Blacktown Council PART M

Blacktown Development Control Plan 2006

I

SECOND PONDS CREEK

1.0 INTRODUCTION 1 1.1 Structure of this Part 1 1.2 Land to which this Part Applies 3 1.3 Date of Enforcement 3 1.4 Relationship to Environmental Planning Instruments 5 1.5 General Objectives 5

2.0 DEVELOPMENT PRINCIPLES AND OBJECTIVES 6 2.1 Overall Framework 6

3.0 URBAN DESIGN 8 3.1 Land Use 8

3.1.1 Neighbourhood & Community Facilities 8 3.1.2 Primary School 11 3.1.3 Open Space & Conservation Areas 11 3.1.4 Residential Density Distribution 11

3.2 Circulation Network 14 3.2.1 Site Access and Linkages 14 3.2.2 Streets 14

3.2.2.1 Street Character 17 3.2.2.2 Street Intersections 18

3.2.3 Public Transport 18 3.2.4 Pedestrian and Cycle Network 23

4.0 SITE PLANNING 25 4.1 Site Drainage Stormwater Management 25 4.2 Land Capability – Salinity and Sodicity 25 4.3 Aboriginal Heritage 26 4.4 Contamination 26 4.5 Cut and Fill 27 4.6 Flora and Fauna 27

5.0 HOUSING 28 5.1 Introduction 28 5.2 Dwelling House 30

5.2.1 Definition 30 5.3 Dual Occupancy 33

5.3.1 Definition 33 5.4 Integrated Housing 35

5.4.1 Definition 35 5.4.2 Design Principles 35 5.4.3 Development Application Requirements 35 5.4.4 Development Controls for Integrated Housing 36

5.5 Medium Density 37 5.5.1 Definition 37 5.5.2 Development Controls for Medium Density Housing 37

M CONTENTS


II

5.6 Studios 39 5.6.1 Definition 39 5.6.2 Development Controls for Studios 39

5.7 Common Issues 39 5.7.1 External Appearance 39 5.7.2 Safety – Crime Prevention through Environmental Design

(CPTED) Requirements 41 5.7.3 Privacy 42 5.7.4 Solar Access 42 5.7.5 Landscaping 42 5.7.6 Fencing 43 5.7.7 Water Efficiency 43 5.7.8 Energy Efficiency 43 5.7.9 Services 44 5.7.10 Materials Selection 44 5.7.11 Salinity and Sodicity 44

6.0 NEIGHBOURHOOD/COMMUNITY USES 46

7.0 INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION 47

APPENDIX A 49 A.1 Definitions 49

APPENDIX B 52 B.1 Proposed Vegetation Species for Private Open Space 52

APPENDIX C 54 C.1 Salinity Management Plan 54

M CONTENTS


III

FIGURES AND TABLES PAGE Figure 1.1 Location Plan 2 Figure 1.2 Area to which this Part Applies 4 Figure 2.1 Design Structure 7 Figure 3.1 Land Use 9 Figure 3.2 Neighbourhood and Community Facilities 10 Figure 3.3 Open Space and Conservation Area 12 Figure 3.4 Residential Density Distribution 13 Figure 3.5 Access and Linkages Plan 15 Figure 3.6 Street Hierarchy Plan 16 Table 3.1 Street Character 17 Table 3.2 Road Carriageway and Width 18 Figure 3.7 Typical Collector Road 19 Figure 3.8 Typical Local Street 19 Figure 3.9 Typical Local Street Adjacent to Trunk Drainage 20 Figure 3.10 Typical Stanhope Parkway (Sub Arterial) and Access Street 20 Figure 3.11 Typical Private Driveway 21 Figure 3.12 Public Transport 22 Figure 3.13 Pedestrian and Cycle Network 24 Figure 5.1 Streetscape Planning Principles – Typical Block (Typical Street) 28 Figure 5.2 Streetscape Planning Principles – Typical Block (Facing Open Space) 28 Figure 5.3 Acceptable Orientation 29 Figure 5.4 Acceptable Orientation 29 Table 5.1 Minimum Allotment Size for Subdivision of Dwelling Houses 30 Figure 5.5 Minimum Setback Controls for Dwelling Houses 30 Table 5.2 Development Controls for Dwelling Houses 31 Figure 5.6 Carport Controls 32 Table 5.3 Development Controls for Dual Occupancy Housing 34 Table 5.4 Development Controls for Integrated Housing 37 Table 5.5 Development Controls for Medium Density Housing 38 Table 5.6 Development Controls for Studios 39 Figure 5.7 Architecture Treatment of Dwelling Façade 41 Figure 5.8 Fencing Controls 45


IV

Amendments to Part M – Second Ponds Creek (as of 2 July 2008) Amendment

No. Location Description Adoption

Date Enforcement Date


1

1.0 INTRODUCTION This Part of Blacktown Development Control Plan (DCP) 2006 has been developed to provide detailed development controls and standards to encourage innovative development. This will be done within the context of:

(1) ensuring the proper management, development and conservation of

natural and man-made resources within the area; (2) conserving and managing the cultural and ecological significance of the

site; and (3) create a flourishing environment for communities to live in. 1.1 Structure of this Part The following sections of this Part of Blacktown DCP 2006 present the development principles and establish corresponding development controls. Each section has its own set of objectives and development controls that will be used to demonstrate the appropriate application of the controls. Figure 1.1 (refer to page 2) indicates the location of this site.

This Part is structured to provide guidance to the following levels:

(a) development Principles and Objectives (Overall Structure); (b) urban Design and Site Planning Controls; (c) housing Controls (Dwelling Houses, Dual Occupancy, Integrated

Housing, Medium Density, Studios); and (d) neighbourhood / Community Uses. Section 7 details information to be provided with any Development Application covered by the development guidelines identified in this Part of the DCP.

1.1 Structure of this Part

1 INTRODUCTION


2

Figure 1.1

Location Plan


3

1.2 Land to which this Part Applies The overall Second Ponds Creek site comprises approximately 330ha of land which slopes from its east and west edges down to Second Ponds Creek that runs north south through the centre of the site. This Part (Part M) of the DCP applies to the land shown hatched on Figure 1.2. The land is zoned under the provisions of Blacktown Local Environmental Plan 1988 (LEP). Accordingly, Blacktown City Council is the consent authority for the site. When a development application is lodged which relates to land to which this Part applies, Council will take the provisions of Blacktown DCP 2006 into consideration in determining the development application. Variations may be sought in special circumstances where that development standard may not provide the best solution. The extent of, and reasons for, such variations must be fully documented and submitted to Council for consideration. 1.3 Date of Enforcement DCP Amendment No.90 was adopted by Council on 22 March 2006 and came into force on 12 April 2006 in accordance with Clause 21 of the Environmental Planning and Assessment Regulation 2000. It amended Blacktown Development Control Plan 1992. On 10 May 2006 it was incorporated into the consolidated DCP 2006. For subsequent amendments to the DCP refer to the amendment table on page III. Persons using Blacktown DCP 2006 are advised to ensure that they have the latest version that has been formally adopted by Council, and that there are no current proposals to amend the provisions of the DCP that might relate to the intended development.

1.2 Land to which this Part Applies

1 INTRODUCTION

1.3 Date of Enforcement


4

Figure 1.2

Area to which this Part applies


5

1.4 Relationship to Environmental Planning Instruments This Part is made under, and conforms with, the Blacktown Local Environmental Plan (LEP) 1988 as amended. The Blacktown LEP 1988 takes precedence over the DCP to the extent of any inconsistency. Where there is an inconsistency with this Part and any other Part of the DCP in force, the provisions of this Part should prevail to the extent that it applies to the land to which this Part being Part M (Second Ponds Creek) relates. Where an element is not covered by this Part then other sections of Blacktown DCP 2006 may apply. This Part is to be read in conjunction with the following: (1) Blacktown Local Environmental Plan 1988. (2) Blacktown Development Control Plan 2006. (3) Other relevant Council Policies. (4) Relevant S94 Plans adopted by Blacktown City Council. (5) Relevant State Environmental Planning Policies & Regional

Environmental Plans. 1.5 General Plan Objectives The Second Ponds Creek site provides an opportunity to create a diverse residential and complimentary use development that integrates with the existing landscape qualities of the site. It is intended that the this Part of the DCP will achieve the following: (a) outline the broad strategic planning intentions for the Second Ponds

Creek site and to provide detailed development controls; (b) outline criteria which would be relevant to the broad types of

development, covering issues including urban character, landscaping, transport, traffic and access, car parking, ecologically sustainable development, indigenous heritage, waste management and pollution control;

(c) meet ecological, social and economic needs of the community and ensure intergenerational equity between all stages of the development;

(d) specify criteria to be applied in the assessment of development proposals and to ensure that such development is consistent with the planned character of each locality; and

(e) specify the minimum standard of information to be submitted with any development application and to ensure a clear process for applicants to follow.

