DEVELOPMENT CONTROL PLAN No. 59 RENWICK

Transcription

1 DEVELOPMENT CONTROL PLAN No. 59 RENWICK Adopted by Councl on 28 November 2007 Effectve from 5 December 2007

2 Table of Contents 1. PRELIMINARIES Name of ths Development Control Plan Purpose of the DCP Development to whch ths DCP apples When ths Plan commences Relatonshp to Other Plans How to Use ths DCP 3 2. ACHIEVING THE VISION FOR RENWICK The Vson for Renwck Renwck Master Plan Landscape Context Resdental Doman Urban Structure 6 3. PUBLIC DOMAIN CONTROLS Context Hertage Stormwater Management Flora & Fauna Open Space Street Network Street Desgn Pedestran & Cycleway Networks Publc Doman Furnture Publc Utltes VILLAGE CENTRE CONTROLS Context Vllage Centre Objectves Vllage Centre Development Controls PRIVATE DOMAIN CONTROLS Introducton General Development Controls and Gudelnes Subdvson Ste Survey & Analyss Resdental Desgn & Stng Adaptable Housng Landscape & Plantng Retanng Walls, Garden Walls & Cut and Fll Prvate Open Space Orentaton & Solar Access Buldng Heght & Mass Street Address & Publc Façade Roofs Access, Parkng, Garages & Drveways Boundary Treatments, Fences & Gates Materals, Fnshes & Colours Ancllary Structures, Sheds, Swmmng Pools & Tenns Courts Vsual & Sound Prvacy Standard Lot Development Controls Large Lot Development Controls Integrated Housng Development Controls 48 Page

3 APPENDICES Appendx A: Glossary 48 Appendx B: Plant Materal Schedules 52 LIST OF FIGURES Fgure 1.1: Subject Land 1 Fgure 2.1: Renwck Master Plan 7 Fgure 3.1: Renwck Typcal Street Sectons 13 Fgure 4.1: Renwck Vllage Centre Indcatve Illustraton 16 Fgure 4.2: Renwck Vllage Square Indcatve Illustraton 17 Fgure 5.1: Desgn for Clmate 25 Fgure 5.2: Buldng Heght 26 Fgure 5.3: Steppng of Buldng on Steep Ste 26 Fgure 5.4: Attc Style Dwellng 26 Fgure 5.5: Prmary Roof Ptch 28 Fgure 5.6: Locaton of Garages 29 Fgure 5.7: Self Contaned Flat 29 Fgure 5.8: Standard Lots between 600m 2 & 1,199m 2 33 Fgure 5.9: Standard Lots between 1,200m 2 & 1,999m 2 34 Fgure 5.10: Large Lots between 2,000m 2 & 3,999m 2 36 Fgure 5.11: Large Lots 4,000m 2 & Larger 37 Fgure 5.12: Example of a Bg House or Trplex 39 Fgure 5.13: Dual Occupancy _ Corner Lot 40 Fgure 5.14: Dual Occupancy _ Md Block wth Rear Lane 40 Fgure 5.15: Mult Dwellng Housng _ Bg House Concept 40 Fgure 5.16: Mult Dwellng Housng _ Torrens Ttle Subdvson 40 Fgure 5.17: Integrated Housng on lots less than 450m 2 41 Fgure 5.18: Integrated Housng on lots between 45m 2 & 599m 2 42 LIST OF TABLES Table 3.1: Mnmum Street Desgn Standards 14 Table 5.1: Standard Lot Desgn Controls 32 Table 5.2: Large Lot Desgn Controls 35 Table 5.3: Integrated Housng Desgn Controls 39

4 1. PRELIMINARIES 1.1 Name of ths Development Control Plan (DCP) Ths Plan may be cted as Wngecarrbee Shre Councl DCP No. 59 Renwck. 1.2 Purpose of ths DCP The purpose of ths DCP s to: set out plannng controls and gudelnes that are to be used n the desgn and assessment of all development at Renwck ncludng resdental development, publc doman and vllage centre. ensure that development at Renwck provdes a hgh level of amenty for occupants, neghbours and the broader communty. place strong focus on ensurng that development responds to the exstng character and enhances the postve characterstcs of exstng surroundng areas. Fgure 1.1: Subject Land 1

5 1.3 Development to whch ths DCP apples Ths Plan apples to all development on land dentfed on Fgure1.1 to whch the Wngecarrbee Shre Councl Local Envronmental Plan 1989, Amendment No 125 apples. 1.4 When ths Plan commences Ths Plan was adopted by Wngecarrbee Shre Councl on 28 November 2007 and came nto force on 5 December Relatonshp to Other Plans Ths plan as been prepared n accordance wth secton 72 of the Envronmental Plannng and Assessment Act 1979 and Part 3 of the Envronmental Plannng and Assessment Regulaton Under secton 79C(1) of the Act, Councl s requred to take nto consderaton the relevant provsons of ths DCP n determnng development applcatons covered by ths plan. Ths plan supplements the requrements of Wngecarrbee Local Envronmental Plan 1989 (as amended). The over-archng development controls for the DCP are the key provsons of Wngecarrbee LEP 1989 (Amendment No. 125), specfcally clauses 38J, 38K, 38L and 38N. In the event of any nconsstency between the partcular provsons of ths plan and those of the LEP, the provson of the LEP wll preval. LEP Clause 38J Development and subdvson of land The councl must not grant consent to the subdvson of, or any other development on, land to whch ths Dvson apples unless the councl has consdered the followng matters n relaton to the development: (a) (c) the dstrbuton of types of development on the land, ncludng housng types, open space, and the pattern and phasng of development, ncludng any ndcatve subdvson patterns, (see Fgure 2.1 and Secton 5.2.1) (b) vehcular, cycle and pedestran crculaton networks (see Sectons 3.6 and 3.8), partculars of the type, locaton and phasng of transport nfrastructure and utlty nfrastructure (see Sectons 3.3, 3.5, 3.6, 3.8 and 3.10), (d) dranage patterns and stormwater and water qualty management controls (see Secton 3.3), (e) (f) (g) (h) management of floodng, bushfre and land contamnaton rsk, and the dentfcaton of flood and bushfre evacuaton routes (see Sectons 3.3, 3.4 and 3.5), measures to protect threatened speces, populatons or ecologcal communtes or ther habtats and to promote bodversty conservaton (see Secton 3.4), measures relatng to ndgenous and non-ndgenous hertage conservaton (see Secton 3.2), and urban desgn prncples ncorporatng gudelnes for the desgn, stng and constructon of buldngs (f approprate) (see Sectons 4.2, 4.3 and 5.2.3). LEP Clause 38K Dual Occupancy and mult dwellng housng development (see Secton 5.5X) (1) Despte any other provson of ths Plan, the councl may consent to development for any of the followng purposes on land to whch ths dvson apples: (a) In relaton to land wthn Zone No 2(a) (Resdental A Zone):. Dual occupances, but only f on an allotment of not less than 600m2 and not more than 1,999m2, and 2

