PLANNING INSTITUTE OF AUSTRALIA, NSW DIVISION SUBMISSION ON THE NSW DRAFT HOUSING CODE AND NSW DRAFT COMMERCIAL CODE
|
|
- Eileen Butler
- 6 years ago
- Views:
Transcription
1 PLANNING INSTITUTE OF AUSTRALIA, NSW DIVISION SUBMISSION ON THE NSW DRAFT HOUSING CODE AND NSW DRAFT COMMERCIAL CODE This Submission provides detailed comment on draft Codes following feedback from PIA members and a working session held at Canada Bay Council on 27 June 2008 which was attended by representatives from the Department and a mix of local government and consultant planners. 1.0 FORM AND STRUCTURE OF THE CODES Positive Comments An attempt has been made to include design principles to achieve better streetscape, articulation zones, garage setback and some key amenity areas. Procedures for nominated development types i.e. single storey, alterations to 2 storey should make it easier for mums and dads to know what is required. Provides consistency for the nominated development. Development standards are all measurable. Potentially reduces costs for approval compared to DA. Can be adapted into a checklist form. Other Comments Issue The Codes tend to be written for Experts viz Planners, PCAs etc and NOT the General Public. Suggestions/Questions Simpler four section format to include application requirements, control checklist, standard conditions and dictionary. Delete (or transfer to an explanatory note) all policy justification/ background statements and just concentrate on what is essential to administering the code. Use more tables/diagrams and less photos and art work. Flow Chart(s) would help the Public and even Professionals understand the process. The relationship between the Exempt and Complying Code and Councils planning controls in the LEP needs to be clarified As it currently is proposed many Council s exempt development policies are much broader than what is 1
2 proposed which could lead to more insignificant applications in the system. Metro-centric nature of the code which may have the effect of reducing the number of CDC s in rural areas Produce a variation of the code for use in rural areas perhaps based on BASIX Regions. 2.0 CONTENT OF THE DRAFT HOUSING CODE Issue Clarification is needed on local variations and at what level and by what process these will be able to be incorporated into the state-wide codes or Council s planning instruments. Suggestions/Questions Can local variations delete, vary or add Exempt or Complying Development? If current core standards eg site coverage and landscaped open space provisions, are more stringent than the proposed Complying Development Codes this creates the potential to undermine the character of whole suburbs. Implications for the current LEPs and DCPs. Minimum standards for complying development should not by default become minimum standards for noncomplying development. Streetscape (2.1) Provisions for maintaining existing streetscapes very poor/particularly in smaller communities with larger block sizes. Local variations need to be permitted in areas such as the Blue Mountains with large lot sizes to protect the traditional streetscape character. Height (2.2.1) 2.7m floor to ceiling height Ceiling height supported. Site Coverage Requirements (2.2.2) Site coverage requirements are very generous on large blocks. Definition needs clarification. Sliding scale more effective / suggest minimum 15m frontage on lots of 600m 2. Are driveways, decks and pergolas included in site coverage? 2
3 Landscaping and Private Open Space (2.6) Proposed minimum private open space too small for lots in excess of 600m 2. Difficult to interpret 25% of outdoor space within 15 degrees of north. Minimum area and dimensions should be increased to at least 40m 2 with min dimensions of 5m. Need minimum area of deep soil landscaping. Existing trees need to be protected. Complex Setback requirements (2.3) Great deal of confusion created with combination wall and window variations. Difficult to check window positioning when no survey of adjoining property required. No distinction between side and rear setbacks. Rear setback control fails to maintain separation between dwellings or preserve pattern of buildings, rear gardens and landscape elements. Front setback provisions may act to discourage urban renewal in transition areas eg Auburn. Overshadowing Overshadowing not regarded as an issue despite potential on sloping sites and some issues with building heights on boundaries. Sloping Sites (2.8) Requires more investigation and clarification. Sliding scales preferable. Have simpler envelope controls been considered? Survey or site plan with windows and location of private open space of adjoining properties to be submitted with application. Minimum rear setback of 6m? Local variations need to permit Councils to identify areas where setback provisions do not apply. Shadow diagrams could be required particularly if on sloping site/ shadow diagram to show that a minimum area of open space or 20% of private open space receive 3 hours of sun in mid winter. Needs to be acknowledged that it is very difficult to achieve solar access on site on the southern side of sites with an east/west orientation. Perhaps the equinox should be used as a more realistic measure of overshadowing. Where is cut and fill measured at? Need provisions for retaining wall on high side boundary? Clarify side boundary fence is at natural ground level. Consider exempting sites with greater than 10% slope. Front Fences and Swimming Pools 1.8m not acceptable to street/streetscapes devalued particularly in older town and country areas. 1.2m to front building line. 3