1.5 General Objectives

1.4 Relationship to Environmental Planning Instruments

1 INTRODUCTION


6

2.0 DEVELOPMENT PRINCIPLES AND OBJECTIVES

The aim of this Part of the DCP is to provide detailed planning and development controls to encourage innovative development which optimises the available land resource. It also aims to ensure the appropriate management, development and conservation of natural and man-made resources within the area to which this Part relates. The following sections describe underlying principles to achieve the desired built form and public domain. 2.1 Overall Second Ponds Creek DCP Framework The plan design allows for a potential yield of approximately 3,400 new residential lots. Two primary schools and various community facilities are proposed to support the new residential community. This Part creates a number of new residential neighbourhood areas in one of the main urban development fronts in the Sydney metropolitan area. The Second Ponds Creek trunk drainage corridor forms a linear open space through the proposed new residential area and establishes connections to many of the proposed community facilities. The linear Parkland commences from Schofields Roads to Patterson Reserve, a distance of approximately 3 kilometres. The parkland comprises an average width in the order of 100m and encompasses much larger areas where there are existing significant stands of vegetation, worthy of conservation. The treatment of the proposed linear parkland is critical to the success of this new suburban living environment. The design structure is described in Figure 2.1.

2.1 Overall Framework

2 DEVELOPMENT PRINCIPLES


7

Figure 2.1

Design Structure


8

3.0 URBAN DESIGN The public infrastructure and spaces which provides the overall framework for the development of the site should achieve the following: (1) Provide the necessary public domain and infrastructure to support a

community. (2) Provide pedestrian, cycle and public transport access to housing, jobs,

open space and services. (3) Increase choice of available transport and reducing dependence on cars. (4) Supporting the efficient and viable operation of existing local public

transport services. (5) Manage and mitigate salinity. (6) Manage storm water and flood sustainability by incorporating Water

Sensitive Urban Design (WSUD). The following sections set out the objectives and development controls that relate to those general elements. Refer to Figure 2.1 for Design Structure. 3.1 Land Use 33..11..11 NNeeiigghhbboouurrhhoooodd && CCoommmmuunniittyy FFaacciilliittiieess Objectives (1) Facilitate sustainable communities to ensure intergenerational equity. (2) Locate facilities which will support community needs and facilitate

interaction for residents. (3) Locate community facilities within residential precincts that are usable

and provides a range of social, active and passive functions. Development Control (1) Community facilities such as childcare should be generally located as

indicated on Figures 3.1 and 3.2. (2) A development application is required for each community facility and/or

childcare site.

3.1.1 Neighbourhood & Community Facilities

Objectives

Development Control

3.1 Land Use

3 URBAN DESIGN


9

Figure 3.1

Land Use


10

Figure 3.2 Neighbourhood and Community Facilities


11

33..11..22 PPrriimmaarryy SScchhooooll Objectives (1) Ensure that school buildings are of a scale and character consistent with

the business centre and community facilities. Respond to natural systems, protecting and enhancing areas of natural, indigenous and scenic importance.

(2) Integrate the primary schools with the neighbourhood centres and community uses.

Development Control (1) A development application is required for each school site. 33..11..33 OOppeenn SSppaaccee && CCoonnsseerrvvaattiioonn AArreeaass Objectives (1) Respond to natural systems, protecting and enhancing areas of natural,

indigenous and scenic importance. (2) Provide for diversity of interests catering for a wide range of users. (3) Ensure an equitable distribution of open space throughout the

development. Development Control (1) Provide a range of open space and conservation areas in accordance with

Fig 3.3 (refer page 12). (2) Trunk Drainage Zone (3) A - Neighbourhood Parks (4) B - Open Space (5) C - Open Space and Ecological (6) Open space and conservation design is to have consideration to

stormwater, WSUD, salinity and sodicity management requirements. (7) Detailed designs of each open space and conservation area to be

submitted to Council for approval. (8) Designs are to include identification of areas of native vegetation and

aboriginal heritage and how the area will be developed without an overall adverse impact on these issues.

33..11..44 RReessiiddeennttiiaall DDeennssiittyy DDiissttrriibbuuttiioonn Objectives (1) Provide a variety of housing types to meet the needs of the community. (2) Ensure medium density dwellings are generally located near open space

and facilities. Development Control (1) Medium density housing to be located generally around local centres,

local parks, schools, on collector roads, near bus routes and the central trunk drainage zone. (refer to Figure 3.4 on page 13).

3.1.2 Primary School

Objectives

3.1.3 Open Space and Conservation Areas

Development Control

Objectives

Development Control

3.1.4 Residential Density and Distribution

Development Control

Objectives

3 URBAN DESIGN


12

Figure 3.3

Open Space and Conservation Area


13

Figure 3.4 Residential Density Distribution


14

3.2 Circulation Network 33..22..11 SSiittee AAcccceessss aanndd LLiinnkkaaggeess Objective (1) Provide linkages that create connections within the site and to adjoining

places. Development Control (1) Site access and provision for future linkages are to be provided as

indicated on Figure 3.5 (refer to page 15). (2) Access is to be provided to the existing development at Quakers Hill and

Stanhope Gardens, as well as future development areas to the east and west as indicated on Figure 3.5.

33..22..22 SSttrreeeettss The hierarchy of roads, streets and paths, taken collectively constitute the overall circulation system for the site and accommodate vehicular and pedestrian traffic into and throughout the development. Street trees will provide a critical element of the landscape strategy as people often recall places because of the memories created by distinctive streetscapes. Trees and other landscape elements along roadways are designed to reinforce themes, frame views and create attractive walking experiences and should respond to environmental conditions, views, topography, existing trees as well as the street function and the role of the street in the circulation hierarchy. The selection of plant and hardscape materials for the circulation system will be based on aesthetic, practical and safety considerations. Variation in the landscape character will be created through differing plant species and layout. The road (refer Figure 3.6 on page 16) has been devised to comply with a design environment appropriate to road function and to facilitate safe environment for all users. In accordance with the road hierarchy the following streetscape character types have been defined reflecting their function and proposed streetscape.

3.2.2 Streets

3.2 Circulation Network

Development Control

Objective

3.2.1 Site Access and Linkages 3 URBAN DESIGN


15

Figure 3.5 Access and Linkages Plan


16

Figure 3.6 Street Hierarchy Plan


17

33..22..22..11 SSttrreeeett CChhaarraacctteerr Objective (1) Provide acceptable levels of access, safety and convenience to all users

ensuring acceptable levels of amenity. (2) Make adequate provision for bus services to service the site. (3) Provide a legible, safe and convenient network of "all weather" pathways

for pedestrian and cyclists including users with disabilities and limited mobility in accordance with provisions contained in the Disability Discrimination Act.

(4) Cater for the integrated provision of landscaping, public utilities and drainage.

Development Control (1) The road and street hierarchy is to conform with that shown on Figure

3.6, Table 3.2 and Figures 3.7 to 3.11. (2) No direct vehicular access except at controlled intersections will be

permitted to arterial or sub arterial roads. (3) Corner lots are to have a minimum 5m splay kerb returns to be a

minimum 8.5m radius.

Street Type Streetscape Character Criteria

1 Sub Arterial Road

Wide leafy 'Parkway' Avenue with a central planted median.

Formal median and verge planting.

2 Collector Road Wide residential street with leafy, parkway character, trees should be large, in scale with the road and its environment.

Formal avenue tree planting in verge.

3 Local Streets Planted with a variety of less formal evergreen canopy tree species, designed to make them more individual and intimate.

Treed avenues in alternate staggered arrangements.

3a Local Street with greenway adjacent to road edge

The street is equivalent to local street with verge incorporating bio-swales, detention zones and permeable zones.