6 . Mult dwellng housng, but only f wthn 200m of the Zone No 3(a) (Busness Zone) and (b) In relaton to land wthn Zone No 3(a) (Busness Zone):. Dual occupances, but only f on an allotment of not less than 600m2 and not more than 1,999m2, and. Mult dwellng housng. (2) Despte any other provson of ths plan, the councl may consent to the subdvson of land to whch ths Dvson apples that s wthn Zone No 2(a) (Resdental A Zone) or Zone No 3(a) (Busness Zone) and on whch a completed dual occupancy or mult dwellng housng s located. LEP Clause 38L Neghbourhood Place (see Secton 4) Despte any other provson of ths Plan, the councl may consent to development for any of the followng purposes on land to whch ths dvson apples that s wthn Zone No 3(a) (Busness Zone): (a) Dwellng-houses, (b) Senors housng, (c) Shop top housng. Other DCPs may also apply to development that by covered by ths plan. In the event of any nconsstency between partcular provsons of ths DCP and one of the followng DCPs, ths plan wll preval: Wngecarrbee DCP Resdental Development DCP 6: Hume Hghway, Braemar and Balaclava DCP 12: Off street car parkng DCP 16: Rural and resdental development standards DCP 33: Advertsng and Sgnage DCP 34: Managng our flood rsks DCP 41: Development and subdvson: engneerng standards and plannng gudelnes DCP 44: Requrements for the erecton of buldngs DCP 49: Waste mnmsaton and management DCP 50: Outdoor eatng areas DCP 53: Stng Desgn and Landscapng of Rural Dwellngs 1.6 How to use ths DCP The plan has the followng structure: Secton 1: Background Ths secton contans the legal bass of how the document was prepared, the plans, purpose, and how t relates to Councl s other plannng documents. Secton 2: Overvew Ths secton sets out the over-archng controls for the DCP. 3

7 Secton 3: Publc Doman Controls Ths secton contans development controls for publcly accessble areas such as streets, footpaths, parks and bushland reserves. Secton 4: Vllage Centre Controls Ths secton contans development controls for the vllage centre and commercal actvtes n the area. Secton 5: Prvate Doman Controls Ths secton deals wth development controls specfc to the subdvson, ste plannng and landscapng of resdental development ncludng controls specfc to resdental buldngs. Each secton n the DCP covers a number of ssues. Each ssue follows a smlar structure consstng of: Objectves descrbe the ams and desred outcomes of the partcular control; Development Controls detal the numerc and qualtatve standards that development should comply wth; and Desgn Gudelnes may also be ncluded provdng addtonal gudance that supports the achevement of the objectves. Complance wth the development controls alone does not necessarly guarantee approval of a development applcaton. A development applcaton wll be assessed on ts mert and consderaton wll be gven to whether the proposal satsfes the objectves expressed n ths Plan. 4

8 2. ACHIEVING THE VISION FOR RENWICK 2.1 The Vson for Renwck After detaled dscussons and consultaton wth the local communty, a Master Plan was prepared for Renwck that artculates a vson of how the Renwck development could be brought to lfe to beneft the entre Mttagong communty. Ths DCP wll be used by Wngecarrbee Shre Councl to ensure that all new development contrbutes to achevng the vson for Renwck. The Renwck ste s unque n many ways. Located n the heart of the Southern Hghlands, t s a place wthn a treasured landscape and wth a specal hstory, both European and Aborgnal. The prncples of the Masterplan are based on ths approach, whch has requred extensve communty consultaton wth resdents, communty groups, Councl and other stakeholders to understand needs and share deas. One of the key themes of the Master Plan s to preserve the area s specal character, ts communty feel, quetness and natural beauty. Followng ste vsts, character studes and communty consultaton, t s clear locals love the Southern Hghlands for ts natural surroundngs, ts feelng of openness and the area s rch Aborgnal and European past. As a result, the Renwck development s desgned to: Look and feel lke t s always been there; Mantan key elements that wll remnd people of the past; Integrate new homes around the natural features of the ste; Ensure landscape s the domnant and memorable experence; Increase opportuntes for people to come together nformally; Beneft the communty and; Complement the area s cultural pursuts and actvtes. Ths DCP provdes a framework to acheve these goals for development of up to 600 dwellngs. Underpnnng the DCP s a determnaton to retan the area s rural feel. 2.2 Renwck Master Plan The Renwck Master Plan s a vson of how Wngecarrbee Shre Councl s Local Envronmental Plan (LEP) for Renwck could be realsed to beneft the entre Mttagong communty. The Master Plan responds to the partcular character of the Southern Hghlands. Character s essentally about the look and feel of a place and s the product of many appled values and nfluences. 2.3 Landscape Context The Hghland landscape context s charactersed by: Abundant vegetaton wth a mx of natve and exotc trees and shrubs, provdng seasonal colour varatons. Subtle landscape transton from vllage-urban to rural areas, provdng vstas to surroundng rural and bushland hlls. Rural style fencng and gates blend nto the landscape and a senstve ntegraton of cultural and bult hertage. 5

9 2.4 Resdental Doman The Hghland resdental doman s charactersed by: An nformal streetscape wth natural verges and dranage swales; extensve street tree plantng; and wdespread use of hedges and dscrete sem-rural fencng. Unobtrusve buldngs wthn garden settngs; a skylne of trees over rooftops; a hgh proporton of garden to house footprnt; restrcted hard surfaces, renforced by a strong gardenng culture. Smple, elegant buldng forms and roof profles; low key materals, tn roofs, gravel drveways; and dscrete garagng. 2.5 Urban Structure The structure plan seeks to gve Renwck a strong sense of place that s also ntegrated wth the exstng East Mttagong Communty. Key features of the vllage s urban structure are: v v v v An open space spne based on a re-vegetated creek corrdor; A smple grd street pattern that facltates ntegraton and connectvty; A vllage centre focus for the new communty; Sem rural lots on the permeter; A prevalence of famly dwellngs on tradtonal allotments; Road and pathway connectvty wth exstng development; and Supportng socal and utlty nfrastructure. 6

10 Fgure 2.1: Renwck Master Plan 7

11 3. PUBLIC DOMAIN CONTROLS 3.1 Purpose of Publc Doman Controls The Plan s publc doman controls encompass hertage, stormwater management; open space; access and crculaton; and publc doman furnture and facltes. The achevement of the followng objectves and controls for these components are fundamental n achevng the desred future character of Renwck. 3.2 Hertage Objectves To dentfy both Indgenous and Non-Indgenous hertage tems of hgh sgnfcance. To conserve, where approprate, tems of hgh hertage sgnfcance. Development Controls Indgenous Hertage In determnng what a known or potental Indgenous archaeologcal ste s, the Councl must take nto account the results of any sub-surface excavaton that has been undertaken n order to determne the nature and dstrbuton of Aborgnal artefacts on the Renwck Ste. Pror to any development of the Renwck ste a report must be submtted to Councl that both assesses and makes recommendatons on the number, locaton and potental conservaton measures of Indgenous hertage tems. Non-Indgenous Hertage Adequate provson should be made to protect the curtlage, landscape settng, and vsual promnence of the followng tems of hgh sgnfcance: a b c Goodlet and Suttor Cottages; The slo precnct ncludng brck slo, par of mass concrete slos; and The row of pne trees along Bong Bong Road. n the future subdvson pattern of Renwck Vllage. A Conservaton Management Plan must be prepared and submtted wth any applcaton for adaptve use of, or works to, or works wthn the curtlage of, hertage tems of hgh sgnfcance. 8

