6 April 2017 Ref: LDA 2016/0495 Additional Information ...€¦ · Blooms the Chemist Buses...

6 April 2017 Ref: LDA 2016/0495_Additional Information Response

1

The General Manager City of Ryde Council

Locked Bag 2069

North Ryde NSW 1670

Attention: Sandra Bailey

Development Application for Proposed Seniors Living Facility

642-678 Victoria Road, Ryde DA 2016/0495

Dear Sandra,

This letter responds to City of Ryde Council’s request for additional information to inform the assessment of

Development Application 2016/0495 relating to the proposed Seniors Living Facility at 642-648 Victoria Road, Ryde. Specifically this letter responds to each of the items outlined within Council’s two (2) letters, both dated

7 December 2016.

In broad terms, two fundamental design changes have been made to address concerns raised by Ryde Council

and by residents of neighboring properties.

Recognizing concerns about screening and overshadowing along the eastern edge of the site, we have relocated the building 3m to the north to maximize the building’s setback. In so doing we have retained the

majority of large existing trees along the eastern boundary of the site (in addition to those being retained

along the northern boundary), minimizing overshadowing to the east, and maintaining the existing screen of vegetation.

Additionally, we have removed the access road along the eastern boundary and have contained the loading

dock within a smaller and more efficient area, screened from neighboring properties at understory level via hedging, as well as providing new mid-story plantings. The result is significantly improved amenity for

neighbours along the eastern boundary relative to both existing conditions and our initial DA proposal.

Finally, we have closely examined the relationship between the proposed development and the heritage Dalton

House. We have ensured (and demonstrate in our enclosed response) that the new development is marginally visible from Dalton house, and that the two built forms, together, will not be seen from the public domain.

Additional Information Response

DA 2016/0495 – Seniors Living Facility

642-678 Victoria Road, Ryde

2

Finally, and in respect of the application of the Apartment Design Guidelines (ADG) as they relate to the

Independent Living Units (ILU’s) proposed, we confirm that while the ADG is not applicable, the ILU’s have been designed to the meet the requirements of the same having regard for best practice particularly in respect

of solar access.

Supporting this response are the following Appendices:

▪ Appendix 1 Council Additional Information Request

▪ Appendix 2 Matrix of Submissions ▪ Appendix 3 Topographical Survey Plans

▪ Appendix 4 Access Statement ▪ Appendix 5 Revised Architectural Drawings and Schedule of Amendments

▪ Appendix 6 Solar Access Analysis

▪ Appendix 7 Landscape Plan ▪ Appendix 8 Landscape and Arboricultural Statement

▪ Appendix 9 Updated Arboricultural Impact Assessment Report ▪ Appendix 10 Environmental Management Plan

▪ Appendix 11 Traffic Report

▪ Appendix 12 BASIX ▪ Appendix 13 Detailed Site Investigation

▪ Appendix 14 Stormwater Plans ▪ Appendix 15 Updated Civil Engineering Report

▪ Appendix 16 DRAINS Models ▪ Appendix 17 MUSIC Models

▪ Appendix 18 Heritage Statement

▪ Appendix 19 Response to UDRP Comments ▪ Appendix 20 Updated Clause 4.6 Variation

▪ Appendix 21 Updated SEPP 1 Objection

The subsequent paragraphs outline our response to each matter raised by Council.

We trust that the additional information enclosed addresses all questions raised by Council and look forward

to your response. If you have any further questions please do not hesitate to contact the undersigned.

Yours faithfully,

Chris Wilson

Director Willowtree Planning




3

1. CLAUSE 26 - PUBLIC TRANSPORT SERVICES

Clause 26(1) of State Environmental Planning Policy (Housing for Seniors of People with a Disability) 2004

(Seniors Housing SEPP) requires that residents of the proposed development will have access that complies with subclause (2) to:

(a) shops, bank service providers and other retail and commercial services that residents may reasonably require, and

(b) community services and recreation facilities, and (c) the practice of a general medical practitioner.

Pursuant to subclause (2)(b), access complies with this clause if:

(b) in the case of a proposed development on land in a local government area within the Sydney Statistical Division—there is a public transport service available to the residents who will occupy the proposed development:

(i) that is located at a distance of not more than 400 metres from the site of the proposed development and the distance is accessible by means of a suitable access pathway, and

(ii) that will take those residents to a place that is located at a distance of not more than 400 metres from the facilities and services referred to in subclause (1), and

(iii) that is available both to and from the proposed development at least once between 8am and 12pm per day and at least once between 12pm and 6pm each day from Monday to Friday (both days inclusive),

and the gradient along the pathway from the site to the public transport services (and from the public transport services to the facilities and services referred to in subclause (1)) complies with subclause (3).

As required by subclause (2)(b)(i), public transport services are available within 400m of the site, as shown in

Figure 1 and Appendix 3 (refer Alignments 3 and 4). Specifically bus stops are located within 130m of the site’s Victoria Road pedestrian access gates.

The public transport services referred to above and shown in Figure 1 and Appendix 3 include:

▪ ‘Blaxland Rd Near Princes St’ bus stop located within 130m of the site’s Victoria Road pedestrian access gates – serviced by the following public buses:

▪ 287 – Ryde to Milsons Point via North Ryde, Lane Cove, St Leonards and North Sydney –

Monday to Friday during peak hours (6 services from 6:33-7:58) – accessible; ▪ 500 – City/Circular Quay to Ryde via Rozelle, Drummoyne and Gladesville – daily services (1

service at 9:16) – accessible;

▪ 501 – West Ryde station to Railway Square via Ryde, Gladesville, Drummoyne, Rozelle, White Bay, Fish Market Light Rail Station and Pyrmont – daily services (services every 10-20min

from before 8am til after 6pm) – accessible; ▪ 510 – Ryde to City/Town Hall via Gladesville, Drummoyne and Rozelle - Monday to Friday

during peak hours (2 services prior to 8am) – accessible;