4 Swimming pools in front yards. Heritage Issues Encourages demolition in conservation areas without any notifications. Code assumes heritage value is only the front façade of the building not the building or its curtilage. Swimming pools in front yards should not be permitted as complying development because of amenity, streetscape and fencing issues. Exclude conservation areas. Stormwater Management The management of stormwater needs to be assessed on a case by case basis given the varying elements such as topography, current stormwater infrastructure in the area, location in the catchment etc. Unclear as to the basis on which developments require connection to stormwater systems. Disposal of stormwater needs to be specified in the application as do on-site detention tanks and s88b instruments over those tanks etc. Standard Conditions Standard conditions should detail sediment control, security of sites, working hours, OH&S etc. Exempt Development No Schedule 1 variations are provided for the exempt codes. No maximum number of outbuildings. Water tank exemption needs to be increased in rural areas to 100,000 litres. Does not address rural requirements eg farming sheds etc. Provision for local variations which would enable Councils to expand the range of exempt development. Need clause to limit incremental increases which could negate standards. State could be divided into BASIX like regions for the introduction or more appropriate exempt development. Definitional Issues What part of a wall needs to have an increased setback from the boundary if it has major openings? What is a fit out? Is a simple roof eave an architectural feature? Site cover definition does not include ancillary or incidental development. 4
5 Difficult site definition needs to be included. Excluded Areas Need to include visually sensitive areas and areas subject to landslip as environmentally sensitive areas. Also need to exclude areas where referrals required eg Main Roads. Blanket exclusion in bush fire prone areas needs review. Clarification in document that if any part of the land is affected by an excluded area eg bush fire prone then the whole piece of land is excluded. Other Issues What happens after the 10 day turnaround has expired? 3.0 DRAFT NSW COMMERCIAL CODE Most of the comments received by PIA have been in relation to the Housing Code however a couple of salient issues were raised at the Working Session and by members attending the Department s briefing which are as follows: A distinction needs to be drawn between the various forms of commercial and industrial development. There are potential problems with complying development where alternative solutions have been involved. There are also problems where part of a building is to be upgraded to meet BCA and DDA requirements. To date this has been largely a discretionary power administered by Council. It is suggested that the only way a complying development system could properly work would be if the application for a CDC was accompanied by some form of certification signing off on the parent building. Such an all encompassing certificate does not currently exist. Advertising sign provisions need review / in many instances they are less stringent than Council s existing policies and in one case they would seem to permit a proliferation of 6m high pylon signs by permitting each commercial premise to have one such sign. Problems arise when treating a change from a shop/office and vice versa as complying development when a change of BCA classification occurs. 5
6 4.0 IMPACT ON THE PLANNING PROFESSION There was a mixed response as to what impact the proposed expansion of exempt and complying development would have on the profession. Some felt it would provide a good grounding in the basics for junior planners, may create demand for a para-planning role and that more experienced planners would be able to concentrate on more complex projects and strategic planning work. Others felt it would lead to a greater need for compliance staff, rather than skilled planners and that there would be less of a requirement for strategic and environmental planners to create planning controls in this move towards a one-size fits all approach. The codes could also take away merit assessment and make development assessment a more bureaucratic