift Overrun/Plant Height

A - 14.7m – 16.7m 17.2m

B - 15.2m – 16.7m 15.5m

C - 14.2m – 14.95m 15.2m

D - 14.3m – 17.3m 15.3m, 16.3m & 17.8m

E 14.6m – 15.1m 16.3m – 17.95m 17.95m & 18.7m

F 13.85m – 14.1m 14.8m – 16.8m 16.8m & 18.05m

G 11m – 13.7m 15.4m – 16.65m 16.2m, 16.4 & 17.2m

H 13.7 – 14.7 15.4m – 16.9m 15.2 & 16.9m

4.2.21 The proposed development results in a non-compliance with the SEPP height control. Partialsections of the upper roofs of the proposed buildings as well as the plant extend above the16m height control.

4.2.22 The following images illustrate the areas of compliance (shown in red shading) anddemonstrate 72% of the proposed development will comply with the 16 metre height control:

Figure 4: Roof view - areas of compliance with the 16m height control shaded in red.


Figure 5: View looking west from Junction Road - areas of compliance with the 16m height controlshaded in red.

Figure 6: View looking south - areas of compliance with the 16m height control shaded in red.

4.2.23 The tables and images above, demonstrate that the proposed heights for each building dovary across the site. The building exceedance has been off-set across the site with a largeportion of roof being compliant and in some instances significantly lower than the permittedheight control.

4.2.24 As demonstrated in the accompanying shadow and solar access diagrams adequate solaraccess will be provided to new units with very minor effects to adjoining properties to the west,south and east due to site orientation and location of new roads.


4.2.25 The existing residential properties along Advance Street, to the north of the site, will not beaffected by shadowing due to site orientation and the modulation and articulation of thenorthern facade of Buildings A and B. The building design and setbacks will minimise the scaleof the development when viewed from the rear of these properties. Notwithstanding, theseproperties have all been rezoned to higher density and in time will be redeveloped in a similarmanner to this proposal.

4.2.26 The increased height, in parts, is considered appropriate on this site due to the size of theallotments, orientation of the site, slope of the land and location of new roads. Thedevelopment will also continue to meet the objectives of the height control as addressedbelow. A Clause 4.6 variation to the development standard accompanies this DA and furtherjustifies the minor variations across the site.

4.2.27 The objectives of the height control are achieved as discussed below:

(a) to establish the maximum height of buildings for development on land within the AlexAvenue and Riverstone Precincts,

4.2.28 As demonstrated above, 72% of the roof and lift overrun features of the eight proposedbuildings will be compliant with or are well below the 16m height control. The areas of non-compliance have been off-set with either compliant or significantly lower roof heights acrossthis large site area.

4.2.29 The height variation is appropriate across this site and will not detrimentally affect adjoiningsites by way of privacy, shadow and scale, as demonstrated in this report.

4.2.30 Overall the, minor variation across the site will not be highly evident when viewed from thepublic way or adjoining properties. The minor variations to the height limit are appropriate andreflective of the topography across the site.

(b) to protect the amenity of adjoining development and land in terms of solar access tobuildings and open space,

4.2.31 The accompanying shadow diagrams demonstrate that the adjoining properties and futurecommunal open space will not be unreasonably affected by the development and adequatesunlight will be maintained.

4.2.32 The proposed residential units within the development will achieve a high level of amenity with71% receiving a minimum of 2 hours of sunlight on 21 June and 62% of units achieving cross-ventilation.

4.2.33 The minor variation across the site will not unreasonably affect adjoining sites or communalopen space as demonstrated in this accompanying SEE.

4.2.34 The design of the buildings is generally consistent with the controls of the LEP and DCP and isof an appropriate scale for this Growth Area.

(c) to facilitate higher density development in and around the local centre, the neighbourhoodcentres and major transport routes while minimising impacts on adjacent residential,commercial and open space areas,


4.2.35 The proposed buildings will contain a total of 703 residential units and will achieve the higherdensity expectations established for the Riverstone precinct.

4.2.36 As demonstrated in the accompanying shadow diagrams and traffic report the developmentwill not unreasonably affect adjoining residential and open space areas.

(d) to provide for a range of building heights in appropriate locations that provide a highquality urban form.

4.2.37 The varying heights across the eight new buildings ensure that the built form has variation tothe urban environment. The proposed materials and finishes will provide each new buildingwith architectural interest and individuality.

4.2.38 The proposed building form and design will achieve a high level architectural finish with theeight proposed buildings framing the new road layout and creating a highly amenable urbanenvironment consistent with the characteristics of growth centres.

4.2.39 Each building will be highly modulated and articulated to provide visual interest that willminimise the bulk and scale of the development across the site.

4.2.40 Overall, the development will result in a high quality architectural form that will urbanise theprecinct and achieve the desired future characteristics of this locality.

4.2.41 The variation to height will not make a tangible impact on adjoining properties in terms ofovershadowing.

4.2.42 72% of the proposed buildings will be compliant or below the maximum height of 16 metres.

4.2.43 For the reasons discussed above, the variation to the height control maintains compliance withthe objectives.

Floor Space Ratio

4.2.44 Appendix 4 Clause 4.4 of the SEPP relates to floor space ratio. The accompanying mapspecifies a maximum floor space ratio of 1.75:1.

4.2.45 The development proposes a FSR of 1.45:1. The accumulative FSR for the development isshown below:

Table 10: GFA & FSR Calculations:

Building GFA (m²)

A 5,490

B 5,433

C 5,759

D 12,413

E 6,101

F 6,101


Building GFA (m²)

G 12,446

H 5,783

TOTAL GFA 59,526

TOTAL FSR 1.45:1

4.2.46 The development is significantly lower than the maximum permitted for the site and anappropriate form of development given the strategic vision for the area.

4.2.47 The objectives of the FSR control are:

(a) to control the bulk and scale of buildings within the Alex Avenue and Riverstone Precincts bysetting maximum floor space ratios for development in Zone R3 Medium Density Residential, ZoneB1 Neighbourhood Centre, Zone B2 Local Centre, Zone B4 Mixed Use and Zone IN2 LightIndustrial.

4.2.48 The proposed development satisfies the FSR objective in the following way:

All buildings will generally maintain a consistent 5 storey form throughout the development site, in someparts 6 storeys will be provided as a result of the slope of the land combined with building form.

Generous setbacks combined with substantial landscaping will ensure a landscaped setting that willenvelope and soften the building forms when viewed from the public domain and adjoining properties.

The interlinked communal open space throughout the development will provide increased separation ofbuildings whilst providing functional and usable areas for future residents and visitors to relax, entertainand/or socialise.

The building layouts have been designed to have fairly consistent front and side setbacks to ensure theintegration with the public domain is successful and creates a highly liveable environment.

The elevations of all buildings will be similar in design but will have their own individual treatments withvaried wall and balcony elements protruding and recessing at different points on each facade. This reducesthe visible bulk and scale and provides increased depth and modulation. Each building will have a uniquecolour to differentiate the buildings and provide a visual interest.

The increased residential density will assist in meeting the increased housing targets within Blacktown Cityand as set out in the Metropolitan Plan. In addition, the increasing population will support the railwayservices.

The proximity of the development to Riverstone and Schofield’s railway stations makes it an ideal location tosupport this increased density and encourages the use of public transport.

The site is located within a growth centre region and the current controls and vision for this area is to see anincrease in residential density. The proposed development will achieve this vision.

The proposed works will facilitate the construction and 3 new roads and part construction of 1 new road.This combined with pathways through and around the development will create a new urban environmentconsistent with the strategic vision for Schofields.

The proposed development will not unreasonably overshadow adjoining properties or the public domain dueto the orientation of the site. Sunlight will be available to majority of communal open space areas throughoutthe year.

The proposed setbacks from adjoining sites and between the proposed buildings are generally compliant,any variations will be discussed below. The new buildings have been carefully designed and incorporate theuse of privacy screens or highlight windows to minimise any adverse overlooking impacts.


4.2.49 On the basis of the above, the development maintains compliance with the objectives of theFSR standard as well has the numerical control.

Exceptions to Development Standards

4.2.50 Appendix 4 Clause 4.6 of the SEPP allows for the consideration of a development that maycontravene a development standard.

4.2.51 The application contravenes Appendix 4 Clause 4.3 by exceeding the maximum Height ofBuilding control. As discussed above a variation to the Height control is consideredappropriate.

4.2.52 A Clause 4.6 Variation Report has been prepared by LJB Urban Planning and accompaniesthis submission.

Architectural Roof Features

4.2.53 Appendix 4 Clause 5.6 of the SEPP allows for architectural roof features to exceed themaximum height limits under Clause 4.3, in this case being 16m, but only with developmentconsent and if the consent authority is satisfied that:

(a) any building identification signage or equipment for servicing the building (such as plant, lift motorrooms, fire stairs and the like) contained in or supported by the roof feature is fully integrated intothe design of the roof feature.

4.2.54 The proposal does not incorporate an architectural roof feature.

Preservation of Trees or Vegetation

4.2.55 Appendix 4 Clause 5.9 of the SEPP requires Council consent or permission prior to theremoval of any tree/s and or vegetation from site.

4.2.56 Majority of the existing trees and shrubs will be removed from the site. This is necessary toenable the redevelopment of the site.

4.2.57 The proposed landscape design will see the site heavily planted and will contain advancedspecies to ensure that the replacement trees provide privacy and visual interest when viewedfrom within the development as well as from the public domain and adjoining properties.

4.2.58 A landscaping plan accompanies this report.

Heritage Conservation

4.2.59 Appendix 4 Clause 5.10 of the SEPP outlines the requirements for development of or withinclose proximity of heritage items and within or nearby heritage conservation areas. Thesubject site is not heritage listed and is not located within close proximity to a heritage item ora conservation area.

Public Utility Infrastructure


4.2.60 Appendix 4 Clause 6.1 of the SEPP requires the provision of services or adequatearrangements to be made with relevant authorities prior to proposed redevelopment of a site.

4.2.61 The relevant authorities have been contacted prior to the lodgement of the developmentapplication. Adequate provisions have been accommodated for in the development.

Native Vegetation Retention Areas

4.2.62 Appendix 4 Clause 6.4 of the SEPP provides development controls for retention of nativevegetation. Part of the site is mapped to retain native vegetation.

4.2.63 This clause does not apply to the subject site.

Development on Riverstone Scheduled Lands

4.2.64 Appendix 4 Clause 6.8 of the SEPP provides development controls to ensure that RiverstoneScheduled Lands is not subdivided without frontage to a public road and having a maximumdepth of 35m

4.2.65 The subject site is not located within the Scheduled Lands area and therefore it is notapplicable.

Water Recycling and Conservation

4.2.66 Clause 18 of the SEPP requires consent not be granted unless the consent authority issatisfied that recycled water from the water recycling plant will be provided to thedevelopment.

4.2.67 This Clause does not apply to the proposed development.

Public Utility Undertakings and Clearing of Native Vegetation

4.2.68 Development for public utility undertakings (other than electricity generating work or waterrecycling facilities) may be carried out without consent on land to which this policy appliesHowever, if it requires removal of native vegetation that is not subject to the ThreatenedSpecies Conservation Act 1995 written notice must be given to the Department of Planningand Infrastructure and any comments received within 21 days be taken into consideration.