▪ 515 – Eastwood to City (services every 20-30min from before 8am til after 6pm) – accessible; ▪ 518 – Macquarie University to Circular Quay via Macquarie Centre, Denistone East, Ryde,

Gladesville, Drummoyne, Rozelle, White Bay – daily services (services every 20-30min from before 8am til after 6pm) - accessible;

▪ 520 – Parramatta to City/Circular Quay via Western Sydney University, Rydalmere, Ermington, West Ryde, Ryde, Gladesville, Drummoyne and Rozelle – daily services (from 20:06-4:03) –

accessible;

▪ M52 – Parramatta to City via Ryde (service every 10-15min from before 8am until after 6pm);




4

▪ ‘Blaxland Rd Near Hatton St’ bus stop within 130m of the site’s Victoria Road pedestrian access gates

– serviced by the following public buses:

▪ 287 – Milsons Point to Ryde via North Ryde, Lane Cove, St Leonards and North Sydney – Monday to Friday during peak hours (4 services from 17:45-19:11) – accessible;

▪ 500 – Ryde to City/Circular Quay via Rozelle, Drummoyne and Gladesville – daily services (6

services from 20:37-00:37) – accessible; ▪ 501 - Railway Square to West Ryde Station via Ryde, Gladesville, Drummoyne, Rozelle, White

Bay, Fish Market Light Rail Station and Pyrmont – daily services (services every 10-20min from before 8am til after 6pm) – accessible;

▪ 515 – City to Eastwood (services every 30-40min from before 8am til after 6pm) – accessible; ▪ 518 – Circular Quay to Macquarie University via Macquarie Centre, Denistone East, Ryde,

Gladesville, Drummoyne, Rozelle, White Bay – daily services (services every 20-30min from

before 8am til after 6pm) - accessible; ▪ 520 – City/Circular Quay to Parramatta via Western Sydney University, Rydalmere, Ermington,

West Ryde, Ryde, Gladesville, Drummoyne and Rozelle – daily services (21:42-5:47) – accessible;

▪ M52 – City to Parramatta via Ryde - (service every 10-15min from before 8am until after

6pm); ▪ X00 – City/Town Hall to Ryde Express via Drummoyne and Galdesville – Monday to Friday

during afternoon peak hours (7 services from 5pm-7pm) – accessible; ▪ X15 – City/Town Hall to Eastwood via Drummoyne, Gladesville, Ryde and Ryde Hospital

(services every 30min from 5-7pm – accessible; ▪ X18 – Town Hall to Denistone East via Drummoyne, Gladesville and Ryde – Monday to Friday

during afternoon peak (2 services from 5-6pm and continued services from 6pm).

In summary of the above, the following bus services satisfy subclause (2)(b)(iii) given that services are

available to and from the proposed development at least once between 8am-12pm and 12pm-6pm, Monday to Friday:

▪ 500 – City/Circular Quay to Ryde via Rozelle, Drummoyne and Gladesville – daily services (1 service at 9:16) – accessible;

▪ 501 – West Ryde station to Railway Square via Ryde, Gladesville, Drummoyne, Rozelle, White Bay, Fish Market Light Rail Station and Pyrmont – daily services (services every 10-20min from before 8am

til after 6pm) – accessible;

▪ 515 – Eastwood to City (services every 20-30min from before 8am til after 6pm) – accessible; ▪ 518 – Macquarie University to Circular Quay via Macquarie Centre, Denistone East, Ryde, Gladesville,

Drummoyne, Rozelle, White Bay – daily services (services every 20-30min from before 8am til after 6pm) - accessible;

▪ M52 – Parramatta to City via Ryde (service every 10-15min from before 8am until after 6pm); ▪ 287 – Milsons Point to Ryde via North Ryde, Lane Cove, St Leonards and North Sydney – Monday to

Friday during peak hours (4 services from 17:45-19:11) – accessible;

▪ 501 - Railway Square to West Ryde Station via Ryde, Gladesville, Drummoyne, Rozelle, White Bay, Fish Market Light Rail Station and Pyrmont – daily services (services every 10-20min from before 8am

til after 6pm) – accessible; ▪ 515 – City to Eastwood (services every 30-40min from before 8am til after 6pm) – accessible;

▪ 518 – Circular Quay to Macquarie University via Macquarie Centre, Denistone East, Ryde, Gladesville,

Drummoyne, Rozelle, White Bay – daily services (services every 20-30min from before 8am til after 6pm) - accessible;

▪ M52 – City to Parramatta via Ryde - (service every 10-15min from before 8am until after 6pm); ▪ X00 – City/Town Hall to Ryde Express via Drummoyne and Gladesville – Monday to Friday during

afternoon peak hours (7 services from 5pm-7pm) – accessible; ▪ X15 – City/Town Hall to Eastwood via Drummoyne, Gladesville, Ryde and Ryde Hospital (services

every 30min from 5-7pm – accessible;




5

▪ X18 – Town Hall to Denistone East via Drummoyne, Gladesville and Ryde – Monday to Friday during

afternoon peak (2 services from 5-6pm and continued services from 6pm).

Figure 1. Location of Bus Stops (Google Maps, 2017)

In accordance with subclause (2)(b)(ii), these bus services connect the bus stops within 400m of the subject

site to bus stops that are within 400m of services and facilities referred to in subclause (1), being:

(a) shops, bank service providers and other retail and commercial services that residents may reasonably require, and

(b) community services and recreation facilities, and (c) the practice of a general medical practitioner.