process. One critical issue is that planners have been effectively excluded from determining complying development applications unless they have a BCA qualification. Given the skill shortage across NSW and the skills planners possess it would seem short sighted to exclude planners from the CDC process. A feasible solution would be to require that certification be provided with the documentation submitted at the time of lodgement, confirming that the proposed development is in accordance with the requirements of the BCA. This simple up front certification will enable appropriately qualified (and certified) planners to issue CDCs and not exclude an entire profession from the process. Having regard to the 50% target across NSW it is considered vital that all resources be available to issue these CDCs. 6
Development Control Plan
Development Control Plan Rhodes Corporate Park (Also known as the Digital Site) Development Control Plan Date of Adoption: 4 September 2007 Effective Date: 7 March 2008 Index 1 INTRODUCTION... 3 1.1 LAND
More informationHurstville DCP No. 1 (Amendment No.5) Table of Contents
Hurstville DCP No. 1 (Amendment No.5) Section Table of Contents 1.0 Introduction 1 2.0 Application Process 2.1 Exempt and Complying Development 15 2.2 Neighbour Notification and Advertising of Development
More informationDCP No. 2 Hurstville City Centre
DCP No. 2 Hurstville City Centre (Amendment No. 6) Effective 24 July 2015 A list of subsequent amendments to the DCP is contained in Appendix 1. SECTION TABLE OF CONTENTS 1.0 INTRODUCTION 1 1.1 Name of
More informationPart 9 Specific Land Uses - Housing on Small and Narrow Lots
19 HOUSING ON SMALL AND NARROW LOTS This section of the DCP applies where development for the purpose of a dwelling house, attached dwellings, or semi-detached dwellings is or are proposed in the R2 Low
More informationPrivate Tennis Courts
Private Tennis Courts Sutherland Shire Council 9.2/03 edition 3 Contents 1. Where does the Plan apply? 2. What is the purpose of the Plan? 3. Can the Plan be varied? 4. Making an application 5. Site and
More informationstatement of environmental effects
for single dwelling houses, granny flats and associated ancillary structures only property details Please provide the following details Lot N o/s. Section N o. DP N o. A statement of environmental effects
More informationSawtell Town Centre Development Control Plan
Sawtell Town Centre Development Control Plan ABN 79 126 214 487 CONTENTS INTRODUCTION... 1 PREAMBLE... 1 HOW TO USE THIS DCP... 1 LAND TO WHICH THIS PLAN APPLIES... 1 MASTERPLAN... 2 VISION... 2 CHARACTER
More informationDraft Part 11 Heritage Area Plans West Wallsend / Holmesville
TABLE OF CONTENTS: PART 1 WEST WALLSEND / HOLMESVILLE HERITAGE AREA PLAN... 3 1.1 INTRODUCTION... 3 1.2 BACKGROUND... 3 1.3 LAND TO WHICH THIS PLAN APPLIES... 3 PART 2 WEST WALLSEND / HOLMESVILLE HERITAGE
More informationCape Cabarita (Formerly known as the Wellcome Site) Development Control Plan. Date of Adoption: 4 September 2007 Effective Date: 7 March 2008
Cape Cabarita (Formerly known as the Wellcome Site) Development Control Plan Date of Adoption: 4 September 2007 Effective Date: 7 March 2008 Development Control Plan Index 1 INTRODUCTION...3 1.1 LAND TO
More informationPart 11 Heritage Area Plans West Wallsend / Holmesville
TABLE OF CONTENTS: PART 1 WEST WALLSEND / HOLMESVILLE HERITAGE AREA PLAN... 3 1.1 INTRODUCTION... 3 1.2 BACKGROUND... 3 1.3 LAND TO WHICH THIS PLAN APPLIES... 3 PART 2 WEST WALLSEND / HOLMESVILLE HERITAGE
More informationDesign and siting guidelines
Design and siting guidelines Enhance your lifestyle Callaway Park an development 1 These Guidelines deal with the planning and development of the vacant residential land lots at Callaway Park. 2 Introduction
More informationDevelopment Control Plan
Development Control Plan Single Dwellings on Lots at Breakfast Point Development Control Plan Date of Adoption: 4 September 2007 Effective Date : 7 March 2008 Single dwellings on Lots at Breakfast Point
More informationPO Box 484 North Sydney NSW T: F:
PO Box 484 North Sydney NSW 2059 T: 02 8904 1011 F: 02 8904 1133 nswmanager@planning.org.au P l a n n i n g I n s t i t u t e o f A u s t r a l i a ( N S W D i v i s i o n ) S u b m i s s i o n : S E P
More informationAMENDMENTS. Date Effective. Amendment No. Council. DCP 14 Davidson St, Greenacre Page 2
AMENDMENTS Amendment No. Description Adopted by Council Date Effective DCP 14 Davidson St, Greenacre Page 2 TABLE OF CONTENTS 1.0 INTRODUCTION... 4 1.1 NAME OF THIS PLAN... 4 1.2 COMMENCEMENT OF DEVELOPMENT
More informationDevelopment Control Plan
Development Control Plan Liberty Grove Development Control Plan Date of Adoption: 4 September 2007 Effective Date: 7 March 2008 Index 1 INTRODUCTION... 3 1.1 NAME OF PLAN... 3 1.2 AREA TO WHICH THIS PLAN
More informationAdvisory notes. Design and siting of buildings and structures. Purpose of these notes. Building setbacks and site coverage.