Continuous informal/staggered canopy tree planting Informal tree planting indigenous riparian vegetation with open canopy on one side of the road.

4 Access street Regular spaced, closed canopies. Canopy tree planting.

5 Private Driveway Plant as a traditional 'driveway.' Include planting to the entryway verge and one tree

minimum.

Objective

Development Control

Table 3.1 Street Character

3.2.2.1 Street Character


18

ROAD TYPE MINIMUM CARRIAGEWAY

WIDTH (M)

MINIMUM VERGE WIDTH (M) EACH

SIDE

MINIMUM ROAD RESERVE (M)

MINIMUM FOOTPATH

REQUIRED (M)

COLLECTOR ROADS

11m 4.5m 20m 1.5m (2.5m including cycleway)

LOCAL STREETS

9m 3.5m, 1.8m adjacent to

reserve

16m 1.2m - 1.5m

ACCESS STREET*

5.6m 3.5m 13.1m 1.2m

PRIVATE DRIVEWAYS

5.0m** 1.5m 8m (NOT DEDICATED)

nil***

33..22..22..22 SSttrreeeett IInntteerrsseeccttiioonnss

(1) Ensure a hierarchy of intersections consistent with the street hierarchy. (2) Facilitate safe vehicle and pedestrian crossings. Development Control (1) A Traffic Management Plan showing intersection controls to be submitted

with the first subdivision application for Council approval. (2) All four way intersections to comply with a Traffic Management Plan. 33..22..33 PPuubblliicc TTrraannssppoorrtt Objectives (1) Facilitate the provision of a future efficient bus service. (2) Provide bus stops at appropriate intervals and in locations determined in

consultation with the service providers and Council. Development Control (1) At least 90% of all dwellings are to be within 400m safe walking distance

from a future bus route. (2) The pedestrian routes and their road crossings are to be located

conveniently to designated bus stops. (3) An indicative bus route is indicated in Figure 3.12. (4) A Traffic Management Plan showing location and configuration of bus

stops be submitted with the first subdivision application for Council approval.

Table 3.2 Road Carriageway and Reserve Width * For a maximum length of 80m ** Up to 15 dwellings *** Except where street connects to an adjoining street

3.2.2.2 Street Intersections

Objectives

Development Control

3.2.3 Public Transport

Objectives

Development Control


19

Figure 3.7 Typical Collector Road

Figure 3.8 Typical Local Street


20

Figure 3.9 Typical Local Street Adjacent to Trunk Drainage

Figure 3.10 Typical Stanhope Parkway (sub arterial) and Access Street


21

Figure 3.11 Typical Private Driveway Note: RTA turning templates are to be applied to garages abutting private driveways to ensure adequate manoeuvring can be achieved within the private driveway.

3 URBAN DESIGN


22

Figure 3.12 Public Transport


23

3.2.4 Pedestrian and Cycle Network

Objectives (1) Provide a network of pedestrian and cycle linkages to allow residents

easy and safe access to the main open space and other public amenity features of the site including access to public transport as indicated on Figure 3.13 (refer page 24).

(2) Provide an all weather pedestrian network of suitable material, width and design that can link into existing or possible future pedestrian networks.

(3) Provide legible and convenient pedestrian and cycleway connections that link existing and new neighbourhoods and connect open spaces.

Development Control (1) Provide on grade pedestrian and cyclist crossings at Stanhope Parkway to

future developments. (2) Pedestrian and cycle links are to be generally provided as indicated on

Figure 3.13. (3) For reasons of safety, significant pedestrian links across sub arterial

routes should be at signalised intersections. (4) Road crossings are to be located where there is adequate sight distance

and suitable lighting provided at road crossings. (5) Cycleways to be built in accordance with Council specifications. (6) Provide off road cycle paths within open space areas, and parallel to

Stanhope Parkway and Schofields Road.

3.2.4 Pedestrian and Cycle Network

Objectives

Development Control

3 URBAN DESIGN


24

Figure 3.13 Pedestrian and Cycle Network


25

4.0 SITE PLANNING The following sections set out the objectives and development controls that relate to site planning and the subdivision development of the site. 4.1 Site Drainage Stormwater Management Objectives (1) Provide adequate drainage of all lots and roads within the development

area. (2) Integrate landscape design into the Water Sensitive Urban Design

(WSUD) drainage measures and salinity and sodicity management measures on a lot and subdivision scale.

Development Control (1) Stormwater systems to be designed to cater for all storm events up to the

1:100 year ARI storm event. (2) Apply WSUD strategies to minimise stormwater pollution by treating

initial runoff and reducing the connectivity of impervious surfaces. (3) WSUD strategies are to complement salinity and sodicity management

related to Appendix C, improving or at least maintaining the current condition, without detriment to the waterway environment.

(4) Maximise at - source street level and neighbourhood scale stormwater quality strategies, based on using current best practice to achieve pollutant load reduction targets set by Department Environment and Conservation in their stormwater management guidelines.

4.2 Land Capability – Salinity and Sodicity Objectives (1) Manage and mitigate the impacts of, and on, salinity and sodicity. Development Control (1) Comply with the Salinity Management Plan at Appendix C (see page54). (2) Salinity shall be considered during earthworks, rehabilitation works and

during the siting, design and construction of infrastructure from Salinity damage and to minimise the potential impacts the infrastructure may have on salinity.

(3) The soil type of each lot is to be sampled, tested and classified for soil salinity, sodicity and aggressivity.

(4) An appropriately qualified consultant is to oversee and monitor the bulk earthworks.

(5) An appropriately qualified consultant is to certify that the subdivision has been completed in accordance with the requiements of the Salinity Management Plan at Appendix C prior to the release of a subdivision certificate. Further, the consultant is to verify that the land is appropriate for the proposed development, having regard to but not limited to salinity, sodicity, erodability and acid sulphate soils.

(6) Any works within the central woodland corridor are to comply with the requirements of the Salinity Management Plan.

(7) Salinity and sodicity management related to Appendix C is to complement WSUD strategies, improving or at least maintaining the current condition, without detriment to the waterway environment.

4.1 Site Drainage Stormwater Management

4.2 Land Capability – Salinity and Sodicity

4 SITE PLANNING

Objectives

Development Control

Objective

Development Control


26

(8) All building works to comply with the requirements of the Salinity Management Plan at Appendix C.

(9) The DCP be reviewed on a two yearly basis to ensure that best practice salinity and sodicity techniques have been incorporated.

4.3 Aboriginal Heritage Objectives (1) Manage the Aboriginal heritage values of the site to ensure that the

conservation outcome is enduring. (2) Ensure areas identified as archaeologically significant are managed

appropriately. Development Control (1) Management of Aboriginal heritage on the site must generally comply

with the recommendations contained within the Jo McDonald Cultural Heritage Archaeological Report (May 2005).

(2) Development application must identify any areas of Aboriginal heritage value that are within or adjoining the DA area, including any areas within the development site that are to be retained and protected (and identify the management protocols for these).

(3) Developments that will impact on Aboriginal heritage will require consent from the department of Environment and Conservation (DEC) under the National Park and Wildlife Act 1974 and consultation with the relevant Aboriginal communities.

(4) A Plan of Management must be produced and submitted to Council to ensure that all sites identified are managed appropriately for their cultural heritage values.

(5) The Plan of Management must be submitted to Council concurrently with applications for development.

(6) Where the necessary consents have already been obtained from the DEC, the development application must demonstrate that the development will be undertaken in accordance with any requirements of that consent.

4.4 Contamination Objectives (1) Minimise the risks to human health and the environment from the

development of potentially contaminated land. (2) Ensure that potential site contamination issues are adequetely addressed

at the subdivision stage. Development Control (1) Comply with Part Q (Contaminated Land Guidelines of Blacktown

Development Control Plan 2006.

4.3 Aboriginal Heritage

4.4 Contamination

Development Control

Objectives

Objectives

Development Control

4 SITE PLANNING


27

4.5 Cut and Fill Objectives (1) Manage and mitigate the impacts of cut and fill throughout the site. Development Control (1) Cut and fill on the site is to be minimised. (2) Comply with Council's provisions on cut and fill. 4.6 Flora and Fauna Objectives (1) Manage the flora and fauna of the site to ensure that the conservation

outcome is enduring. Development Control (1) Comply with the provisions of the Threatened Species Conservation Act

1995. (2) A tree survey is to be submitted with each subdivision DA.