As well as a variety of local shops, supermarkets, restaurants, cafes, chemists, churches, a medical centre and other services located along Blaxland Road and within 400m of bus stops, a comprehensive range of retail,

commercial, recreational, community and medical facilities and services, as well as banks, credit unions and building societies, are provided within the Top Ryde City Shopping Centre. Specifically these include, but are

not limited to the following:

▪ Banks:

▪ Commonwealth Bank

▪ Bankwest ▪ Westpac

▪ ANZ

▪ NAB

Subject Site

Bus Stops

Indicative

Walking Routes

(<400m)

Signalised

Crossing

Site Access

Gates




6

▪ Medical Centres:

▪ My Health Medical Centre

▪ Ryde Healthcare Medical Centre ▪ Other health services:

▪ Douglass Hanly Moir Pathology ▪ Ryde Radiology

▪ Eve Dental ▪ Ryde Dental

▪ The Eyecare Company ▪ 1001 Optical

▪ OPSM

▪ Priceline Pharmacy ▪ Pharmacy 4 Less

▪ Blooms the Chemist

Buses utilising the bus stops within 400m of the site connect to bus stops that are within 400m of Top Ryde

City Shopping Centre, as shown in Figure 2 and Appendix 3 (refer to Alignment 6). Specifically, bus stop ‘Blaxland Rd Near Church St’ is located within 140m of the Blaxland Rd entrance to the Top Ryde Shopping

Centre and bus stop ‘Blaxland Rd Near Devlin St’ is located within 7m of the same Blaxland Rd shopping centre entrance.

From the site, the combined services of a number of bus routes (including 501, 515, 518 and M52) provide

frequent services to Top Ryde at a rate of approximately 1 service every 7min (depending on time of day).

From the shopping centre to the site, services are provided at a rate of approximately 1 service every 4min.

Accordingly, access from the subject site to Top Ryde shopping centre is available by public transport with a total estimated travel time (including walking) of approximately 6min, and from Top Ryde to the subject site

via public transport within approximately 4min (including walking).




7

Figure 2. Location of Bus Stops and Shopping Centres (Google Maps, 2017)

The suitability of the access path between the subject site and bus stops and between the bus stops and relevant facilities are confirmed within the Access Report at Appendix 4. Therefore, combined with the close

proximity (<400m) of the bus stops, the availability of the requisite transport services, and the suitability of the access path, subclauses (2)(b)(i), (ii) and (iii) and (4)(a) and (4)(b) are satisfied.

Additionally, in accordance with subclause (3), the overall average gradient of the pathway from the site to the bus stops and in turn from the bus stops to the facilities referred to in subclause (1) and provided within

Top Ryde, is not more than 1:14. This is clearly shown within the Survey Plans and Longitudinal Sections provided within Appendix 3.

Further to the above, it is noted that two (2) additional bus stops are located within 400m of the site, being located on Victoria Road east of the subject site. The location of these bus stops is shown within the Surveys

provided at Appendix 3 (refer to Alignments 5 and 8). Whilst these bus stops are considered to be secondary bus stops given that they are further from the site than the afore-described Blaxland Road bus stops, they are

also confirmed to provide a suitable access pathway (refer Access Report within Appendix 4) and to exhibit an average overall gradient of not more than 1:14 (refer Topographical Survey Plans within Appendix 3).

Accordingly these secondary bus stops also comply with Clause 26 of the Seniors Housing SEPP including those

services required by clause 26(1)(a), (b) and (c).

In summary, clause 26 of the Seniors Housing SEPP is satisfied given that regularly serviced bus stops are located within 400m of the site and are accessible via a suitable path of access with an average overall gradient

Top Ryde City

Shopping Centre

Entrance

Bus Stops

Indicative

Walking Routes

(<400m)

Signalised

Crossing




8

not more than 1:14. From these bus stops, frequent services connect to bus stops that are within 400m (also

along a suitable path of access with an average overall gradient not more than 1:14) of Top Ryde City Shopping Centre which comprises a comprehensive variety of services and facilities.

2. SEPP DEFINITION OF PROPOSED SELF-CONTAINED DWELLINGS

Clause 13 of the Seniors Housing SEPP provides definitions and examples of ‘Self-Contained Dwellings’. The proposed development includes self-contained dwellings, consistent with clause 13(1)’s general term which

states:

a self-contained dwelling is a dwelling or part of a building (other than a hostel), whether attached to another dwelling or not, housing seniors or people with a disability, where private facilities for significant cooking, sleeping and washing are included in the dwelling or part of the building, but where clothes washing facilities or other facilities for use in connection with the dwelling or part of the building may be provided on a shared basis.

More specifically, the development for ‘Serviced Self-Care Housing’ is in accordance with clause 13(3) which

states:

serviced self-care housing is seniors housing that consists of self-contained dwellings where the following services are available on the site: meals, cleaning services, personal care, nursing care.

The proposed development comprises self-contained dwellings and is consistent with the SEPP definition for ‘Serviced Self-Care Housing’ given that meals, cleaning services, personal care and nursing care are available

on the site.

The provisions of Seniors Living Policy: Urban Design Guideline for Infill Development are therefore not

applicable to the proposal.

3. CHAPEL AND COMMUNITY CENTRE

Existing and Demolition Plans for the Mary Potter Community Centre are provided within Drawing DA22

(Appendix 5).

Floor Plans for the proposed chapel are provided within Drawing DA23 at Appendix 5. These Plans show that

the building will comprise a chapel, chapel expansion area, pastoral care room, library, gym, reception area and amenities.

Elevations are provided in Drawing DA24 (Appendix 5) showing both the existing and proposed building.

4. ST ANNE’S WING

As shown within the Staging Plan (refer Drawing DA18), the whole of St Anne’s wing and its link corridors will be demolished in Phase A. The complete demolition of the St Anne’s Wing in this first stage is required as a

result of the redesign and re-siting of the proposed building which will encroach further onto the site of the St Anne’s Wing than previously proposed.

Plans are provided within Appendix 5.

