SINGLE DWELLING AND ANCILLARY STRUCTURES - Shoalhaven City Council

43 Pages·2007·0.73 MB·English

Development Control Plan No.91

SINGLE DWELLING AND
ANCILLARY STRUCTURES

MINIMUM BUILDING REQUIREMENTS

Policy Number: POL05/133
Adopted: 25/06/2007
Effective: 29/08/2007
Minute Number: MIN07.885
File: 12856
Produced By: Development & Environmental Services Group
Review Date: 1/09/2008

For more information contact the Development & Environmental Services Group

Administrative Centre, Bridge Road, Nowra • Telephone [phone] • Fax [phone] • PO Box 42 Nowra 2541
Southern District Office – Deering Street, Ulladulla • Telephone [phone] • Fax [phone] • PO Box 737 Ulladulla

[email protected] • www.shoalhaven.nsw.gov.au
Disclaimer
Every effort has been made to provide accurate and complete information.
However, Shoalhaven City Council assumes no responsibility for any direct, indirect,
incidental, or consequential damages arising from the use of information in this document.

Copyright Notice
No part of this publication may be reproduced in any form, or stored in a database or retrieval system,
or transmitted or distributed in any form by any means, electronic, mechanical photocopying,
recording or otherwise, without written permission from Shoalhaven City Council. All rights reserved.

Copyright © 2007, Shoalhaven City Council
CONTENTS

PART 1. ABOUT THIS PLAN ........................................................................................................1
1.1. Aims .......................................................................................................................1
1.2. Statement................................................................................................................1
1.2.1. Scope.................................................................................................................................1
1.2.2. Background.......................................................................................................................2
1.3. Instructions for Use.................................................................................................2
1.4. Relationships to Other Legislation, Plans and Policies.............................................3
1.4.1. Superseded Policies...........................................................................................................3
1.5. Implementation.......................................................................................................4
1.6. Review....................................................................................................................4
1.7. Application of ESD Principles.................................................................................4
1.8. Disclaimer...............................................................................................................4
1.9. Abbreviations Used in this Policy............................................................................4
PART 2. DESIGN ELEMENTS.......................................................................................................5
2.1. Compatibility with the neighbourhood character.....................................................5
2.1.1. Site coverage.....................................................................................................................5
Diagram 1: Floor Space Ratio..................................................................................................6
2.1.2. Building Envelope.............................................................................................................7
Diagram 2: Building Envelope.................................................................................................7
Diagram 2: Building Envelope (Cont.).....................................................................................8
2.1.3. Setback and building line...................................................................................................9
Diagram 3: Building Line Setback...........................................................................................9
Diagram 4: Building Setback to Foreshore Reserve................................................................10
2.1.4. Design and appearance.....................................................................................................11
2.1.5. Boundary Fences and Courtyard Walls adjoining Road Reserves.....................................12
Diagram 5: Front Fencing......................................................................................................13
Diagram 6: Fencing on Corner Lots.......................................................................................13

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2.2. Consideration of Impacts on Views and Visual Privacy.........................................14
Diagram 7: Privacy ................................................................................................................16
2.3. Energy Efficiency and Solar Access......................................................................17
2.4. Car Parking, Driveways and Site Access...............................................................19
2.5. Ancillary Structures...............................................................................................20
2.6. Stormwater Management.......................................................................................21
2.7. Site Stability and Excavation.................................................................................22
Diagram 8: Cut and Fill Limitations.......................................................................................24
2.8. Bush Fire...............................................................................................................24
2.9. Flooding................................................................................................................25
2.10. Requirements for Demolition and Waste Minimisation.........................................26
2.11. Heritage.................................................................................................................26
2.12. Temporary Occupation of Building Sites...............................................................27
2.13. Resited Dwellings and Use of Second Hand Materials. .........................................28
2.14. Siting and Construction of Garages, Sheds and like structures on Vacant Land.....28
2.15. Building adjacent to Drainage Easements and Sewers...........................................29
PART 3. APPLICATION REQUIREMENTS, PROCEDURES AND ADVICE.............................30
3.1. General..................................................................................................................30
3.2. What are the Requirements for making a Development Application (DA)?...........30
3.3. What Development Applications are required to be advertised?............................30
3.4. Who should be consulted?.....................................................................................30
3.5. Variations to Acceptable Solutions........................................................................30
3.6. Application for Variation of the Acceptable Solutions...........................................31
3.7. Can an Application or Approval be modified or changed?.....................................31
3.8. Ongoing Monitoring..............................................................................................31

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3.9. On-line DA Tracking.............................................................................................31
3.10. For Further Advice................................................................................................31
APPENDIX A - Building Line Setbacks Policy – Zones 2(a1), 2 (a4), 2(c), 2 (d) and 2 (e)
and certain Rural and Rural Residential Zones.......................................................................32
APPENDIX B Access Design Details – Extract from Council’s Engineering Design
Guidelines 34
APPENDIX C - Diagram describing lots that are the subject of controls under DCP 62 –
Residential Development in Foreshore Areas (see Clause 2.1.2 in SPP No.6)........................35
APPENDIX D - Definitions.................................................................................................36

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PART 1. ABOUT THIS PLAN
The name of this Development Control Plan is Development Control Plan No.91 – Single Dwellings
and Ancillary Structures- Minimum Building Requirements.

