part · 2020. 11. 26. · ku-ring-gai local centres development control plan part 2 site analysis...

p 2-1Ku-ring-gai Local Centres Development Control Plan

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SITE ANALYSIS Introduction

2.1 Site Analysis


SITE ANALYSISINTRODUCTION

A site analysis establishes the context of a proposed development by showing graphically the constraints and opportunities on the site, its immediate locality and the wider environment, and includes both natural and built elements.

The site analysis will influence how the design optimises site attributes and complements neighbourhood character whilst preserving the amenity of adjoining developments. A good site analysis is therefore essential in achieving a sustainable, responsive and sensitive development.


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Controls

1 Development applications are to contain a site analysis that includes:

i) a sketch/diagrammatic plan with a legend; and

ii) a written component.

The amount of information in a site analysis will depend on the size and scale of the proposal, the site locality, complexity, nature and context.

2 The site plan and statement of environmental effects for the development application is to show how the proposed development responds to the site analysis.

3 The site analysis is to contain information on the subject site and surrounding areas as follows:

i) Site Description – Written description of streetscape and itspredominant elements.

ii) Standard of Documentation – All information required inCouncil’s DA Guide, Appendix 1 – Standard of Documentation.

Note: Photos may be required.

iii) Additional information – Any other information that may affectthe proposed development or that identifies effects that thedevelopment might have on the site and surrounds.

iv) A plan of the site showing dimensions, streets and adjoining sitesis required to an appropriate scale (usually either 1:100 or 1:200).A simple example is provided at Figure 2.1-1. For more complexdevelopments, the site analysis will require a series of plans orsketches and photographic analysis. A sample of some elementsis provided at Figure 2.1-2.

Site characteristics within the subject site

4 The site analysis plan is to include, but not be limited to, the following characteristics as appropriate:

i) Orientation & Climate – Scale, north point (magnetic north andtrue north), and prevailing wind direction(s) shown by arrows.

ii) Topography & Drainage – Contours of 0.5m intervals, spotlevels if available, slope gradients, runoff (upstream and

2.1 SITE ANALYSIS

Objectives

1 To identify the existing characteristics of the subject site and the surrounding area.

2 To encourage good site planning and landscape outcomes, informed by an understanding of the site and its context.

3 To identify the natural, environmental, cultural and historical values of the subject site and surrounds to be protected.

4 To ensure that proposed development is compatible with the existing or desired future character of the area.

5 To consider the amenity of users of the subject site and the locality.

6 To ensure that sustainability and potential risk to life and property are considered at an early stage in the design process.

7 To ensure that potential zone interface impacts are recognised and addressed in a proposal.

8 To ensure that the design response is well founded and responsive to site context.

Further controls that may apply

a

SECTION BPART 15 - Land ContaminationPART 16 - Bushfire RiskPART 17 - Riparian Lands PART 18 - BiodiversityPART 19 - Heritage Items and Heritage

Conservation Areas

http://www.kmc.nsw.gov.au/files/4d4553bc-362e-45e4-bce3-a62d00debcbf/DCP_LC_Section_B_-_Part_15_-_Land_Contamination.pdfhttp://www.kmc.nsw.gov.au/files/bb3ef77f-7aee-4918-81e2-a62d00d6d959/DCP_LC_Section_B_-_Part_16_-_Bushfire_Risk.pdfhttp://www.kmc.nsw.gov.au/files/8fa99b62-c50d-448d-be31-a62d00d6dbd6/DCP_LC_Section_B_-_Part_17_-_Riparian_Lands.pdfhttp://www.kmc.nsw.gov.au/files/1699416f-1b73-498b-989f-a62d00d6ddc3/DCP_LC_Section_B_-_Part_18_-_Biodiversity.pdfhttp://www.kmc.nsw.gov.au/files/e6da6466-db93-4ab7-b2bf-a63300ad625d/DCP_LC_Section_B_-_Part_19-_Heritage1.pdf


