statement of environmental effects - addendum

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ROTH ARCHITECTURE WORKSHOP PTY LTD – ABN 52 606 250 542 ROTH ARCHITECTS PTY LTD – ABN 60 115 923 174

ALEX ROTH NOMINATED ARCHITECT - REG 7276

Statement of Environmental Effects - Addendum

Client Name: Sarah and Marco Coscarella

Job Name: COSCARELLA

Address: 18 Bennett Avenue Strathfield South, NSW 2136 Lot 81 DP 12425

Date: 16 October 2020

Issue: C

Council: Strathfield Municipal Council

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Appendices q Revised Architectural Drawings prepared by Roth Architecture Workshop Pty Ltd q Revised Shadow Diagrams prepared by Roth Architecture Workshop Pty Ltd q External Finishes Schedule prepared by Roth Architecture Workshop Pty Ltd q Waste Management Plan prepared by Roth Architecture Workshop Pty Ltd q Survey Plan prepared by DA Surveys q Revised BASIX Certificate prepared by Roth Architecture Workshop Pty Ltd q Geotechnical Report prepared by Ascent Geotechnical Consulting q Concept Stormwater Drainage Plan prepared by Rise Consulting Engineers q Revised Arborist Report prepared by The Tree MD

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Introduction This document is submitted to Strathfield Municipal Council in support of a S8.2 – Review of Determination, which seeks the review of DA 2020/52 for a new dwelling at 18 Bennett Avenue, Strathfield South NSW 2136, legally known as Lot 81 DP 12425. The amended proposal under DA 2020/52 addresses and rectifies the reasons for refusal as determined by Strathfield Municipal Council on 24th July 2020. As such, a review of the original determination of DA 2020/52 is requested. The proposed changes enhance the proposal’s response to the existing site conditions, bulk, scale, setbacks and rhythms of the surrounding neighbourhood, while still remaining substantially the same as the development described in the original Development Application. The purpose of this statement is to address the planning issues associated with the proposal and specifically to assess the likely impact of the proposal on the environment in accordance with the relevant provisions of Section 79C of the Environmental Planning and Assessment (EP&A) Act, 1979 and the relevant environmental planning instruments and development control plans:

q Environmental Planning and Assessment Act 1979 (as amended) and the

Environmental Planning and Assessment Regulation (2000) q State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 q Strathfield Local Environmental Plan 2012 q Strathfield Consolidated Development Control Plan 2005

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A. Description of Proposed Amendments

Overall • The East side setback has been increased to 1500mm to reduce the bulk, scale, form and

overshadowing impacts while also increasing the landscaped area on the site; • The West side setback has been decreased from 1280mm to 1200mm. The combined

side setback across the site is 2700mm, which is compliant with the “combined side setback” control;

• The existing young, recently planted street tree located to the front of the proposed driveway on Bennett Avenue is proposed to be replanted away from the proposed driveway crossover;

• The original submission featured a hipped roof form, which Council requested to be changed to a gable roof form (RFI letter dated 6th May 2020). This has now been reverted back to the originally proposed hipped roof form following further discussions with Council to better align with the context of the Bennett Avenue streetscape.

Ground Floor

• The garage side setback has been increased from 0mm to 900mm to reduce the visible bulk and scale of the proposal as viewed from Bennett Avenue;

• The originally proposed double-space garage has been amended to a single-space garage to facilitate the increased garage side setback;

• The proposed cabana has been lowered so that the total cabana height as measured from the natural ground level is 3.5 metres and therefore compliant with Council’s Building Height control;

• Associated landscaping amendments have been made so that the amended scheme is compliant with Council’s Landscaping control.

First Floor

• New privacy screens have been added to the East Leisure Room window so that the amended scheme complies with Council’s Visual Privacy control.