4.5 Cut and Fill

4.6 Flora and Fauna

Objective

Development Control

Development Control

Objective

4 SITE PLANNING


28

5.0 HOUSING

5.1 Introduction

The pattern, scale, and types of dwellings are important elements in creating a successful residential community. The following sections set out the objectives and development controls that relate to the design and development of Dwelling Houses, Dual Occupancy, Integrated Housing, Medium Density Housing and Studios. Refer figures 5.1a and 5.1b which indicate streetscape principles.

5 HOUSING

Figure 5.1 Streetscape Planning Principles – Typical Block (Typical Street)

Figure 5.2 Streetscape Planning Principles - Typical Block (Facing Open Space)

5.1 Introduction


29

Figure 5.3 Acceptable Orientation

Figure 5.4 Acceptable Orientation


30

ALLOTMENT TYPE REGULAR SHAPE IRREGULAR SHAPE

Corner 500 550

Battle-axe adjoining open space or community land (exludes access handle)

450

485

Other Battle-axe (exludes access handle)

500

550

Other 450 485

5.2 Dwelling House

55..22..11 DDeeffiinniittiioonn A "Dwelling House" is defined in Blacktown LEP 1988 as: "A building containing 1 but not more than 1 dwelling."

Table 5.1 Minimum allotment size for Subdivision of Dwelling Houses

5.2 Dwelling House

5.2.1 Definition

Figure 5.5 Minimum Setback controls for Dwelling Houses


31

CONTROL REQUIREMENTS

Minimum Allotment size 450 sqm

Minimum Frontage width 12m

Minimum Lot Depth 20m

Private Open Space (POS)

80sqm - 1, 2 or 3 bedroom 100sqm - 4 bedrooms or more Generally to be located at the side or rear of dwelling

Minimum width of POS 2.5m - directly accessible from living areas

Minimum dimension of Principal POS

4m x 6m

Setbacks (min/m) • Primary Front (Building) • Primary Front (Garage) • Fronting Open Space • Side and rear (Main Dwelling) • Side and rear (Garage) • Corner Lots (Secondary Street Frontage)

4.5m - building facade 2m - articulation zone (minor architectural features) 5.5m - garage door 3.5m - building facade 900mm - single storey 1.5m - two storey Zero 3m - for a max length of 9m 4m - along both street frontages for length of frontages beyond 9m 3m - where frontages is to open space

Max no. of storeys 2

Max building depth of second storey component

14m

Max height dwelling

7.2m - to uppermost ceiling 10m - to ridgeline

Max height of carport 3.5m

Car parking spaces 2 - at least one space needs to be covered

Garage minimum internal dimension

Single - 5.5m x 3.0m Double - 5.5m x 5.5m

Max. carport and garage door width Not more than 5m wide or 50% of the dwelling width whichever is the lesser

Floor level above the 1%, 1:100 year flood level

500mm

Table 5.2

Development Controls for Dwelling House’s


32

Figure 5.6 Carport Controls


33

5.3 Dual Occupancy

55..33..11 DDeeffiinniittiioonn "Dual Occupancy Housing" is defined as two dwellings on a single allotment of land, whether or not the dwellings are attached where: (a) the dwellings have the general external appearance, character and scale of

a dwelling-house or dwelling-houses; and (b) the part of the allotment on which the dwellings are not situated is

available for use by the residents of the dwellings. Dual occupancy housing includes: (a) the alteration or addition to an existing dwelling-house erected on an

allotment so as to create two dwellings; or (b) the erection of another detached dwelling-house in addition to one

already erected on an allotment, but only if not more than two dwellings will be created as a result of the development being carried out; or

(c) the erection of two attached dwellings on an allotment; or (d) the erection of two detached dwelling-houses on an allotment. The subdivision (whether Torrens Title, Strata Title or Community Title) of an allotment on which there are two dwellings as a result of an approved dual occupancy development is prohibited except where the approved development is a detached dual occupancy located on a corner lot.

5 HOUSING

5.3 Dual Occupancy

5.3.1 Definition


34

CONTROL REQUIREMENT

Min Allotment Size 450 sqm - 2 attached dwellings 600 sqm - 2 detached dwellings 600 sqm - corner lot

Min. Lot Depth 20m

Floor Space Ratio 0.5:1

Private Open Space

80 sqm for each dwelling - 1, 2 or 3 bed dwellings 100 sqm for each dwelling - 4 bedroom dwellings

Min Dimension of Principal POS 4m x 6m - directly accessible from living areas

Min Width of POS 2.5m

Setbacks (min/m) • Primary front (Building) • Primary front (Garage) • Fronting open space • Side and rear. (Main Dwelling) • Side and rear. (Garage) • Corner lots (Secondary Street

Frontage)

4.5m - building facade, 2m - articulation zone (minor architectural feature) 5.5m - garage door 3.5m - building facade 1m - single storey 1.5m - 2 storey Zero - for more length of 10m and internalised within development 3m - for max. length of 9m in the secondary street frontage 4m - along both street frontages for length of frontage beyond 9m 3m - along both street frontages for length of frontage beyond 9m where frontage is to public or community open space

Easement for Zero Lot Line

1m - single storey 1.5m - two storey

Maximum no. of Storeys 2

Max Building depth for any Second Storey Component

14m

Max. height of Dwelling

7.2m - to uppermost ceiling 10m - to ridge line

Max. height of Carport 3.5m

Resident Car Parking Spaces 1 per dwelling - 1 or 2 bedrooms 2 per dwelling - 3 or more bedrooms

Visitor Carparking Visitor parking can be stacked in driveway where garage spaces are provided. Otherwise 1 visitor space to serve both dwellings is to be provided off the driveway

Garage and Parking Space min. dimensions

Covered - 3m width, 5.5m length Uncovered - 2.5m width, 5.2m length

Floor level above the 1%, 1:100 year flood level

500mm

Max. carport and garage door width Not more than 5m wide or 50% of the dwelling width, whichever is lesser

Table 5.3

Development Controls for Dual Occupancy Housing


35

5.4 Integrated Housing 55..44..11 DDeeffiinniittiioonn "Integrated Housing" is defined as development that consists of: (a) the subdivision of land into 5 or more allotments; and (b) the erection of a single detached dwelling-house on each of the allotments

created by that subdivision,where a single application for consent for the subdivision and other development is submitted. Further, each proposed allotment must have a site area of 300 square metres or more.

The definition of a "detached dwelling-house" is contained within Blacktown LEP 1988: "Detached Dwelling House" A dwelling-house that is not attached to another dwelling-house by a common wall, ceiling, floor, breezeway, carport or any other structure. Integrated housing differs from most other forms of residential development in that a development must be made for both the subdivision and the proposed development concurrently. Once approved, no further Development Application is required. 55..44..22 DDeessiiggnn PPrriinncciipplleess Integrated housing presents the opportunity to consider all aspects of building and site design together, to be combined effectively to create a functional and attractive residential environment. It is essential in any integrated housing development that all proposed dwelling-houses are shown to be capable of being accomodated on proposed allotments without compromising Council's requirements, particularly solar access and privacy. All integrated housing developments must be designed so as to ensure a compatible relationship between dwelling-houses within the development and dwellings on adjoining land. 55..44..33 DDeevveellooppmmeenntt AApppplliiccaattiioonn RReeqquuiirreemmeennttss Any person undertaking an integrated housing development is required to submit a combined Development Application to Council for the construction of the dwelling-houses and subdivision of the land. Factors which should be considered in the layout of an integrated housing development include: (a) slope and orientation of the land; (b) energy-efficient design of subdivision and dwelling-houses; (c) solar access to adjoining dwellings/dwelling-houses; (d) adequate visual and acoustic privacy to each dwelling-house; (e) relationship to adjoining dwellings/dwelling-houses; (f) retention of special qualities or features such as trees and views; (g) provision of adequate site drainage; (h) provision for landscaping and private open space; and (i) existing streetscape character.

