……. BUSINESS ITMES
ATTACHMENT 2
Table of proposed amendments to Parramatta Development Control Plan 2001
Proposed Amendments to the Parramatta Development Control Plan 2001
Bold Italics indicate the new text to be inserted
Strike through indicates the text to be deleted
Highlighted indicates additional amendments
Part 1 Introduction
Proposed Change / Reasons1.5 What this DCP will achieve (pg. 3)
Context and Compatibility
New development is to respond to its context and is to be compatible with the existing and desired neighbourhood character. and is It is to contribute to the quality of the built environment and the public domain. / To correct grammar and ensure consistency in the DCP
1.5 What this DCP will achieve (pg. 4)
Heritage
Parramatta was Australia’s second European settlement and it’s first farming community. It has a number of heritage sites and their preservation is of national importance. The DCP required development that respects, enhances and contributes to Parramatta’s considerable heritage resources. These resources comprise listed heritage items, landscape elements, conservation areas, special character areas and contributory buildings and landscape elements. / To correct grammar and ensure consistency between the LEP and DCP. To ensure landscape elements are seen as an important component within the heritage assess of the LGA
1.5 What this DCP will achieve (pg. 4)
Environmental Responsibility
New development must be sustainable. and environmentally responsible. It must be take into account it’s environmentally, socially and economically responsible and take into account any impacts on and amenity impacts. / To correct grammar and ensure consistency in the DCP.
Map 1: Parramatta Local Government Area (pg. 6)
Remove the writing “Mays Hill” from Map 1. / To clarify the areas subject to Parramatta Development Control Plan.
1.7 How to use this plan (pg.7)
Step 4
What Specific Controls do you need to consider?
Read the explanation at the beginning of Part 5 of this plan and then work your way through the Specific Controls for your development type eg. Dual Occupancy. They Then ensure your development can fulfil these requirements.
Step 5
Are there heritage issues or are you in a Special Precinct?
Check Map 7 5 and 6 to check if your property is within a Conservation Area or a Special Character Area. If your property is within a Heritage Conservation Area (or if it is listed as a heritage item), you should read part 4.5 — Heritage and Conservation Controls. For detailed advice, you will also need to refer to controls contained in Council’s Heritage LEP 1996 (as amended) and the Heritage DCP.
If your property is within a Special Character Area, you should read Part 4.6 — Special Precinct Controls and then refer to the controls for your particular area, contained in Appendix 7 — Special Character Areas. Part 4.6 also provides information about Neighbourhood Character Areas. Refer to Appendix 8 — Neighbourhood Character Areas for details. / To correct a spelling and notational error within the text.
1.8 Submitting a Development Application (DA) (pg. 8)
The process of designing a development and submitting a Development Application (DA) is a key part of ultimately gaining development approval. Discussions with Council’s Development Unit should be carried out prior to lodging your DA. These discussions will provide guidance on what information you will need to submit and give an initial indication of whether your proposal is permissible within the zone for your site.
A number of fact sheets have been prepared that provide key information for preparing your application. These fact sheets are included in Appendix 1.
It is recommended that each of the following steps be completed before the submissions of a final design for Council’s consideration.
Delete Figure 2 – Submitting a Development Application. /
- To clarify what is required when submitting a development application and to encourage contact with the Development Unit prior to submitting a formal DA.
- Comments from the Development Unit have requested that this reference to fact sheets be removed as the fact sheets are still being prepared and will not be ready to form part of the document in this review.
1.9 What plans and information do you need to submit with your DA? (pg. 9)
An outline of plans and information likely to be required with the submission of a Development Application can be found in Appendix 1 of this document.
It should be noted that the level of detail required may vary according to the size or complexity of the development.
Once you have submitted your DA you will receive a letter advising you of the development assessment officer who will be assessing your proposal. This letter will also have the contact details of the assessment officer for enquiries. The assessment officer will be able to discuss any issues arising from your application and its progress through the assessment process. / This information is covered in Appendix 1 of the document and is better suited to a fact sheet format.
1.10 How will your plans be notified? (pg. 9)
The Council requires any development of sites within residential areas to have an appropriate public notification and description of the development proposal placed at street frontage of the development site. For the purposes of this clause development refers to new or re-development that involves a dwelling, villas, flat and any new non-conforming development. Council’s existing policy in relation to notification of adjoining and nearby owners is still in force. Pursuant to Council’s resolution of 22nd October 2001, a comprehensive review of Council’s notification policy is being undertaken. / The Outcomes Group and the Development Unit are preparing a draft notification policy and this will be included in the DCP when the policy has been adopted by Council. The section has caused some confusion and the notification of plans will be clarified when the policy is adopted.