12 3.3 Stormwater Management Objectves To utlse open space for stormwater management. Utlse a combnaton of stormwater qualty treatment measures ntegrated nto the streetscape and publc open space. Identfy and mplement opportuntes to mprove the qualty of stormwater from external catchments that are conveyed through the development ste from the south and west where practcal and consstent wth the overall urban desgn of the project. Development Controls Attanment of Drnkng Water Catchments REP no.1 Neutral or Benefcal Effect (NorBE) of stormwater qualty whch for entre Renwck Vllage Development whch equates to: a b c 55% reducton n the mean annual load of Total Ntrogen (TN). 84% reducton n the mean annual load of Total Phosphorus (TP). 90% reducton n the mean annual load of Total Suspended Solds (TSS). Ensure post-development storm dscharges = pre-development storm dscharges for one and a half years ARI event. 3.4 Flora & Fauna Objectves v v To create a creek corrdor that serves bodversty conservaton, fauna movements and natural dranage through creek lne restoraton / enhancement / renstatement. To ensure vable management, long-term survval and enhancement of the creek corrdor through the preparaton and mplementaton of plans of management. To ensure the land modellng and re-vegetaton necessary for the core rparan area, ts buffer zones and overland flow paths are desgned and mplemented to meet the stormwater management objectves and controls. To provde creek lne buffer zone plantng, other works and mantenance regmes consstent wth the character and functon of ths transton area between urban development and re-vegetated bushland, ncludng bushfre rsk management. To preserve and enhance natve bushland as generally shown on Fgure 2.1 as woodland park and rparan corrdor for ts flora and fauna habtat values. Development Controls A Vegetaton Management Plan must be submtted for Councl to consder wth any applcaton for subdvson, excludng ntegrated housng. Councl as asset manager must approve any proposed plantng proposal. Vegetaton Management Plan should address the followng ssues: Vegetaton Management Plan objectves; exstng condton of vegetaton; vegetaton management strategy; Protectve measures; and vegetaton schedules. 9

13 3.5 Open Space Objectves v v v To ensure that the landscapng of local parks s attractve and memorable, contrbutng to the makng of a hgh qualty publc realm. To facltate passve recreaton, pedestran and cyclst access. To preserve the rural landscape character of the Paddock, Slos and creek corrdor, the vews to the slos and promote ts use for nformal actve recreaton. Provde shared pedestran and cycle paths and ancllary recreaton facltes senstvely ntegrated to mnmse dsturbance to exstng vegetaton and landform. To senstvely ntegrate overland stormwater flows and manage bushfre rsks to adjacent resdental areas. To make local parks neghbourhood communty and recreatonal nodes, provdng vsual and open space amenty to local neghbourhoods. Development Controls v v v v Plantng materal for use n the publc doman s to be selected from the schedule Appendx B Councl as asset manager must approve any proposed plantng proposal. The creek corrdor to provde for a 40 metre rparan corrdor wth a 15 metre buffer zone ether sde. All necessary embankments, channels, revetments, overflows are to be desgned to have the mnmum vsual ntruson. Retanng or garden walls are to be avoded n the creek corrdor except where assocated wth brdges or culverts. Mnmse hard surfaces, pathways and crossngs n creek corrdors generally n accordance wth Fgure 2.1. Mnmse cut and fll around the paddock area to mantan the undulatng rural feel of the localty and respect the curtlage/vew corrdors of the slos. v Pedestran and cycle paths to be located on desre lnes, and ntegrate wth exstng vegetaton, landform and landscapng. x x Local Parks are to be generally located as ndcated n the Renwck Vllage Master Plan, Fgure 2.1. Any adjustment or relocaton must fulfl the objectves and performance crtera. Detaled landscape desgns prepared by landscape professonals are to accompany development applcatons for local parks. 10

14 3.6 Street Network Objectves v v v v To provde connectons to surroundng localtes. To facltate accessblty, movement flows and vsual connectons. To provde a clear herarchy of streets relatve to ther functons, that defnes both through traffc and local traffc. Street layout, orentaton and detal desgn s to respond to, or focus on, dentfed rural and bushland vew axes and landmarks. To ensure streets approprately contrbute to the desred landscape domnated sem-rural character of Renwck Vllage. Mnmse the need for prvate vehcle use for local trps and encourage use of publc transport, cycleways and pedestran footpaths. Mnmse mpact on natve bushland and the creek corrdor. v To facltate the assgnment of bus routes n establshng a publc transport servce to provde an alternatve to the use of prvate motor vehcles for local trps. Development Controls External Connectons v v v Provde a Collector Road connecton between the Old Hume Hghway and Bong Bong Road. The Old Hume Hghway connecton s to be a controlled ntersecton wth RTA concurrence. The exstng Inkerman Road brdge over the Southern Ralway s to be upgraded to nclude traffc lanes n both drectons and a combned pedestran/cycleway. Work s to be to the Ral Authortes requrements. Roundabout locatons are to be consdered and mnmsed. They should be pedestran frendly and be provded where traffc volumes and safety ssues necesstate. Roundabouts are to be desgned and constructed n accordance wth relevant Councl and RTA standards. Provde a secondary entry pont off Bong Bong Road for local neghbourhood traffc n the vcnty of the Hghlands School or Challoner Cottage. The ntersecton s to mantan a mnmum 70 metre sght dstance from the bend on Bong Bong Road. Emergency vehcle access s to be provded between Mary Street and the ste. Internal Connectons Street types are to be lmted to the followng: a Collector Road b Access Road c Local Access Road d Cul-de-sac e Access Way 11