5. DEVELOPMENT STAGING

As shown within the Staging Plan (refer Drawing DA18) at Appendix 5, the development will be carried out in four (4) stages. Whilst full detail is provided within the Staging Plan, each of the four (4) phases may be

summarised as follows:




9

▪ Phase A:

▪ 1. Cut off existing driveway each side ▪ 2. Build temporary roundabout to allow access to existing Mary Potter building

▪ 3. Build temporary turning bay ▪ 4. Demolish all of St. Anne's wing and link corridors

▪ Phase B:

▪ 5. Build proposed building including basement ▪ 6. Build new landscape separation to eastern boundary

▪ 7. Demolish temporary turning bay ▪ Phase C:

▪ 8. Demolish St. Joseph's & St. Margaret's wings of Mary Potter building ▪ 9. convert existing building to new Mary Potter Community Centre

▪ Phase D:

▪ 10. Demolish temporary roundabout ▪ 11. Build proposed driveway & complete landscape works

This Staging Plan is complemented by a Temporary Access Plan (refer Drawing DA19).

As noted within the Temporary Access Plan, the Independent Living Units will not be commissioned until the completion of the development. The final stage of works will entail the creation of new entries to the ILU’s,

also corresponding with the construction of the driveway. Accordingly the ILUs will not be occupied until all driveway and landscape works have been completed. This should provide Council with complete confidence

of all works being completed in a suitable manner.

The following Condition of Consent is proposed:

All landscaping and driveway works connected with Phase D of the development are to be completed within 8 months from the date of issue of the Occupation Certificate for the RAC.

6. CLAUSE 33 – NEIGHBOUR AMENITY AND STREETSCAPE

The amenity afforded to the subject and neighbouring sites, and the vegetated character of the site, will be

enhanced through the revised design and re-siting of the development which prioritises the preservation of existing trees where feasible and provides significantly increased setbacks and building separation. Through

redesign and re-siting, the majority of large trees adjacent to the eastern site boundary will be retained (as

confirmed in the Landscape and Arboricultural Statement at Appendix 8), thereby preserving this natural screen between the subject site and adjoining residential flat buildings. On balance tree retention has been

increased by 22 trees. Existing lower level hedging and shrub planting will also be retained along the eastern boundary thereby maintaining existing understorey screening.

Additionally, new planting will be introduced to compensate the required tree removal and ensure the

protection of neighbouring amenity. Large trees to be planted along the eastern boundary will reach heights

of 7-30m. A new hedge has been introduced adjacent to the eastern boundary to provide additional understorey screening between the proposed development and neighbouring property. As such a high level

of visual and acoustic privacy, pleasant vegetated outlooks and existing levels of solar access will be retained for residents of the adjoining Putney Hill development.

As shown in the revised Architectural Plans at Appendix 5, setbacks from the eastern side boundary have been increased, the service road and loading dock relocated predominantly away from the shared boundary,

hardstand removed from the area adjacent to the eastern boundary through basement redesign, and significant trees retained. It is also noted that the low level of the loading dock, complemented by planting,

will ensure it is predominantly obscured from neighbouring views. Cumulatively these changes ensure that improved neighbourhood amenity, appropriate residential character and the preservation of trees, are

achieved in accordance with Clause 33 of the SEPP.




10

7. OVERSHADOWING

Shadow Elevations (refer Drawing DA20 and DA21) have been provided at Appendix 5 and clearly

demonstrate that suitable levels of solar access will be preserved to neighbouring development. It is noted that only two (2) ground floor and one (1) first level windows will be in shadow at 1pm, 2pm and 3pm on the

Winter Solstice.

Further, the preservation of significant trees along the eastern site boundary will maintain existing levels of

solar access to the neighbouring properties, given these trees are substantially taller than the proposed development. As such any shadow cast by the proposed development will in fact be ineffectual given that

longer shadows are cast by existing trees.

As the shadow diagrams indicate, the adjoining properties will continue to experience sunlight for in excess of

2 hours per day between 9am and 3pm on June 21 and as such, adequate sunlight will be maintained to those properties pursuant to clause 35(a) of SEPP Seniors.

8. BUILDING HEIGHT

The maximum height of the proposed development is 16.414m as shown within the Architectural Drawings at Appendix 5. Specifically, the proposed building height is shown within the Elevations (Drawing DA09, DA10,

DA11, DA12). Existing ground level and the 8m height control are also shown on these Plans.

It is confirmed that building height has been measured in accordance with the following SEPP definition:

height in relation to a building, means the distance measured vertically from any point on the ceiling of the topmost floor of the building to the ground level immediately below that point.

An updated Clause 4.6 Variation is provided at Appendix 20 and an updated SEPP 1 Objection is provided at Appendix 21.

9. CLAUSE 41 - SELF-CONTAINED DWELLINGS

Clause 41 of the Seniors Housing SEPP provides standards for hostels and self-contained dwellings and is therefore relevant to the proposed development which is for self-contained dwellings. Clause 41(1) requires

that development complies with Schedule 3 of the SEPP. As demonstrated in the following table, the proposed

development is capable of complying with the requirements of Schedule 3 and thereby Clause 41.

Table 1. Schedule 3 Assessment Control Comment Complies

2. Siting Standards

(1) Wheelchair access If the whole of the site has a gradient of less

than 1:10, 100% of the dwellings must have wheelchair access by a

continuous accessible path of travel (within the meaning of AS

1428.1) to an adjoining public

road.

(2) If the whole of the site does

not have a gradient of less than

1:10:

Wheelchair access will be provided by a continuous path

of travel according to AS1428.1 from the road adjacent to

the building, to each dwelling within the building.

Common areas will be accessible in accordance with AS 1428.1 to ensure ready access for wheelchair users.

YES




11

(a) the percentage of dwellings

that must have wheelchair access must equal the proportion of the

site that has a gradient of less than

1:10, or 50%, whichever is the greater, and

(b) the wheelchair access provided must be by a continuous

accessible path of travel (within

the meaning of AS 1428.1) to an adjoining public road or an internal

road or a driveway that is accessible to all residents.

Note. For example, if 70% of the site has a gradient of less than

1:10, then 70% of the dwellings must have wheelchair access as

required by this subclause. If more

than 50% of the site has a gradient greater than 1:10,

development for the purposes of seniors housing is likely to be

unable to meet these requirements.

(3) Common areas Access must be provided in accordance with AS

1428.1 so that a person using a wheelchair can use common areas

and common facilities associated

with the development.