5 HOUSING

5.4 Integrated Housing

5.4.1 Definition

5.4.2 Design principles

5.4.3 Development Application Requirements


36

Allotment orientation shall take into account the type of dwelling to be constructed thereon. Internal living and external private open space areas should generally be oriented to the north. Dwelling-houses should be positioned so that the possible overshadowing impact of and on existing or future adjoining dwellings/dwelling houses is minimised. In determining the suitability or otherwise of any integrated housing proposal, Council will give consideration to the above matters together with those specified in Section 79(c) of the Environmental Planning and Assessment Act 1979. 55..44..44 DDeevveellooppmmeenntt CCoonnttrroollss ffoorr IInntteeggrraatteedd HHoouussiinngg

CONTROL REQUIREMENT

Minimum Allotment size 300sqm

Minimum Frontage width 10m

Floor Space ratio 0.55:1 - measured as an average over entire development and excludes garages

Private Open Space • Minimum dimension of Principal

POS • Minimum width of POS

80sqm - 1,2 or 3 bedroom 100sqm - 4 bedrooms or more Generally to be located at the side or rear of dwelling 4m x 6m - directly accessible from living areas. 2.5m

Setbacks (Min/m) • Primary Front (building) • Primary front (garage) • Fronting Open Space • Side and Rear • Side and Rear (garage) • Corner Lots (Secondary Street

Frontage) • Zero Lot, max. wall length

4.5m - building facade. 2m - articulation zone (minor architectural feature) 5.5m - garage door 3.5m - building façade 1m - single storey 1.5m - two storey Zero - for a max length of 10m and internailsed within development 3m - for a max length of 9m on the secondary street façade 4m - along both street frontages for length of frontages beyond 9m 3m - along both street frontages for length of frontage beyond 9m where frontages is to open space 10m - one side wall may be built on the boundary for a maximum continuous length

Easement for Zero Lot Line


Max no of storeys 2

Max height dwelling

7.2m - uppermost ceiling 10m - ridge line.


Garage and parking space min, dimensions

3.5m width 5.5m length

5 HOUSING 5.4.4 Development Controls for Integrated Housing


37

CONTROL REQUIREMENT

Max. carport and garage door width Not more than 5m wide or 50% of the dwelling width, which ever is the lesser

Floor level above the 1%/1:100 year flood level

500mm

Resident Car Parking Spaces 2 - Parking may be in tandem. Both spaces need to be covered

Visitor Car Parking

Visitor parking can be stacked in driveway where garage spaces are provided. Otherwise 1 space per dwelling for Torrens Title or 1 space per 2.5 dwellings for visitor parking

5.5 Medium Density

55..55..11 DDeeffiinniittiioonn "Medium Density Housing" is defined in the Blacktown LEP 1988 as three or more dwellings on the same parcel of land where each dwelling has an individual entrance and direct private access to private open space at natural ground level for the exclusive use of the occupants of the dwelling but, in the table to Clause 9 of the LEP, does not include any other form of dwellings elsewhere specifically defined in this Part of the DCP. Examples of Medium of density housing include development commonly known as villas and townhouses and but does not include dual occupancy housing, integrated housing or any other form of housing specifically defined in Blacktown LEP 1988. 55..55..22 DDeevveellooppmmeenntt CCoonnttrroollss ffoorr MMeeddiiuumm DDeennssiittyy HHoouussiinngg

CONTROL REQUIREMENT

Minimum Frontage width

26m - Applications proposing the development of irregular shaped sites will be treated on their merits in terms of their compliance within the spirit of the site requirements below

Maximum Depth

No greater than 2.75 times the width of the site On sites approaching the max allowable depth ratio Council may require buildings to be offset one from the other to create a development that is aesthetically pleasing

Maximum no. of attached dwellings in one group

4 6 when opposite public or community open space

Min. gap between group of attached dwellings comprising two or more dwellings per group

5m (Fig 5.2c)

Min. gap between group of attached dwellings and a detached dwelling

2.5m (Fig 5.2b)

Table 5.4 Development Controls for Integrated Housing

5.5.1 Definition

5.5 Medium Density

5.5.2 Development Controls for Medium density Housing


38

CONTROL REQUIREMENT

Max. number of dwellings of same facade type in a single street block

4

Private Open Space (POS) • Minimum dimension of Principal POS • Minimum width of POS

50sqm - 1 bedroom 60 sqm - 2 bedroom 70 sqm - 3 or more bedroom Generally to be located at the side or rear of dwelling. 6m x 4m - directly accessible from living areas 2.5m

Setbacks (Min/m) • Primary Front (Building) • Primary Front (Garage) • Fronting Open Space • Side and Rear • Side and Rear (Garages) • Corner Lots (Secondary Street Frontage)

4.5m - building facade 2m articulation zone (minor architectural feature) 5.5m - garage door 3.5m - building façade 1m - single storey 1.5m - two storey Zero - for a max length of 10m and internalised within development. 3m - for a max length of 9m on the secondary street façade. 4m- along both street frontages for length of frontages beyond 9m 3m - along both street frontages for length of frontage beyond 9m where frontage is to open space

Easment for Zero Lot Line


Minimum gap between groups of attached buildings

5m

Max no of storeys 2 (excludes attic)

Maximum Building Depth of any Second Storey Component

14m

Max height dwelling 7.2m - to uppermost ceiling 10m - to ridge line


Maximum carport and garage door width Not more than 5m wide or 50% of the dwelling width which ever is the lesser

Car Parking Spaces

1 per dwelling - 1 and 2 Bedroom 2 per dwelling - 3 Bed or more 1 space covered stack - parking permitted

Visitor Car Parking 1 space per 2.5 dwellings

Floor level above the 1% 1:100 year flood level

500mm

Garage and Parking space, min. dimension Covered - 3m width, 5.5m length Uncovered - 2.5m width, 5.2m length

Table 5.5 Development Controls for Medium Density Housing


39

5.6 Studios 55..66..11 DDeeffiinniittiioonn A "Studio" is defined as a room or suite of rooms no greater than 60m² in floor area located above a garage and detached from the dwelling. A studio may, but does not have to, contain a kitchen. 55..66..22 DDeevveellooppmmeenntt CCoonnttrroollss ffoorr SSttuuddiiooss

CONTROL REQUIREMENT Private Open Space (POS)

Self Contained (with kitchen): 25sqm - in addition to normal requirement Non-self Contained (without kitchen): No requirement

Minimum width of POS 2.5m

Setbacks • Rear • Side

Zero Zero or garage setback

Car Parking

1 space - Self contained No requirement - Non-self contained

(1) Studio accommodation:

(a) Studios above garages in private driveways can be attached as long as there are no more than 2 in a continuous row;

(b) Studio accommodation should not be located over garages directly opposite in a private driveway unless adequate separation for privacy is achieved;

(c) No more than 1 studio per 7 dwellings; and (d) A studio is to be on the same title as the main residence.

5.7 Common Issues 55..77..11 EExxtteerrnnaall AAppppeeaarraannccee Objectives (1) Enhance the streetscape amenity and residential character of the site. (2) Create a high standard of architectural design for both individual

dwellings and groups of dwellings. (3) Consider proportions in the design of the building elevations. (4) Reinforce significant street intersections particularly on open space and

other key strategic areas through articulation of corner buildings.

5.6.1 Definition

5.6 Studios

5.6.2 Development Controls for Studios

5.7.1 External Appearance

5.7 Common Issues

Objectives

Table 5.6 Development Controls for Studios

5 HOUSING


40

Development Control (Fig 5.8.1) (1) Articulate the building façade using:

(a) variations in setbacks; (b) material and detailing; (c) building entrances; (d) balcony and other elements; (e) shutters, awnings and louvres; and (f) attention to proportion of openings, window type and size.

(2) Corner buildings should be articulated by addressing both street frontages, corner elements such as verandahs, pergolas and attic storey.

(3) Windows to living area should be directed either to the street or rear private open space (and private driveway) to provide visual surveillance to the street and other open space areas.

(4) Generally no bathrooms, ensuite or laundry window to face a public road. (5) Building entries are to be clearly visible from the street. (6) Modulation of the façade should be integral to the design of the building,

not ‘stuck on’. (7) Attention to both the building base and roof is required. Roofs are to be

either pitched between 20 and 40 degrees with simple forms that avoid small pieces of roof with messy flashing details, or designed as a flat or skillion roof.

(8) Communication devices, including antennae, satellite dishes and similar elements are not to be visible from the street.