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B. Addressing of Reasons for Refusal

Strathfield Municipal Council’s reasons for refusal are as follows, and have been addressed individually below:

1. The application is considered unacceptable under the provisions of S4. 15(1)(a)(i) of the Environmental Planning and Assessment Act 1979 ('EP&A Act) in that the proposed development fails to satisfy the aims of SLEP 2012, in particular, Subclause (2)(a). 2. The application is considered unacceptable under the provisions of S4. 15(1)(a)(iii) of the EP&A Act, in that the proposed development fails to comply with the controls of Architectural Design and Streetscape Presentation, Building Envelope, Landscaping, Privacy and Ancillary Development under Part A of the SCDCP 2005. 3. The application is considered unacceptable under the provisions of S4. 15(1)(b) of the

EP&A Act, in that the proposed development will pose potential adverse environmental impacts with the inadequate landscaping on the site. 4. The application is considered unacceptable under the provisions of S4. 15(1)(e) of the EP&A Act, in that the proposed development fails to satisfy the relevant planning controls of Council.

The proposed amendments rectify and address all of the above reasons for refusal due to: 1. S4. 15(1)(a)(i) – Council states that the original proposal under DA 2020/52 fails to

satisfy the aims of SLEP 2012 Subclause (2)(a). The aims of SLEP 2012 Subclause (2)(a) are as follows:

(a) to achieve high quality urban form by ensuring that new development exhibits

design excellence and reflects the existing or desired future character of particular localities and neighbourhoods in Strathfield.

The amended proposal complies with the aims of SLEP 2012 Subclause (2)(a) through the following points:

• The amended proposal, including the increased setbacks and hipped roof form, achieves a high quality urban form by exhibiting design excellence and reflecting the desired future character of the Strathfield South locality. The proposal better aligns with the form, bulk, and scale of dwellings in the immediate Bennett Avenue streetscape and the local context of Strathfield.

• The amended proposal meets and reflects the existing character of the locality through the addition of compliant landscaping area to the subject site.

The amended proposal will enhance and create a positive contribution to Bennett Avenue. As per the above, the amended proposal satisfies the aims of SLEP 2012 Subclause (2)(a) and should be seen as acceptable under the provisions of S4. 15(1)(a)(i) of the Environmental Planning and Assessment Act 1979 ('EP&A Act).

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2. S4. 15(1)(a)(iii) – The amended proposal complies with the relevant controls under Part A of the SCDCP 2005 through the following:

• SCDCP 2005 2.2 Controls: Architectural Design and Streetscape Presentation – The increased garage setback, reduced building form, scale and bulk, as well as the hipped roof forms will all provide a positive contribution to the Bennett Avenue streetscape. As such, the amended proposal complies with the SCDCP 2005 2.2 Architectural Design and Streetscape Presentation controls.

• SCDCP 2005 4.2 Controls: Building Envelope – The increased garage setback and East side setback, reduced building form, scale and bulk mean that the amended proposal complies with the SCDCP 2005 Building Envelope control.

• SCDCP 2005 5.2 Controls: Landscaping – The amended proposal and landscaping adjustments allow for a minimum landscaped area equal to 38.5% of the site area, rectifying the previously proposed landscaped area non-compliance. As such, the amended proposal complies with the SCDCP 2005 Landscaping control.

• SCDCP 2005 7.2 Controls: Privacy – The proposed privacy screens to the first floor East leisure room window protect the visual privacy of the neighbour at 16 Bennett Avenue. As such, the amended proposal complies with the SCDCP 2005 Privacy control.

• SCDCP 2005 12.2 Controls: Ancillary Development – The proposed height and setting of the cabana has been lowered so that the cabana is 3.5m in height as measured from the natural ground level. As such, the amended proposal complies with the SCDCP 2005 Ancillary Development control.

The amended proposal complies with the controls of Architectural Design and Streetscape Presentation, Building Envelope, Landscaping, Privacy and Ancillary Development under Part A of the SCDCP 2005. As such, the application should be considered as acceptable under the provisions of S4. 15(1)(a)(iii) of the EP&A Act.

3. S4. 15(1)(b) (Matters for consideration – take into consideration the likely impacts of that development, including environmental impacts on both the natural and built environments, and social and economic impacts in the locality) – The application should be considered as acceptable under the provisions of S4. 15(1)(b) of the EP&A Act. The amended proposal includes a landscaped area equal to 38.5% of the site area. As such, the proposal has rectified the previously inadequate landscaping on the site and any potential adverse environmental impacts on both the natural and built environments, and social and economic impacts in the locality.