3. Security

Pathway lighting:

(a) must be designed and located

so as to avoid glare for pedestrians and adjacent dwellings, and

(b) must provide at least 20 lux at

ground level.

Pathway lighting will be designed and located to avoid glare for passing pedestrians and vehicles and residents

of both the proposed development and neighbouring

sites. A suitable level of lighting will be provided, including at least 20 lux at ground level.

YES

4. Letterboxes

Letterboxes:

(a) must be situated on a hard standing area and have wheelchair

access and circulation by a continuous accessible path of

Lockable letterboxes will be provided on hardstand in a

central location adjacent to the street frontage that is accessible in accordance with AS 1428.1.

YES




12

travel (within the meaning of AS

1428.1), and

(b) must be lockable, and

(c) must be located together in a central location adjacent to the

street entry or, in the case of self-contained dwellings, must be

located together in one or more

central locations adjacent to the street entry.

5. Private car

accommodation

If car parking (not being car

parking for employees) is provided:

(a) car parking spaces must

comply with the requirements for

parking for persons with a disability set out in AS 2890, and

(b) 5% of the total number of car

parking spaces (or at least one space if there are fewer than 20

spaces) must be designed to enable the width of the spaces to

be increased to 3.8 metres, and

(c) any garage must have a

power-operated door, or there must be a power point and an area

for motor or control rods to enable a power-operated door to be

installed at a later date.

Compliant car parking has been provided as described in

detail in the attached Traffic Report (Appendix 11) prepared by Transport & Traffic Planning Associates

dated March 2017.

Given that the number of car spaces being provided by

this development is well in excess of the SEPP requirements, the opportunity exists for conversion of a

significant number of these to 3.8m wide also in excess

of the SEPP requirements.

A total of four (4) disabled parking spaces have been provided in accordance with the SEPP, including 2 spaces

at-grade and 2 spaces within the basement.

The garage doors to the basement will be power-

operated.

YES

6. Accessible entry

Every entry (whether a front entry

or not) to a dwelling, not being an

entry for employees, must comply with clauses 4.3.1 and 4.3.2 of AS

4299.

As confirmed within the Accessibility Report at Appendix

28 of the original DA, dwellings will comply with AS 4299, subject to detailed design being completed.

YES

7. Interior: general

(1) Internal doorways must have

a minimum clear opening that complies with AS 1428.1.

As noted within the BCA Report at Appendix 15 and the

Accessibility Report at Appendix 28 of the original DA, compliance with AS 1428.1 will be achieved, including as

it relates to circulation space, stairs, glazing, doorways and WCs.

YES




13

(2) Internal corridors must have a

minimum unobstructed width of 1,000 millimetres.

(3) Circulation space at approaches to internal doorways

must comply with AS 1428.1.

8. Bedroom

At least one bedroom within each dwelling must have:

(a) an area sufficient to

accommodate a wardrobe and a

bed sized as follows:

(i) in the case of a

dwelling in a hostel—

a single-size bed, (ii) in the case of a self-

contained dwelling—a queen-size bed, and

(b) a clear area for the bed of at

least:

(i) 1,200 millimetres

wide at the foot of the bed, and

(ii) 1,000 millimetres

wide beside the bed between it and the

wall, wardrobe or any other obstruction, and

(c) 2 double general power outlets

on the wall where the head of the

bed is likely to be, and

(d) at least one general power outlet on the wall opposite the wall

where the head of the bed is likely

to be, and

(e) a telephone outlet next to the bed on the side closest to the door

and a general power outlet beside

the telephone outlet, and

(f) wiring to allow a potential illumination level of at least 300

lux.

Within each dwelling, at least one bedroom is sized to

accommodate a queen-size bed with suitable clear area

provided.

Power outlets, telephone outlets and wiring will be provided in accordance with clause 8.

YES

9. Bathroom

Bathrooms are provided on the main floor of every

dwelling and have been designed in accordance with AS

YES




14

(1) At least one bathroom within

a dwelling must be on the ground (or main) floor and have the

following facilities arranged within

an area that provides for circulation space for sanitary

facilities in accordance with AS 1428.1:

(a) a slip-resistant floor surface,

(b) a washbasin with plumbing that would allow, either

immediately or in the future,

clearances that comply with AS 1428.1,

(c) a shower that complies with

AS 1428.1, except that the

following must be accommodated either immediately or in the future:

(i) a grab rail,

(ii) portable shower head, (iii) folding seat,

(d) a wall cabinet that is

sufficiently illuminated to be able

to read the labels of items stored in it,

(e) a double general power outlet

beside the mirror.

(2) Subclause (1) (c) does not prevent the installation of a

shower screen that can easily be removed to facilitate future

accessibility.

12831 as confirmed within the BCA Report at Appendix

15 and the Accessibility Report at Appendix 28 of the original DA.

10. Toilet

A dwelling must have at least one toilet on the ground (or main) floor

and be a visitable toilet that complies with the requirements for

sanitary facilities of AS 4299.

Toilets are provided within the main-floor bathrooms of

every dwelling and will be designed in accordance with

AS 4299 as noted by the Accessibility Report at Appendix 28 of the original DA.

YES

11. Surface Finishes

Balconies and external paved

areas must have slip-resistant

surfaces.

Balconies and external areas will be finished with slip-

resistant surfaces, according with AS 1428.1.

YES




15

Note. Advice regarding finishes

may be obtained from AS 1428.1.

12. Door hardware

Door handles and hardware for all

doors (including entry doors and other external doors) must be

provided in accordance with AS

4299.

Door handles and hardware will be provided in

accordance with AS 4299.

YES

13. Ancillary items

Switches and power points must

be provided in accordance with AS 4299.

Switches and power points will be provided in accordance

with AS 4299.

YES

15. Living room and dining room

(1) A living room in a self-

contained dwelling must have:

(a) a circulation space in accordance with clause 4.7.1 of AS

4299, and

(b) a telephone adjacent to a general power outlet.