4.2.69 Should public utility undertaking require the removal of native vegetation the Department ofPlanning will be notified.

Electricity Generating Works and Water Recycling Facilities

4.2.70 Under Clause 18B, Consent will not be granted for an electricity generating works or waterrecycling facility unless it is satisfied that it will be of a small scale, likely to have only a minorenvironmental impact and be consistent with the principles of ESD.

4.2.71 This Clause does not apply.

Development on Flood Prone and Major Creeks Land – Additional Heads of Consideration


4.2.72 Clause 19 applies to development requiring consent that is carried out on flood prone andmajor creeks land (other than any such land to which clause 20 applies). This is not applicableto the subject site.

Development on and near certain land at Riverstone West

4.2.73 Applies to land at Riverstone West. Subject site is located outside this precinct.

Part 6 Development Controls - Vegetation

4.2.74 Clause’s 21-24 do not apply as the subject site is located within the Riverstone Precinct.

Part 7 Development Controls – Cultural Heritage Landscape

4.2.75 This part does not apply as it relates to the cultural heritage landscape area, being the land inthe vicinity of the Rouse Hill House Estate that is shown hatched brown on the map marked “North West Growth Centre Development Control Map”.

4.2.76 There are no other provisions in the SEPP relevant to the subject application.

4.2.17 It is therefore concluded that the development achieves the intent of the relevant provisions ofthe SEPP.

BLACKTOWN CITY COUNCIL GROWTH CENTRE PRECINCTS DCP

4.2.77 The Blacktown City Council Growth Centre Precincts Development Control Plan 2010 (DCP)was adopted by the Deputy Director General Strategies and Land Release (or delegate) of theDepartment of Planning on 14 May 2010. It applies to the subject site as it is located within theRiverstone Precinct, where the Precinct Planning has been completed.

4.2.78 The main DCP is structured into six parts containing various objectives and controls whichapply to all development in the growth Centre Precincts, including the subject site.

4.2.79 As precinct planning is completed for each Precinct, a Schedule is added to this DCP withPrecinct Specific controls in addition to the controls within the main body of the DCP. In theevent of any inconsistency between a Precinct’s Schedule and the main body of the DCP, thePrecinct’s Schedule prevails.

4.2.80 The appendices provide more detailed guidance on specific issues.

4.2.81 The DCP supplements the provisions of the Growth Centres SEPP, but provides moredetailed controls.

4.2.82 The Blacktown Local Environmental Plan 1988 and the Blacktown Development Control Plan2006 do not apply to land that a Precinct Plan applies to, in this case a Precinct Plan appliesto the subject site, except where specifically referred to in the Growth Centres SEPP and theBCC Growth Centres DCP. Some other design standards and guidelines of Council docontinue to apply, such as the Council’s engineering standards documents. Where existingpolicies, procedures and guidelines continue to apply to the BCC Growth Centre Precincts,these are specifically referred to in the relevant clauses of this DCP.


4.2.83 The following table provides a summary of the requirements of Section 3 applicable to thedevelopment application:

Table 11: Assessment against requirements of Blacktown City Council Growth Centre DCP 2010:

Cl.CONTROL

COMMENT

BLACKTOWN CITY COUNCIL GROWTH CENTRE PRECINCTS DEVELOPMENT CONTROL PLAN

2.0 Precinct Planning Outcomes

2.2 The Indicative Layout Plan

All developments to be consistent with the Indicative LayoutPlan. And any proposed variations need to be justified toCouncil’s satisfaction.

The proposed road layout is generally inaccordance with the ILP. Instead of the east-west road at the mid-point of the site, the roadhas re-oriented to create a north-south road(New Road 4), this inclusion and minorvariation is discussed separately below.

x

2.3 Subdivision Site Analysis

2.3.1 Flooding and Water Cycle Management

No residential allotments are to be located at a level lowerthan the 1% Annual Exceedance Probability (AEP) floodlevel plus a freeboard of 500mm (i.e. within the ‘floodplanning area’).

Not Applicable.

Pedestrian and cycle pathways and open space may extendwithin the 1% AEP flood level, provided the safe accesscriteria contained in the NSW Floodplain Manual are met.The Flood Prone Land figure in the relevant Precinct’sSchedule shows indicatively the extent of the 1% AEP floodlevel.

Not Applicable.

Stormwater is to be managed primarily through the streetnetwork in accordance with Council’s Water Sensitive UrbanDesign Development Control Plan.

Refer to accompanying stormwater plans.

Roads are generally to be located above the 1% AEP level. All roads are generally located above the 1%AEP level.

Management of ‘minor’ flows using piped systems for the20% AEP (residential land use) and 10% AEP (commercialland use) shall be in accordance with Blacktown Council’sEngineering Guidelines for Subdivision and Development.

Noted. Refer to accompanying civil drawingsand stormwater report.

Management of ‘major’ flows using dedicated overland flowpaths such as open space areas, roads and ripariancorridors for all flows in excess of the pipe drainage systemcapacity and above the 20% AEP shall be in accordance withBlacktown Council’s Engineering Guidelines for Subdivisionand Development.

Noted. Refer to accompanying stormwaterplans.

Where practical, development shall attenuate up to the 50%AEP peak flow for discharges into the local tributaries,

Noted. Refer to accompanying stormwater


Cl.CONTROL

COMMENT

particularly Category 1 and 2 creeks. This will be achievedusing detention storage within water quality features anddetention basins.

plans and reports.

The developed 1% AEP peak flow is to be reduced to pre-development flows through the incorporation of stormwaterdetention and management devices.


In general, Council will not support development, includingthe filling of land, within the floodway due to its function asthe main flow path for flood waters once the main channelhas overflowed and the possibility of a significant threat to lifeand property in a major flood.

Noted. There will be no filling of land.

The trunk stormwater system is to be constructed andmaintained by Council in accordance with the Riparian andWater Cycle Management Strategy at Appendix B, and toachieve water quality targets set by the Department ofEnvironment, Climate Change and Water in Table 2-1.

Noted.

Where development on land affected by local runoff or localoverland flooding – major drainage is proposed, it must bedesigned in accordance with Council’s “Engineering Guidefor Development”.

Noted.

An application lodged for development in a floodway (otherthan agriculture, cultivation and minor alterations to existingbuildings) shall be accompanied by a survey plan tosatisfactorily demonstrate that:• The development will not increase flood hazard or damageto other properties or adversely affect them in any way, bythe provision of a report from a professional civil engineerexperienced in hydraulics.• The building can withstand the force of flooding, by theprovision of a detailed report from a professional structuralengineer.

Not applicable.

2.3.2 Salinity and Soil Management

Every subdivision development application for land identifiedin the Areas of potential salinity and soil aggressivity riskfigure, in the relevant Precinct Schedule, as having a highrisk of salinity or mildly to moderately aggressive soil is to beaccompanied by a salinity report prepared by a suitablyqualified person.

Refer to accompanying Contamination andSalinity Report prepared by TraceEnvironmental.

A comprehensive Salinity Management Plan must besubmitted based on the findings of the site specificinvestigation and prepared in accordance with the WesternSydney Salinity Code of Practice 2004 (WSROC) andAppendix C.



Cl.CONTROL

COMMENT

All subdivision, earthworks and building works are to complywith the Salinity Management Plan.

Noted. The development will be able to comply.

Salinity and sodality management related to Appendix C isto complement WSUD strategies.

Noted. Refer to accompanying Contaminationand Salinity Report and Stormwater Plans.

Soil and Water Management Plans, to be prepared inaccordance with Blacktown DCP and Managing UrbanStormwater - Soils and Construction (Landcom 3rd EditionMarch 2004 (‘The Blue Book’)) and accompany subdivisionapplications.

Noted. Refer to accompanying soil and watermanagement plan.

2.3.3 Aboriginal and European Heritage

Development applications must identify any areas ofAboriginal heritage value that are within or adjoining the areaof the proposed development, including any areas within thedevelopment site that are to be retained and protected (andidentify the management protocols for these).

The subject site is not affected by any identifiedareas of Aboriginal heritage value.

Developments or other activities that will impact onAboriginal heritage may require consent from the Departmentof Environment, Climate Change and Water (DECCW) underthe National Parks and Wildlife Act 1974 and consultationwith the relevant Aboriginal communities.

No areas of Aboriginal heritage will be affected.

Applications for subdivision and building on the propertiesidentified on the European cultural heritage sites figure, inthe relevant Precinct’s Schedule, are to be accompanied bya report from a suitably qualified heritage consultant detailingthe results of archaeological investigations undertaken toconfirm the presence of archaeological material relating tothe heritage site. Where archaeological material is identified,the proposal is to address the requirements of the HeritageAct 1977.

The subject site is not identified nor locatednear any European cultural sites.

2.3.4 Native Vegetation and Ecology

Native trees and vegetation to be retained where possible.Where practical, prior to development, arrange for re-use ofnative plants and topsoil that contains known or potentialseed bank and relocate native animals.

Noted. Refer to accompanying LandscapePlan.

Land within a Riparian Protection Area requires all nativevegetation to be retained and rehabilitated and conserved inaccordance with the Riparian Protection Area Controls inAppendix B.

The site does not contain any riparianprotection areas.

N/A

Development on land that adjoins land zoned E2Environmental Conservation is to ensure that there are nosignificant detrimental impacts to the native vegetation andecological values of the E2 zone.

Not Applicable. N/A


Cl.CONTROL

COMMENT

A Weed Eradication and Management Plan outlining weedcontrol measures may be required.

Noted.

Landscaped plan required and selection of trees to be fromAppendix D.

Refer to accompanying Landscape Plan.

2.3.5 Bushfire Hazard Management

Reference is to be made to Planning for Bushfire Protection2006 in subdivision planning and design and development isto be consistent with Planning for Bushfire Protection 2006,except where varied by controls in the DCP.

The site is not identified as being bushfireaffected.

2.3.5 Site Contamination

To be accompanied by Contamination Report. May requireStage 1, Stage 2, Remediation Action Plan and Site AuditStatement dependent on the outcomes of each report. Mustconsider SEPP 55.Applicants should refer to, and ensure applications areconsistent with, Blacktown Development Control Plan.

Refer to accompanying contamination report.The proposed site can be made suitable for theproposed residential redevelopment and use.

2.3.6 Odour Assessment and Control

Where land is affected by an odour buffer or adjacent toodour generating activities Council will consider whether thetype of development in this area is appropriate and will alsoconsider the need for the applicant to provide additionalsupporting information with the Development Application.

The subject site is not likely to be affected byodour generating activities.

3.0 Neighbourhood and Subdivision Design

3.1 Residential Density and Subdivision

3.1.1 Residential Density

Demonstrate that the development achieves a minimum of25 persons per hectare.

The site has an area of 41,049.4m². A total of703 residential units are proposed within the 8buildings resulting in a density greater than 25persons per hectare.