Advisory notes Design and siting of buildings and structures Purpose of these notes The design and siting of buildings and structures within the City of Gold Coast (the City) is regulated by a combination
More informationSCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY GLEN WAVERLEY ACTIVITY CENTRE STRUCTURE PLAN
DD/MM/YY Proposed C120 SCHEDULE 12 TO THE DESIGN AND DEVELOPMENT OVERLAY Shown on the planning scheme map as DDO12. GLEN WAVERLEY ACTIVITY CENTRE STRUCTURE PLAN 1.0 Design objectives DD/MM/YY Proposed
More information4.3 Dudley Area Plan. Introduction. History and Existing Character. Desired Future Character for Dudley
4.3 Dudley Area Plan Introduction The suburb of Dudley has developed as a result of various circumstances including its topography, history and mineral resources. Dudley development has been identified
More informationSEPP 65 & APARTMENT DESIGN GUIDE
SEPP 65 & APARTMENT DESIGN GUIDE Response to draft Issued for public consultation Submission from Planning Institute of Australia November 2014 NSW Office Suite 3, Level 11 221 Miller Street North Sydney
More information4 Residential and Urban Living Zones
4 Residential and Urban Living Zones Refer to Chapters 11 to 20 for additional rules that may apply to these zones. 4.1 OBJECTIVES AND POLICIES Objective Res1 Policy 1 Policy 2 Policy 3 Policy 4 Policy
More informationCONTENTS 5. TOURIST ACCOMMODATION STRATEGIC LAND USE PLAN... 30
MURRAY DEVELOPMENT CONTROL PLAN 2012 CONTENTS 1. INTRODUCTION... 1 1.1 Title... 1 1.2 Land to which this DCP applies... 1 1.3 Purpose... 1 1.4 Operation... 1 1.5 Relationship with other planning instruments...
More informationMASTER PLAN NO. 60 (SITE DEVELOPMENT PLAN EASTBANK/REGATTA NORTH PRECINCTS 2 4) 2008
Page 2 TABLE OF CONTENTS PAGE 1 PRELIMINARY... 5 1.1 CITATION... 5 1.2 TYPE OF MASTER PLAN... 5 1.3 LEGAL REQUIREMENT FOR MASTER PLAN... 5 1.4 LEGAL EFFECT OF THE MASTER PLAN... 5 2 DESCRIPTION OF LAND...
More informationPlanning Proposal Concurrent DA/LEP Amendment for Belmont North Pharmacy Amendment No. 24 to Lake Macquarie Local Environmental Plan (LMLEP) 2014
Planning Proposal Concurrent DA/LEP Amendment for Belmont North Pharmacy Amendment No. 24 to Lake Macquarie Local Environmental Plan (LMLEP) 2014 Local Government Area: Name of Draft LEP: Subject Land:
More informationProposed new Tasmanian Planning Scheme what it will mean
Please share this article with your networks, politicians, community leaders and interested others. This article is supported by the Tasmanian Planning Information Network (www.taspin.net) and Blackmans
More informationPLANNING & DEVELOPMENT DEPARTMENT OFFICE OF LONG RANGE PLANNING
PLANNING & DEVELOPMENT DEPARTMENT TRANSMITTAL MEMO DATE: August 13, 2008 TO: FROM: SunPAC Members Derek Johnson, Deputy Director Shaunn Mendrin, Senior Planner SUBJECT: SunPAC Meeting #12 SunPAC members,
More informationNEW HOMES IN ANCASTER S MATURE NEIGHBOURHOODS WHAT WE HAVE HEARD
NEW HOMES IN ANCASTER S MATURE NEIGHBOURHOODS Council directed staff to review the Existing Residential ER Zone in Ancaster as a pilot project to determine how to manage the building of new residential
More informationTown of Cobourg Heritage Master Plan. Statutory Public Meeting
Town of Cobourg Heritage Master Plan Statutory Public Meeting April 25 th 2016 Presentation Overview 1. Introduction 2. Project background and schedule overview 3. Review of strategic direction content
More informationAttachment 1 TOWN OF NEW TECUMSETH. Manual for the Preparation of an Urban Design Report
Attachment 1 TOWN OF NEW TECUMSETH Manual for the Preparation of an Urban Design Report July 2010 TABLE OF CONTENTS Background, Policy Framework and the Preparation of Urban Design Reports 1. Introduction
More informationCity of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods
City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods DRAFT - September 2016 Contents 1. Introduction 1 2. Policy Context 3 3. Characteristics
More informationDirector, Community Planning, North York District
STAFF REPORT ACTION REQUIRED 36 and 37 Jane Osler Boulevard and 42 and 44 Cartwright Avenue Zoning By-law Amendment and Draft Plan of Subdivision Approval Applications - Preliminary Report Date: May 22,
More informationAdopted by Council 11 June 2013
Part 1 Introduction REVISION HISTORY Rev No. Date Changed Modified by Details/Comments Master June 2013 Integrated Planning 1 August 2013 Integrated Planning 2 February 2014 Integrated Planning 3 February
More information5959 Yonge Street Rezoning Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 5959 Yonge Street Rezoning Application - Preliminary Report Date: February 23, 2011 To: From: Wards: Reference Number: North York Community Council Director, Community Planning,
More informationDESIGN GUIDELINES. Oakdene Estate at Ocean Grove Grubb Road, Ocean Grove
DESIGN GUIDELINES Oakdene Estate at Ocean Grove 162 240 Grubb Road, Ocean Grove TABLE OF CONTENTS INTRODUCTION... 3 1. HOUSE DESIGN APPROVAL PROCESS... 4 1.01 DESIGN PANEL FOR RESIDENTIAL DEVELOPMENT...