(2) A living room and dining room must have wiring to allow a

potential illumination level of at least 300 lux.

Living and dining rooms for the dwellings will provide circulation space in accordance with AS 4299, suitably

located telephone and power outlets and wiring to allow a suitable level of illumination.

YES

16. Kitchen

A kitchen in a self-contained dwelling must have:

(a) a circulation space in accordance with clause 4.5.2 of AS

4299, and

(b) a circulation space at door approaches that complies with AS

1428.1, and

(c) the following fittings in accordance with the relevant

subclauses of clause 4.5 of AS

4299:

Kitchens for the dwellings will provide circulation space and fittings in accordance with AS 4299, and suitably

power outlets.

YES




16

(i) benches that include

at least one work surface at least 800

millimetres in length

that comply with clause 4.5.5 (a),

(ii) a tap set (see clause 4.5.6),

(iii) cooktops (see clause 4.5.7), except that an

isolating switch must

be included, (iv) an oven (see clause

4.5.8), and (v) “D” pull cupboard

handles that are

located towards the top of below-bench

cupboards and towards the bottom of

overhead cupboards, and

(d) general power outlets:

(i) at least one of which

is a double general

power outlet within 300 millimetres of the

front of a work surface, and

(ii) one of which is

provided for a refrigerator in such a

position as to be easily accessible after the

refrigerator is installed.

17. Access to kitchen, main bedroom,

bathroom and toilet

In a multi-storey self-contained

dwelling, the kitchen, main bedroom, bathroom and toilet

must be located on the entry level.

None of the proposed dwellings are multi-storey. Therefore all rooms and facilities will be located on the

entry level of the dwelling.

NA

18. Lifts in multi-storey

buildings

In a multi-storey building

containing separate self-contained dwellings on different storeys, lift

access must be provided to

As confirmed within the BCA Report at Appendix 15 of

the original DA, lifts will be provided to all levels of the building in accordance with E3.6 of the BCA.

YES




17

dwellings above the ground level

of the building by way of a lift complying with clause E3.6 of the

Building Code of Australia.

19. Laundry

A self-contained dwelling must

have a laundry that has:

(a) a circulation space at door

approaches that complies with AS 1428.1, and

(b) provision for the installation of

an automatic washing machine and a clothes dryer, and

(c) a clear space in front of appliances of at least 1,300

millimetres, and

(d) a slip-resistant floor surface, and

(e) an accessible path of travel to any clothes line provided in

relation to the dwelling.

Laundries for each dwelling will be provided with suitable

circulation space according with AS 1428.1, provision for the installation of a washing machine and dryer, adequate

clear space, slip-resistant floor surfaces and an accessible

path of travel to clothes drying areas.

YES

20. Storage for linen

A self-contained dwelling must be

provided with a linen storage in accordance with clause 4.11.5 of

AS 4299

In accordance with AS 4299, linen storage is provided for

each dwelling.

YES

21. Garbage

A garbage storage area must be provided in an accessible location.

A common garbage area is located within the basement. YES

10. LANDSCAPE AREA

As demonstrated within the Landscape Plan at Appendix 7 and the Landscape and Arboricultural Statement

at Appendix 8, 5,665m² worth of landscaped area and 3,495m² worth of deep soil zones are provided within the north-eastern corner of the site in the immediate vicinity of the proposed works. Based on a site area of

8,207m² (encompassing only that portion of the site subject to the proposed development), the proposal

provides 69% of the site as landscaped area and 42% of the site as deep soil zones, thereby achieving compliance with the SEPP.

Full details of the various landscape areas included in this calculation are provided within the Landscape Area

Calculations Plan which is included within Appendix 7.




18

11. CAR PARKING SPACES

As outlined within the Amended Traffic Report at Appendix 11, car parking for the proposed development

has been provided in accordance with the rates for Residential Care Facilities and Independent Living Units under SEPP (HSP&D) and summarized as follows:

▪ Residential Care Facility ▪ 1 parking space for each 10 beds in the residential care facility (or 1 parking space for each

15 beds if the facility provides care only for persons with dementia), and ▪ 1 parking space for each 2 persons to be employed in connection with the development and

on duty at any one time, and ▪ 1 parking space suitable for an ambulance

▪ Independent Living Units ▪ 0.5 parking space per bedroom

The development and staffing particulars of the proposal are summarized as follows along with the

corresponding number of car parking spaces required pursuant to the SEPP:

▪ Residential Care Facility

▪ 116 beds – 11.6 (12) spaces required; ▪ 40 staff – 20 spaces required;

▪ Independent Living Units

▪ 40 bedrooms – 20 spaces required;

▪ Total – 51 spaces required.

As noted above, a maximum of 40 staff are to be on site at any one time.

The proposal provides a total of 64 car parking spaces, thereby achieving compliance with the SEPP and providing a surplus of 13 spaces to accommodate the peak demand generated by the proposed development.

Four (4) disabled parking spaces are also provided in accordance with the SEPP.

As shown within the plans originally submitted with the DA and in the amended Architectural Drawings at

Appendix 5, an ambulance bay is provided directly adjacent to the internal roadway and main building entry.

12. SOLAR ACCESS

There is no applicable planning control that requires 70% of the self-contained dwellings located on the ground floor to have 3 hours direct sunlight between 9am and 3pm midwinter.

As detailed within the Solar Access Analysis (Appendix 6) which has been prepared by Wood & Grieve Engineers based on 3D computer modelling utilizing IES Virtual Environment 2016 software, 71% of the self-

contained dwellings will receive a minimum of 2 hours of direct sunlight between 9am-3pm midwinter to the living room and private open space areas.

Accordingly compliance with SEPP 65 and the Apartment Design Guide is achieved notwithstanding strict compliance is not applicable to infill self-contained dwellings , given that it requires:

Living rooms and private open spaces of at least 70% of apartments in a building receive a minimum of 2 hours direct sunlight between 9am and 3pm at mid-winter in the Sydney Metropolitan Area.