Development to be consistent with the Table 3-1 outlining thefollowing characteristics:• Generally located within the walking catchment of centres,corridors and / or rail based public transport.• Consists of predominantly small lot housing forms withsome multi-dwelling housing, manor homes and residentialflat buildings located close to the local centre and publictransport.• Generally single and double storey dwellings with some 3storey buildings.• Incorporates some laneways and shared driveways.• Be designed to provide for activation of the public domain,

The subject site is located within 700m ofSchofields Railway Station.The subject site will contain 8 residential flatbuildings within the medium density area of theRiverstone precinct.These buildings will activate the public domainand the buildings will be designed to providenatural surveillance.The height of the buildings is primarily 5storeys, exceeding the 3 storey building form.However, as shown in the accompanyingarchitectural plans, the proposed buildings will


Cl.CONTROL

COMMENT

including streets and public open space through theorientation and design of buildings and communal spaces.• Mainly urban streetscapes, some suburban streetscapes.(See Figure 3-2).

be designed to activate the precinct whileensuring that adequate levels of privacy, solaraccess and high levels of ventilation will beprovided within the development and foradjoining sites.The streetscape will fulfil the desired urbanvision with pathways around and throughoutthe new building lots to connect communalopen spaces together.

3.1.2 Block and Lot Layout

BlocksAll residential neighbourhoods to be focused on elements ofthe public domain.Create legible and permeable street hierarchy.Pedestrian connectivity.Streets blocks to be maximum of 250m long by 70m deep.

The proposed street layout will be legible andpermeable.The buildings will be integrated with the publicdomain and suitably activate the public domainand adjoining open space.The street block lengths will be between 146mand 180m.The street block widths will be between 38mand 87m.The proposed buildings will be divided bycommunal open space to reduce the length ofeach building. In addition, the highly articulatedfacades and modulation will assist in reducingthe scale of the development when viewed fromthe public domain.

Lots for R3 Zone for 25 dwellings per hectareMin 2000m² for residential flat building.

The existing site area is 41,049.4m² and iscapable of accommodating the proposedresidential flat buildings on lots greater than2000m².

Minimum 7m frontage front loaded dwellings and minimum of4.5m for rear loaded dwellings based on 25 dwellings perhectare.

Not applicable as development is for residentialflat buildings.

n/a

Range of residential lot types required. The proposed development will contain 8residential flat buildings. The Indicative LayoutPlan nominates the site as medium density.The proposed redevelopment will be able to besustained on the site and is substantially lowerthan the permitted FSR. The heights aregenerally compliant and any variation has beensuitably justified.Sites to the north will be low density and thesite to the west is likely to contain mediumdensity development (as required in the ILP) sothe proposed RFBs combined with the


Cl.CONTROL

COMMENT

surrounding locality will provide an appropriatemixture.

Maximum of 40% of the total residential lots proposed in asubdivision development application may be of the same lottype.

100% will be residential flat buildings. This isacceptable as it is consistent with the ILP whichidentifies medium density development acrossthe subject site.

Lots should be rectangular. The proposed buildings will be generallyrectangular in shape and be reduced in lengthby the communal open space areas. Allbuildings will follow the alignment of the newroad network.

Where residential development adjoins land zoned RE1Public Recreation or SP2 Drainage, subdivision is to createlots for the dwellings and main residential entry to front theopen space or drainage land.

The site does not adjoin any RE1 or SP2 zonedsites.

N/A

Orientation and configuration be consistent with: Small lots fronting parks and open space with larger

lots on back streets. Larger lots on corners. North to the front of lots are either the widest or

deepest lots. Narrowest lots with north to the rear.

The orientation and configuration of the newbuildings will provide for an appropriate layoutthat ensures adequate integration with thepublic domain and improved naturalsurveillance.

Indicative Layout Plan preferred block orientation. Exceptionsto the preferred lot orientation may be considered wherefactors such as the layout of existing roads and cadastralboundaries, or topography and drainage lines, preventachievement of the preferred orientation.

An alternative lot orientation may be considered where otheramenities such as views and outlook over open space areavailable, and providing appropriate solar access andovershadowing outcomes can be achieved.

The Indicative Layout Plan will be variedslightly. The variation is justified on solaraccess, privacy and open space grounds.The variation relates to the provision of anadditional north-south road known as NewRoad 4 in lieu of the recommended east-westroad at the mid-point of the site. The creation ofthe additional road will reduce the length of theeast west blocks and result in an improvedoutcome, refer to the discussion below.

x

Zero lot lines are permitted but must be shown on plan ofsubdivision and within a Section 88B Instrument.

Not applicable as RFBs are proposed. N/A

Shallow lots (14-18m <200m²) to be located in locationswhere it can be demonstrated there are no adverse effectsfor adjoining sites.

No shallow lots are proposed.

Subdivision for attached or abutting dwellings This type development is not proposed. N/A

RFBsA person may not amalgamate two or more adjoiningallotments after principle subdivision to create a larger lotthat achieves the minimum lot size required for residential flatbuildings.

The proposed development is capable ofprovided lots greater than 2000m², based on asite area of 41,049.4m².


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COMMENT

Battle-Axe Lots No battle-axe lots are proposed. N/A

Corner LotsSplays to be in accordance with AS2890.Corner lots to be designed to allow for dwelling to addressboth street frontages.Garages encouraged on corner lots.Plan of subdivision to show location or proposed or existingsubstations, kiosks, sewer holes and or vents affectingcorner sites.

Noted.All of the residential flat buildings have beendesigned to adequately address all cornerswithin the development. The proposed cornersof the applicable RFBs have been articulatedand accentuated to relate appropriately with thepublic domain.Splays are not required due to the setback ofeach building.The accompanying Plan of Subdivision willidentify the relevant items.

3.2 Subdivision Approval Process

Subdivision of lots less than 225m² of lots less than 9m widewill need to incorporate a dwelling design as part ofsubdivision application.

Not Applicable. Subdivision relates to RFBs notdwelling houses.

N/A

3.3 Construction Environmental Management

Construction Environmental Management Plan to besubmitted.

Refer to accompanying ConstructionManagement Plan.

Applicants are to ensure that the management ofconstruction activities is undertaken in accordance withBlacktown Development Control Plan 2006 Part R – SoilErosion and Sediment Control Guidelines and Part O – SiteWaste Management and Minimisation.

Noted. Refer to accompanying Soil andSediment Plan and Waste Management Plan.

Preservation of trees and native vegetation duringconstruction is to be in accordance with the developmentconsent issued for the development, and with the nativevegetation and tree preservation provisions of the relevantPrecinct Plan.

Development is capable of complying, refer toaccompanying landscape plan.

3.4 Movement Network

3.4.1 Street Layout and Design

The design of streets is to be consistent with the relevanttypical designs in Figure 3-10 to Figure 3-13 and Council’sEngineering Guide for Development.

Refer to accompanying road engineeringdrawings.

Alternative street designs for local streets and access waysmay be permitted on a case by case basis if they preservethe functional objectives and requirements of the designstandards.

Noted. Refer to accompanying roadengineering drawings.

Roads to be consistent with the Precinct Road Hierarchyfigure in the relevant Precinct schedule. Any variation is to bedesigned to:

The proposed road layout has a minor variationto the IPL. This is discussed and justifiedbelow, following this table.

x


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COMMENT

• create a permeable network that is based on a modifiedgrid system,• encourage walking and cycling and minimise traveldistances,• maximise connectivity between residential areas andcommunity facilities, open space and centres,• take account of topography and site drainage, andaccommodate significant vegetation,• optimise solar access opportunities for dwellings,• provide frontage to and maximise surveillance of openspace and drainage lands,• provide views and vistas to landscape features and visualconnections to nodal pointsand centres,• maximise the effectiveness of water sensitive urban designmeasures, and• minimise the use of cul-de-sacs. However, if required, theyare to be designed in accordance with Council’s EngineeringGuidelines.

Variation to the residential street network as permitted undercontrol 4 above will only be approved by Council where theapplicant can demonstrate to Council’s satisfaction that theproposal:• will not detrimentally impact on access to adjoiningproperties,• provides for the management of stormwater to drain toCouncil’s trunk drainage network,without negative impacts on other properties,• will not impede the orderly development of adjoiningproperties in accordance with the relevant Precinct Plan andthis Development Control Plan, and• does not restrict the ability to provide water, sewer,electricity and other essential services to adjoiningproperties.

Refer to detailed discussion below. Theproposed road layout has varied slightly fromthe ILP with the inclusion of the additionalnorth-south road ‘New Road 4’, this road willnot affect the development of adjoining sitesgiven its location at the mid-point of the subjectsite.

For changes to the proposed road system which Councilconsiders minor, Council will write to affected propertyowners and consider any comments of those persons beforedetermining the application. Applicants wishing to amend theproposed road pattern are advised to liaise with affectedadjoining owners prior to the submission of the DevelopmentApplication.

The proposed change to the layout isconsidered minor, based on the discussionbelow. The additional road will not affect thedevelopment of adjoining properties and in thisinstance notification would be not be necessaryunless Council determines otherwise. Refer todiscussion below.

For changes to the proposed road system which Councilconsiders major, Council may require a formal application for

Not Applicable. The road changes areconsidered minor.


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COMMENT

amendment to the DCP map before determining theapplication.

Where roads are adjacent to public open space or drainageland, verge widths may be reduced to a minimum of 1m,subject to public utilities, bollards and fencing beingadequately provided.

Noted. Not applicable as the site does notadjoin public open space or drainage land.

N/A

Except where otherwise provided for in this DCP, all streetsand roundabouts are to be designed and constructed inaccordance with the minimum requirements set out inCouncil’s Engineering Guide for Development. Where acorner lot fronts a roundabout, the driveway shall be set back10m from the splay.

Noted. Refer to accompanying roadengineering drawings.

Residential roads to be sign posted maximum of 50 kph. Noted. Able to comply.

The minimum distance from an access place to a collectorroad is to be 50m if the junction is on the same side of theroad or 40m if staggered on the opposite side of the road.The minimum distance between collector roads is to be100m if the junction is on the same side or 100m if it isstaggered on the opposite side of the road.

Noted.

Where four way intersections are proposed, traffic is to becontrolled, where appropriate, by traffic lights, roundabouts,median strips or signage.

Noted, refer to accompanying road engineeringdrawings.

3.4.2 Laneways

Not Applicable. Not applicable. n/a

3.4.3 Shared Driveways

Not Applicable. Not applicable. n/a

3.4.4 Access to Arterial and Sub-Arterial Roads

Vehicular access to arterial roads and sub-arterial roadsshown on the Precinct Road Hierarchy figure, in therelevant Precinct’s Schedule, may only be made by way ofanother road.

No roads will connect with arterial and/or subarterial roads.

Persons creating allotments adjoining arterial or sub-arterialroads are required to create restrictions on the use of landunder Section 88B of the Conveyancing Act 1919 to legallydeny direct vehicular access to allotments from the arterial orsub-arterial road.

The new allotments will not connect to anarterial or sub-arterial road.

4.0 Development in the Residential Zones

4.1 Site Responsive Design

4.1.1 Site Analysis

Site analysis plan required. Refer to accompanying site analysis.


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COMMENT

4.1.2 Cut and Fill

DA to illustrate a change in levels.Maximum cut and fill 500mm.Validation report required for any fill.Retaining wall height a maximum of 600mm.