15 v v Varatons to these types are to be localsed desgn responses to envronmental constrants, eg tree or hertage artefact preservaton. Street network s to be a grd system modfed where necessary to respond to envronmental constrants or opportuntes. Cul-de-sac streets are only to be used n areas where ste confguratons and dmensons preclude the use of the normal grd pattern. Streets on bus routes to be constructed to facltate large rgd vehcles and turnng movements. Traffc lanes to be a mnmum of 3.5 metres wde. 3.7 Street Desgn Objectves v v v To ensure street desgn adequately provdes for water cycle management measures. Utlse a combnaton of stormwater qualty treatment measures ntegrated nto the streetscape and publc open space. Street Desgn and Constructon standards are to be approprate for the resdental areas they serve. To allow flexblty n the desgn of streets to provde for a varety of verge types, eg urban and sem-rural. Cut and fll n relaton to road desgn and constructon s to maxmse plantng opportunty and mnmse vsual ntruson. To ensure the landscape and plantng n streets approprately contrbutes to the desred landscape domnated, sem-rural character of Renwck Vllage. Development Controls Street desgn standards should accord wth those n Table 3.1, as llustrated n Fgure 3.1. v v v v Verge wdths may vary to accommodate water cycle management measures, paths and landscapng. Shared paths and Foot paths should be setback 600mm to the property boundary. Roundabouts wthn the ste are to be desgned to relevant Councl and RTA standards to accommodate large rgd vehcles. Dranage swales should to be used when frontng Large Lots to mark the sem rural character of streetscape. Intersecton treatments and pedestran crossngs wll utlse the same materal as road surfaces and be marked n accordance wth Councl and RTA standards. Specal pavng treatment of the crossng threshold at the Vllage Centre s encouraged to slow vehcle speeds and sgnfy the entry nto the heart of Renwck. v Provde adequate sol qualty, mulchng, and provson for waterng, dranage and protecton of plant materal. x Provde plant materal n accordance wth the Renwck Street Tree Identfcaton Manual. An ndcatve lst of plant materals s at Appendx B. 12

16 Fgure 3.1: Renwck Typcal Street Sectons 13

17 Table 3.1: Mnmum Street Desgn Standards Classfcaton of Road Road Reserve Wdth Carrageway Wdth Verge Wdth (combned) Dranage Foot Path Collector Road 20 m 11.6 m Varable Standard Kerb & Gutter 1.5 m wde wthn Verge Access Road 18 m 9.6 m Varable or 1.5 m Flush Kerb (one sde) and Swale Local Access Road / Cul-desac 15 m 7.6 m Varable Flush Kerb & Swale Access Way 9 m 5 m Varable Mn 1.0 m to one sde Centre Spoon Dran or Flush Kerb and Standard Kerb & Gutter 1.5 m (one sde) n/a 3.8 Pedestran & Cycleway Networks Objectves To encourage buldng a healthy lfestyle communty. To encourage walkng and cyclng as an alternatve to the use of motor transport on local trps. To promote ntegraton of new and exstng resdental neghbourhoods. Development Controls v v Foot paths are to be provded on at least one sde of Collector, Access and Local Access Roads. Shared paths and cycleways to be a mnmum wdth of 2.0 metres Roads constructed wth flush kerb and swale dranage do not requre footpaths n both verges. In general, cyclsts are to share the carrageway wth motor vehcles on Access Roads, Local Access Roads and Access Ways. Cycle and pedestran brdges should generally comply wth the followng requrements: a b c d e f g Be located above the 20 year ARI flood level. Wthstand flows from all events up to the 100 year ARI (ncludng debrs loadng). Fal n a manner that allows for retreval after the event. Presence must be taken nto account n hydraulc modellng (e. debrs formng a dam and restrctng flow). Fnsh must be hgh qualty and durable. Desgn must be carred out by a sutably qualfed and experenced structural engneer. Sgnage and mantenance lowerng requrements must be ascertaned from councl. 14

18 3.9 Publc Doman Furnture Objectves v v To have a functonal, consstent and coordnated range of street, park and publc area furnture and lghtng that relates to the Southern Hghland character theme for Renwck Vllage. To be consstent wth local energy provder safety and securty standards. To meet best practce energy conservaton standards. To preserve the sem-rural nght sky as far as practcal. Educatonal and nterpretve sgnage s to promote legblty and to be compatble wth the desred amenty and vsual character of the Renwck ste. Development Controls v A comprehensve publc doman strategy ncorporatng furnture, lghtng and sgnage s to be prepared and agreed wth Councl pror to commencement of detaled desgn works. All tems are to be consstent recessve colours or naturally weathered materals to mantan the desred domnance of soft landscapng. Educatonal and Interpretve sgnage s to be provded at locatons of natural or hstorcal mportance Publc Utltes Objectves To have a safe, functonal, consstent utltes nfrastructure that caters for the ultmate future needs of Renwck resdents. To provde these facltes n a coordnated and vsually unobtrusve manner Development Controls Electrcty transmsson lnes on the subject land wll be placed underground or otherwse located on the land n accordance wth the requrements of the relevant energy authorty. Power pedestals and substatons to be located and housed where functonally requred and be sutably screened and landscaped n a manner consstent wth Renwck s urban desgn character. Desgn and screenng should also have regard to fre ratng exclusons zones and generally be located on publc land wth good access. Grates, pts, sumps and manholes to be of smple desgn, wth clean lnes, easy to servce and located approprately. 15

19 4 VILLAGE CENTRE CONTROLS 4.1 Introducton The Vllage Centre s the focus of the Renwck communty. Its functon s to meet the basc personal and communal lvng needs of local resdents, but t s also to stmulate and encourage the resdents to meet, communcate and work together n ther common nterest. To be economcally sustanable t must physcally accommodate basc shoppng, cultural, recreatonal and socal facltes, offer maxmum convenence and comfort, and must be an attractve destnaton, wth a unque sense of place, for locals and vstors alke. Fgure 4.1: Renwck Vllage Centre Indcatve Illustraton 4.2 Vllage Centre Objectves v v v v To serve East Mttagong and Renwck convenence shoppng and servce needs. To create a concentrated focal pont for local economc, socal, cultural and communty actvtes. To create a vllage square that has a sense of place that engenders communty and cvc prde. To encourage an archtecture and bult-form that s cvc, yet relates to the culture, dentty and character of the Southern Hghlands. To be accessble by foot, cycle, bus, car, and mndful of the needs of an agng populaton. To maxmse the number of dwellngs wthn walkng dstance of the Vllage Centre compatble wth market and vsual character factors. To be a pedestran orented and a pedestran prorty place. v To be sutably landscaped to facltate and encourage a range of publc, communal actvtes and as a settng for publc art. 16

20 x x x To offer good wnter sun, summer shade and shelter from adverse wnd and ran. To encourage any compatble use or actvty that renforces the long-term economc and socal vablty of the centre, ncludng those whch generate toursm nterest and expendture. To provde local employment opportuntes and encourage partcpaton n communty based actvtes. Fgure 4.2: Renwck Vllage Square Indcatve Illustraton 4.3 Vllage Centre Development Controls Sze and Range of Facltes a A market analyss s to be undertaken and submtted to Councl to consder wth any development applcaton wthn the Vllage Centre, to provde gudance and justfcaton for the range and sze of the proposed commercal and/or retal development. Vllage Square and Broad Walk a b c Landscapng s to ncorporate hard wearng surfaces to accommodate actvtes and seatng, formal plantng, shade trees, turfed areas and facltate opportuntes for publc art. Permeter buldngs frontng the Collector Road n the Vllage Centre are to ncorporate weather protectve verandas, overhangng balcones, colonnades and awnngs. Housng frontng the Broad Walk should provde for Flex-Use / Lve-work Housng. Buldng Scale a b A two-storey buldng proporton s encouraged.. Any sngle storey buldngs to the permeter of the Vllage Square are to ncorporate parapets or other devces. 17