(9) An upper storey eaves overhang of at least 450mm is required, except on party walls and zero lot line walls.

(10) Lightweight material such as boarded cladding may be used to add interest to the façade. Materials such as fibre cement cladding is to be rendered with either a reveal joint or no joints.

(11) Carports and garages should be constructed of materials that complement the colour and finishes of the main dwelling.

5 HOUSING

Development Control (Fig 5.7)


41

55..77..22 SSaaffeettyy –– CCrriimmee PPrreevveennttiioonn tthhrroouugghh EEnnvviirroonnmmeennttaall DDeessiiggnn ((CCPPTTEEDD))

RReeqquuiirreemmeennttss

Objective (1) Enhance safety, maximise surveillance and minimise opportunities for

crime. Development Control (1) Building entries to be clearly visible from the street. They are not to be

obscured by carports or other elements. A covered entry is encouraged. Entries are to be adequately lit.

(2) Where garages are located behind dwellings in car courts with private driveway access, measures must be taken to minimise opportunities for crime.

(3) Provide lighting both to streets and private driveways sufficent for surveillance.

1. Varied roof scape to break up buiding mass 2. Articulate facade with materials and detailing 3. Facade modulation by variations in setbacks 4. Roofpitch between 20 degrees and 40 degrees or designed as a skillion or flat roof 5. Articulate proportion of opening and windows type 6. Articulate facade with balconies, verandahs, pergolas and sun shading 7. Living area windows directed to street or private open space 8. Legible building entry Figure 5.7 Architectural Treatment of Dwelling Facade

5.7.2 Safety – Crime Prevention through Environmental Design (CPTED) Requirements

Objective

Development Control


42

55..77..33 PPrriivvaaccyy Objective (1) Ensure that buildings are designed and sited to provide privacy between

neighbours and between occupants and the public. Development Control (1) Windows to upper storeys to be located on front or rear facades where

possible. (2) Second storey windows to living areas that face directly to windows,

balconies or private open space of adjoining properties to be offset. (3) First floor balconies or living room windows not permitted to directly

overlook private open space of adjoining dwellings unless suitable screening is provided.

(4) Maintain adequate privacy between studio accommodation located on private driveways.

55..77..44 SSoollaarr AAcccceessss Objective (1) Maximise solar access to private open space and living areas of

dwellings. Development Control (1) Areas of private open space should achieve at least 3 hours of sunlight to

50% of the required private open space between 9am and 3pm on 21 June.

(2) Dwellings to be designed to avoid unreasonable overshadowing of adjacent properties. Buildings should be designed to ensure that 50% of the on-site private open space area of adjoining sites receive a minimum of 3 hours of sunlight between 9.00am and 3.00pm on 21 June.

(3) An application proposing a 2 storey dwelling must include shadow diagrams showing the impact of the proposal on site and adjoining site between 9am and 3pm on 21 June.

55..77..55 LLaannddssccaappiinngg Objective (1) Maximising microclimate benefits to residential lots. (2) Enhance streetscape amenity. (3) Ensure planting success and continuity. (4) Minimise requirements for irrigation and fertilisers. Development Control (1) Indigenous species to make up a large percentage of the plant material mix. (2) Most plant species to be selected from the schedule, Appendix B (refer page 52). (3) A landscaping plan to be submitted for all development other than single dwelling houses.

5 HOUSING

5.7.3 Privacy

Objective

Development Control

5.7.4 Solar Access

Objective

Development Control

5.7.5 Landscaping

Development Control

Objectives


43

55..77..66 FFeenncciinngg Objectives (1) Ensure front fences contribute to the streetscape and creates a clear

distinction between public and private domain. (2) Ensure that rear and side fencing will assist in providing privacy to open

space areas. (3) Ensure that fence height, location and design will not affect traffic and

pedestrian visibility at intersections. Development Control (1) Fences to the street frontage are to be a maximum of 0.9m in height

except corner lots. (2) Fences to corner lots are to be a maximum 0.9m high on the primary

street frontage and on the secondary street frontage to a point 4m from the dwelling frontage where it may then increase to 1.8m in height.

(3) Side and rear boundary fencing constructed behind the building alignment setback should be a maximum 1.8m high and constructed of materials to complement the design of the dwelling. Metal sheeting is not permitted.

(4) Front fences may be of solid construction to a maximum height of 0.6m. The balance of the fence is to have a minimum opening ratio of 50%. Metal sheeting is not permitted.

(5) Retaining walls visible to a public place are to be masonry. (6) Courtyard retaining walls will require fencing to be positioned on top of

retaining wall. 55..77..77 WWaatteerr EEffffiicciieennccyy Objective (1) Minimise water consumption in accordance with State Government

requirements. Development Control (1) The provisions of BASIX will apply with regards to water requirements. 55..77..88 EEnneerrggyy EEffffiicciieennccyy

Objective (1) Minimise energy usage and greenhouse emissions. Development Control (1) The provisions of BASIX will apply with regards to energy requirements. (2) Maximise cross flow ventilation in all dwelling designs. (3) Incorporate outdoor clothes line and drying areas into all dwellings.

5 HOUSING

5.7.6 Fencing

Objectives

Development Control

5.7.7 Water Efficiency

5.7.8 Energy Efficiency

Objective

Development Control

Development Control

Objective


44

55..77..99 SSeerrvviicceess Objective (1) Ensure that services are not visually intrusive. Development Control (1) Should an electrical substation (located within the site area or on the

street frontage of the site) be necessary, the requirements of both Council and Integral Energy shall be met.

(2) All electrical reticulation within the site shall be underground. (3) Provision shall be made to illuminate all common accessways and

driveways to the satisfaction of the Council. All common accessways shall be lit at the vehicular footway crossing by an approved means from dusk till dawn.

55..77..1100 MMaatteerriiaallss SSeelleeccttiioonn

Objective (1) Select materials that minimise the use of non renewable resources. Development Control (1) The selection of materials for pipe infrastructure, foundation and

brickwork must have sulphate resistant properties to cope with the saline conditions.

(2) Specify where possible, the use of recycled and renewable materials. 55..77..1111 SSaalliinniittyy aanndd SSooddiicciittyy

Objective (1) Manage and mitigate the impacts of, and on, salinity. Development Control (1) Salinity shall be considered during the siting, design and construction of

dwellings including: drainage, vegetation type and location, foundation selection and cut and fill activities, to ensure the protection of the dwelling from salinity damage and to minimise the impacts that the development may have on the salinity process.

5 HOUSING

5.7.9 Services

Objective

Development Control

5.7.10 Materials Selection

Objective

Development Control

5.7.11 Salinity and Sodicity

Objectives

Development Control


45

Figure 5.8 Fencing Controls


46

6.0 NEIGHBOURHOOD/COMMUNITY USES

Objectives (1) Provide for retail and commercial development and associated parking to

service the Second Ponds community in conjunction with higher density housing and community uses.

(2) Integrate the development with the adjoining land uses. (3) Establish the community centre as the focal point for community identity

and activity. (4) Development to contribute to the creation of a distinctive main street

character. Development Control (1) Buildings to address the main street. (2) Buildings to be a maximum of 3 storeys in height with the ground floor

providing for retail/commercial uses only and/or commercial/ residential apartments above.

(3) A distinctive identifying architectural element to be provided. (4) An unobstructed footway of 3.5m width to be maintained along the street

frontage. (5) Pedestrian linkages to be provided to the school and community uses. (6) Parking to be generally located with access from the local street system. (7) Parking rates for all development to comply with the parking provisions

of Part A (Introduction and General Guidelines) of Blacktown DCP 2006. (8) Private open space to be provided for each shop top dwelling in the form

of a balcony: 1. Bed 8m² 2. Bed 10m² 3. Bed 12m²

(9) The minimum depth of all balconies should be 2m.

6 NEIGHBOURHOOD/COMMUNITY USES

Development Control

Objectives


47

7.0 INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION

Applicants are encouraged to use the services of architects, town planners, engineers, professional designers and other specialists as required to undertake the site analysis, design development and to prepare the supporting documentation. Consultation with neighbours and Council officers before completing the proposal is highly recommended. A Design Review Panel, independent of Council’s development approval process, has been established by Landcom to review applications prior to lodgement with Council. The Design Review Panel excludes a parcel of land in the North-West corner being Lot 1 DP124210. The amount of information required for a Development or Construction Certificate Application will vary depending on location, scale and complexity of the proposal as well as whether the application relates to land subdivision or building construction. The following information, as relevant to the type of development application, must be submitted:

Application fees as advised by Council.

