1
Statement of Environmental Effects
13 Reserve Street, Beaconsfield
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
2
CONTENTS 1.0 Introduction
3
2.0 Site Analysis
4
2.1 Site Description
4
2.2 Existing Development
4
3.0 Proposal
8
3.1 General
8
3.2 Proposal for site
8
4.0 Compliance
9
4.1 Compliance with Environmental Planning
9
Instruments and Development Control Plans 4.1.1 Sydney Local Environmental Plan 2012
9
4.1.2 Sydney Heritage Development Control Plan
9
2006 4.2 Compliance Tables
10
4.3 Sydney Local Environmental Plan 2012
10
4.4 Sydney Development Control Plan 2012
10
4.4 Sydney Heritage Development Control Plan 2006
12
5.0 Discussion
13
5.1 Amenity
13
5.2 Visual Impact, Bulk and Scale
13
5.3 Heritage
13
6.0 Conclusion
14
7.0 References
15
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
3
1. Introduction Haynes Architects and Urban Planners have prepared a Statement of Environmental Effects (SEE) on behalf of Mr. Smith in support of a Development Application for alterations and additions to 13 Reserve Street, Beaconsfield. The proposal is inclusive of the following: •
Alteration of internal walls
•
Rear addition
•
New dining room and kitchen
•
New bedroom
•
Small courtyard
Architectural drawings also completed by Haynes Architects and Urban Planners have been included to support the Development Application. The assessment takes the following structure: •
Site analysis
•
Proposal
•
Compliance with planning legislation
•
Discussion of planning legislation
•
Conclusion
Drawing
Title
01
Site Plan (Existing)
02
Site Plan (Proposed)
03
Floor Plan (Proposed)
04
Elevations (Front and Rear)
05
Elevations (North and South)
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
4
2. Site Analysis 2.1 Site Description 13 Reserve Street, Beaconsfield, legally identified as lot 22 of DP13510, is on the western side of Reserve Street, which is a small street located just off of O’Riordan Street. The site is approximately 252 square metres and the dwelling currently occupies 99 square meters. The site is approximately 3km south of the Sydney CBD and 3km north of Sydney Airport. It is around 500m southwest of the proposed Green Square town centre. The northern side of 13 Reserve Street is set back from the boundary from lot 23 of DP13510, however, the southern side of the building forms part of the boundary with lot 21. 2.2 Existing Development Similar one-story cottages to the left and right along Reserve Street surround the building. There is, however, a two story commercial building located at the southern end of the street, a multiple storey apartment block (emphasised by the rise in topography) at the rear of the site, and a large industrial estate directly opposite on the western side of O’Riordan Street. The building and its surrounding buildings that face Reserve Street are identified in the Sydney Development Control Plan 2012 [Sydney DCP] (Sydney Development Control Plan, 2012a) as neutral, which requires any alterations to be sympathetic with the existing form in terms of materials, scale, bulk and appearance.
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
5
Figure 1: Site location and context Source: Google Maps, 2016
Figure 2: Aerial Photograph Source: SIX Maps, 2016 Photographs of the site and the surrounding buildings and streetscapes are shown in Figures 3 - 7
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
6
Figure 3: Front of 13 Reserve Street, Beaconsfield
Figure 4: Apartment building behind 13 Reserve Street 13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
7
Figure 5: Rear of 13 Reserve Street, Beaconsfield
Figure 6: Reserve Street, looking south 13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
8
Figure 7: Industrial site on the opposite side of O’Riordan Street
3. Proposal 3.1 General The development proposal will be assessed under the following documents relating to the site: •
Sydney Local Environmental Plan 2012 [Sydney LEP 2012] (Sydney Local Environmental Plan, 2012b)
•
Sydney Development Control Plan 2012
3.2 Proposal for site This application is to seek development approval for the following proposal: §
Partial demolition of internal and external walls
§
Removal of vegetation at the rear of existing dwelling
§
Construction of addition to rear of dwelling, including: •
an open plan kitchen and dining room
•
a bedroom 13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
9 • §
a small courtyard adjoining kitchen/dining room and bedroom
Alterations to internal walls
The proposed extension is set back from Reserve Street and will not be viewable from the public domain. The extension will, however, be able to be viewed from McConville Lane at the rear of the property but has been designed to be in keeping with the architectural style of the existing building and the buildings that surround the property.
4. Compliance 4.1 Compliance with Environmental Planning Instruments and Development Control Plans 4.1.1 Sydney Local Environmental Plan 2012 The proposed extension meets the property’s floor space ratio requirements (as demonstrated in a table below): Site Area
Existing
Proposed
Control
Complies
0.36:1
0.42:1
1:1
YES
(99m2)
(106m2)
(252.976m2)
(252.976m2) Floor Space Ratio
4.1.2 Sydney Heritage Development Control Plan 2006 The proposal complies with the Sydney Heritage DCP as the roof extension has been designed to compliment the details and materials of the existing roof and to respect the form, pitch, eaves and ridge heights of the original building. As the building is considered to be neutral, the proposed extension has been designed not to detract from the existing structure and to be largely reversible.