More informationINCREMENTAL CHANGE AREA REVIEW March 2015 Page 1
INCREMENTAL CHANGE AREA REVIEW March 2015 Page 1 Table of Contents Introduction... 3 Background to Review... 3 Comparison of the Schedules to the General Residential Zone... 7 Methodology... 7 Policy Context...
More informationDuplex Design Guidelines
Duplex Design Guidelines Adopted by Council May 29, 2006 Prepared By: Table of Contents 1.0 Application and Intent 1 2.0 Areas of Application 2 3.0 Design Principles 3 4.0 Design Guidelines 4 4.1 Site
More informationI615. Westgate Precinct
I615. Westgate Precinct I615.1. Precinct Description The Westgate Precinct is located approximately 18km west of the Auckland city centre. There are seven Sub-precincts in the Westgate Precinct: Sub-precinct
More informationKING-SPADINA COMMERCIAL HERITAGE CONSERVATION DISTRICT PLAN COMMUNITY CONSULTATION MEETING #1
KING-SPADINA COMMERCIAL HERITAGE CONSERVATION DISTRICT PLAN 1 TUESDAY, APRIL 21, 2015 METRO HALL, ROOM 308/309 55 JOHN STREET, TORONTO 6:30 7:00 Open House 7:00 7:15 Remarks Councillor Cressy Heritage
More informationAdopted by Council 11 June 2013
Part 1 Introduction REVISION HISTORY Rev No. Date Changed Modified by Details/Comments Master June 2013 Integrated Planning 1 August 2013 Integrated Planning 2 February 2014 Integrated Planning 3 February
More informationDESIGN GUIDELINES Building and Siting Requirements
DESIGN GUIDELINES Building and Siting Requirements DESIGN GUIDELINES BUILDING AND SITING REQUIREMENTS // LEWIS LAND GROUP 2016 2 CONTENTS INTRODUCTION... 05 IMPORTANT CONSIDERATIONS... 06 YOUR HOUSE...
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More informationQUEENSTOWN LAKES DISTRICT COUNCIL SUBDIVISION DESIGN GUIDELINES
Attachment C: Draft QLDC Subdivision Design Guidelines QUEENSTOWN LAKES DISTRICT COUNCIL DESIGN GUIDELINES A DESIGN GUIDE FOR AND DEVELOPMENT IN THE URBAN ZONES QUEENSTOWN OFFICE 10 Gorge Road Queenstown
More informationRESIDENTIAL ACTIVITY PERFORMANCE STANDARDS
Preferred Options Consultation Q&A Sheet RESIDENTIAL ACTIVITY PERFORMANCE STANDARDS What are the key goals for managing the design of residential buildings in the Second Generation Plan (2GP)? The key
More informationNeighborhood Character (Table 1) Fact Sheet & Focus Questions:
Neighborhood Character (Table 1) Fact Sheet & Focus Questions: BACKGROUND NEIGHBORHOOD CHARACTER Neighborhood Context refers to the defining characteristics such as setbacks, scale, and architectural styles
More informationHousing and Coach House Guidelines - Ladner
Housing and Coach House Guidelines - Ladner Policy D.8: Encourage Compatible Housing Design Encourage housing design that is sensitive to existing single family housing neighbourhoods by requiring a design
More informationURBAN DESIGN BRIEF 181 Burloak Drive, Oakville
URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS
More informationUNITARY PLAN. Your Easy Guide to understanding the Residential Standards. Version 35. waste. outlook. landscapes. context. parking
UNITARY PLAN Your Easy Guide to understanding the Residential Standards waste outlook landscapes height context fencing parking street interface daylight Version 35 June March 2017 2018 The Easy Guide
More information2 Nelson City Council Dear Cottages
2 Nelson City Council Dear Cottages Design Guide introduction DI1 Why a Design Guide? The Council, in the development of the Nelson Resource Management Plan, has identified particular residential areas
More informationI609. Penihana North Precinct
I609. Penihana North Precinct I609.1. Precinct description The Penihana North Precinct is located south of the Swanson Railway Station, adjacent to the Rural Urban Boundary (RUB) and Waitakere Ranges Heritage
More informationChild Minding Centres and Family Day Care
Child Minding Centres and Family Day Care Policy Type: Local Planning Policy Policy Owner: Director Urban Planning Policy No. LPP1.12 Last Review Date: 20 September 2016 Policy Objectives To provide for
More information280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report Date: March 11, 2014 To: From: Wards: Reference Number:
More informationAPPLICATION BRIEFING Prepared For: Submitted by: Date: Subject:
Planning & Development APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning Advisory Committee Jason Fox, Director of Planning & Development Development Agreement application by Godfrey
More informationAPPENDIX 10 THE RESIDENTIAL DESIGN GUIDE FOR DEVELOPMENTS IN RESIDENTIAL ZONES IN SPECIFIED GROWTH AREAS
THE RESIDENTIAL DESIGN GUIDE FOR DEVELOPMENTS IN RESIDENTIAL ZONES IN SPECIFIED GROWTH AREAS ISTHMUS SECTION - OPERATIVE 1999 Page 1 CONTENTS... PAGE 1.0 INTRODUCTION... 4 1.1 Growth Management Strategy...