Cut and/or fill exceeds 500mm in parts. Theaccompanying Civil Engineering Drawingsdemonstrate this can be undertaken in a safemanner.Refer to accompanying architectural andgeotechnical report.

x

Consider the 5 Steps of Investigation:1) Initial Evaluation;2) Preliminary Investigation;3) Detailed Investigation;4) Site Remedial Action Plan; and5) Validation & Reporting.

Noted. Refer to the accompanyingcontamination report, the subject site can bemade suitable for residential use.

4.1.3 Sustainable Building Design

Comply with BASIX.Indigenous plants to make up more than 50% of plantmaterial mix.Landscape plan required.Outdoor drying areas required.

Refer to accompanying BASIX certificate. Eachbuilding will achieve the water, energy andthermal rating targets.A landscape plan accompanies this application.

4.1.4 Salinity, Sodicity and Agressivity

Applications for new dwellings must be consistent with anyconditions of consent for the subdivision of the land inrelation to the management of soil salinity, sodicity andaggressivity, and with the Salinity Management Plan atAppendix C.


4.2 Dwelling Design Controls

4.2.1 Summary of Key Controls (Table 4-5 for sites >15m in width for front accessed dwellings)

Front Setback (min)4.5m to building facade line3.5m to building façade fronting open space or drainage land3.0m to articulation zone2.0m to articulation zone fronting open space or drainage5.5m to garage line and 1m behind the building line

Not applicable as the development is for a RFBnot dwelling house.

N/A

Side Setback (min)Ground Floor: 0.9m (Side A), 0.9m (Side B)Upper Floor: 0.9m (Side A), 1.5m (Side B)

Rear Setback (min)4m (ground level) and 6m (upper levels)


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COMMENT

Corner Lots Secondary Street Setback (min)2.0m

Building Height, Massing and Siting (min)2 storeys (3rd storey subject to clause 4.2.5 (1))

Site CoverageSingle storey dwellings: 50%Two storey dwellings: 50% at ground floor and 30% at upperfloor.

Landscaped AreaMinimum 30% of the allotment area.

Private Open SpaceMinimum 24m² with minimum dimension 4m.50% of the area of the required principal private open space(of both the proposed development and adjoining properties)should receive at least 3 hours of sunlight between 9am and3pm at the winter solstice (21 June).

Garages and Car ParkingFront or rear loaded double and tandem garages permittedMaximum garage door width 3m (Single) and 6m (Double)Triple garages are not permitted.1-2 bedroom dwellings will provide at least 1 car space.3 bedroom or more dwellings will provide at least 2 carspaces.

4.2.2 Streetscape and Architectural Design

Provide modulation and articulation.Corner development to emphasis the corner.Eaves to provide sun shading.Pitch of hipped or gabled roof should be between 22.5degrees and 35 degrees.Front facades to have one habitable room fronting the street.Streets to be fronted with similar housing types to createconsistent street character.

All buildings will be modulated and articulatedvia recessed and protruding balconies. Theproposed setbacks and integration with thepublic domain results in an excellence urbandesign outcome within this emerging precinct.The proposed buildings have been designed toorientate habitable rooms and balconiestowards the street.Each building will be vary in form to allow forvisual interest and changes in scale andmodulation but overall there will be consistencywith the heights, setbacks and materials andfinishes to ensure that streetscape character isconsistent.

4.2.3 Front Setbacks

Consistent with Table 4-5 as outlined above. With corner lots Refer to Section 4.3.5, as these controls


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COMMENT

allowed a 1m articulation zone. override this control.

To achieve a desired streetscape character, the buildingfacade front setback for a series of lots can be more or lessthan the setbacks shown in Tables 4.2 to 4.6 where agreedto as part of the preparation of a Building Envelopes Plan orintegrated housing development application at subdivisionapproval and the front setbacks are attached to the lot titles.However, the front setback to garages must be a minimum of5.5m.

Noted. Setbacks are discussed below at 4.3.5and are appropriate for the new precinct.

Garage line to have a setback of at least 1m behind buildingfront facade line.

No garages proposed. All parking will belocated underneath or behind the facade ofeach building within basement levels.

4.2.4 Side and Rear Setbacks

Side and rear setbacks to be consistent with Table 4-5 asoutlined above.

Refer to Section 4.3.5 as these controlsoverride these setback requirements.

Pergolas, swimming pools and other landscapefeatures/structures are permitted to encroach into the rearsetback.

Noted. Refer to accompanying LandscapePlans.

Minimum setback from side boundary that adjoins PublicRecreation or Drainage land shall be 3m in R3 zone.

None of the proposed allotments adjoin thepublic recreation or drainage land.

N/A

Eaves can encroach 450mm into the 900mm setbacks. Noted.

For corner lots >15m lot width with shallow depths (i.e.approximately square corner lots) the rear setback can bevaried to be consistent with the side setbacks in Tables 4-5and 4-6 provided the minimum private open space and solaraccess requirements to the proposed and adjoiningproperties are met.

The proposed lots do not contain shallow lotdepths.

4.2.5 Dwelling Height, Massing and Siting

Dwellings to generally be a maximum height of 2 storeys.Council may permit a 3rd storey.

Refer to SEPP height discussion above, theproposed height of the 8 buildings is generallyconsistent with the 16 metre height limit. Eachbuilding will generally be 5 storeys high andhas been justified under the LEP discussionabove.

Comply with the site coverage controls in Table 4-5 asoutlined above.

Refer to Section 4.3.5 below.

Ground floor to be no more than 1m above ground. At some locations the ground floor will beapproximately 1.5 metres above street level.The setback at street level will be designed withlandscaping to terrace up to the ground floorunits private open space.

x

4.2.6 Landscaped Area


Cl.CONTROL

COMMENT

Minimum soft landscaped areas to comply with Table 4-5 asoutlined above– minimum 30% of lot area.

9,705m² of landscaping will be providedequating to 24% of the site area or 31% of theresidual site area will be landscaped. Refer toSection 4.3.5 below.

Landscaping plan to outline extent of landscaped area. Refer to accompanying Landscape Plan.

Surface water drainage to be provided to preventaccumulation of water.

Refer to accompanying stormwater drawings.

4.2.7 Private Open Space

Minimum principal private open space (PPOS) to beconsistent with Table 4-5 as outlined above.

Refer to Section 4.3.5, which overrides theserequirements.

Should be connected to main living area. All balconies and courtyards will be connectedto the main living area.

Open space at the front of the dwelling can only be definedas PPOS where this is the only means of achieving the solaraccess requirements of control 1 above. PPOS at the front ofa dwelling must be designed to maintain appropriate privacy(for example raised level above footpath or fencing orhedging) and be consistent with the streetscape designcontrols in Section 4.2.2.

Noted. All units will have an associated terraceof balcony attached to the residential unit andadequate fencing will maintain privacy.

4.2.8 Garages, Site Access and Parking

Rate:1-2 bedrooms = at least 1 space3 bedrooms or more = at least 2 spaces

Refer to Section 4.3.5 which outlines carparking rate for RFBs.

Driveways to be integrated into the design. All driveways will be integrated into the designof each new building and the sharing ofcommunal entry points throughout thedevelopment minimises additional vehicularcrossing along each street enhancingpedestrian permeability. Refer toaccompanying architectural plans.

Driveways are not to be within 1m of any drainage facilitieson the kerb and gutter.

Noted.

4.2.9 Visual and Acoustic Privacy

Acoustic report required for development adjacent to arailway line, arterial or sub-arterial road or potentiallyimpacted upon by nearby industrial/ employment area.

An acoustic report was not required.Notwithstanding, the design of units andlayouts ensure that sound transmission isminimised.

Direct overlooking of main habitable areas and POS ofadjoining dwellings is to be avoided through building design.

Careful planning has been undertaken duringthe design phase to minimise overlooking, referto comment below.


Cl.CONTROL

COMMENT

Living area windows with a direct sightline to POS or thehabitable room windows in an adjacent dwelling within 9mare to: be obscured by fencing, screens or appropriate

landscaping, or be offset from the edge of one window to the edge of

the other by a distance sufficient to limit views into theadjacent window; or

have sill height of 1.7 metres above floor level; or have fixed obscure glazing in any part of the window

below 1.7 metres above floor level.

Refer to SEPP 65 discussion on separation.All separation between the proposed buildingsis greater than 9m. Notwithstanding, carefuldesign consideration for privacy has beenundertaken and utilises a combination of: off-set windows, high level windows; and privacy screens along balconies.Refer to accompanying architectural plans andmore detailed discussion on buildingseparation below.

Residential development should comply with Council’s noisecriteria in Table 4-7.

The development is capable of complying.

4.2.10 Fencing

Front fence maximum height of 1m.Not to impeded sightlines.

To maintain privacy to residents at the streetfrontage a 2.5 metre wide landscape strip isprovided along the street boundary with 1.8mfencing provided to the ground level units.

x

Side and rear fences to have a maximum height of 1.8mhigh.

Noted. Able to comply.

Side fences not on a street frontage are to be a maximum of1m high to a point of 2m behind the primary building lines.


On corner lots or lots that have a side boundary that adjoinsopen space or drainage, the front fencing style and height isto be continued along the secondary street or openspace/drainage land frontage to at least 4m behind thebuilding line of the dwelling.


On boundaries that adjoin open space or drainage land,fencing is to be of a high quality material and finish. Thedesign of the fencing is to permit casual surveillance of thepublic space by limiting fence to 1m or by incorporating seethrough materials or gaps for the portion of the fence above1m high.

Site does not adjoin open space or drainageland.

N/A

Pre-painted steel or timber paling or lapped/cappedboundary fencing is not permitted adjacent to open space ordrainage land or on front boundaries.

Noted.

4.3 Additional Controls for Certain Dwelling Types

4.3.5 Controls for Residential Flat Buildings, Manor Homes and Shop Top Housing.

RFBs to have: Minimum frontage of 30m. Direct frontage to public domain.

The proposed buildings will have the followingfrontages and widths:Building A = 61m frontage and 22m width


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COMMENT

Not adversely affect adjoining land with respect toovershadowing, privacy or visual impact.

Building B = 61m frontage and 22m widthBuilding C = 70m frontage and 18m widthBuilding D = 58m frontagesBuilding E = 72m frontage and 19m widthBuilding F = 72m frontage and 20m widthBuilding G = 57mf frontagesBuilding H = 70m width and 18m

All buildings will have direct frontage andintegration with the public domain.

All buildings have either adequate separationdistances and/or careful placement of windows,balconies, privacy screens and high levelwindows to minimise overlooking.

RFBs to be consistent with SEPP No. 65 – Residential FlatDevelopment.

Refer to SEPP 65 assessment against theApartment Design Guide below.

Primary controls in Table 4-10 take precedence over theabove where there is an inconsistency.

Noted. Refer to controls below for considerationof Table 4-10.

Minimum of 10% of dwellings to be adaptable whendevelopments contain 10 dwellings or more. Pre-adaptationplans to be provided.Locate on ground floor where possible.Require Access Report to be prepared by suitable accreditedAccess Consultant.Car parking and garages assigned to adaptable units arerequired to comply with Australian Standards.

10% of units will be adaptable. Refer toaccompanying access report.Refer to accompanying Access Report.Adaptable units have been located wherepossible on the ground floor.The proposed adaptable car parking spacesand associated driveway and basement designwill comply with the Australian Standards.