SITE ANALYSIS

Controls

downstream), piped drainage, open channels, overland flow-paths, flood levels, location of any features that may impact on surface and subsurface flows, location of any riparian lands.

iii) Site Access – Existing access to and from the site of the proposed development including easements and/or rights-of-carriageway.

iv) Open Space – All open space and other recreation areas, including private, commercial and communal open space, on the site and adjoining land.

v) Existing Vegetation and Natural Features – Location and spread of all trees on the site and adjoining lands as identified on the survey plan including proximity to surrounding bushland. Location of rock outcrops.

vi) Biodiversity and Riparian – Tree species or ecological communities are to be identified.

vii) Bush fire prone land – An indication of whether the site is identified on Council’s Bush fire Prone Lands Map or Bush fire Risk Evacuation Map. If the site is Bush fire prone, the direction of fire and “Effective Slope” as defined in Planning for Bush fire Protection 2006.

viii) Other risks - Any other risks that apply to the site, such as flood, contamination, rail noise and vibration.

ix) Views - Direction of any views to surrounding areas and important public or private views to the site.

x) Existing development – Location of existing structures and natural features on the subject site.

Characteristics of surrounding/adjoining sites

5 The site analysis plan is to include, but not be limited to, the following characteristics as appropriate:

i) Existing development – Location of existing structures and natural features adjoining the subject site.

ii) Key features of adjoining sites – Overshadowing/ solar access, overlooking windows, view lines, building bulk, prevailing street setback, and landscaping/ screening, topography, inter-allotment drainage easement available to the subject site, riparian lands and private and public open space.

iii) Services & facilities – Location of site in relation to community facilities such as local shopping centres, bike paths, utilities, and public transport.

iv) Zone interface - Adjoining zoning (including any proposed zoning in a draft LEP).

v) Heritage – Heritage Items and Heritage Conservation Areas in the surrounding locality and landscape.

vi) Noise & Safety – Noise sources at and external to the site (including railway lines, arterial roads, etc).

2.1 SITE ANALYSIS (continued)

p 2-5Ku-ring-gai Development Control Plan

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Figure 2.1-1 Sample of a simple site analysis diagram.

strong winter winds

coolsummerwinds

hotsummerwinds

pool

private open space

private open space

2 storey

1 storey

2 storey

scale 1:XX @ A1

driveway

driveway

good solar access

existing development

existing development

existing vegetation

existing vegetation

100m to bushland

runoff direction

goodviews

road noise

existing vegetation

existing vegetation

existing vegetation

existing vegetation

bushfire prone land

site area (sqm)