21 v Buldng Flexblty a Shop Top, and ground level housng n the Vllage Centre s to be desgned so t can be readly converted nto commercal/professonal sutes, studos, gallery, upper part of retal, work/lve etc. v a b Actve Frontage Non-resdental buldngs frontng the square and streets are to have actve edges, facades, shopfront wndow dsplays, nvtng entres. Generally non-resdental and lve-work buldngs are to be bult to the street algnment, except where artculaton s requred for plannng purposes or for archtectural expresson. v a b Lve-work Housng Provson of a more ntensve, ntmate, flexble and urban scale of resdental development wthn walkng dstance of the Vllage Centre. Housng s to be desgned to be flexble enablng potental commercal, retal or art/craft gallery use to address the street. v Pedestran Prorty a b c Provde adequate lghtng along pathways and outdoor congregaton areas. Use approprate separaton to protect pedestrans from vehcles. Provde nformal vsual survellance opportuntes ncludng lvng areas, wndows and balcones overlookng publc places. x a Car Parkng Car parkng requred for ndvdual/exclusve use should be accessed va a back or sde access way that s screened from vew on the man street. The quantty and locaton s to be determned at development applcaton stage. x a Servce Access Provde dedcated servce access to loadng facltes va a back or sde access way that s screened from vew on the man street. 18

22 5. PRIVATE DOMAIN CONTROLS 5.1 Introducton Ths secton deals wth development controls specfc to the subdvson, ste plannng, bult form and landscapng of prvate resdental development. Ths secton s dvded nto four sectons: Secton Development Controls & Gudelnes for: Page 5.2 General Apples to all development, regardless of lot sze or dwellng type Standard Lots Apples to development on lots between 600m 2 & 1,999m 2 n sze Large Lots Apples to development on lots greater than 2,000m Integrated Housng Apples to development on lots less than 600m 2 38 Where there s nconsstency wth other DCP s, ths DCP prevals to the extent of the nconsstency, except where ths DCP s slent on the ssue. 5.2 General Development Controls and Gudelnes Ths secton apples to all prvate doman development, regardless of lot sze and dwellng type Subdvson Objectves v v v v To provde a varety of lot szes to promote housng choce. To create a subdvson pattern that wll renforce the desred future character of Renwck. To desgn lots wth consderaton to ther orentaton, slope and shape to maxmse solar access for energy effcency and potentally more comfortable lvng envronments. To maxmse the number of lots n locatons of hgh resdental amenty and proxmty to facltes and publc transport routes. To ensure gateways, landmarks and sgnfcant corners receve desgn and landscape emphass. To protect curtlage, landscape settng, and vsual promnence of Goodlet and Suttor Cottage; The Slo Precnct ncludng brck slo, par of mass concrete slos and; row of pne trees along Bong Bong Road. To mnmse cut and fll and the need for vsually ntrusve retanng structures. v To ensure adequate opportunty for a soft landscape settng to all bult development. x x To provde a sutable transton between urban and rural zoned land. To provde reasonable precautons aganst the rsks of flood and bushfre. 19

23 Development Controls v v v v Consent to the subdvson of land for resdental purposes must not be granted unless a Vegetaton Management Plan that makes recommendaton n relaton to each of the followng has been consdered by the Councl: a b c The retenton of Eucalypts wth hollows sutable for supportng arboreal mammals and nestng stes for brds, and arrangements for protectng such trees durng the subdvson and dwellng constructon phase; The trees (f any) to be removed; and The arrangements for the establshment of a seed bank of locally endemc natve flora speces. Consent to the subdvson of land for resdental purposes must not be granted unless the Councl s satsfed that the Vegetaton Management Plan wll provde adequate ongong protecton for flora and fauna. Consent to the subdvson of land that s wthn the creek corrdor or natve bush land must not be granted unless the Councl has taken nto consderaton the mpact of the proposed development on the ecologcal sgnfcance of the land or upon the water qualty of the catchment. No resdental dwellng s to be below the 1 n 100 year flood lne. Ensure adequate provson for stormwater management. Where stormwater dranage to the street s not possble, nter-lot servce easements must be created. v Provde adequate protecton to dwellngs from bushfre rsk n accordance wth current legslated practce. x Subdvson desgn and road constructon s to mnmse the need for retanng structures, garden walls and smlar Ste Survey & Analyss Objectves Identfy opportuntes and constrants on a ste that wll nfluence the desgn of new dwellngs and assocated prvate open space. Identfy exstng ste features that make a postve contrbuton to the ste, the streetscape and the local area. Demonstrate how a proposed ste dwellng desgn should respond to the opportuntes and constrants of the ste, the streetscape and local context. Development Controls Councl wll not grant consent to the carryng out of development unless t has receved and consdered a ste analyss prepared for the land upon whch the development s proposed, that addresses the followng matters to Councl s satsfacton: a b The slope and contours of land; The locaton and nature (whether perennal or ntermttent) of any watercourses and assocated floodng or dranage characterstcs; 20

24 c d e f g h j k l m The orentaton of the land ncludng the markng of true north; The locaton, extent and nature of any exstng development, buldngs and actvtes upon and adjacent to the land; The locaton and nature of any utlty servces on the land; The locaton and descrpton of any trees and vegetaton upon and adjacent to the land; The exstng means of vehcle and pedestran access; Any tems or places of known Aborgnal and European cultural hertage; The drecton and nature of prevalng clmate characterstcs such as wnd drecton and ranfall; Potental bush fre threat; Vews to and from the land, partcularly from a publc place; The locaton and nature of any other known constrant to development of the land, ncludng potental sol contamnaton, nose sources, geotechncal ssues; and A wrtten statement and/or drawngs explanng how the desgn of the proposed development has taken the ste analyss nto account Resdental Desgn & Stng Objectves v v v v To provde housng n a vegetated landscape settng typfyng the desred Southern Hghlands character. To ensure front gardens contrbute to the landscaped character of the street. To ensure suffcent porous ground to support plantng and landscape screenng between houses. To ensure houses are proportonate n sze to the land they occupy. To provde housng reflectve of the Southern Hghlands character wth smple roof forms and smaller buldng footprnts. To provde buldng artculaton that breaks up massng of buldngs and enhances the vsual appearance of the streetscape. To provde amenty to resdents through protecton from extremes n the weather by provson of awnngs, verandahs and smlar. v To mnmse mpacts of overshadowng on adjonng propertes and to mantan wnter solar access. Development Controls Standard Lot Development - Refer to Secton 5.3 (page 32) Large Lot Development - Refer to Secton 5.4 (page 35) Integrated Housng Development - Refer to Secton 5.5 (page 38) 21