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
10
4.2 Compliance Tables 4.3 Sydney Local Environmental Plan 2012 Applicable Clauses
Comment
2.3 Land Zoning
1. No proposed changes to zone
Zone R1 – General
2. Proposed development complies with the constraints of the zone
Residential
Compliance YES
4.3 Height of Buildings
1. Height of Building unchanged
YES
4.4 Floor Space Ratio
1. The proposed floor space ratio of
YES
2
106m is well within the maximum 252.976m2. 4.4 Sydney Development Control Plan 2012 4.1 Single Dwellings, Terraces and Dual
Comment
Compliance
Occupancies 4.1.1 Building Height
1. Proposed development does not
YES
exceed the 2-storey height limit. 4.1.2 Building Setbacks
1. Building setbacks are not to be altered.
YES
The buildings current setback is in line with the current setback. 2. The proposal maintains the setting of the area as it is within a heritage conservation area. 4.3.1 Residential Amenity 4.1.3.1 Solar Access
1. The proposed building extension does not alter the solar access of the surrounding buildings in any way 2. The proposed extension places living areas on the northern side of the building, increasing solar access through the use of
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
YES
11 windows 4.1.3.2 Solar Collectors
None proposed
4.1.3.3 Landscaping
Not applicable
4.1.3.3 Deep Soil Planting Not applicable 4.1.3.5 Private Open
1. The proposed development maintains
Space
the required 16sqm of private open space
YES
on ground level 2. The proposed development better meets the requirement to have private open space directly accessible from the living areas of the dwelling 4.1.3.6 Visual Privacy
1. The proposed development maintains
YES
the current setback from the site boundaries 2. All sill heights are 1.4m above the finished floor level 4.1.4 Additions and
1. The proposed addition has been
Alterations
designed to maintain the form and profile
YES
of the existing building. 4.1.4.2 Lean-to Additions
Not applicable
4.1.4.3 Wing Additions
2. The wing addition has been designed
YES
to respect the roof pitch and gutter line of the existing building. 3. The wing addition has been designed to respect the characteristic detailing of the existing building. 4.1.4.4 Pavilion Additions Not applicable 4.1.4.6 Additional Stories
Not applicable
4.1.5 Roof Alterations
1. Existing Roof to be maintained
and Additions 4.1.5.1 Sympathetic Roof
1. Existing Roof to be maintained
Alterations & Additions 13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
YES
12 4.1.5.2 Roof Features 4.1.5.3 Roof materials on
1. A majority of the original roofing
heritage buildings and in
materials are maintained, especially
heritage conservation
those facing the street
areas
2. The new roofing materials used
YES
closely match those of the original building. 4.1.5.4 Traditional Front
Not applicable
Dormers 4.1.5.5 Rear Roof
Not applicable
Extensions 4.1.5.6 Skylights
Not applicable
4.1.6 Secondary and
Not applicable
Laneway Dwellings 4.1.7 Fences 4.1.7.1 Front Fences
As existing
4.1.7.2 Side and Rear
As existing
Fences 4.1.8 Balconies,
Not applicable
Verandahs & Decks 4.1.8.2 Heritage
Not applicable
Conservation Areas 4.1.9 Car Parking
Not applicable
4.5 Sydney Heritage Development Control Plan 2006 6. Additions 6.1 Objectives
Comment 1. The extension has been designed to respect the scale, form and massing of the existing building 2. The extension has been designed to have a minimal effect on the heritage item
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
Compliance YES
13 6.2 General Provisions
1. The addition has been designed to
YES
maintain the integrity, form and profile of the existing structure through the use of similar materials
5. Discussion 5.1 Amenity The proposed alterations and additions to the structure would provide a more appropriate space for the current residents, as well as future residents, to reside in. The extension provides improved access to the backyard and a more appropriate kitchen and living areas. It also provides the space and opportunities for future renovations that will greatly improve life of the building. 5.2 Visual Impact, Bulk and Scale The rear addition to 13 Reserve Street, Beaconsfield will not alter the buildings appearance, size and bulk when viewed from Reserve Street. The addition will, however, increase the scale of and bulk of the building when viewed from McConville Lane. The rear addition has been designed to compliment the size, scale and bulk of the existing building. Similar materials will be used to construct the rear addition, ensuring that the extension matches the character of not only the current building, but the character of the surrounding houses. 5.3 Heritage 13 Reserve Street, Beaconsfield is not a heritage item itself but the building is located within a heritage conservation area that encompasses the buildings on the eastern side of Reserve Street. As the building is located within a heritage conservation area, considerable effort has been taken to ensure that the development does not detract from the current appearance of the building itself or its surrounds. 13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
14 The proposed extension is not visible from the public footpath on Reserve Street, but will be visible from the McConville Lane at the rear of the property, significantly reducing its visual impact.
6. Conclusion The proposed development has been assessed according the requirements of the Environmental Planning & Assessment Act 1979 (NSW Government, 2016), Sydney Local Environmental Plan 2012 (City of Sydney Council, 2012a), the Sydney Development Control Plan 2012 (City of Sydney Council, 2012b). The development has been designed to be of high quality and to be suited to the area in bulk and scale. The design has also been optimised to improve the occupancy of the current residents as well as any future residents.
Yours Sincerely,
Jarrod Haynes, Director Haynes Architecture & Urban Planning
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788
15
References NSW Department of Planning & Environment. (2016). Environmental Planning and Assessment Act 1979 No 203. (cited 28/05/2016) Retrieved from http://legislation.nsw.gov.au/#/view/act/1979/203.
City of Sydney Council. (2012a). Sydney Development Control Plan 2012. (cited 28/05/2016). Retrieved from http://www.cityofsydney.nsw.gov.au/development/planning-controls/developmentcontrol-plans.
City of Sydney Council. (2012b). Sydney Local Environmental Plan 2012. (citied 28/05/2016). Retrieved from http://www.cityofsydney.nsw.gov.au/development/planning-controls/localenvironmental-plans.
City of Sydney Council, 2006. Sydney Heritage Development Control Plan 2012. (Cited 28/05/2016). Retrieved from http://www.cityofsydney.nsw.gov.au/__data/assets/pdf_file/0018/119511/ApprovedH eritageDCP2006.pdf.
13 Reserve Street Statement of Environmental Effects Jarrod David Haynes | 440173788