Application form

a completed document signed by the owner of the land or accompanied by the written authority of the owner to lodge the application (including where appropriate the company seal or seal of the body corporate).

Architectural plans

Documents (3 copies) at a minimum scale of 1:200 showing: • dimensions and reduced levels of all floors, gutters (eaves) and ridge-lines; • detailed floor plans; and • all elevations and relevant sections.

Notification plans

Documents (8 copies, A4 size) showing the location, height and external configuration of the proposed development.

Site analysis

a document including a statement of how the proposed development has addressed the site opportunities and constraints identified.

Statement of environmental effects

a document (for all development applications) which: • explains how the proposal has resolved the relevant items contained in Section

79C of the Environmental Planning and Assessment Act 1979, and in particular this plan;

• explains how the project design has responded to the information contained in the site analysis; and

• demonstrates that the intent of the criteria outlined in this Part has been satisfied.

Survey or site plan

Plans at a scale of 1:200 showing: • site dimensions; • changes of levels on the site related to a fixed datum point; • existing vegetation, showing canopy spread of trees and ground levels at the base

of the trunk; • spot levels of street frontage including road gutter; and • easements for drainage and services affecting or benefiting the subject property.

Salinity management plan a plan detailing management and mitigation measures.

7 INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION


48

Other information may also be required with the development application or as part of the Construction Certificate documentation, including:

Cut and fill plan

a plan with details of the exact depth and extent of excavation and filling on the site.

Landscape plan

a plan showing the location of existing trees, indicating those that are to be retained and proposed landscaping of the completed development indicating opportunities for providing native flora and fauna habitats.

Model

a model to scale showing the relationship of the proposal for adjoining development for superlot applications, (minimum 15 dwellings).

SEPP1 Objection

a document signed by the applicant outlining why compliance with a particular development standard (contained in the LEP or other applicable environmental planning instrument) is unreasonable or unnecessary.

Shadow diagrams

Diagrams for all two storey buildings or second storey additions in residential areas showing the effect of 9am, 12 noon and 3pm shadows during mid-winter.

Soil and water management and sediment control plan

a plan for civil and building activities.

Species impact statement

a document where a "significant effect" is "likely" to be imposed upon "threatened species, populations or ecological communities, or their habitats", pursuant to Section 5A of the Environmental Planning & Assessment Act 1979.

Stormwater management plan

a plan specifying the proposed method for stormwater collection and conveyance, management of 100 year ARI events, effects and management of blockages and rare storm event impacts, down stream flows, drainage flow velocity mitigation and pollution control.

Waste management plan

a plan for demolition and construction specifying the proposed methods for minimisation and recycling of waste materials. This plan should also detail how waste and recyclables will be managed by occupants after construction including details on storage areas and accessways to Council collection points.

For further information, refer to Council’s application form or enquire with Council's Planning and Development Services staff.


49

APPENDIX A A.1 Definitions A definition applying to terms used in this Part of Blacktown DCP 2006 will generally have the same meaning as ascribed to them as is set out in Part A (Introduction & General Guidelines) of Blacktown DCP 2006, and as is set out in Blacktown LEP 1988. Other definitions which are applicable in relation to this Part and related development are set out below. Articulation Zone A 2m wide zone forward of the building facade that may include minor architectural features such as pergolas, bay windows, stair enclosures and verandahs. Attic Room Is a habitable space located above the upper most ceiling between the roof of a dwelling and is accessed from within the dwelling and does not exceed 60m² in area per dwelling. Built upon area Means the area of the site containing the dwelling structure and any hard surface areas (unless permeable) but excludes paved landscape areas and courtyards. Corner lot Is an allotment that has frontage to two or more intersecting roads. Design Review Panel (1) The Design Review Panel (DRP) consists of Landcom and/or Australand

representatives, the estate Architect and a consultant Landscape Architect.

(2) Once a purchaser has selected a house type, an application is to be submitted to the DRP.

(3) A recommendation from the Panel is required prior to the DA submission to Blacktown City Council.

(4) The recommendation from the DRP must be attached as part of the supporting documentation for Council’s consideration, as part of any formal DA.

(5) The Design Review Panel is independent of Council’s development approval process.

Finished ground level Is the finished ground level following any bulk earthworks required at subdivision development stage to create a land surface generally suitable for building.

APPENDIX A DEFINITIONS

A.1 Definitions

Articulation Zone

Attic Room

Built upon Area

Corner Lot

Design Review Panel

Finished Ground Level


50

Gross Floor Area The sum of the areas of each floor of a building where the area of each floor is taken to be the area within the outer face of the external enclosing walls as measured at a height of 1400 millimetres above each floor level excluding - (a) columns, fin walls, sun control devices and any elements, projections or

works outside the general lines of the outer face of the external wall; (b) lift towers, cooling towers, machinery and plant rooms, ancillary storage

space and vertical air-conditioning ducts; (c) car parking needed to meet any requirements of Council and any internal

access thereto; and (d) space for the loading and unloading of goods. Landscaped area Includes all permeable areas, paved courtyard areas and pathways but does not include any driveways. Landscape plan Is a plan prepared by the applicant that shall accompany the Development Application and sets out the general principles of embellishment to be undertaken in subsequent stages of the development of those areas where the developer intends to undertake the embellishment of open space. Neighbourhood centre Local Centre containing a mix of retail, professional services, associated community uses. Principal residence Is a dwelling which has direct access to a public road or public open space and is not studio accommodation. Private driveway A shared driveway to a group of dwellings that does not require garbage truck access and is not a through road. Semi detached houses Are dwellings that have a common wall with an adjoining dwelling in a group of only two dwellings. The garage may be attached or detached from the dwelling. Significant Building A corner building or other building identified as being an important element within the streetscape.


Gross Floor Area

Landscaped Area

Landscape Plan

Neighbourhood Centre

Principal Residence

Private Driveways

Semi Detached Houses

Significant Building


51

Storage space This includes any garage space in excess of the minimum dimensions for garages and also includes designated linen or other storage areas but not including wardrobes in bedrooms or kitchen storage cupboards. WSUD Water Sensitive Urban Design. Zero lot line houses Part of the dwelling wall is built to the property boundary but has no common boundary wall with any adjoining dwelling. Zipper lots Are lots with at least one irregular side boundary and generally has a dwelling built to one boundary which has no common boundary wall with any adjoining dwelling.


Storage Space

WSUD

Zero Lot Line Houses

Zipper Lots


52

APPENDIX B

B.1 Proposed Vegetation Species for Private Open Space

Scientific Name

Common Name Mature Height

Mature Spread

Native

Trees Acer buergeranum Agonis flexuosa Angophora floribunda Banksia integrifolia Casuarina glauca Corymbia maculata Eucalyptus amplifolia Eucalyptus crebra Eucalyptus microcorys Eucalyptus moluccana Eucalyptus tereticornis Fraxinus ‘Raywoodii’ Jacaranda mimosilfolia Melaleuca linarifolia Melaleuca nodosa Melaleuca stypheloides Melia azedarach Sapium sebiferum

Trident Maple Willow Myrtle Rough Barked Apple Coastal Banksia Swamp She-Oak Spotted Gum Cabbage Gum Narrow Leafed Red Ironbark Tallow-wood Grey Box Forest Red Gum Claret Ash Jacaranda Snow In Summer Ball Honeymyrtle Prickly Paperbark White Cedar Chinese Tallow Tree

6m 14m 20m 20m 15m 30m 30m 30m 40m 30m 40m 20m 20m 10m 4m 10m 15m 7m

3m 6m 6m 6m 5m 8m 5m 8m 8m 8m 4m 8m 8m 4m

2.5m 3m 5m 3m

X √ √ √ √ √ √ √ √ √ √ X X √ √ √ X X

Shrubs Agapanthus orientalis Acemena smithii ‘Hedge Master’ Anigozanthos flavidus Banksia spinulosa Brunoniella australis Bursaria spinosa Callistemon linariifolius Crinum pedunculatum Dietes bicolor Doryanthes excelsa Dodenea viscose Gardenia augusta Grevillea poorinda “Royal Mantle” Hakea sericea Kunzea ambigua Micromyrtus ciliata Phormium tenax “Purpureum” Thryptomene saxicola Westringia fruticosa