SITE ANALYSISProject Address

NORTH

STREET

morning sun

middaysun

2.0m

2.5m

3.0m

railway line

afternoonsun


SITE ANALYSIS

Controls


Fz1 Fz2

V

o

Mona

ale

Rad

ona Vale RM oad

a d

Vill ge Green Para e

Mem

rial A

venue

o

illee

K aton Str et

ill aton StreeK e

t

Cow

aR

oad

n

Col i

n S

tret

ls

e

Lik R

oad

n

PYMBLE GOLF COURSE

VILLAGE GREEN

V

Mona

ale

Roa

d

ona ValM e Road

Mem

il A

venu

ora

e illeaton StreeK

t

ille o reK at n St et

ik

ad

Ln

Ro

ny

Sta

le S

treet Cow

an R

oad

aC

ow

n R

oad

Coll

ns

tre

i S

et

VILLAGE GREEN PYMBLE

GOLF COURSE

ZONES

PUBLIC TRANSPORTATION PEDESTRIAN CIRCULATION

TRAFFIC CIRCULATION

EXISTING SERVICES & TOPOGRAPHPY EXISTING VEGETATION

Mona

Vale

Roa

d

ona VM ale Road

mv

nu

Me

orial A

ee

illea o S reK t n t et

illee t

K aton Str e

Linkad

Ro

tanleyS

ret

S

t

e

Cow

an

oa

R

d

VILLAGE GREEN

PYMBLE GOLF COURSE

a Vale

d

Mon

Roa

a Road Mon Vale

ori

v

Mem

al A

enue

illea o S reeK t n t t

ill a on StreeK e t t

o

Link Rd

a

tn

eyS

rt

Sa

l

t ee

Co

itr

et

llns

Se

w

o

Co

an

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n PVillage Gree arade

VILLAGE GREEN

PYMBLE GOLF COURSE

V l g Gre n r de

i la e e Pa a

l Gd

Vi lage reen Para e

oa V

l Ro

d

Mn

a e

a

l g Gr n aVi la e ee P rade

Mm

ori

l Av

e

ea

enu

Killeaton Street

ill a o S reK e t n t et

iL nk Road

ta

tre

Snley S

et

Col i

n S

tret

ls

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C

R

owan

oa

d

wa

Ra

C

on

od

VILLAGE GREEN PYMBLE GOLF COURSE

o

Mona

Vale

Rd

a

Mona Vale Road

Ve a

illage Gr en P rade

Me

rial A

ue

mo

ven

ill aton StreeK e

t

Kill aton Streete

Link Ro

d a

Stanley S

treet

Co

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Se

ln

tr

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Cw

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VILLAGE GREEN

PYMBLE GOLF COURSE

SCHOOL

LEGEND

Fz1

Existing Contour Conditions

Flood Zone 1

Village Green Site Extents

LEGEND

Existing Cycle Path

Mona Vale Rd to Macquarie Existing Bus Corridor

Village Green Site

Existing Metropolitan Bus Service

Railway Station Direction

Existing On- Road Cycleway

Hornsby to Chatswood Planned Bus Corridor

LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing

Pedestrian Footpath (Internal Reserve)

Pedestrian Footpath(Road Aligned)

Existing Pedestrian Entry Points

LEGEND

Existing Car Parking

Controlled Traffic Light Intersection

Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND

Sydney Turpentine Ironbark Forest

Blue Gum High Forest

Other Vegetation

Existing Drainage Infrastructure - (Underground Stormwater)

Existing Drainage Line

Informal Paths / Desire Lines

Existing Major Electrical Easement

Existing Bus Stop

Sanle

Str

et

t

ye

Turramurra Railway Station 2.8km

Pymble Railway Station 2.5km

Gordon Railway Station 3km

- Existing contour conditions display low lying levels across the Village Green and extend to the east of site. Existing contour information will assist in predicting directions of rainfall runoff and locations for water collection and treatment.- Fz1 & Fz2 are identified as places of inundation during times of high rainfall. There is the possibility to extend catchment area of these affected regions. Excess runoff could then be stored, harvested onsite and used for landscape treatment and maintenance of Village Green and surrounding green spaces within Ku-ring-gai Council.

- Existing Pedestrian Crossing at Village Green Parade is well utilised and effectively located opposite existing Skate Facility and Village Green entry.- Footpath along Village Green Parade, Memorial Avenue, Killeaton St & Cowan Rd is narrow and close to road. Possibility to widen footpath and provide wide nature strip buffer’s between traffic and pathways. - Existing paved pedestrian paths link recreation facilities effectively yet do not extend to William Cowan Oval or to St Ives Bowls & Recreation Club precinct. Consider a park-wide pedestrian network linking all active areas. - No formal pedestrian crossing or entry points from Memorial Avenue, Killeaton St or Cowan Rd into the Village Green. Consider a formal pedestrian crossing and entry into reserve to promote safer access.

- Existing designated cycle network is limited. Possibility to extend network and integrate with existing road carriageways. - Site is well serviced by existing metropolitan bus routes which operate daily.- Bus stop are located at regular intervals along designated routes. - Village Green site is within 3km of several railway stations along the North Shore Line. Connections from this line may access other metropolitan and regional NSW services such as: Western Line, Northern Line, Newcastle Line & Central Coast Line.