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4. S4. 15(1)(e) (Matters for consideration – take into consideration the public interest) – Due to these amendments, the adjusted proposal satisfies the relevant planning controls of Strathfield Municipal Council and should be considered acceptable under the provisions of S4. 15(1)(e) of the EP&A Act and aligning with the public interest. The proposal addresses the original reasons for refusal and therefore, a review of determination is justified. Despite these amendments, the amended proposal will remain substantially the same as the development described in the original Development Application DA 2020/52.

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C. Compliance with Development Standards

Strathfield LEP 2012 Controls and Requirements Table Policy Compliance with Strathfield Local Environment Plan 2012 is as follows:

LEP CONTROLS (MAP 006)

REQUIREMENT DA 2020/52 AMENDED COMPLIANCE

Land Zoning R2 – Low Density Residential

Two storey residential dwelling

No change. Yes ü

Minimum Lot Size 560 sqm As existing – 521.28 sqm No change. Existing Non-Compliance

Maximum Height of Buildings 9.5 metres 9.5 metres 8.5 metres Yes ü

Maximum Floor Space Ratio 0.625:1 0.51:1 0.5:1 Yes ü

Heritage NOT a Heritage Item. NOT Located Within General Conservation Area.

As existing – NOT a Heritage Item. NOT Located Within General Conservation Area.

No change. Yes ü

Acid Sulfate Soils Class 5 As existing – Class 5 No change. Yes ü

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Strathfield Consolidated DCP 2005 Controls and Requirements Table

Compliance with Strathfield Consolidated DCP 2005 is as follows:

DCP CONTROLS REQUIREMENT DA 2020/52 AMENDED COMPLIANCE

Streetscape Presentation

New dwellings must be positioned and oriented on their site to address the street frontage with a clearly identifiable entry.

Proposed dwelling positioned and orientated to address the site frontage with a clear identifiable entry.

Proposed streetscape presentation improved through the hipped roof form which matches the neighbours and increased East side setback and garage setback which align with the average setbacks on the streetscape.

Yes ü

Scale, Massing and Rhythm of Street

The overall scale, massing, bulk and layout of the proposed building must complement the existing streetscape.

Proposed dwelling takes cue from existing streetscape in terms of scale, massing, bulk and layout.

Proposed hipped roof and garage reduction take cue from and better relate to the existing streetscape in terms of scale, massing, bulk and layout.

Yes ü

Building Forms The building form must be articulated to avoid large expanses of unbroken wall. Articulation can be provided by setbacks, verandahs, awnings, recesses, blade walls or projecting bays.

Building form articulated through the use of windows, setbacks, awnings, decks and indentations.

Building form articulation reduced though still present through an increased East side setback and garage side setback.

Yes ü

Roof Forms The proposed roof design must be similar in pitch, materials and colour to roofs in the immediate streetscape.

Proposed gable roof design is similar in pitch, materials and colour to roofs in the immediate streetscape.

Proposed hipped roof design better aligns with the pitch, materials and colour of roofs in the immediate streetscape.

Yes ü

Building Height The maximum internal floor to ceiling height is to be 3.0 metres for any residential level.

3.0 metres. No change. Yes ü

Dwelling houses and any ancillary structures are to be no more than two (2) storeys high.

Two storey dwelling house. One storey pool cabana.

Proposed dwelling – no change.

Proposed cabana – building height lowered to 3.5m as measured from natural ground level.

Yes ü

The maximum height of outbuildings, detached garages and carports is to be 3.5m to the highest point on the roof above natural ground level.

Cabana – 4.5m Cabana – 3.5m Yes ü

Rectifies DA 2020/52 Non-Compliance

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Street Setbacks A primary street setback of less than 9m may be considered where: a) The predominant front setback in the street is less than 9m; b) The proposed setback is not less than the setback of the existing dwelling; or c) The proposed setback would not conflict with the character of the existing streetscape.

6.4m

Proposed front setback aligns with existing and takes cue from adjacent front building lines, therefore does not conflict with the character of the existing streetscape.

No change. Yes ü

Side and Rear Setbacks

New dwellings are to have a combined side setback equivalent to 20% of the width of the block Lot width = 12.8m, 20% = 2.56m

Combined Setback – 2.56m Combined Setback – 2.7m

Yes ü

Combined Setback Increased

The combined side setback may be unevenly distributed between both sides as long as a minimum side setback of 1.2m is provided on each side.