Maximum 50% site coverage. 33% (13,344m²) of the site area or 42% of theresidual site area will be covered.

Minimum of 30% of area to be landscaped. 24% (9,705m²) of the site area or 31% of theresidual site area will be landscaped.The residual site area is based on the removalof area allocated for the construction of the newroads.

Min 15% of site to contain communal open space. 5,674m² of communal open space provides.This equates to 14% of the site area or 18% ofthe residual site area.

Private Open SpaceR3 – shop top housing = min 8m² with min dimension of 2m.R3 – RFBs = min 10m² with min dimension of 2.5m.

The development is for RFBs only. All POS willachieve the minimum requirements of the ADG.Refer to ADG requirements below and theaccompanying unit schedule.


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COMMENT

Front SetbackR3 – shop top housing = determined by ground floor setback.R3 – RFBs = min 6m, balconies and the like can encroachwithin setback to a max of 4.5m from boundary for first 3storeys and for a maximum of 50% of the façade length.

Building A = 6m to New Road 1Balconies have a reduced front setback to 4.5mfor no more than 50% of the facade.

Building B = 6m to New Road 1.Balconies have a reduced front setback to 4.5mfor no more than 50% of the facade.

Building C = 6m to New Road 1.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade.

Building D = 6m to New Road 4 and 6.35m toJunction Road.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade along NewRoad 4 and have a reduced front setback ofbetween 4.63m and 4.94m

Building E = 6m to New Road 2.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade.

Building F = 6m to New Road 2.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade.

Building G = 6m to New Road 2 and 4.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade along bothnew roads.

Building H = 6m to New Road 1.Balconies have a reduced front setback to 4.5mfor no more than 50% of the façade.

Corner Lots Secondary Street SetbackR3 – shop top housing = min 3m.R3 – RFBs = min 6m.

Building A = Not Applicable N/A

Building B = 6m to Junction Road.Balconies above ground reduce to 4.5m inparts.

Building C = 6m to New Road 4 and 6.11m toJunction Road.Balconies above ground reduce setback to4.5m along New Road 4 and 4.63m alongJunction Road.

Building D = Not Applicable N/A


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COMMENT

Building E = 6m to New Road 4 and 6m toJunction Road.Balconies above ground reduce setback to4.5m in parts along both street frontages.

Building F = 6m to both New Road 3 and NewRoad 4.Balconies above ground reduce setback to4.5m in parts along both street frontages.

x

Building G = Not Applicable N/A

Building H = 6m to both New Road 3 and NewRoad 4.Balconies above ground reduce setback to4.5m in parts along both street frontages.

x

Side SetbackR3 – shop top housing = min 2m.R3 – RFBs = buildings up to 3 storeys min 3m and buildingsabove 3 storeys = 6m.

Building A = 9.01m

Building B = Refer to separation discussionbelow.

N/A

Building C = Not Applicable. N/A

Building D = Refer to separation discussionbelow.

Building E = Not Applicable. NA

Building F = Not Applicable. N/A

Building G = Refer to separation discussionbelow.

Building H = Not Applicable. N/A

Rear SetbackR3 – shop top housing = min 4m (excluding garages).R3 – RFBs = 6m.

Building A = 7.45m

Building B = 7.45m

Buildings C through to H = Refer to separationdiscussion below.

Zero lot line not permitted. No zero lot lines are proposed.

Habitable room/balcony separation distance (min) forbuildings 3 storeys and overR3 – shop top housing = min 3m.R3 – RFBs = min 3m.

Complies all buildings have a separation of inexcess of 3m, refer to architectural drawingsand ADG table below.

Car Parking Spaces Shop Top Housing1-2 bedrooms = min of 1 space3 bedrooms or more = min of 2 spacesMay be in stack configuration.

Not Applicable N/A


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COMMENT

Garages to be setback 1m behind the building line.

Car Parking Spaces R3 RFBs1 space per dwelling plus 0.5 spaces per 3 or more dwelling.May be in stack configuration.Be provided below ground or behind building line.1 visitor space per 5 units.Bicycle spaces = 1 per 3 dwellings.

The development seeks consent for thefollowing unit mix:1 bed = 1502 bed = 4793 bed = 74Total = 703Based on the above unit mix a total of 703 + 37= 740 residential spaces area required.A total of 140.6 visitor spaces are required.A total of 234.3 bicycle spaces.Overall, the DCP requires 881 car spaces to beprovided.The development will provided a total of 883car spaces and 234 bicycle spaces, thereforeachieving compliance.

Maximum of 2 garage doors per 20m of lot frontage facingany one street for RFBs. Not applicable to shop top housing.Garages to comply with the Australian Standards.

Not Applicable N/A

SCHEDULE 2 – RIVERSTONE PRECINCT

2 Green and Golden Bell Frog Habitat Protection

The design and construction of development, includingdrainage and flood mitigation works, on land that is zonedSP2 Drainage and is within land to which clause 6.9 of theAlex Avenue and Riverstone Precinct Plan applies is to beconsistent with the Best Practice Guidelines Green andGolden Bell Frog Habitat (DECC 2008).

Not Applicable

3 Subdivision Planning and Design

3.1 The Riverstone Precinct – Precinct Planning Vision

Figure 3-1 – Indicative Layout PlanIdentifies medium density development as well as partdrainage land.

Refer to the discussion below, the road layoutwill be varied and justification is providedbelow.8 primarily 5 storey buildings will be providedand this is consistent with the intention of theIPL as a medium density precinct.The site does not contain any drainage land.

x

Figure 3-2 – Key Elements to Water Cycle and EcologyStrategyNo major drainage path proposed across the site. Drainagechannel shown on the map within the drainage land alongthe southern boundary.



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COMMENT

Figure 3-3 Flood Prone Land The site is not identified as being flood prone.

Figure 3-4 – Areas of Potential Salinity and Soil AggressivityRiskLand is at risk of higher salinity risk in parts.

Refer to accompanying Contamination andSalinity Report prepared by TraceEnvironmental, the site is capable ofredevelopment.

Figure 3-5 – Aboriginal Cultural Heritage SitesNot affected by any sites.

The site is not identified on the plan as beingaffected. Notwithstanding, an AboriginalCultural Heritage Study has been undertakenand determined the development is unlikely toaffect any Aboriginal Cultural Heritage sites.Refer to accompanying Aboriginal CulturalHeritage Study.

Figure 3-6 European Cultural Heritage SitesNot affected by any sites.

The site is not identified on the plan as beingaffected.

Figure 3-7 Bushfire Risk and Asset Protection ZoneNot affected by bushfire.

The site is not identified as being affected bybushfire.

Figure 3-8 Residential StructureIdentified as medium density.

The proposed medium density development isconsistent with the Residential Structure map.

Figure 3-9 Precinct Road HierarchyNew streets will be local streets on the relevant plan.

Noted. The road layout has altered from thePrecinct Road Hierarchy Map but has beenjustified in detail below.All streets will be local streets.

x

Further Discussion – Changes to Road Layout in the Indicative Layout Pan

4.2.84 The Growth Centres SEPP contains the ‘Indicative Layout Plan’ (refer to Figure 2 above) thatidentifies the proposed road layout for the Riverstone area. The following image has beenextracted from the ILP and the area shaded purple is the subject site:

4.2.85 The site analysis that accompanies this application highlights the original road location anddemonstrates where the new road (New Road 4), refer to Figure 2 above.

4.2.86 The relocation of the east-west mid-point road to a north-south road will not affect thedevelopment potential of adjoining sites as the remaining roads will not alter the developmentpotential for the adjoining sites as the southern, northern and western roads will still beproposed in the recommended position.

4.2.87 In addition, the proposed development will ensure that adequate privacy and solar access canbe maintained to existing and proposed residential uses. The accompanying shadow diagramsdemonstrate that adequate solar access can be maintained to existing and proposed uses.

Apartment Design Guide


4.2.88 After over a decade of operation, a comprehensive review of SEPP 65 was finalised in 2015.The review included extensive community and stakeholder consultation and resulted in anumber of changes to the policy, including the overhaul of the Residential Flat Design Codeinto the Apartment Design Guide.

4.2.89 The Apartment Design Guide (ADG) has now formerly replaced the former Residential FlatDesign Code and applies to this proposed development. It is a resource to enable councils,planners, developers and architects to improve design of new apartments. The Guide aimsto deliver a better living environment for the residents now choosing this form of housing, andenhance our streetscapes and our neighbourhoods across the State.

4.2.90 The ADG establishes a consistent approach to the design and assessment of apartments andthe way they are assessed by Councils. It establishes broad parameters for good apartmentdesign by illustrating the use of development controls and consistent guidelines.

4.2.91 The amended SEPP came into effect on 17 July 2015. The development will be assessedagainst the amended SEPP 65 and new Apartment Design Guide.

4.2.92 The Apartment Design Guide supports nine design quality principles identified in the amendedState Environmental Planning Policy No. 65 — Design Quality of Residential FlatDevelopment (Amendment No.3). It supplies detailed information about how developmentproposals can achieve these principles.

4.2.93 The following table provides an assessment of the proposed development against the keyguidelines in the ADG. The provisions of the ADG apply to this development:

Table 12: Assessment against the Apartment Design Guide:

Guide Requirements Comments Compliance

PART 1. IDENTIFYING THE CONTEXT

1A Apartment Building types Noted

1B Local Character and Context Not applicable.

Good design responds and contributes to itscontext.The setting and scale has direct effects for thedesign quality of apartments.The desired future character assist in establishingthe evolution of an area.The planning process identifies common settingsfor residential flat buildings including: Strategic centres Local centres Urban neighbourhoods Suburban neighbourhoodsApartment design must also consider thefollowing scale during the planning and designphase:

Contextually development achieves thestrategic vision for the site and willprovide new road infrastructure as wellas open space.The 8 new primarily five storey buildingswill be complimentary to the newstreetscapes with the ground levelsdesigned to facilitate an improved designoutcome that will enhance the naturalsurveillance of the public domain.The generous landscaped setbacks ofeach building combined with streetwidths and communal open space willcreate a pleasant and highly functioningdevelopment of land.The height of the buildings generally


Guide Requirements Comments Compliance Wider scale – urban structure, landscape

setting and boarder land use patterns etc Neighbourhood scale – streets, open spaces,

land uses in a radius of 400m to 1km from thesite.

Streetscape scale – relates to the scale of andcharacter of the street.

Site Scale – individual site details relative toneighbouring properties.

comply with the LEP height limit but inparts the plant/lift overruns will haveminor non-compliances. The non-compliant height can be sustainedthroughout the development, asdiscussed above in the LEP discussion.The bulk and scale of the development isappropriate within this strategic mediumdensity area and will be significantlybelow the maximum FSR permittedunder the LEP.

1C Precincts and Individual Sites

Individual sites – Characterised by an individuallot or an amalgamation of several lots. Where thesize, shape and orientation inform building typesand development capacity.

Not Applicable N/A

Precincts – Characterised by large land parcels ora group of larger sites undergoing extensivechange. Where new-streets, through site links,open space etc. are proposed.

The proposed development of the site isgenerally consistent with the IPL, asdiscussed above.The new streets and open space isconsistent with the vision for the areaand the minor modification to the roadlayout has been justified above.