More informationGuidelines. Building. The minimum setback of an attached garage from the lot line shall be 6m. 4. Zoning Provision
Objectives Create dwellings that are compatible with the neighborhood in scale, function and character Create pedestrian friendly neighborhood Prevent garage dominated streetscape Strengthen the dwelling
More information30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference Number: Etobicoke York Community Council Director,
More information1071 King Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1071 King Street West Zoning Amendment Application - Preliminary Report Date: August 9, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationInfill Residential Design Guidelines
Infill Residential Design Guidelines Adopted March 23, 2004 Amended September 10, 2013 City of Orange Community Development Department Planning Division Phone: (714) 744-7220 Fax: (714) 744-7222 www.cityoforange.org
More informationLITHGOW CITY COUNCIL DEVELOPMENT CONTROL PLAN ADI LIMITED SITE LITHGOW SMALL ARMS FACTORY METHVEN STREET, LITHGOW
LITHGOW CITY COUNCIL DEVELOPMENT CONTROL PLAN ADI LIMITED SITE LITHGOW SMALL ARMS FACTORY METHVEN STREET, LITHGOW 6 November 2003 CONTENTS Page 1. INTRODUCTION 1.1 Purpose 1 1.2 Citation 1 1.3 Adoption
More information4155 Yonge Street Official Plan Amendment and Rezoning Application Preliminary Report
STAFF REPORT ACTION REQUIRED 4155 Yonge Street Official Plan Amendment and Rezoning Application Preliminary Report Date: May 5, 2011 To: From: Wards: Reference Number: North York Community Council Director,
More informationGIBBSTON CHARACTER ZONE. QLDC PROPOSED DISTRICT PLAN [PART FOUR] AUGUST gibbston character zone
23 GIBBSTON CHARACTER ZONE QLDC PROPOSED DISTRICT PLAN [PART FOUR] AUGUST 2015 23 gibbston character zone QLDC PROPOSED DISTRICT PLAN [PART FOUR] AUGUST 2015 23 gibbston character zone 23.1 Zone Purpose
More informationIntentional blank page
Intentional blank page Intentional blank page Contents 1.0 INTRODUCTION 1 1.1 Name 1 1.2 Date of Adoption 1 1.3 Aim 1 1.4 Land to Which This Plan Applies 1 1.5 Relationship to Other Plans and Legislation
More informationDevelopment Control Plan
Development Control Plan Abbotsford Cove (Also known as the Former Nestle Site) Development Control Plan Date of Adoption: 4 September 2007 Effective Date: 7 March 2008 Index 1 INTRODUCTION... 3 1.1 ENVIRONMENTAL
More informationSection Three, Appendix 16C Medium Density Housing, Design Assessment Criteria (Residential 8A zone)
APPENDIX 16C MEDIUM DENSITY HOUSING, DESIGN ASSESSMENT CRITERIA (RESIDENTIAL 8A ZONE) PURPOSE OF APPENDIX 16C (RESIDENTIAL 8A ZONE) In the Residential 8A Zone the following are defined as restricted discretionary
More informationPlanning Proposal under section 55 of the EP&A Act
FOR PUBLIC EXHIBITION [Brief description] Monday 10 October to Monday 27 October 2014 Planning Proposal under section 55 of the EP&A Act Port Macquarie-Hastings LEP 2011 (Amendment No 32) Mixed land zone
More informationDepartment of Planning
NSW GOVERNMENT Department of Planning Contact: Sumathi Navaratnam Phone: 02 9228 6361 Fax: 02 9228 6540 E-mail: sumathi.navaratnam@planning.nsw.gov.au Mr Robert Domm Chief Executive Officer Redfern - Waterloo
More informationPlanning Proposal Charlestown Swim and Leisure Centre LEP Amendment
Planning Proposal Charlestown Swim and Leisure Centre LEP Amendment Amendment No. 4 to Lake Macquarie Local Environmental Plan 2014 (PP_2014_LAKEM_005_00) Local Government Area: Name of Draft LEP: Lake
More informationDesign Guide: - Residential Centres
Design Guide: - Residential Centres Introduction Hamilton City Council wishes to take a stronger and more visionary role in guiding the future development of Hamilton s built environment to ensure that
More informationSCHEDULE 10 TO THE URBAN GROWTH ZONE. Shown on the planning scheme map as UGZ10. Truganina Precinct Structure Plan. 1.0 The Plan
SCHEDULE 10 TO THE URBAN GROWTH ZONE Shown on the planning scheme map as UGZ10 Truganina Precinct Structure Plan 1.0 The Plan Map 1 shows the future urban structure proposed in the Truganina Precinct Structure
More informationCENTRAL CITY NEIGHBORHOOD Site Plan and Design Review Guidelines Checklist
Applicant s Name: Project Address: NEIGHBORHOOD Phone: Email: Applicant shall fill out the design guidelines checklist for all guidelines applicable to the project. Check the box if meets guideline. Indicate
More informationPlanning Proposal. Extension of West Wallsend Heritage Conservation Area Draft Amendment No. RZ/1/2015 to Lake Macquarie Local Environmental Plan 2014