Part 2 City Structure
Proposed Change / ReasonsMap 2: Natural Environment and Open Space (pg. 12)
Amend map to remove land identified as ‘Flood Liable Land’ from the map and the legend. / These areas are currently under review and will be mapped in the Flood Impact Studies. Inclusion of these areas on this map is not appropriate at this time and may cause confusion for the community.
2.2 Natural Environment and Open Space System (pg. 13)
Parramatta falls into two distinct topographical areas. The areas north of the Parramatta River, including the suburbs of Winston Hills, Telopea, Dundas Valley, Carlingford and Epping, consist of land that rises sharply towards the Hawkesbury Plateau. The area to the south of the river, which includes the Parramatta CBD, Harris Park, Granville, Granville South and Guildford, forms part of the Cumberland Plains.
Parramatta sits at the head of the Parramatta River and at the extremities of Sydney Harbour, where salt and fresh water meet. In addition, a number of smaller watercourses (remove bold) intersect the LGA as indicated on Map 2, including Duck River and A’Becketts, Subiaco, Ponds and Toongabbie Creeks. The banks of all these watercourses experience mainstream flooding, restricting the development potential of substantial parts of the LGA.
Parramatta LGA contains a variety of bushland communities (remove bold) including Blue Gum High Forest, Cumberland Plain Woodland, and Shale/Sandstone Transition Forest. Because of the pressures of urbanisation, much of Parramatta’s remaining bushland types are defined as endangered ecological communities under the Threatened Species Conservation Act 1995. Parramatta City Council and the local community have the responsibility to preserve these communities for future generations. Parramatta’s endangered bushland requires protection and management in order to be self-sustaining.
Parramatta has developed an extensive open space system (remove bold) that, in many cases, complements the river and creek systems. Open space accounts for 13.5 percent of the LGA. While much of this is natural bush accounts for most of Council’s open space areas, there are significant developed areas as well, including golf courses, playing fields and public parkland.
The key issues relating to Parramatta’s natural environment and open space system addressed in this DCP include:
- protecting and enhancing the waterways by water quality improvements land flood and drainage minimisation
- valuing and enhancing biodiversity and ecosystems including the urban bushland and local native plant species native flora and fauna
- ensuring that significant views and vistas are maintained
- promoting sustainable development principles by:
- minimising stormwater run-off, erosion and sedimentation
- requiring recycling of waste products
- enhancing the function and design of parks and reserves
- augmenting the open space corridors throughout the LGA, especially the Parramatta River foreshore corridor
- reinforcing the recreational amenity and landscape quality of the open space by maximising landscape, vegetation and habitat links
- encouraging multiple use of open space areas for floodplain and catchment management
Part 3 Site Analysis
Proposed Change / ReasonsIssues (pg. 21)
A site analysis is the first step in the design process and is used to ensure that the development is the best possible solution for the site and makes the best possible contribution to its surroundings show the key considerations in determining the final development approach. The degree of detail required in any site analysis will vary according to the nature, type and scale of the development. Generally, the larger or more sensitive the development the more detailed the information provided will need to be.
A site analysis is a tool for Council to ensure that the development is the best possible solution for the site and makes the best possible contribution to its surroundings. The site analysis should be prepared prior to preparation of the final plans for the site. This will ensure that the design process has the flexibility to adapt to the findings of the site analysis and allow for the overall vision for the site to be fully incorporated.
A site analysis assesses assessment and should documents document the key opportunities and constraints of a site and its surroundings and shows how these, in conjunction with Council’s DCP requirements, have determined the final proposal for the site. It also provides an assessment of the likely impacts of future development and the measures proposed to minimise these.
All development applications must submit a site analysis. / To consolidate information about the purpose and scope of a site analysis and ensure a more legible document.
General Requirements (pg. 21)
- a site analysis must be submitted with all DA’s All development applications must submit a site analysis, except applications for the purposes of:
- Change of use
- Minor alterations and additions, and
- Swimming Pools
- a site analysis should address the Performance Criteria and Design Solutions set out in this DCP. The level of detail to be included will vary according to the size of the development proposed, with minor work requiring less information. The level of detail required should be clarified with Councils Council’s development assessment officers
- the site analysis may include plans, sketches, photographs and supporting written information
- supporting written information will highlight how the site analysis has influenced the proposed design
Property Details (pg. 22)
- site dimensions, property boundaries and site area
- lot and deposited plan numbers
- easements for drainage, services and rights of carriageway
Landform and Vegetation (pg. 22)
- spot levels and contours
- differences in ground levels on site as well as between the site and adjoining properties
- existing vegetation on or affecting the site - location, height, canopy cover and species type
- important views - from the site and from adjoining land
- identification of any contaminated soils on the site and extent of any known landfill
- landscape features - cliffs, rock outcrops, embankments, retaining walls, foreshores
- flood liable land, existing means of stormwater drainage, existing stormwater detention systems, flow paths, drainage easements, watercourses, channels etc;
- sun and shade characteristics
- prevailing winds
Individuals and groups affected by the development, ie who benefits and who suffers a loss. This should include, but is not limited to:
- Cultural and demographic considerations – including existing and expected future demographics both on and surrounding the site, local cultural mix, religious groups, community groups, etc:
- How the site is currently used and expected changes to this, especially with regard to social impact of this change.