PART 2. DEVELOPING THE CONTROLS

2A Primary Controls

Primary development controls are the keyplanning tool used to manage the scale ofdevelopment so that it relates to the context anddesired future character of an area and managesimpacts on surrounding development.

Noted.

2B Building Envelopes

The building envelope is the three dimensionalvolume that defines the outermost part of a sitethat the building can occupy.

The proposed development seeksconsent for the built form and not anenvelope. Notwithstanding, the proposedbuilding forms are highly articulated toensure modulation that reduces theoverall scale of the development whenviewed from the public domain andadjoining sites.

2C Building Height

Building height helps shape the desired futurecharacter of a place relative to its setting andtopography. It defines the proportion and scale ofstreets and public spaces and has a relationship

Noted. The proposed height isappropriate, refer to LEP discussionabove.


Guide Requirements Comments Complianceto the physical and visual amenity of both thepublic and private realms.Where FSR is defined, heights should be testedagainst the FSR to ensure a good fit.

2D Floor Space Ratio

Floor space ratio (FSR) is the relationship of thetotal gross floor area (GFA) of a building relativeto the total site area it is built on. It indicates theintended density. FSR is a widely used methodfor estimating the development potential of a site.The maximum FSR may not be achievable whenconsidering all planning requirements for privacy,separation, lot size and shape, heritage etc.FSR is not a measure of the maximum capacity ofthe building envelope – approximately 70% of theenvelope is likely to be utilised.

The proposed FSR complies with themaximum FSR permitted across the site.

The proposed building forms are highlyarticulated and demonstrate that the bulkand scale across the site is acceptable.This is evident in the proposed FSRwhich is significantly lower than themaximum permitted.

2E Building Depth

10-18 metres from glass line to glass line foradequate daylight and natural ventilation.

Buildings facing east-west capture more sun fromboth aspects and may have apartments up to18m wide. While buildings facing north-southshould be narrower to limit number of southfacing apartments.

Buildings having a smaller depth over a greaterheight have higher amenity than wider shorterbuildings.

Greater depths may be possible where higherceiling heights are provided.

Mixed-use buildings to be transitioned. Deepercommercial or retail podiums and narrowerresidential above.

The, approximate, proposed buildingdepths are listed below:Building A – 16m to 21mBuilding B – 16m to 21mBuilding C – 14m to 18mBuilding D - 16m to 20mBuilding E – 16m to 20mBuilding F – 16m to 20mBuilding G – 16m to 20mBuilding H – 15m to 20mThe depth of the buildings will exceed therecommended depth of 18m. However,the modulation of each building ensuresthat the proposed units will achieveadequate light and ventilation reducing inwidth to provide a higher level of amenityfor each building.Ceiling heights of 2.7m will be achievedand a large percentage of the units aredouble fronted to ensure increaseddaylight access. Use of full height glazingwill maximise natural light and ventilationto the living and dining areas.On the basis of the above, a variation isjustified and the building depth isconsidered suitable.

x

2F Building Separation



Building SeparationBuildings up to 4 storeys / 12 metres 12 metres between habitable rooms/balconies 9 metres between habitable /balconies and

non-habitable rooms 6 metres between non-habitable roomsFor buildings five to eight storeys / 25 metres 18 metres between habitable rooms/balconies 13 metres between habitable /balconies and

non-habitable rooms 9 metres between non-habitable roomsFor buildings nine storeys and above 24 metres between habitable rooms/balconies 18 metres between habitable /balconies and

non-habitable rooms 12 metres between non-habitable rooms

An additional 3m separation to be providedbetween residential apartment development siteand an adjacent lower density zone change.

No separation required where there is a blankparty wall.

Required setbacks may need to be greater toachieve better amenity outcomes.

Refer to discussion and table ofseparation for all buildings andboundaries below the ADG table.

The site is not located adjacent to alower density zone.

Noted.

Noted.

x

N/A

2G Street Setbacks

Identify the desired streetscape character and thecommon setback in the street.

The proposed setbacks are generallyconsistent with the DCP. Any variationhas been justified above in the DCPtable.

Align street setbacks with building use (i.e zero inmixed use zone)

The proposed street setbacks areappropriate for the establishment of thisnew growth area.

Consider a maximum percentage that may beconstructed to the front building line, where one isset, to ensure a modulated frontage.

The proposed balconies and recessedelements along the facades of eachbuilding will provide appropriatemodulation.

Consider secondary upper level setbacks. Some units on Levels 4 and 5 have beensetback in response to the sitetopography and to minimise the bulk andscale of the development when viewedfrom the public domain.



Promote setbacks that will allow balconies orwindows to promote passive surveillance to thestreet.

Windows and balconies will oversee thepublic domain within each building.

2H Side and Rear Setbacks

Test side and rear setbacks with height controlsfor overshadowing of the site, adjoining propertiesand open spaces.

The development is located to the southof existing residential properties and thenew development will ensure that, theresultant shadow will not detrimentallyaffect adjoining residential properties orfuture dwellings within the overalldevelopment. Refer to accompanyingshadow diagrams.

Test side and rear setbacks against buildingseparation, privacy, communal and private openspace and deep soil requirements.

Adequate setbacks are provided asdiscussed in the DCP section above.Adequate deep soil and communal openspace is provided throughout the site.

Consider zero setbacks where desired characteris for continuous street wall.

Not applicable. N/A

On sloping sites consider increasing side and rearsetbacks to minimise overshadowing and assistvisual privacy.

Noted. The development has beendesigned to follow the contours of theland and steps down the site to minimiseovershadowing and scale.

PART 3 SITING THE DEVELOPMENT

3A Site Analysis

Development application should be accompaniedby a site analysis.

Site analysis has been undertaken aspart of the design development.

3B Orientation

Position buildings to maximise northernorientation.Detail building elements to modify environmentalconditions as required to maximise sun access inwinter and shading in summer.

The orientation of the building maximisesthe opportunity for north facing unitswithin each building.71% of units within the development willreceive more than 2 hours of sunlight on21 June.

Living rooms and POS of at least 70% ofapartments to receive a minimum of 2 hours ofdirect sunlight between 9am and 3pm mid-winter in the Sydney Metropolitan Area and inthe Newcastle and Wollongong LGAs.

In all other areas, living rooms and POS of atleast 70% of apartments receive a minimum of

71% of units receive in excess of 2 hoursof sunlight.

Not applicable.


Guide Requirements Comments Compliance3 hours of direct sunlight between 9am and3pm mid-winter.

A maximum of 15% of apartments to receive nodirect sunlight between 9am and 3pm at mid-winter.

15% of units will not receive sunlight on21 June between 9am and 3pm.

Communal open space to have a minimum areaof 25% of the site with a minimum of 50% toreceive direct sunlight to the principle usable areafor a minimum of 2 hours between 9am and 3pmon 21 June.

Refer to communal open spacediscussion below at 3D.

x

Must consider solar access to neighbouringproperties.Where adjoining properties receive less than therequired hours of solar access the developmentshould not reduce by more than 20%.Increased setbacks may be required to minimiseovershadowing and maintain privacy.

The proposed shadow will not affectexisting residential properties alongAdvance Street as they are located to thenorth of the subject site.The adjoining site to the west (yet to bedeveloped) and eastern side of JunctionRoad will not be unreasonably affecteddue to the north/south orientation of thesite.The adjoining site to the south willreceive increased shadow due toorientation of the site, however, this isreasonable given the current planningcontrols.The accompanying shadow diagramsdemonstrate that adequate solar accesswill still be maintained to surroundingsites.

A minimum of 4 hours of solar access to beretained to solar collectors on neighbouringbuildings.

Noted. Solar collectors will not beaffected on adjoining properties.

3C Public Domain Interface

Design for natural surveillance with direct streetentry and visibility from windows and raised entrypoints. .Solid front fences to be limited to a maximumheight of 1m.Mail boxes to be located in lobbies.Substations, pump rooms, garbage rooms etc tobe located in basement car parks out of view.Plantings along raised terraces to soften edges.Carpark vents to be minimised from view.Minimise protrusion of car park above ground.

Natural surveillance is provided formground level units and balconies above.A 2.5m wide landscape buffer is providedalong the street frontage with fencing tothe private open space setback beyond.Mailboxes will be located adjacent to theentry points for each building.Garbage room and services to beintegrated into the basement levels andthe driveways will allow for a garbagetruck to enter and leave the site in aforward direction.


Guide Requirements Comments ComplianceRamping for accessibility to be minimised bybuilding location entry.

All buildings will have access tobasement car parking levels that will belocated below ground.All buildings will be accessible.

3D Communal and Public Open Space

The area of communal open space to beminimum of 25%. With a minimum of 50% directsunlight to the principal usable area for minimumof 2 hours between 9am and 3pm mid-winter.

Minimum dimension of 3m

5674m² (14% of site area or 18% ofresidual site area) of communal openspace is provided across the entiredevelopment site area and a minimum of2 hours of sunlight will be maintained tothese area. This exceeds the currentDCP requirement of 15%Notwithstanding the above, each of the 3proposed allotments will provide well inexcess of the 15% minimum DCPrequirements of the new site areas asshown below:

Lot 1 will be 5958m² in size and1599m² (27%) of communal openspace provided;

Lot 2 will be 1.276ha in size and2128m² (17%) of communal openspace provided; and

Lot 3 will be 1.271ha in size and1947m² (15%) of communal openspace provided.

A variation to the ADG controls isreasonable due to the site specific natureof the DCP for the release area and theexceedance of the minimum DCPrequirement.

x

If the minimum 25% cannot be achieved, thefollowing should be provided:

provide communal spaces elsewhere such asa landscaped roof top terrace or a commonroom

provide larger balconies or increased privateopen space for apartments.

demonstrate good proximity to public openspace and facilities and/or providecontributions to public open space

Noted. The proposed communal openspace provided will be significantlygreater than the DCP requirement butwill fall short across Lots 2 and 3.The site is located in close proximity toexisting and future public open space(refer to IPL Map above), given the closeproximity to public open space a minornon-compliance is acceptable.

3E Deep Soil Zones

Deep soil zones are to meet the following: A total of 5586m² of deep soil area isprovided and this equates to 14% of thesite or 18% of the residual site area. Thisis well in excess of the minimum 7%


Guide Requirements Comments Compliancerequirement. Furthermore, a landscapedverge is to be incorporated into the roaddesign.

Deep soil may be increased on some sites: 10% of site as deep soil on sites with an area

of 650m² to 1500m²; and 15% for sites greater than 1500m²

Noted. Deep soil is in excess of theminimum requirements.

3F Visual Privacy

Maintain compliance with building separationcontrols to ensure sufficient privacy betweenbuildings.

No separation required between blank walls.

Gallery access circulation should be treated ashabitable space when measuring separationdistances.

Sufficient separation is provided tomaintain privacy to all residents. Directoverlooking within the development andadjoining properties is avoided bybuilding layout, location and design ofwindows/balconies and use of privacyscreens.

One step in the built form as height increasesdesirable.

The buildings are highly modulated andarticulated with some having increasedsetbacks at level 4 and 5.

Separation between residential andretail/office/commercial balconies use habitableroom distances.

Not applicable. N/A

Direct sight lines to be avoided. Noted. Elevations with a reducedseparation have been off-set or utilisedhigh level windows where possible withprivacy screens installed to maintainprivacy.