Planning Proposal Extension of West Wallsend Heritage Conservation Area Draft Amendment No. RZ/1/2015 to Lake Macquarie Local Environmental Plan 2014 AS ADOPTED ON 22 AUGUST 2016 Local Government Area:
More information599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community
More informationGUIDELINES REPLACEMENT HOUSING GUIDELINES LOCATION INTRODUCTION URBAN DESIGN GUIDELINES
Replacement housing in the former City of North York will be consistent with the following urban design guidelines. They provide a framework for residential re-development in the former City of North York
More informationBloor St. W. Rezoning - Preliminary Report
STAFF REPORT ACTION REQUIRED 1638-1644 Bloor St. W. Rezoning - Preliminary Report Date: April 1, 2008 To: From: Wards: Reference Number: Toronto and East York Community Council Acting Director, Community
More informationEXAMPLE. Bushfire Management Statement Construction of a single dwelling in a Bushfire Management Overlay
Bushfire Management Statement Construction of a single dwelling in a Bushfire Management Overlay EXAMPLE Bushfire Management Statement Construction of a single dwelling in a Bushfire Management Overlay
More informationSite Planning. 1.0 Site Context. 2.0 Pedestrian Circulation Systems. Pag e 2-23
The following photographs from throughout the country illustrate key urban design principles. Photographs are provided to illustrate the overall urban design concepts described in Chapter 1 of the Downtown
More informationUrban Design Expert Evidence Leanne Hodyl
Fishermans Bend GC81 Panel Hearing Urban Design Expert Evidence Leanne Hodyl 14 March 2018 1 Fishermans Bend GC81 Panel Hearing - Urban Design Expert Evidence Leanne Hodyl Overview 1. Role of the Urban
More informationNORTH EAST INDUSTRIAL ZONE
SECTION 12A: NORTH EAST INDUSTRIAL ZONE CONTENTS 12A.1 Introduction 1 12A.2 Resource Management Issues 2 12A.3 Objectives and Policies 3 12A.4 Rules: Permitted Activities 8 R12A.4.1 Permitted Activities
More informationNeo-Traditional Overlay Application
MAYOR AND CITY COUNCIL OF LAUREL DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT 8103 Sandy Spring Road Laurel, Maryland 20707 (301) 725-5300 Internet Address http://www.cityoflaurel.org E-mail: ecd@laurel.md.us
More informationRESIDENTIAL GUIDELINES CHECKLIST
RESIDENTIAL GUIDELINES CHECKLIST The following checklist was created to provide you with an easy way to ensure that your project complies with the Residential Design Guidelines. RESIDENTIAL DESIGN GUIDELINES
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of March 20, 2007 SUPPLEMENTAL REPORT #2 Additional and Revised Information DATE: March 20, 2007 SUBJECT: Request to Advertise Public Hearings
More informationStage 1 Design Guidelines. Emerald Hills - A natural masterpiece. Page
Stage 1 Design Guidelines Emerald Hills - A natural masterpiece Version 3: 19 May 2016 Version Information: 1: Original 2: Update Camden DCP and Complying Development Advice 3: Update fencing and acoustic
More informationPlanning Proposal. Rockdale Local Environmental Plan Two storey residential development in the R2 and R3 zones
Planning Proposal Rockdale Local Environmental Plan 2011 Two storey residential development in the R2 and R3 zones 16 October 2014 Contents Part 1 Part 2 Part 3 Part 4 Part 5 A statement of the Objectives
More informationPlanning Proposal Toronto Road, Booragul. Amendment to Lake Macquarie Local Environmental Plan (LMLEP) 2014
Planning Proposal Toronto Road, Booragul Amendment to Lake Macquarie Local Environmental Plan (LMLEP) 2014 Local Government Area: Name of Draft LEP: Subject Land: Land Owner: Applicant: Folder Number:
More informationProjects Include: Joseph Rega. The Regalia Partnership
Projects Include: Kensington Urban Improvement Program and Kensington Town Centre Development Control Plan for Randwick City Council and DIPNR Matraville Town Centre Development Control Plan for Randwick
More information1120 Haist Street - Pelham Arena Community Co-Design Recommendation Report Haist Street - Pelham Arena Community Co-Design Recommendation Report
1120 Haist Street - Pelham Arena Community Co-Design Executive Summary: In May, 2017 the Town retained the services of The Planning Partnership to undertake a community design charrette process to determine
More informationDescription Details submitted pursuant to discharge of condition 5 (Design Code) attached to planning permission 13/01729/OUT.