The Plan applies to all land situated within the City of Shoalhaven where dwellings are permissible.

In the context of this Plan, reference to a dwelling also includes dwelling additions and alterations.

1.1. Aims
The aims of the Plan are:

(cid:131) to ensure a high standard of residential development and ancillary structures, is achieved
throughout the city
(cid:131) to ensure that development is sympathetic to the physical constraints encountered on the site
(cid:131) to encourage innovative design in residential development which reflects the need to preserve the
amenity of the area, whilst having due regard to the physical constraints encountered in these
areas
(cid:131) to encourage residential development that is ecologically sustainable
(cid:131) to ensure that appropriate levels of amenity are achieved, including privacy, over-shadowing and
access to sunlight, noise and open space
(cid:131) to set appropriate environmental criteria for energy efficiency, passive solar design, privacy, and
vehicular access
(cid:131) to provide a comprehensive design oriented approach to residential development
(cid:131) to provide clear guidelines for the planning and construction of buildings within the City of
Shoalhaven
(cid:131) to provide a document with flexible performance-based criteria to guide development.

1.2. Statement
This Plan applies to single dwellings and ancillary structures that is associated with a dwelling, eg,
garage, fence, carport, shed, pergola, swimming pool and the like. The Plan incorporates a number of
policies as listed in Section 1.4.1 of this policy. The Plan is applicable for residential development in
residential and rural zoned areas, and other land use zones where residential development is permitted.

The applicant should ensure the availability of services and utilities such as electricity, gas, water,
sewer, roads and drainage that are necessary for the initial development and ongoing needs of the
development that is proposed.

1.2.1. Scope
The Plan consists of four basic sections:

Part 1: The explanatory material which indicates the aims and objectives of the DCP, its
relationship with other planning documents and the development type covered by the
plan.

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Part 2: The design elements which consist of the development context that relate to the site and
surrounding area, elements where impact to neighbours may arise, elements where site
controls and external controls may apply, and elements where the protection of
vegetation and habitat is critical.

Part 3: Advice and information about the submission of a development application for
consideration and the assessment procedures used by Council leading to a
determination.

Part 4: Definitions and Appendices that provide explanatory information.

1.2.2. Background
The development of land for residential purposes has become complex due to an increasing number of
constraints and controls. Minimum allotment sizes have often been reduced while owner’s
development needs and aspirations have often increased. There are also competing demands by the
community and neighbourhood for a pleasant environment, privacy and minimal adverse impacts.

The development standards contained in this Plan seek to balance the competing demands and
constraints. The structural requirements contained within the Building Code of Australia (BCA) or
controls within the Local Government Act 1993, (LGA1993) and Regulations, also play a role in an
applicants design. Other specific legislative provisions incorporated within the Environmental
Planning and Assessment Act 1979 deal with flood prone lands, bushfire affected lands and lands
where development impacts upon native vegetation and fauna.

1.3. Instructions for Use
This Policy has adopted the use of a performance method to design and assess developments. This
approach is based upon performance rather than specifying only prescriptive standards. The
performance method concentrates on matters to be considered in preparing, or assessing a design
(called Performance Criteria) in order to achieve a desired result (called the Objective).

Each design element contains a statement of Objectives and Performance Criteria. Where possible,
each design element also includes Acceptable Solutions. The objectives of each design element are
general statements of the overall intent of the particular design element. The Performance Criteria are
general statements of the means of achieving the objective. Acceptable Solutions are provided as
examples of what is considered acceptable to achieve the Performance Criteria. They are simply
examples and do not exclude other solutions that achieve the desired Performance Criteria.

In preparing a design and an application under this policy, there are a number of specific steps which
should be followed:

Step 1: Check the zoning of the site under Shoalhaven Local Environment Plan 1985
(SLEP 1985)

Step 2: Determine whether any other Development Control Plans (DCP) or Council Policies
apply to the site and the proposal.

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Step 3: Carefully work through the Design Elements – Section 2 of this DCP. The design
elements work down from the broad considerations of neighbourhood and streetscape to
detailed considerations within the development site. In this context, designers should
proceed to the following steps 4 to 6.

Step 4: Read the Objective of the particular Design Element.

Step 5: Read the Performance Criteria of the Design Element. Council will use these
components to assess the application.

Step 6: Examine the Acceptable Solutions for examples of how the Objectives and
Performance Criteria may be satisfied.