Access
- vehicle and pedestrian access to and from the site
- public roads, laneways, pathways, driveways, parking areas, loading bays on the site and within the vicinity of the site
- existing cycle facilities within the area
- public transport services
- To include an indication of the social impact assessment in the initial considerations of the site.
- Further consideration of this proposed change considers that it is more appropriate to be placed in 4.2 Social Performance. The proposed section has therefore been moved to 4.2.
General Outline of the Proposal (pg. 23)
The Site Analysis should contain a general outline of the proposed development and should provide both plans and text information. It should include the following information:
- land use type
- floor space breakdown, including unit numbers and types, if residential
- proposed finishes and materials
- areas within the public domain
- access and egress
- pedestrian and cycling facilities
- parking numbers and location, i.e. underground or surface parking
- disabled access facilities
- landscaping and open space provisions
- security systems and internal access
- proportion of the site to be built upon or paved with hard surfaces
- location of waste services and proposed ongoing maintenance of these
- location and type of on site detention systems
- proposed staging of construction
Assessment of Proposed Development
A site analysis It is imperative that a site analysis include outlines the likely impacts of the proposed development and the measures proposed to mitigate these impacts. It should also show where the site has been unable to incorporate the opportunities and constraints of the site and the requirements of the DCP.
Written and graphical explanations should be provided, for any site analysis, ultimately showing the suitability of the site for the proposed use.
The assessment of the opportunities and constraints of the site and the
requirements of this DCP should be used in this assessment, showing how
the development considers these and subsequently incorporates them into
the final design. Details of where the site has been unable to incorporate
these considerations should also be provided. / The proposed changes provide a clear indication to the applicant of why a site analysis is required and why it provides a useful tool in the assessment of proposed development.
3.1 Site Analysis
Delete Figure 4 – An example of a site analysis illustrating constraints and opportunities for single lot development. / The diagram provided in 3.1 Site Analysis gives an example of a site analysis for a complex development application and therefore the greater level of detail is provided. A simpler diagram of a simple development on a single allotment will provide clarity for applicants, particularly applicants who are preparing their plans and documentation themselves.
Part 4 General Controls for Development
Part 4.1 Environmental Performance
Proposed Change / Reasons4.1.1 Energy Smart Buildings (pg. 28)
Energy Performance Statement
- A diagram and profile showing the overshadowing of adjoining properties on the 21 June at 9am, 12pm and 3pm.
4.1.1 Energy Smart Buildings (pg. 28)
Energy Performance Statement
Land Use
Complying Development: Category 1 “Single storey dwelling houses and ground floor single storey additions or alterations to single storey dwelling houses.
Dwelling Houses, alterations and additions are not complying development and dual occupancy development
Compliance Requirements
- Provide a certificate from an accredited certifier showing a minimum NatHERS of 3.5 stars or achieve a minimum score of 3.5 for Part B of the relevant Alterations and Additions Scorecard of a hot water system is to be installed/replaced. or achieve a minimum score of 3.5 stars if hot water system is to be installed/replaced
- To ensure the DCP is consistent with the latest version of the Energy Smart Homes Policy.
- To ensure consistency with the controls for alterations and additions.
4.1.1 Energy Smart Buildings (pg. 29)
Multi Unit Housing Town houses, villas, terraces, residential flat buildings and other attached dwellings
- Provide a certificate from an accredited certifier showing a minimum NatHERS of 3.5 stars and achieve a minimum score of 3.5 stars for the hot water system(s)
- ratings are to be provided for each typical layout and thermal exposure condition, e.g. ground floor; middle floor, attic rooms, corner and middle units
- Allowance is made for outdoor drying space with solar access or achieve a 3.5 star rating or greater for clothes dryers.
- Provide a certificate from an accredited certifier showing a minimum NatHERS of 3.5 stars and achieve a minimum score of 3.5 stars for the hot water system(s)