ITEM 9 Application Number: 18/00266/DISCON Description Details submitted pursuant to discharge of condition 5 (Design Code) attached to planning permission 13/01729/OUT. AT The Point, 602 Midsummer Boulevard,
More informationMr & Mrs Connolly per Pump House Designs Pump House Yard The Green SEDLESCOMBE, East Sussex. TN33 0QA
AGENDA ITEM NO: 5 (c) Report to: PLANNING COMMITTEE Date: 03 June 2015 Report from: Head of Housing and Planning Services Application Address: Proposal: Application No: Recommendation: Ward: File No: Applicant:
More informationDRAFT DESIGN GUIDELINES
IHZ Booklet #7 May 6, 2010 DRAFT DESIGN GUIDELINES CANTERBURY 7 Overview During the recent planning process for the Plan of Conservation and Development community character was identified as an important
More informationB L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development
B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development Adopted June 18, 2009 This section of the Design and focuses on site planning and design guidance for new multi-family
More informationPlanning and Growth Management Committee. Chief Planner and Executive Director, City Planning Division. Pg12013 (File No NNY 34 OZ)
865 York Mills Road Official Plan Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED Date: February 28, 2012 To: From: Wards: Reference Number: Planning and Growth Management Committee
More informationCRYSTAL CITY BLOCK PLAN # CCBP- G 1 DRAFT
CRYSTAL CITY BLOCK PLAN # CCBP- G 1 DRAFT BLOCK G (Metro Market Square block) Long Range Planning Committee Meeting January 29, 2018 1 1. Introduction 2 1. LRPC Meeting Purpose Review of proposed Crystal
More informationmedium desnity housing
This section updated September 2013 This part of the Plan sets out the assessment criteria for medium density housing. The criteria are designed to give designers and builders flexibility and to provide
More informationSUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE
April 2016 SUBMISSION TO DRAFT FINGAL COUNTY DEVELOPMENT PLAN 2017-2023 RE: LANDS AT CASTLEKNOCK VILLAGE CENTRE On behalf of: Lidl Ireland GmbH Submitted to: Planning & Strategic Infrastructure Department
More informationLand Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC
2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from
More information8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report
STAFF REPORT ACTION REQUIRED 8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report Date: July 26, 2010 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More information4 RESIDENTIAL ZONE. 4.1 Background
4 RESIDENTIAL ZONE 4.1 Background The residential areas within the City are characterised by mainly lowrise dwellings sited on individual allotments. Past architectural styles, settlement patterns and
More informationCOMPLIANCE CHECKLIST HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL
COMPLIANCE CHECKLIST HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL The following checklist summarizes development guidelines and standards. See the appropriate section for a complete explanation of the
More informationCelebrate the unexpected
Celebrate the unexpected Design Guidelines September 2014 DESIGN GUIDELINES 3 Contents 1.0 Introduction 5 2.0 The purpose 7 2.1 The structure 8 2.2 The process 9 3.0 Jubilee the precinct 10 3.1 residential
More informationNelson Residential Street Frontage Guideline
DRAFT 22-06-2012 Nelson Residential Street Frontage Guideline June 2012 1317273 Contents and purpose Residential s are important Residential s are much more than corridors which move traffic. Streets allow
More informationSection Three, Appendix 17C Multiple Unit Housing Design Assessment Criteria
APPENDIX 17C MULTIPLE UNIT HOUSING DESIGN ASSESSMENT CRITERIA Purpose of Appendix 17C In the Residential 9 Zone the construction and use of multiple household units located within the Multiple Household
More information13. New Construction. Context & Character
13. New Construction Context & Character While historic districts convey a sense of time and place which is retained through the preservation of historic buildings and relationships, these areas continue
More information