- Residential regions surround Village Green precinct.- Several small pockets of open space are located amongst residential areas. The Village Green remains an isolated example of large public open space within the Ku-ring-gai Council area. - Retail outlets provide services to the surrounding residential communities. - Area is well serviced by schools which are located amongst residential zones. Schools services range from early childhood development - primary school - through to secondary school facilities. Educational facilities within the area are a mix of private and public.

- Existing car parking is located for retail & recreation purposes. Locations of car parking hubs are situated at St Ives Shopping Centre, St Ives Bowls & Recreation Club, Pymble Gold Club entrance & at smaller scale retail centres. Little onsite parking is available for Village Green users. Possibility to extend available on-street parking following further community consultation. - All major intersections are controlled with traffic lights- Site is easily accessible by vehicles as is surrounded by heavily used arterial, sub arterial, collector and local roads.

- Protect and enhance existing Sydney Turpentine Ironbark Forest (STIF). Forest is well established and the existing vegetation cluster is an important example of the endangered ecological community. -Possibility to extend existing STIF to link with other clusters of like endangered vegetation. Increasing planting will assist in ensuring species numbers increaseand promote flora & fauna bio-diversity within the region. - Opportunity to extend planting of Blue Gum High Forest to provide a corridor of significant native bio-diveristy.

st ives village green landscape masterplan

site context plansheet no. 92004_SA_1 status: DRAFT FOR DISCUSSION date: may 2009 scale: 1:2500 (A1) 1:5000 (A3) north DES

LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road



Pedestrian Footpath(Road Alligned)

Pedestrian Crossing

Fz1 Fz2

V

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Mona

ale

Rad

ona Vale RM oad

a d


Mem

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venue

o

illee

K aton Str et

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Cow

aR

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Col i

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Lik R

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n

PYMBLE GOLF COURSE

VILLAGE GREEN

V

Mona

ale

Roa

d

ona ValM e Road

Mem

il A

venu

ora

e illeaton StreeK

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ik

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Ln

Ro

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Sta

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an R

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aC

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Coll

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GOLF COURSE

ZONES


TRAFFIC CIRCULATION


Mona

Vale

Roa

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ona VM ale Road

mv

nu

Me

orial A

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illee t

K aton Str e

Linkad

Ro

tanleyS

ret

S

t

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Cow

an

oa

R

d

VILLAGE GREEN

PYMBLE GOLF COURSE

a Vale

d

Mon

Roa

a Road Mon Vale

ori

v

Mem

al A

enue



o

Link Rd

a

tn

eyS

rt

Sa

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t ee

Co

itr

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llns

Se

w

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Rad


VILLAGE GREEN

PYMBLE GOLF COURSE

V l g Gre n r de

i la e e Pa a

l Gd

Vi lage reen Para e

oa V

l Ro

d

Mn

a e

a


Mm

ori

l Av

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ea

enu

Killeaton Street


iL nk Road

ta

tre

Snley S

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Col i

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C

R

owan

oa

d

wa

Ra

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on

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o

Mona

Vale

Rd

a

Mona Vale Road

Ve a

illage Gr en P rade

Me

rial A

ue

mo

ven

ill aton StreeK e

t

Kill aton Streete

Link Ro

d a

Stanley S

treet

Co

lis

Se

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Cow

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Cw

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oa

o

a

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VILLAGE GREEN

PYMBLE GOLF COURSE

SCHOOL

LEGEND

Fz1


Flood Zone 1


LEGEND

Existing Cycle Path


Village Green Site





LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing




LEGEND



Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND



Other Vegetation





Existing Bus Stop

Sanle

Str

et

t

ye












LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road




Pedestrian Crossing

Figure 2.1-2 Sample of site diagrams required for large or more complex development, displaying some of the required elements and information of a site analysis. Refer to the controls for the relevant diagrams required.