The provision of adequate solar access to the proposed ILUs is also confirmed within the Solar Access Diagrams

at Appendix 6.




19

Whilst it is noted that Council has suggested dwellings are to receive 3 hours of direct sunlight during mid-

Winter, by complying with SEPP 65 an adequate level of amenity will be ensured for the development.

Council’s own controls set out in Development Control Plan 2014 (DCP) in respect of Multi Dwelling Housing only refer to ‘achieving an appropriate level of solar access’ and sunlight being achieved for not less than ‘two hours between 9am and 3pm on June 21’ (clauses 3.6(c) and 3.9(b)). The SEPP Seniors clause 35(a) requires

‘adequate daylight’ to the living areas of residents and the subject proposal complies with this requirement.

13. PRIVATE OPEN SPACE

As shown within the plans at Appendix 5, the self-contained dwellings are provided with a minimum of 15m² private open space for ground floor units (including a clear space of not less than 3m x 3m) and 10m² for

upper floor units. This is also confirmed within the Landscape and Arboricultural Statement at Appendix 8.

14. LANDSCAPE PLANS AND TREE PLANTING

As described within this letter and the updated Arboricultural Impact Assessment Report (Appendix 9), and

shown in the Architectural Plans at Appendix 5 and the Landscape Plans at Appendix 7, the development

has been redesigned and re-sited to facilitate the preservation of significant trees, including 22 trees adjacent to the eastern site boundary.

The preservation of these trees reduces the need for compensatory planting given that a higher quota of

existing vegetation will be retained with positive implications for the character of the site and streetscape and amenity of the subject and adjoining sites. The provision of greater side setbacks, additional building

separation, the removal of hardstand and relocation of the service road and loading dock, will, combined with

the preservation of trees, provide a high quality and highly amenable interface between the proposed development and adjoining residential flat buildings.

For trees that cannot be retained owing to the need to provide a new and expanded seniors living facility on

the site, offset planting will be provided as shown in the Landscape Plans (Appendix 7) and summarised in

the Landscape and Arboricultural Statement at Appendix 8 and in the following table:

Table 2. Summary of Tree Planting Element Number of Trees Provided Medium to large trees 21

Smaller trees 27

Large growing and long lived palm trees 66

Total quantity of new trees to be planted 114

Total trees proposed to be removed (66 of these are

ranked as low or very low retention value)

114

Accordingly all removed trees will be compensated for. The selection and siting of vegetation has considered

the mature tree canopy and required environmental conditions and space for optimal growth. Trees therefore

will be planted with regard to their ultimate size, form and soil volume requirements.

It is noted that the provision of a greater number of trees is not considered appropriate as the resulting outcome would be characterized by inadequate growing conditions, overcrowding and asymmetric forms in

the longer term.

Landscape Plans have been updated accordingly, and also include details of pot sizes, (which have been

increased), and the specific location of different species.

Further to the above, it is noted that a number of the trees to be removed are camphor laurel (Ginnamomum Camphora) which are commonly regarded as an undesirable tree species and are included on Council’s list of

exempted trees.




20

15. TREE RETENTION

Tree 97 will be preserved and protected as a result of the development in accordance with Council’s request.

This is shown within the Architectural Plans at Appendix 5 and Landscape Plans at Appendix 7, which also detail tree protection measures to be implemented during works phases. As noted in the Landscape and

Arboricultural Statement at Appendix 8, the existing nearby retaining wall and levels are proposed to be

retained around the tree, with only a minimal incursion expected into the TPZ.

It is not however feasible to retain tree 90 owing to its location corresponding with the proposed access road and loading dock. It is also noted within the Landscaped and Arboricultural Statement (Appendix 8) that a

Eucalyptus Botryoides (T141) is also required to be removed to accommodate the revised alignment of the service road and building footprint. Given the importance of delivering new and expanded seniors living

facilities in appropriate locations, such as the subject site, and the unviability of developing the site whilst

retaining tree 90 and tree 141, their removal is considered to be justified. The preservation of other trees on the site (including the retention of 22 additional trees), including adjacent to the eastern site boundary, will

protect the vegetated character of the site and amenity of adjoining dwellings, whilst enabling the proposed development to be undertaken. Moreover, planting within other areas of the site will compensate for the loss

of tree 90 and 141.

16. AMENITY OF HYSON GREEN

Hyson Green provides a versatile lawn area that is of unique significance in its existing state. The unique

qualities of this space are to be protected and enhanced as a result of the development such that this open lawn area continues to provide for informal events and multi-purpose uses. As outlined in the Landscape and

Arboricultural Assessment (Appendix 9), the intention of the space linking the new development to Hyson

Green is to provide a level pedestrian access and an open visual linkage. Generous pathways have been provided from a variety of access points and additional casual seating has also been provided, as suggested

by Council. Proposed shade tree planting will ultimately provide good shade to the area.

More intensive activities are however considered to be better accommodated in proximity of the community

centre which incorporates a generous covered, but open air, space overlooking the green. BBQ facilities are already provided in the nearby kiosk and will be retained. It is not considered necessary to replicate these

facilities in the proposed linkage area.

These facilities are shown within the Landscape Plans at Appendix 7.

17. ENVIRONMENTAL MANAGEMENT PLAN

An Environmental Management Plan (EMP) has been provided at Appendix 10.

The purpose of the EMP is to provide strategies for the protection of remaining patches of Blue Gum High

Forest, to be adhered to and implemented by all site staff and contractors. The EMP also provides pre-

clearance protocols aimed at excluding microbats from a cement culvert before it is demolished.

For other threatened and non-threatened fauna species that could use the subject site, a chance / unexpected threatened species find and stop work strategy has been provided in order to provide protection to threatened

fauna and a strategy for site staff and contractors if they find a fauna species that they are unsure about.

More detailed management actions are provided within the EMP at Appendix 10, in accordance with the

conditions contained within the initial Ecological Assessment.