East – 1.28m East – 1.2m Yes ü

West – 0m (Double garage)

Dwelling - 1.28m

West – 900mm (single garage)

Dwelling – 1.5m

Improves DA 2020/52 Non-Compliance

Yes ü

Dwellings are to have a minimum rear setback of 6m to provide adequate open space and deep soil areas for shading/screening trees.

16.8m

No change.

Additional open space and deep soil areas are provided.

Yes ü

Landscaped Area Minimum 38.5% of site area 34.3% of site area. 38.5% of site area. Yes ü

Rectifies DA 2020/52 Non-Compliance

Tree Protection New developments should provide opportunities for planting new canopy trees within the front setback. These trees should achieve a minimum mature height of 10m.

Two mature trees of 10m height or greater proposed within the front setback..

No change. Yes ü

At least one (1) canopy tree must be provided in the rear yard if not already provided.

Two canopy trees are proposed within the rear yard.

Additional existing rear yard trees are retained.

Yes ü

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The construction of driveways must not result in the removal, lopping or root damage to any street tree.

No removal, lopping or root damaged resulted due to the proposed driveway.

Young street tree to the front of the proposed driveway will be replanted.

Yes ü

Refer to Arborist Report.

Private Open Space At least 10m2 214.71m2 No change. Yes ü The primary private open space is to be located at the rear of the property.

Proposed private open space located at rear of the property.

No change. Yes ü

Fencing

Fencing forward of the building line shall not exceed a height of 1.5m.

900mm. No change. Yes ü

Side and rear fences are to be no taller than 1.8m.

As existing – < 1.8m No change. Yes ü

Sunlight Access In new dwellings, solar access to the windows of habitable rooms and to at least 50% of private open space must be provided or achieved for a minimum period of 3 hours between 9.00am and 3.00pm at the winter solstice.

Refer to Shadow Diagrams prepared by Roth Architecture Workshop Pty Ltd.

Refer to Shadow Diagrams prepared by Roth Architecture Workshop Pty Ltd.

Yes ü

Acoustic and Visual Privacy

Private open space, bedrooms, balconies and living rooms of proposed and any existing adjoining dwellings are to be protected from direct overlooking by locating living areas on the ground floor and orientating them towards the rear and front setback.

Dwelling designed with regard to adjoining dwellings in terms of private open space, bedrooms, balconies and living rooms.

Visual privacy further improved through the additional of new privacy screens to the first floor East leisure room window.

Yes ü

Elevated decks, verandahs and balconies shall incorporate privacy screens where necessary.

Proposed deck incorporates privacy screening.

No change. Yes ü

Driveway and Grades

The width of driveways at the property boundary is to be 3m.

Proposed driveway 3m wide at property boundary.

No change. Yes ü

A maximum of one (1) vehicular crossing to any public road will be permitted per property

One proposed vehicle crossing.

No change. Yes ü

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Garages, Carports and Car Spaces

Two (2) car parking spaces are to be provided and maintained behind the front building line of all new dwellings. For lots less than 15m wide consideration may be given to one (1) car space. Lot width – 12.80m.

Two car parking spaces in the form of a double garage behind the front building line.

One car space is provided in the form of a single garage behind the front building line with an increased side setback.

Yes ü

Consideration should be given due to the lot width and the reduced building form / side setback non-compliance rectification.

Garages are to be recessed behind the main front facade of the dwelling.

Proposed garage recessed behind the main front façade of the dwelling.

No change. Yes ü

Altering Natural Ground Level

Fill is limited to a maximum of 1m above natural ground level.

Maximum 1m above natural ground level.

No change. Yes ü

Outbuildings The minimum side and rear setback for an outbuilding is 0.5m.

Minimum side and rear setback 0.5m.

Side setback increased for additional landscaping.

Yes ü

New cabanas are limited to a maximum floor area of 40m2.

10.5m2 10.77m2 Yes ü

Swimming Pools The minimum side and rear setback of a swimming pool from the outside edge of the pool concourse must be at least 1m wide and consist of a deep soil soft landscape area containing a continuous planting of shrubs.

Setback at least 1m and consists of deep soil soft landscaped area containing a continuous planting of screening shrubs.

Side setback increased for additional landscaping.

Yes ü

statement of environmental effects - addendum

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