Fz1 Fz2

V

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Mona

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Rad

ona Vale RM oad

a d


Mem

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o

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K aton Str et

ill aton StreeK e

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Cow

aR

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n

Col i

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Lik R

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n

PYMBLE GOLF COURSE

VILLAGE GREEN

V

Mona

ale

Roa

d

ona ValM e Road

Mem

il A

venu

ora

e illeaton StreeK

t


ik

ad

Ln

Ro

ny

Sta

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treet Cow

an R

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aC

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Coll

ns

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GOLF COURSE

ZONES


TRAFFIC CIRCULATION


Mona

Vale

Roa

d

ona VM ale Road

mv

nu

Me

orial A

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illee t

K aton Str e

Linkad

Ro

tanleyS

ret

S

t

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Cow

an

oa

R

d

VILLAGE GREEN

PYMBLE GOLF COURSE

a Vale

d

Mon

Roa

a Road Mon Vale

ori

v

Mem

al A

enue



o

Link Rd

a

tn

eyS

rt

Sa

l

t ee

Co

itr

et

llns

Se

w

o

Co

an

Rad


VILLAGE GREEN

PYMBLE GOLF COURSE

V l g Gre n r de

i la e e Pa a

l Gd

Vi lage reen Para e

oa V

l Ro

d

Mn

a e

a


Mm

ori

l Av

e

ea

enu

Killeaton Street


iL nk Road

ta

tre

Snley S

et

Col i

n S

tret

ls

e

C

R

owan

oa

d

wa

Ra

C

on

od


o

Mona

Vale

Rd

a

Mona Vale Road

Ve a

illage Gr en P rade

Me

rial A

ue

mo

ven

ill aton StreeK e

t

Kill aton Streete

Link Ro

d a

Stanley S

treet

Co

lis

Se

ln

tr

et

Cow

an R

oad

Cw

nR

oa

o

a

d

VILLAGE GREEN

PYMBLE GOLF COURSE

SCHOOL

LEGEND

Fz1


Flood Zone 1


LEGEND

Existing Cycle Path


Village Green Site





LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing




LEGEND



Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND



Other Vegetation





Existing Bus Stop

Sanle

Str

et

t

ye












LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road




Pedestrian Crossing

Fz1 Fz2

V

o

Mona

ale

Rad

ona Vale RM oad

a d


Mem

rial A

venue

o

illee

K aton Str et

ill aton StreeK e

t

Cow

aR

oad

n

Col i

n S

tret

ls

e

Lik R

oad

n

PYMBLE GOLF COURSE

VILLAGE GREEN

V

Mona

ale

Roa

d

ona ValM e Road

Mem

il A

venu

ora

e illeaton StreeK

t


ik

ad

Ln

Ro

ny

Sta

le S

treet Cow

an R

oad

aC

ow

n R

oad

Coll

ns

tre

i S

et


GOLF COURSE

ZONES


TRAFFIC CIRCULATION


Mona

Vale

Roa

d

ona VM ale Road

mv

nu

Me

orial A

ee


illee t

K aton Str e

Linkad

Ro

tanleyS

ret

S

t

e

Cow

an

oa

R

d

VILLAGE GREEN

PYMBLE GOLF COURSE

a Vale

d

Mon

Roa

a Road Mon Vale

ori

v

Mem

al A

enue



o

Link Rd

a

tn

eyS

rt

Sa

l

t ee

Co

itr

et

llns

Se

w

o

Co

an

Rad


VILLAGE GREEN

PYMBLE GOLF COURSE

V l g Gre n r de

i la e e Pa a

l Gd

Vi lage reen Para e

oa V

l Ro

d

Mn

a e

a


Mm

ori

l Av

e

ea

enu

Killeaton Street


iL nk Road

ta

tre

Snley S

et

Col i