Separate communal open space, common areasand access paths from private open space.

All areas are separate.

3G Pedestrian Access and Entries

Ensure entries are clearly identifiable and utilisemultiple entries to activate the streetscape.

Clear identifiable entries have beenprovided. The fall of the land limits theability to provide separate entries for allground level units.Notwithstanding, the design of terracesat ground level will provide for increasednatural surveillance.



Identify the access requirements from the streetto the apartment entrance.Way-finding maps to be utilised for largerdevelopments.Electronic access to be provided to manageaccess.

Clearly defined pedestrian access isprovided from the street, as discussedabove.

3H Vehicle Access

Car park access to be integrated into the designof the building’s façade and behind the buildingline.Locate entrance on secondary streets wherepossible.Screen garbage collection.Generally limit the width of driveways to aminimum.Locate vehicle entries away from main pedestrianentries.

All car parking will be provided withinbasement levels. Basement entry/exitpoints have been minimised through theamalgamation of shared basements.All garbage areas are located in thebasement.All vehicle entries are located away fromthe pedestrian entry points of eachbuilding.

3J Bicycle and Car Parking

For sites within 800m of a railway station or lightrail stop in the Sydney Metro area or on landzoned, and sites within 400m of land zoned, B3Commercial Core, B4 Mixed Use or equivalent ina nominated regional centre must provide parkingin accordance with the Guide to TrafficGenerating Developments, or the Council DCP,whichever is the lessor.

Provide car parking off-street.

Where a car share scheme operates locally,provide car share parking spaces within thedevelopment.

Where less car parking is provided, Councilshould not offer on street resident parkingpermits.

All car parking is provided withinbasement levels. Basement entries havebeen limited through the amalgamationof shared basement levels underneaththe buildings.

Adequate car parking has been providedin accordance with the DCP. Refer todiscussion above.

The basement will not be heavilyexposed and will be suitably screened bythe building design and landscaping.

Provide convenient bicycle parking that is secureand undercover.

236 bicycle parking spaces are providedwithin the basement levels across thesite.

Provide service facilities within the car park areas.Direct, clearly visible and well-lit access tobasement car park areas.

Access to and from and within thebasement is clearly visible and will bewell-lit.Services are provided within the


Guide Requirements Comments Compliancebasement levels of each associatedbuilding.The garbage rooms are located withinthe basement levels and not visible fromthe public domain.

Visual and environmental impacts of undergroundcar parking are minimised.Should not protrude more than 1m above ground.

The basement levels are located belowground.

Visual and environmental impacts of on-grade carparking are minimised.

Not applicable. N/A

Visual and environmental impacts of aboveground enclosed car parking are minimised.

Not applicable. N/A

PART 4 Designing the Building

Amenity

4A Solar and Daylight Access

70% of living rooms and private open space toreceive a minimum of 2 hours solar accessbetween 9am to 3pm mid-winter in Sydney Metroarea, Newcastle and Wollongong. All other areasto be 3 hours.

71% of units within the development willreceive in excess of 2 hours of sunlightas required under the Apartment DesignGuide (ADG).

Maximum of 15% of units in the building receiveno direct sunlight between 9am and 3pm mid-winter.

15% of units will receive no directsunlight between 9am and 3pm mid-winter.

Daylight access is maximised where sunlight islimited.Opportunities for reflected light.

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

Noted. All habitable rooms have largerwindows to provide adequate daylight.

Design incorporates shading and glare control,particularly for warmer months.

Sunhoods and screens are integrated aspart of the façade treatment.

4B Natural Ventilation

All habitable rooms to be naturally ventilated.Area of unobstructed window opening to be equalto 5% of the floor area served.Light wells not primary air source for habitablerooms.Min 60% of apartments to be naturally cross-ventilated.Overall depth of cross-over or cross throughapartments not to exceed 18m, measured glass

All habitable rooms will be naturallyventilated.The unobstructed window opening will beequal or greater than 5% of the floor areaserved.No light-wells are proposed.62% of units are naturally cross-ventilated.No cross-over or cross-through

N/A


Guide Requirements Comments Complianceline to glass line. apartments are proposed. N/A

4C Ceiling Heights

Minimum ceiling heights measured from FFL tofinished ceiling level are: 2.7m – habitable rooms 2.4m – non-habitable rooms For two storey units, 2.7m for main living area

floor and 2.4m for second floor, where its areadoes not exceed 50% of the apartment area.

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

If located in mixed use area – 3.3m for groundand first floor to promote future flexibility of use.

Higher ceilings are possible if desired, the aboveare a minimum.

All units will achieve a minimum floor toceiling height of 2.7 metres for habitablerooms.

4D Apartment Size and Layout

Minimum apartment size: Studio – min 35m² One bed – min 50m² Two bed – min 70m² Three bed – min 90m²

The above include only 1 bathroom. Sizeincreases by an extra 5m² for each additionalbathroom.Each additional bedroom over 3 bed will increaseunit size minimum by 12m².

All units comply with the minimumrequirements.Refer to unit schedule accompanying theapplication.

Every habitable room must have a window in anexternal wall with a total minimum glass area ofnot less than 10% of the floor area of the room.Daylight and air may not be borrowed fromother rooms.

Kitchens to be part of the main circulationspace.

Window to be visible from any point in ahabitable room.

The design of the units is capable ofcomplying.

All kitchens are part of the maincirculation space.

Windows are visible form any point in thehabitable room.

Where minimum areas or room dimensions arenot met apartments need to demonstrate thatthey are well designed and demonstrate theusability and functionality of the space withrealistically scaled furniture layouts andcirculation areas. These circumstances wouldbe assessed on their merits.

All units achieve the minimumrequirements.

Habitable room depths are limited to a Noted, capably of complying.


Guide Requirements Comments Compliancemaximum of 2.5 x the ceiling height.

In open plan layouts (where the living, dining andkitchen are combined) the maximum habitableroom depth is 8m from a window.

All units are 8m or less.

Minimum room sizes (excludes wardrobe space): Master bed – 10m² Other bedrooms – 9m² Bedrooms – min dimension of 3m Living rooms or combined living dining – min

width of:- 3.6m studio and 1 bed; and- 4m for 2 or 3 bed. Width of cross-over or cross-through min 4m

width.

Master Bed = 100%Other Beds = 100%Bedroom dimensions = 100%.All units achieve 4m minimum.

All cross through units are a minimum of4m wide.

4E Private Open Space and Balconies

Min balcony size and width: Studio – 4m² min & no min width 1 bed – 8m² & min & width of 2m 2 bed – 10m² & width of 2m 3 bed + - 12m² & width of 2.4m

Balcony must have minimum depth of 1m tocount towards balcony area.

All units will contain a private terrace orbalcony, refer to DCP discussion above.All units comply with the ADGrequirements.

Apartments at ground level or podium must havea 15m² min area with a 3m depth.

All ground level units exceed thisrequirement. Refer to accompanying unitschedule.

POS to connect to primary living areas. All POS connects to living and/or diningareas.

Private open space and balcony design isintegrated into and contributes to the overallarchitectural form and detail of the building

The balconies are generally recessedwith some smaller balconies protrudingfrom the development. This modulatesthe facade of all buildings.

4F Common Circulation and Spaces

Limit number of units off a circulation core to 8, ifthis can’t be met must be limited to a max of 12units.

For buildings over 10 storeys maximum number

The lifts in Building A and B will service13 units each, however, each buildingcontains 2 lift cores which improves theservicing of the units and provides anappropriate outcome.Buildings C to H will service between 6and 9 units.

All buildings are less than 10 storeys.

X

N/A


Guide Requirements Comments Complianceof units sharing a single lift is 40.

Lift corridors greater than 12m need to bearticulated.

All lift corridors, with exception ofBuildings A and B, are less than 12m.Building A and B corridors areadequately designed to reduce thelength, refer to accompanyingarchitectural plans.

x

Common circulation spaces promote safety andprovide for social interaction between residents.

The lobby entries at ground level arewide to promote use and amenity.

4G Storage

Provide storage areas as follows:Studio – 4m3One bed – 6m3Two bed – 8m3Three + bed – 10m3At least 50% to be located within the apartment.

Storage areas have been provided. Referto unit schedule that accompanies thisreport.

Additional storage is conveniently located,accessible and nominated for individualapartments.

Additional storage can be located in thebasement.

4H Acoustic Privacy

Utilise the site and building layout to maximise thepotential for acoustic privacy.Arrange apartments to minimise noisetransmission.

Capable of complying.

4J Noise and Pollution

In noisy or hostile environments the impacts ofexternal noise and pollution are minimisedthrough the careful siting and layout of buildings.

Noted.

Appropriate noise shielding or attenuationtechniques for the building design, constructionand choice of materials are used to mitigate noisetransmission.

The building will be required to complywith the BCA.

Configuration

4K Apartment Mix

Provide a variety and diversity of apartmenttypes.

The development provides the followingunit mix:

150 x one bedroom; 479 two bedrooms; and 74 three bedrooms.

The mix of units is appropriate for the


Guide Requirements Comments Compliancearea and will provide a variety forhousing choice and affordability.

4L Ground Floor Apartments

Direct street access to be provided.

Retail/office to be provided along street frontsencourage SOHO units.

Design of ground floor apartments deliversamenity and safety for residents

Direct access has been provided wherepossible.

No SOHO units proposed.

The proposed balconies and terraces forground level units ensures a high level ofnatural surveillance.

4M Facades

Building facades provide visual interest along thestreet while respecting the character of the localarea.Building functions are expressed by the facade.

Refer to the accompanying ArchitecturalPlans. The facade details are highlyarticulated with depth to minimise bulkand scale.

4N Roof Design

Roof treatments are integrated into the buildingdesign and positively respond to the street.Opportunities to use roof space for residentialaccommodation and open space are maximised.Roof design incorporates sustainability features.

Noted.

4O Landscape Design

Landscape design is viable and sustainableLandscaping should contribute to the streetscapeand amenity.Recommended tree planting in deep soil zones:

A detailed landscape plan has beenprepared and accompanies thisapplication. The landscape designselects appropriate species for the areato soften the built form and beappropriate in scale.

4P Planting on Structures

Recommended minimum standards for plantingon structures: Large trees (12-18m high with 16m crown

spread at maturity)o Min soil volume 150m³o Min soil depth 1.2m

Noted. Capable of complying, refer toaccompanying Landscape Plan.


Guide Requirements Comments Complianceo Min soil area 10m x 10m

Medium trees (8-12m high with 8m crownspread at maturity)

o Min soil volume 35m³o Min soil depth 1mo Min soil area 6m x 6m

Small trees (6-8m high with 7m crown spreadat maturity)

o Min soil volume 9m³o Min soil depth 800mmo Min area 3.5m x 3.5m

Shrubso Min soil depth 500-600mm

Ground covero Min soil depth 300-450mm

Turfo Min soil depth 200mm

4Q Universal Design

Minimum of 20% of apartments to incorporateLiveable Housing Guidelines silver leveluniversal; design features.Provide a variety of apartments with adaptabledesigns.

20% of the units will achieve universaldesign. Refer to accompanying AccessReport. .