1.4. Relationships to Other Legislation, Plans and Policies
Clause 72 of the Environmental Planning and Assessment Act 1979, (EP&A Act 1979) and the EP&A
Regulation 2000 requires a Development Control Plan to be consistent with Shoalhaven Local
Environment Plan 1985 (SLEP 1985) and in the event of any inconsistency, the provisions of SLEP
1985 shall prevail.

Consideration should also be given to any specific or area Development Control Plan (DCP) or State
Policy or local Shoalhaven Planning Policy that may be applicable to the site or type of development.
In such instances, where there is any inconsistency, the provisions of the area or specific DCP shall
prevail over this Plan. Examples of specific DCP’s are:

(cid:131) DCP 48 – Culburra Beach
(cid:131) DCP 62 – Residential Development in Foreshore Areas
(cid:131) DCP 106 – Floodplain Management

Reference may also need to be made to State legislation such as:

(cid:131) Jervis Bay Regional Environment Plan 1996
(cid:131) Illawarra Regional Environmental Plan (IREP)No.1
(cid:131) State Environmental Planning Policy No 71 – Coastal Protection
(cid:131) Building Sustainability Index: BASIX 2004
(cid:131) Swimming Pools Act 1992
(cid:131) Threatened Species Conservation Act 1995
(cid:131) Rural Fires Act 1997 and Rural Fires Regulation 2002

1.4.1. Superseded Policies
This plan will supersede the following policies on 29 August 2007 and revoke the following Minute
Numbers:

(cid:131) Building Code Minimum Building Requirements Minute No. 76.316
(cid:131) Boundary Fences and Courtyard Walls for Single Dwellings Minute No. 05.595
(cid:131) Building Height and Amenity in Residential Areas Minute No. 90.618
(cid:131) Building Line Setbacks Policy for Residential Development Minute No. 05.595

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1.5. Implementation
The Plan will be implemented by the Development and Environmental Services Group through the
assessment of development applications.

1.6. Review
This Plan will be reviewed within one year of the election of every new Council.

1.7. Application of ESD Principles
The Plan has regard to ecologically sustainable development principals. It aims to mitigate harmful
effects of development and enhance the built and natural environments.

1.8. Disclaimer
In certain circumstances Council reserves the right to make modifications to this Development Control
Plan after its adoption without further consultation. Such circumstances are limited to modifications
that will not alter the substance or intent or requirements of the adopted plan and may include
correction of typographic errors, changes to internal procedures relating to the plan, changes to
document formatting, alterations to appendices that do not form part of the actual plan, amendments
resulting from changed or new legislation or consequential to the adoption by Council of another
policy, etc.

Every effort has been made to provide complete and accurate information. However, Shoalhaven City
Council assumes no responsibility for any direct, indirect, incidental or consequential damages arising
form the use of information in this document.

1.9. Abbreviations Used in this Policy
(cid:131) BCA Building Code of Australia
(cid:131) DA Development Application
(cid:131) DCP Development Control Plan
(cid:131) EP&A Act Environmental Planning and Assessment Act 1979
(cid:131) LEP Local Environmental Plan
(cid:131) LG Act Local Government Act 1993

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PART 2. DESIGN ELEMENTS
The elements of this Part have an overall objective:
(cid:131) to encourage development that compliments and enhances the built environment and has
minimal impact upon the existing amenity
(cid:131) to provide a reference for design and assessment of single dwellings and ancillary structures in
the City of Shoalhaven, and
(cid:131) to encourage innovation and considered site layout and building design.
2.1. Compatibility with the neighbourhood character
Preamble

The characteristics of the built environment are formed by the scale and location of buildings together
with landscaping and other physical enhancements provided by the landowner and public authorities.
The character of an area may change over time due to changes in development styles, the needs of a
population and economic circumstances.
The amenity of an area is the term used to describe the features, facilities and characteristics that make
an area comfortable, pleasant and attractive. The amenity is enjoyed by residents in their homes and
gardens as well as in the street and public places. Development strategies and plans may be prepared
from time to time for localities to complement this plan.
Objectives
O1 To ensure dwellings and ancillary structures are generally compatible with the scale and bulk of
the existing and likely future residential development on adjacent lands.
O2 To provide their occupants with adequate levels of comfort and amenity.
O3 To encourage design that ensures the amenity of surrounding properties is properly considered.

Performance Criteria Acceptable Solutions
2.1.1. Site coverage A1 For residential zoned land, the floor space ratio
(FSR) does not exceed 0.5 to 1 for the dwelling
P1 The scale of the dwelling is compatible
and outbuildings combined.
and consistent with the characteristics

and character of the surrounding area
Note 1: The floor space ratio is the gross floor
and developments.
area of the dwelling and outbuildings divided
by the site area. Refer to definition of gross
floor area in Appendix D.

Note 2: For hatchet shaped lots or lots that
gain access via a right of way (ROW), the area
of land of the accessway handle or ROW is
excluded from the site area used in the
calculation)

Note 3: Where the garage is within the dwelling
or an outbuilding, an allowance of the garage
floor area, up to a maximum 50m2 may be
excluded from the gross floor area.

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