25 5.2.4 Adaptable Housng Objectves Encourage the provson of adaptable housng to ncrease housng dversty and cater for future housng needs Desgn Gudelne Where adaptable housng s proposed, the followng should features should be consdered: Drect and level access from the car parkng space to the house. Car parkng space at least 6.0m n length wth potental for 3.8m n wdth. v v v v Entry level doorways wth a mnmum nternal clearance of 850mm. Internal entry level corrdors wth a mnmum wdth of 1000mm. Located on the entry level a lvng/famly room, a room/space capable of beng used as a bedroom, and a bathroom. Lvng/famly room wth crculaton space of at least 2.25m dameter (clear of furnture). Bedroom space (on entry level) large enough for a queen sze bed, wardrobe and crculaton space (.e. 3.5 x 3.2m/3.7 x 3.0m) to comply wth requrements of Australan Standard AS Provson for bathroom space (on entry level) to comply wth Australan Standard , ncludng provson for hobless shower, full floor waterproofed and strengthened walls around the tolet and shower (at mm and mm above floor level respectvely). v Ktchen wth a mnmum of 2.7m between walls. x x Laundry wth a mnmum clear crculaton space of 1.55m dameter. Wndow slls on the entry level at a maxmum heght of 730mm above floor level (excludng the bathroom and ktchen) Landscape & Plantng Objectves Provde suffcent ste area to support mature trees and vegetaton, and allow for water nfltraton. Prevent excessve ste coverage of the ste area by buldngs, drveways, paved areas and other mpervous surfaces. Retan exstng natural features on the ste that contrbute to character of the ste and/or the local area. Development Controls Landscape plans are to show the locaton of trees, shrubs, ground cover and turf wth accompanyng plant speces lst and contaner szes for all plantngs. Landscape plans are to show the extent and materals proposed for pavng, drveways and vehcle crossngss, decks, fences and gates. 22

26 Desgn Gudelnes Both sde fences are to receve landscape treatment. Provson of shrub and/or small tree landscapng between propertes s to be a mnmum plantng bed wdth 600mm. Mnmum mature heght of landscape to be 1.8m. Locate deep sol areas where they can form part of a contnuous corrdor of vegetated open space through the block Retanng Walls, Garden Walls & Cut and Fll Objectves Encourage vertcal steppng of buldngs n response to exstng topography. Mnmse dsturbance to exstng landforms and sol profle. Mnmse use of retanng walls. Development Controls v Level changes are to be acheved by embankments and moundng wth a gradent no greater than 1 n 3. Cut or fll s not to exceed 500mm on any boundary. Cut or fll s not to exceed 750mm at any pont across the ste outsde of the buldng footprnt. Retanng walls are not to exceed 1000mm to any area vsble from the street. Desgn Gudelnes Cut and fll s to be avoded n preference of rasng the buldng to follow the natural ground level. Screenng of retanng walls wth plantng s encouraged Prvate Open Space Objectves Provde all new dwellngs wth suffcent usable open space. Provde opportuntes for passve and actve recreaton. Ease of movement between lvng areas of dwellngs and prvate open space. Development Controls General Prmary Prvate Open Space should be located to have a northerly aspect havng a mnmum wdth of 3 metres. Verandahs, balcones and pergolas are encouraged as secondary lvng space, to provde amenty and enhance the streetscape. Mnmum depth of usable verandah to be 2m. 23

27 v Standard Lot Development - Refer to Secton 5.3 (page 32) v Large Lot Development - Refer to Secton 5.4 (page 35) v Integrated Housng Development - Refer to Secton 5.5 (page 38) Desgn Gudelnes v Dwellng desgn to acheve a good relatonshp between man lvng areas and external lvng areas to maxmse an outdoor lfestyle and amount of usable prvate space. Whenever approprate, sde yards should be used to create well-defned courtyards facng north and whch are protected from excess sun and wnd. Screen plantng s encouraged at lot boundares to mprove the vsual amenty and frame the courtyard. Bns and dryng areas should be located n the least vsble poston from the publc doman Orentaton & Solar Access Objectves Ensure that proposed and exstng dwellngs receve adequate sunlght to lvng areas of dwellngs and prvate open space. Maxmse opportuntes for passve heatng and coolng of dwellngs. Reduce relance on artfcal heatng and coolng of dwellngs. Development Controls Development applcatons are to demonstrate how the dwellng desgn and ste plannng responds to passve energy conservaton prncples ncludng solar access, prevalng weather and cross ventlaton. See Fgure 5.1 Dwellngs are to acheve at least 3 hours of sunshne to a man lvng area and prvate open space between 9am and 5pm, n md-wnter (21st June). Shadow dagrams are to be provded ndcatng shadow mpacts on adjacent land at 9am, 12 noon and 3pm, 21st June. Desgn Gudelnes Locate lvng areas and prvate open spaces towards north to maxmse solar access to these areas. Locate bedrooms and utlty rooms n those parts of the dwellng that have reduced solar access. 24

28 Fgure 5.1: Desgn for Clmate Desgn of house and provson of landscape should be approprate to the Southern Hghlands clmate to maxmse amenty and ensure good solar access. Formatted: Font: Bold Buldng Heght & Mass Objectves v Mantan a low scale domestc resdental character n areas of predomnantly detached dwellngs. Mnmse overshadowng of neghbourng propertes by new development. Mnmse dsrupton of vew and loss of prvacy to exstng and future development. Create bult form that respects the natural landform as much as practcable and avod unnecessary excavaton Development Controls v v v Dwellngs are not to exceed 2 storeys n heght. Front elevaton of any 2 storey dwellng shall be composed of a combnaton of sngle and two storey elements, these elements may nclude verandah, porch, bay wndow or sngle storey attachment. External wall heghts are not to exceed 7 metres above fnshed or natural ground level (whchever one s lower) to undersde of eaves at any pont. See Fgure 5.2 Front Porches and Verandahs are to be elevated above fnshed ground level. No double heght columns or vertcally over scaled porches are permtted. Heght of sub-floor wall under the ground floor level s to be a maxmum of 1.5 metres above the fnshed ground level at any pont. Desgn Gudelnes Sngle storey dwellng forms are encouraged. Dwellngs are to be desgned to respond to the topography of the ste. Steppng of buldngs s encouraged to avod cut and fll. See Fgure

29 Second storey constructon s encouraged to be n the form of an attc style. See Fgure 5.4 v The extent of full heght second storey walls should be lmted. Fgure 5.2: Buldng Heght Fgure 5.3: Steppng of buldng on steep ste Fgure 5.4: Attc Style Dwellng 26