4R Adaptive Reuse

New additions to existing buildings arecontemporary and complementary and enhancean area's identity and sense of place.Adapted buildings provide residential amenitywhile not precluding future adaptive reuse.

Not applicable as a new building isproposed.

N/A

4S Mixed Use

Mixed use developments are provided inappropriate locations and provide active streetfrontages that encourage pedestrian movement.Residential levels of the building are integratedwithin the development, and safety and amenity ismaximised for residents

Not applicable as the building will beresidential only.

N/A

4T Awnings and Signage

Awnings are well located and complement andintegrate with the building design.

No awnings or signage are proposed. N/A

Signage responds to the context and desiredstreetscape character. Limited to one belowawning and 1 single facade sign per frontage.

Performance



4U Energy Efficiency

Incorporate passive solar environmental design.Development incorporates passive solar design tooptimise heat storage in winter and reduce heattransfer in summer.Adequate natural ventilation minimises the needfor mechanical ventilation.

The development complies with therequirements of BASIX. Refer to theaccompanying BASIX report.

4V Water Management and Conservation

Portable water use is minimised.Urban stormwater is treated on site before beingdischarged to receiving waters.Flood management systems are integrated intosite design.

Stormwater plans have been providedand accompany this application.

4W Waste Management

Prepare a waste management plan.Domestic waste is minimised by providing safeand convenient source separation and recycling.

Refer to accompanying WasteManagement Plan.

4X Building Maintenance

Building design detail provides protection fromweathering.Systems and access enable ease ofmaintenance.Material selection reduces ongoing maintenancecosts.

Noted.

Building Separation

4.2.94 The proposed building separation distances are detailed in the table below:

Building Separation Levels 1 - 2 Level 3 Level 4 Level 5

Building A and westernboundary

9.01m 9.01m 9.01m NA

Building A and northernboundary

7.48m 7.48m 7.48m (Balcony toboundary )9.87m (habitablewindow to boundary

NA

Building A and Building B 9.07m to 12.07m 9.07m to12.07m

9.07m to 12.07m NA

Building B to northernboundary

7.45m 7.45m 7.45m (balcony toboundary)9.85m ( habitablewindow to boundary)

NA


Building Separation Levels 1 - 2 Level 3 Level 4 Level 5

Building C to Building D 13.13m 13.13m 13.13m 17.53m to 19.13m

Internal Separation forBuilding D

Min 19.7m Min 19.7m Min 19.7m Min 24.5m

Building D to Building E 15.56m 16.36m 15.56m 17.01m to 18.36m

Building F to Building G 15.56m Level 116.36m Level 2

15.56m 17.01m to 18.36m NA

Internal separation forBuilding G

Min 19.7m Min 19.7m Min 19.7m Min 24.5m

Building G to Building H 13.13m 13.13m 13.13m to 17.53m 19.13m

4.2.95 All buildings from ground to Level 3 or 4 generally achieve the minimum separationrequirements within the ADG. However, some minor variations are proposed to the upperlevels and these variation are discussed below:

Building A and B

4.2.96 Level 4 for both buildings will have a setback of 7.48m and 7.45m, respectively from thenorthern boundary. However, the habitable windows at this level will achieve 9.87m and9.85m, respectively. Overall, this is acceptable as on average adequate separation is providedto maintain adequate levels of privacy.

4.2.97 The internal separation between both buildings varies between 9.07m and 12.07m. Howeverthe windows are angled and the balconies will contain privacy screens, which will achieveappropriate privacy and therefore resulting in compliance.

Building C and D

4.2.98 The separation complies. The reduced separation of 17.53m on Level 4 between Unit C1507and D1601 is acceptable as the window is a non-habitable and the separation is in excess of12m, as permitted under the ADG.

Building D and E

4.2.99 The separation achieved across Level 5 is generally compliant achieving the minimum 18mseparation with the exception of the mid-point of both buildings being reduced to 17.01mbalcony to balcony, however, habitable windows achieve 21.46m which is significantly greaterthan 18 metres.

4.2.100 The balconies that encroach within the setback are the south facing balconies for Units D3604and D2606, both balconies are a small secondary 3m² balcony adjacent to bedrooms and themain 10m² POS balcony is located along the northern facade. Therefore, a reducedseparation is reasonable in this instance.

Building F and G

4.2.101 The separation achieved across Level 5 is generally compliant achieving the minimum 18mseparation with the exception of the mid-point of both buildings being reduced to 17.01m


balcony to balcony, however, habitable windows achieve 21.46m which is significantly greaterthan 18 metres.

4.2.102 The balconies that encroach within the setback are the south facing balconies for Units G3604and G2606, both balconies are a small secondary 3m² balcony adjacent to bedrooms and themain 10m² POS balcony is located along the northern facade. Therefore, a reducedseparation is reasonable in this instance.

4.2.103 The reduced separation, as discussed above, is appropriate as the modulated design of thebuilding elevations combined with the off-set of windows and balconies as well as the use ofhigh level windows and privacy screens ensures that there is no adverse overlooking and highlevels of privacy will be provided to future residents within each building, refer to theaccompanying architectural plans.

4.2.104 There would be no major privacy improvement, by achieving a compliant separation of 18metres, beyond that already achieved by the design of the proposed buildings and the existingseparation distances.

4.2.105 Overall, the proposed separation is acceptable and adequate solar access will be provided tounits, private open space and communal open space within the development. Separation withadjoining sites remains generally compliant, as discussed above

4.3 The Likely Impacts

4.3.1 This statement of effects has considered the potential impact of the development onsurrounding properties, the streetscape and the environment.

4.3.2 The proposed development is not considered to pose any unacceptable impacts upon thesurrounding environment.

4.3.3 The development will not result in any unreasonable impact on adjoining properties in terms ofsolar access, visual privacy or loss of views beyond what would be reasonably expected giventhe planning controls. The form of the development responds to the transitional nature of thisgrowth area

4.3.4 The design accommodates the unique attributes of the site and maximises the opportunity forpassive surveillance of the future surrounding streets and communal open space.

Traffic generation & Parking

4.3.5 The projected traffic generated by this development is considered reasonable given thedesired future character of the precinct, future planned roads, traffic changes and intent toincrease residential densities in close proximity to major transport nodes.

4.3.6 Residential car parking for both residents and visitors has been provided on site in accordancewith the requirements of the Growth Centre DCP.

4.3.7 The provision of parking and traffic generation has been considered in detail in theaccompanying traffic report where it is considered to meet the intent of the Growth CentreDCP.


Visual & Acoustic Privacy

4.3.8 The buildings have been designed to maintain visual and acoustic privacy to neighbouringbuildings and between apartments within the development. The design incorporates acombination of measures including separation distance, orientation of units, off-set windowsand privacy screens.

4.3.9 On this basis, the design facilitates reasonable levels of visual and acoustic privacy within thedevelopment and to surrounding properties.

Overshadowing

4.3.10 The proposed development maintains compliant levels of solar access to the surrounding sitesand proposed residential apartments as demonstrated in the accompanying shadow diagramsand the foregoing assessment.

4.3.11 A minimum of 2 hours of solar access is provided to at least 50% of the communal openspaces, refer to the accompanying shadow diagrams.

Bulk and scale

4.3.12 The form of the buildings are considered appropriate in this area which is undergoingtransition from rural to medium density. The buildings generally comply with the 16 metre LEPheight control, with the exception of the minor roof elements and lift overruns/plant, thisvariation has been suitably justified in the report and will not unreasonably affect adjoiningproperties or dwellings within the development.

4.3.13 The buildings are highly articulated which reduces the perceived bulk and scale. Thearchitectural detailing assists in refining and minimising the overall form of the buildingsparticularly when viewed from the public domain. The buildings will have individual elementsbut overall will form a consistent streetscape.

4.3.14 The buildings will successfully integrate with the public domain and will create a desirableenvironment for people to reside and enjoy this new development. The buildings will furtherenhance this grow area.

4.3.15 The proposed development is appropriate and will not have an adverse impact on thesurrounding locality.

4.4 The Suitability of the Site for the Development

4.4.1 The site is ideally suitable for the proposed development. Due to the sites proximity toRiverstone and Schofield Railway Stations, major roads, and the State Governmentsnominated growth precinct.

4.4.2 The proposed development is appropriate for this site as it will enable the site to achieve thedesired future character for the Precinct and provide highly articulated architecturally designedbuildings that will successfully integrate with this growth area.


4.4.3 The site is not known to be affected by any site constraints or other natural hazards likely tohave a significant adverse impact on the proposed development. The accompanyingContamination and Salinity Assessment confirms that subject is suitable for redevelopment.

4.4.4 The proposed development is permissible in the zone and satisfies the objectives of the zone.The traffic impacts have been considered in this SEE and the accompanying Traffic Report.

4.4.5 The proposed development, being a medium density residential development is considered asuitable development in the context of the site and locality.

4.4.6 Accordingly, the site is considered suitable to accommodate the proposed development.

4.5 Submissions

4.5.1 We will consider any submissions received at the close of the public exhibition period.

4.6 The Public Interest

4.6.1 It is in the public interest to allow development that reasonably complies with planningcontrols, has no adverse environmental, economic or social impacts, and has general merit.

4.6.2 The development will make a substantial contribution to visual interest in the area, byproviding architecturally designed buildings of high quality and visual interest for theSchofield’s area.

4.6.3 The development presents a form and scale that is reflective of the desired future character ofthe area.

4.6.4 It is in the public interest to see the development of the area in accordance with the GrowthCentre DCP given the sites proximity to major railway stations.


5.0 CONCLUSION

5.1 The site provides an opportunity for a quality medium density residential developmentconsistent with the desired character of the Riverstone growth precinct and is appropriategiven the sites location near Schofield and Riverstone railway stations.

5.2 The design facilitates natural cross flow ventilation and enhanced single sided ventilation to62% of the apartments and 71% receive in excess of the two hours of solar access in mid-winter.

5.3 The buildings will make a substantial contribution to the growth area and will significantlyimprove the future streetscapes by defining the street edge and providing architecturallydesigned buildings with generous landscaped setbacks.

5.4 The proposed built forms will achieve adequate separation distances to ensure adequate solaraccess and daylight to units, private open space and communal open space. As well asensuring adequate levels of privacy.

5.5 Any variation has been adequately justified in the report above.

5.6 The relevant planning controls have been considered in the forgoing assessment ie:

State Environmental Planning Policy No. 65 (Amendment 3) State Environmental Planning Policy No. 55 State Environmental Planning Policy (BASIX) 2004 State Environmental Planning Policy (Sydney Region Growth Centres) 2006 Blacktown City Council Growth Centre Precincts Development Control Plan Blacktown Development Control Plan 2006 Apartment Design Guide (ADG)

5.7 As demonstrated in this assessment, the development complies with the majority of planningcontrols applicable to the site. Any departure from the controls has been clearly justified in thisStatement of Effects, accompanying Clause 4.6 Variation Report and consultant reports.

5.8 The proposal is consistent with the desired future character of the Riverstone growth precinct.The building heights, although exceeding the numerical standards in parts, will still meet theobjectives of the standard. The form, character and architectural expression for each buildingis appropriate for the transitional nature of this area.

5.9 Accordingly, it is recommended that the City of Blacktown approve the subject developmentapplication.

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