21

18. HAZARDOUS MATERIALS SURVEY AND DETAILED SITE INVESTIGATION

A Detailed Site Investigation has been prepared by EI Australia and is provided at Appendix 13.

The assessment undertaken identified localized asbestos contamination at one testing location.

The report concludes that the environmental condition of the site can be made suitable for the proposed development, subject to the following recommendations being adhered to:

▪ A Hazardous Materials Survey (HMS) should be completed prior to any demolition being undertaken.

▪ A Remedial Action Plan (RAP) should be prepared prior to the commencement of site works. ▪ Soils are to be validated in accordance with the RAP to ensure that contamination is remediated or

managed.

▪ A final Site Validation Report is to be prepared confirming that the site has been remediated to allow the proposed development for residential and commercial purposes.

In accordance with SEPP 55, any remediation at the site is considered as Category 2.

We recommend that these recommendations be incorporated into conditions of consent.

Full details are provided within the Detailed Site Investigation at Appendix 13.

19. URBAN DESIGN REVIEW PANEL MINUTES

A response to the Urban Design Review Panel’s comments is provided within Appendix 19.

In summary, the roof form of the proposed development has been redesigned to incorporate a 25 degree

pitch. As well as more effectively integrating the proposed development with existing built form on the site including heritage items, the pitched roof form assists in the differentiation of wings, thereby also satisfying

other recommendations of the Panel.

Similarly positive visual outcomes will be ensured through the retention of significant vegetation and the

relocation of the service road, as described throughout this letter and in its attachments.

20. SITE DRAINAGE AND SERVICES

In accordance with Council’s request, the Stormwater Drainage Plans (Drawings C7.01 and C7.02) have been

updated to include all relevant information including Council’s drainage line. These Plans are provided at Appendix 14.

The requested longitudinal section of pipe connecting to Council’s drainage line as well as utility services and

other relevant information, are shown within Drawing C7.16 (Appendix 14).

21. WSUD STRATEGY AND STORMWATER MANAGEMENT

A WSUD Strategy and Stormwater Management Report are incorporated within the updated Civil Report at

Appendix 15. Hydraulic & Water Quality Models are provided at Appendices 16 and 17.

In accordance with Council’s request, these reports and models address stormwater design, WSUD and

flooding.




22

22. PUBLIC DOMAIN

Discussions with Council regarding public domain upgrades for the area surrounding the site are currently

ongoing. Accordingly upon receipt of a response from Council, an agreement for the relevant public domain works will be finalized.

23. HERITAGE LETTER

The proposed development is considered to effectively protect the heritage significance of the site in respect of the landscaped setting, built form siting and design, and view lines, as confirmed within the Heritage

Statement prepared by Urbis and provided at Appendix 18. Within this Heritage Statement, detailed response is provided to all items raised within Council’s Additional Information request.

As shown within the Photomontages within Appendix 18 and Figure 3, the proposed development is marginally visible from Dalton House, given it is located downslope and is screened by existing vegetation that

is to be retained as well as proposed planting.

Similarly the proposed development is largely screened from other perspectives as demonstrated in Figure 4.

It is noted though that whilst a response has been provided to all matters raised by Council’s Heritage Officer

(refer Appendix 18), general concern for the desired future character and the built form of the proposed development are strictly beyond the scope of the heritage assessment. The scale of the building can only be

relevant in terms of the views to and from the heritage item. Scale of the proposed development, of itself, is not a determining factor for the heritage assessment. Rather heritage impacts must be determined in light of

the relationship between the proposed development and the heritage item.

As described above, the photomontage suggests that the proposed development will not be readily visible

from Dalton House and that the two built forms, together, will not be seen from the public domain. On those bases it is difficult to validate Council’s Heritage Officer’s concerning regarding scale. Furthermore, the

retention of additional trees should address Council’s Heritage Officer’s concerns as to the landscape setting

because the trees themselves have no heritage value; it is the landscape setting that may have heritage implications.




23

Figure 3. Photomontage- View from Dalton House Towards Proposed Development (Urbis, 2017)

Figure 4. Photomontage- View from Victoria Road Towards Proposed Development (Urbis, 2017)




24

24. BASIX

The proposed development as amended, continues to comply with the requirements of BASIX, as confirmed

within the statement prepared by Wood & Grieve Engineers at Appendix 12.

CONCLUSION

This letter and the supporting appendices have responded to Council’s requests for additional

information and demonstrated the suitability of the subject site and proposed development.

It is therefore considered that the information contained in this letter and its appendices satisfy City of Ryde Council's requests for additional information to inform the assessment and favourable

determination of the subject Development Application (DA 2016/0495) in an appropriate and timely

manner.

Yours faithfully,

Chris Wilson

Director Willowtree Planning




25

Appendix 1 Council Additional Information Request




26

Appendix 2 Matrix of Submissions




27

Appendix 3 Topographical Survey Plans




28

Appendix 4 Access Statement




29

Appendix 5 Revised Architectural Drawings and Schedule of Amendments




30

Appendix 6 Solar Access Analysis




31

Appendix 7 Landscape Plan




32

Appendix 8 Landscape and Arboricultural Statement




33

Appendix 9 Updated Arboricultural Impact Assessment Report




34

Appendix 10 Environmental Management Plan




35

Appendix 11 Traffic Report




36

Appendix 12 BASIX




37

Appendix 13 Detailed Site Investigation




38

Appendix 14 Stormwater Plans




39

Appendix 15 Updated Civil Engineering Report




40

Appendix 16 DRAINS Models




41

Appendix 17 MUSIC Models




42

Appendix 18 Heritage Statement




43

Appendix 19 Response to UDRP Comments




44

Appendix 20 Updated Clause 4.6 Variation




45

Appendix 21 Updated SEPP 1 Objection

Date post:	18-Oct-2020
Category:	Documents
Upload:	others
View:	0 times
Download:	0 times

6 April 2017 Ref: LDA 2016/0495 Additional Information ...€¦ · Blooms the Chemist Buses...

Documents