30 Street Address & Publc Facade Objectves To create nterestng streetscapes To encourage passve survellance of streets & other publc doman Development Controls Dwellngs and lvng areas are to be orentated to address and overlook the street. Front entry doors to be vsble from the street. Dwellngs on corner lots are to address both street frontages v Dwellngs at key vstas (eg. end of ntersecton) are to be treated wth addtonal landscapng. v Pedestran access from the street s to be clearly delneated. Desgn Gudelnes Use of bult elements such as verandahs, balcones, bay wndows, pergolas, sunshades, etc that are practcal and help artculate facades s hghly recommended Roofs Objectves To enhance the character of the dwellng n lne wth forms commonly found n establshed housng of the Southern Hghlands. Development Controls Prmary Roof Ptch s to be a mnmum of 25 º. See Fgure 5.5 v Mansard and excessvely steep roof forms are not permtted. All dwellngs to have eaves n proporton wth the roof ptch except where an alternatve to eaves s provded. Roof top plant, solar collectors, satellte dshes and antennae should to be located and/or fnshed to ensure they have lmted vsblty from the street. Desgn Gudelnes v v Smple roof forms wth hps, eaves and some gables are to be the prmary roof form. Eaves of a mnmum 450mm are encouraged. Eaves less than 450mm wll be assessed on mert. Tradtonal dormer wndows to attc/loft space wthn the roof are encouraged. Wndows located n the roof should not domnate the roof. Servces whch penetrate the roof and flashng should be panted or fnshed n a materal that s consstent n colour wth the roof. 27

31 Fgure 5.5: Prmary Roof Ptch Mn Access, Parkng, Garages & Drveways Objectves Coordnate all access between prvate and publc doman. Mnmse the domnance of garages and drveways n the streetscape. Development Controls v v v v All dwellng applcatons that have swale type drans to the frontage are to ensure that t s adequately fenced durng constructon to avod damage to Councl assets. Vehcle access s to be solely from the rear lane where one s avalable. Vehcle crossngs are not to exceed 3m wde n streets or 4.8m wde n lanes. Vehcle crossngs are to be constructed n natural concrete from the road pavement to the footpath or, where there s no footpath, to the property boundary. A mnmum of 2 on-ste parkng spaces are to be provded for each dwellng. Garages facng the prmary street frontage are to be setback a mnmum of 1metre behnd the man house façade. Refer Fgure 5.6 Where garages form part of the dwellng, the garage doors should not exceed more than 40% of the total wdth of the dwellng frontage. v Garage doors facng the street are not to exceed wdth 6.0m n total. x x x Trple garages facng the street are not permtted. Maxmum heght of garage wth self contaned flat s 5.5m to undersde of eaves. Garages up to 36m² are not ncluded n FSR. 28

32 Fgure 5.6: Locaton of Garages Fgure 5.7: Self Contaned Flat Desgn Gudelnes On lots wder than 15 metres at the street algnment, the preferred approach s for garages to be detached from the dwellng and located towards the rear of the lot or desgned n such a way as they are not vsble from the street. See Fgure 5.6 Where facng publc streets, garages to have lmted vsual mpact on the streetscape va the use of setbacks behnd the buldng facade and usng approprate materals and colours. Mnmse hard mpermeable landscape areas by encouragng the use of porous materals for the drveway. 29

33 Boundary Treatments, Fences & Gates Objectves To ensure boundary treatments contrbute to the desred Southern Hghlands character. To ensure approprate boundary treatments, fences & gates for each dwellng types. Development Controls Full heght metal sheet panel fencng s not permtted. Full heght sold panel masonry fences greater than 1200mm are not permtted. Desgn Gudelnes v Front fencng or boundary defnton, should enhance the landscape character of the streetscape. The use of vegetaton to defne the demarcaton between the publc and prvate doman s encouraged. Vsually promnent fencng and gates are dscouraged. Gate style and materals should complement that of the fencng Materals, Fnshes & Colours Objectve To encourage the use of materals n the constructon of new dwellngs that s compatble wth adjonng dwellngs and the streetscape n terms of materal type, colour and form. Development Controls Roof coverngs are to utlse corrugated steel, flat or low profle tle materals. Walls are to ultlse rendered or bagged masonary, face brck or weatherboard materals (tmber or fbre cement). Alternatve materals that meet the objectves wll be consdered on mert. Colour s to be vsually recessve, eg soft, warm grey tones. Brght, glary, strong colours, black and whte are to be avoded Ancllary Structures, Sheds Swmmng Pools & Tenns Courts Objectves To mnmze the mpact of ancllary structures on publc spaces, streetscape and neghbourng propertes. 30

34 Development Controls Any ancllary structure outsde Councl s Exempt and Complyng polcy s to be ncluded n the FSR calculaton. Ancllary Structures, Sheds, Swmmng Pools and Tenns Courts may be subject to Development Applcaton. Ancllary structures are to be recessvely coloured, landscape screened and located to mnmse vsual and other mpacts on publc doman and neghbours. Wherever possble ranwater tanks should not be vsble from the street Vsual & Sound Prvacy Objectves To acheve optmum acoustc and vsual prvacy for both house and adjacent dwellngs. To address nose mpact from the Man Southern Ralway Lne. Development Controls v v v v Wndows to habtable rooms shall mnmse drect overlookng of neghbours habtable rooms and prvate open space. Wndows to habtable rooms wth a drect outlook to neghbourng habtable room wndows wthn 9 metres are to be: a. screened by fencng, landscape or other means; or b. have a sll heght at least 1.5 metres above the floor; or c. have fxed obscure glazng n any part of the wndow below 1.5 metres above the floor. Ensure that upper floor wndows to lvng areas avod drectly overlookng neghbourng open outdoor lvng space(s). Any elevated decks or outdoor lvng spaces overlookng neghbourng lots must ncorporate prvacy measures, such screen plantng, louvres or screens. All screens to be desgned as an ntegral part of the house desgn. Propertes should attenuate nose suffcently to mantan amenty for neghbourng propertes. All sound generatng plant and equpment s to be desgned and located so that the nose emtted does not exceed relevant resdental amenty standards beyond the property boundary. (AS ). v Development close to the Man Southern Ralway Lne s to be desgned havng regard to acoustc requrements. 31