n S

tret

ls

e

C

R

owan

oa

d

wa

Ra

C

on

od


o

Mona

Vale

Rd

a

Mona Vale Road

Ve a

illage Gr en P rade

Me

rial A

ue

mo

ven

ill aton StreeK e

t

Kill aton Streete

Link Ro

d a

Stanley S

treet

Co

lis

Se

ln

tr

et

Cow

an R

oad

Cw

nR

oa

o

a

d

VILLAGE GREEN

PYMBLE GOLF COURSE

SCHOOL

LEGEND

Fz1


Flood Zone 1


LEGEND

Existing Cycle Path


Village Green Site





LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing




LEGEND



Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND



Other Vegetation





Existing Bus Stop

Sanle

Str

et

t

ye












LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road




Pedestrian Crossing

Fz1 Fz2

V

o

Mona

ale

Rad

ona Vale RM oad

a d


Mem

rial A

venue

o

illee

K aton Str et

ill aton StreeK e

t

Cow

aR

oad

n

Col i

n S

tret

ls

e

Lik R

oad

n

PYMBLE GOLF COURSE

VILLAGE GREEN

V

Mona

ale

Roa

d

ona ValM e Road

Mem

il A

venu

ora

e illeaton StreeK

t


ik

ad

Ln

Ro

ny

Sta

le S

treet Cow

an R

oad

aC

ow

n R

oad

Coll

ns

tre

i S

et


GOLF COURSE

ZONES


TRAFFIC CIRCULATION


Mona

Vale

Roa

d

ona VM ale Road

mv

nu

Me

orial A

ee


illee t

K aton Str e

Linkad

Ro

tanleyS

ret

S

t

e

Cow

an

oa

R

d

VILLAGE GREEN

PYMBLE GOLF COURSE

a Vale

d

Mon

Roa

a Road Mon Vale

ori

v

Mem

al A

enue



o

Link Rd

a

tn

eyS

rt

Sa

l

t ee

Co

itr

et

llns

Se

w

o

Co

an

Rad


VILLAGE GREEN

PYMBLE GOLF COURSE

V l g Gre n r de

i la e e Pa a

l Gd

Vi lage reen Para e

oa V

l Ro

d

Mn

a e

a


Mm

ori

l Av

e

ea

enu

Killeaton Street


iL nk Road

ta

tre

Snley S

et

Col i

n S

tret

ls

e

C

R

owan

oa

d

wa

Ra

C

on

od


o

Mona

Vale

Rd

a

Mona Vale Road

Ve a

illage Gr en P rade

Me

rial A

ue

mo

ven

ill aton StreeK e

t

Kill aton Streete

Link Ro

d a

Stanley S

treet

Co

lis

Se

ln

tr

et

Cow

an R

oad

Cw

nR

oa

o

a

d

VILLAGE GREEN

PYMBLE GOLF COURSE

SCHOOL

LEGEND

Fz1


Flood Zone 1


LEGEND

Existing Cycle Path


Village Green Site





LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing




LEGEND



Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND



Other Vegetation





Existing Bus Stop

Sanle

Str

et

t

ye












LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road




Pedestrian Crossing

Fz1 Fz2

V

o

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GOLF COURSE

ZONES


TRAFFIC CIRCULATION


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SCHOOL

LEGEND

Fz1


Flood Zone 1


LEGEND

Existing Cycle Path


Village Green Site





LEGEND

Green Space

Residential

Retail Services

Special Uses

LEGEND

Pedestrian Crossing




LEGEND



Arterial Road

Sub Arterial Road

Collector Road

Local Road

LEGEND



Other Vegetation





Existing Bus Stop

Sanle

Str

et

t

ye












LEGEND

Green Space

Residential

Retail Services

Schools

Green Space

Residential 2c

Residential 2d3

Residential 2e

Residential 2h

Residential 2d

Scouts Association

Place or Worship


Connector Road

Secondary Road




Pedestrian Crossing

part · 2020. 11. 26. · ku-ring-gai local centres development control plan part 2 site analysis...

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