35 5.3 Standard Lot Development Controls Ths secton s to be used n conjuncton wth Secton 5.2 General and apples to development on lots between 600m 2 and 1,999m 2 n sze. Development Controls v Dwellngs bult on Standard Lots must comply wth the development controls contaned n Table 5.1. All lots between 600 and 1,999 square metres are to provde a mnmum of 3 trees. Boundary fence heghts shall be a maxmum 1200mm n front of the buldng and 1800mm behnd the buldng. Vehcle crossngs are to be constructed n natural concrete from the road pavement to the footpath or, where there s no footpath, to the property boundary. Table 5.1: Standard Lot Desgn Controls Lot Range 600m² to 1,199m 2 1,200 m 2 to 1,999m² Relevant Dagram Fgure 5.8 Fgure 5.9 Mnmum Ste Frontage 16 m 24 m Mnmum Ste Area 600 m m 2 Floor Space Rato (FSR) (Max)* 0.5:1 0.4:1 Maxmum Second Storey Area (excludng attc style second storey) 60% of ground floor area (ncludng garage, where attached) 60% of ground floor area (ncludng garage, where attached) Landscaped Area (Mn) 35% 45% Prmary Prvate Open Space (Mn) 25m 2 25m 2 Dwellng Setbacks Front Setback 6 m 6 m Secondary Front Setback 3m 3m Artculaton Zone up to** 33% of setback 33% of setback Sde Setback (Mn) 2 m 3 m Sde Setback 2nd Storey (Mn) 3 m 4 m Rear Setback (Mn) 6 m 6 m Garage & Outbuldng Setbacks Front setback (Mn) 1m behnd man buldng façade 1m behnd man buldng facade Sde and Rear setbacks for garages and outbuldngs (mnmum) 1 m and/or 0.5m to rear lane 1 m * Garage up to 36m 2 & Self Contaned Flats above garage are not ncluded n FSR. ** Open verandahs, bay wndows, balcones and pergolas may encroach on front setbacks to the extent ndcated. 32

36 Fgure 5.8: Standard Lots between 600m 2 and 1,199m 2 Note: Ths s an example only. Refer to Table 5.1 for full controls. 33

37 Fgure 5.9: Standard Lots between 1,200m 2 and 1,999m 2 Note: Ths s an example only. Refer to Table 5.1 for full controls. 34

38 5.4 Large Lot Development Controls Ths secton s to be used n conjuncton wth Secton 5.2 General and apples to development on lots greater than 2,000 m 2 n sze. Development Controls Dwellngs bult on large lots must comply wth the development controls contaned n Table 5.2 Lots greater than 2,000 square metres are to provde a mnmum of 5 trees. Boundary fences are to use sem-rural post and wre, post and ral or smple pcket style fences wth vegetated screenng. Table 5.2: Large Lot Desgn Controls Lot Range 2,000m² to 3,999m² 4,000m²> Relevant Dagram Fgure 5.10 Fgure 5.11 Mnmum Ste Frontage 25 m 40 m Mnmum Ste Area 2000 m m 2 FSR (Maxmum)* 0.3:1 0.2:1 Landscaped Area (Mnmum) 55% 65% Prmary Prvate Open Space (mnmum) Dwellng Setbacks 40m 2 40m 2 Front Setback 8 m 12 m Secondary Front Setback 4 m 6 m Artculaton Zone up to** 25% of setback 25% of setback Sde Setback To 1 Sde (Mnmum) 4 m 6 m Rear Setback (Mnmum) 8 m 8 m Garage & Outbuldng Setbacks Front Setback (mnmum) 1m behnd man buldng façade 1m behnd man buldng façade Sde and Rear setbacks for garages and outbuldngs (mnmum) 2 m 2 m * FSR Calculatons are to nclude all habtable / non-habtable rooms, excludng garage up to 36m2 & Self Contaned Flats above garage. ** Open verandahs, balcones and pergolas may encroach on front setbacks to the extent ndcated. 35

39 Fgure 5.10: Large Lots between 2,000m 2 and 3,999m 2 Note: Ths s an example only. Refer to Table 5.2 for full controls. 36

40 Fgure 5.11: Large Lots 4,000m 2 and larger Note: Ths s an example only. Refer to Table 5.2 for full controls. 37

41 5.5 Integrated Housng Development Controls Ths secton apples to development on lots less than 599m 2 n sze. Ths secton s to be used n conjuncton wth Secton 5.2 General. Objectves To provde a greater varety of housng choce. To respond to dfferent lvng requrements. To provde smaller dwellngs close to the Vllage Centre v To ensure amenty s mantaned for each dwellng and neghborng propertes. v To ensure development contrbutes to the streetscape character. v To ensure ndvdual dwellngs address the street v To allow opportuntes for more affordable housng. v To ncrease ntensty of use closer to areas of hgher amenty Development Controls v v v v Dwellngs bult on Integrated Housng must comply wth the development controls contaned n Table 5.3. Integrated Housng may be n the form of Dual Occupancy (see Fgures 5.12 & 5.13) or Mult Dwellng Housng (see Fgures 5.14 & 5.15). Development applcatons to produce lots of less than 600 square metres must be accompaned by development applcatons for the proposed housng, to be approved by Councl. Development applcatons to subdvde ntegrated housng lots can only be approved upon completon of the Integrated Housng development. Where a mult dwellng housng can be constructed n the form of a Trplex (or Bg House ), t s to be desgned to appear as a large sngle dwellng wth provson made for common garbage storage and a mnmum of 1 car parkng space per dwellng accessble by rear lane or shared drveway. See Fgure 5.16 Integrated Housng Development s restrcted to corner allotments or mddle block where rear lane access s provded. Common wall or zero lot lne s permtted. v All lots to less than 600 square metres to provde a mnmum of 1 tree. x x x Fence heghts shall be a maxmum 1200mm n front of the buldng and 1800mm behnd the front buldng. Lghter coloured fences are permtted n the Vllage Centre area. Vehcle crossngs are to be constructed n natural concrete from the road pavement to the footpath or, where there s no footpath, to the property boundary. 38

42 Table 5.3: Integrated Housng Desgn Controls Lot Range 200m² to 450m² 450m² to 599m² Relevant Dagram Fgure 5.17 Fgure 5.18 Mnmum Ste Frontage 8 m 12 m Mnmum Ste Area 200 m m 2 FSR (Maxmum)* 0.7:1 0.6:1 Maxmum Second Storey Area 60% of ground floor area (excludng garage) 60% of ground floor area (excludng garage) Landscaped Area (Mnmum) 15% 25% Prmary Prvate Open Space (mnmum) Dwellng Setbacks 15m 2 (ground level) or 10m 2 balcony wth 2m (mn) depth 15m 2 (ground level) or 10m 2 balcony wth 2m (mn) depth Front Setback 4.5 m 4.5 m Secondary Front Setback 2 m 2 m Artculaton Zone up to** 33% of setback 33% of setback Sde Setback (Mnmum) 0 & 2 (attached) or 1 m (detached) Rear Setback (Mnmum) 3 m 3 m Garage & Outbuldng Setbacks 1.5 m Front Setback (mnmum) 1m behnd man buldng façade 1m behnd man buldng façade Sde and Rear setbacks for garages and outbuldngs (mnmum) 1 m and/or 0.5m to rear lane * Garage up to 36m2 & Self Contaned Flats above garage are not ncluded n FSR. 1 m and/or 0.5m to rear lane ** Open verandahs, balcones and pergolas may encroach on front setbacks to the extent ndcated. Fgure 5.12: Example of a Bg House or Trplex 39

43 Fgure 5.13: Dual Occupancy _ Corner Lot Fgure 5.14: Dual Occupancy _ Md Block wth rear lane Fgure 5.15: Mult Dwellng Housng _ Bg House Concept Fgure 5.16: Mult Dwellng Housng _ Torrens Ttle Subdvson 40