Agapanthus Lilly Pilly Tall Kangaroo Paw Hairpin Banksia Blue Trumpet Tasmanian Christmas Bush Narrow-leaved Bottlebrush Crinum Lily Fortnight Lily Gymea Lily Giant Hop Bush Common Gardenia Grevillea Silky Hakea Tick Bush Finged Heath Myrtle NZ Purple Flax Rock Thryptomene Coastal Rosemary

0.75m 2m 2m 3m

0.3m 10m 3.5m 2.5m 1.0m 3m 3m

1.5m 1.5m 6m

2.5m 0.15m 1.0m 1m

2.0m

0.4m 1m 1m 2m

0.4m 6m 2m

2.5m 0.75m

2m 3m

1.0m 1.5m 3m 2m

1.5m 1.0m 0.5m 1.5m

X √ √ √ √ √ √ √ X √ √ X √ √ √ √ X √ √

Ground Cover Aspidistra elatoir Brachycome multifida Dichondra repens Grevillea ‘Bronze Rambler’ Hardenbergia violaceae Trachelospermum jasminoides Viola hederacea Wahlenbergia gracilis

Cast Iron Plant Cut Leaf Daisy Kidney Weed Grevillea cultivar Purple Coral Pea Star Jasmine Native violet Australian Bluebell

1m 0.3m 0.1m 0.3m

climbs to 1.5m climbs to 6m

0.2m 0.3m

0.8m 1m

0.3m 0.4m 1.5m 1.5m 0.5m

0.25m

X √ √ √ √ X √ √

B.1 Proposed Vegetation Species for Private Open Space


53

Grasses Aristida ramosa Danthonia tenuoir Imperta cylindrica Liriope muscari Microlaena stipoides var. stipoides Ophiopogon japonicus Pennisetum alopecrroides Poa labillardieri Themeda australis

Wire Grass Wallaby Grass Cogon Grass Turf Lily Microlaena Mondo Grass Fountain Grass Poa Kangaroo Grass

0.5m 0.3m 0.5m 0.6m 0.5m

0.35m

1m 0.4m 1m

0.5m 0.3m 0.5m 0.5m 0.3m

0.3m 1m

0.25m 0.3m

√ √ √ X √

X √ √ √

Sedges/Rushes Carex appressa Dianella caerulea Dianella revolute Gahnia aspera Isolepis nodosa Lomandra longifolia Lomandra multiflora Juncus usitatus

Tall Sedge Flax Lily Flax Lily Saw Sedge Nobby Clubrush Mat Rush Many Flowered Mat Rush Common Rush

1m 0.5m 1m 1m 1m

0.7m 0.7m 1m

0.5m 0.3m 1m

0.4m 1m 1m

0.7m 0.4m

√ √ √ √ √ √ √ √

Turf Cynodon dactylon Couch (improved types) - - X

It is important to note that this plant list is indicative only to provide a guide on the range of suitable plants for the region with consideration of functional, aesthetic, salt tolerance and horticultural requirements. The selection of species is expected to vary over time as a result of species availability, site conditions, plant viability.


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APPENDIX C

C.1 Salinity Management Plan

REPORT ON SALINITY MANAGEMENT PROPOSED RESIDENTIAL DEVELOPMENT SECOND PONDS CREEK SCHOFIELDS Prepared for LANDCOM Project 29867E September 2005

APPENDIX C SALINITY MANAGEMENT PLAN

C.1 Salinity Management Plan

Douglas Partners Pty Ltd ABN 75 053 980 117 96 Hermitage Road West Ryde NSW 2114 Australia PO Box 472 West Ryde NSW 1685

Phone (02) 9809 0666 Fax (02) 9809 4095 [email protected]


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EXECUTIVE SUMMARY The salinity management report overviews relevant salinity observations, measurements and issues, and presents recommendations for management of salinity for the proposed residential development at Second Ponds Creek, Schofield. Information is presented from numerous relevant investigations of the site. This includes maps of electrical conductivity of soil water extract (ECe) across the site (Figures 1 and 2). These maps can be used to provide indications of salinity levels at specific locations. Most of the near surface soils at the site are non or only slightly saline. Moderately saline conditions only occurred in a few isolated areas along the creek corridor. Close to the creek salinity levels generally peaked in the B2 soil horizon whereas in the upper landscape areas salinity levels peaked in the shale, which was generally at relatively shallow depths. The primary salt management method recommended in the report is consequently avoidance by managing stripping and reinstatement of near surface soils. The A and top of the B (i.e. B1) horizons are generally only slightly or non saline. They should be recovered and stockpiled separately. The more saline layers, where exposed, will need to be covered. Building platforms should be capped with 100 - 200 mm of B1 horizon non-saline subsoil. In addition to this where saline soils are exposed in landscape areas a topping of 100 - 200 mm of non-saline topsoil (A) is recommended. General information is also presented on the causes and effects of urban salinity followed by additional recommendations and guidance for residential subdivision site design and building construction for mitigation and management. In the creek corridor, rectification of scoured areas should be carried out using appropriate engineering and landscaping solutions. The salinity management measures recommended in the report will safeguard and reduce the risk of any increase in the existing relatively low levels of salinity in the near surface soils.



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TABLE OF CONTENTS

PAGE

1. INTRODUCTION 1

2. BACKGROUND 2

3. CAUSES OF URBAN SALINITY 4

4. EFFECTS OF SALINITY IN AN URBAN ENVIRONMENT 5

5. RECOMMENDATIONS 6

5.1 Water Management 6 5.2 Site Design 7 5.3 Residential and Other Buidlings 10

6 CONCLUSIONS 12

APPENDIX A: Notes Relating to this Report Borehole Logs Drawing 1 – Locality Plan



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TJW:lll Project 29867E

12 September, 2005

SALINITY MANAGEMENT REPORT PROPOSED RESIDENTIAL DEVELOPMENT SECOND PONDS CREEK, SCHOFIELDS

1. INTRODUCTION This report presents an overview of salinity observations and issues, together with general recommendations for salinity management for proposed residential development, at Second Ponds Creek, Schofield. The management report was prepared by Douglas Partners Pty Ltd (DP) and Sydney Environmental and Soil Laboratory (SESL) for submission to Blacktown Council by Landcom, the project developer. This management report includes: • background information on salinity at the site; • general information on the causes and effects of urban salinity; • recommendations and general guidelines for site development and

construction, covering water management, site development and buildings;

• conclusions. The aim of this report is to present practical recommendations about how to manage and, where possible, mitigate the existing saline conditions on site, so as to limit any impact of salinity on roads, buildings, vegetation, underground services, water courses and storages comprising the proposed residential development.

2. BACKGROUND The site covers an area of 391 hectares, identified as Lot 244 of DP 1030940, and is situated in a broad shallow valley draining north. The possible presence of saline groundwater and soils on this section of the catchment area for Second Ponds Creek has been recognised for over 60 years. Details of the geology and hydrogeology at the site and results from various investigations are in the following reports: • “Report on Preliminary Salinity Investigation, Second Ponds Creek,

Schofields” by Douglas Partners, dated September 2001 (Project 29867), henceforth termed the DP report. As well as reporting on soil sampling and testing in the area, this report contains details of earlier work by Dr Peter Mitchell and others.

• “Salinity Investigation at Second Ponds Creek” by CSIRO Land and Water, dated May 2002. The report contained the results from additional soil sampling and testing as well as geophysical work comprising EM31 measurements of bulk soil conductivity along a number of transects parallel to the creek.




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• “Salinity Investigation Second Ponds Creek” by Mitchell Resource Intelligence, dated November 2002 (MRI report). The report considered results from the earlier reports mentioned above and other sources, carried out further soil sampling and testing and produced maps plotting estimated conductivity of soil water extract (ECe) in both the A2 and B2 soil horizons. These maps are reproduced as Figures 1 and 2.

Conclusions based on the information in these studies were that: • salinity at the Second Ponds Creek site was not as severe as originally

thought with ECe values of over 5 dS/m (moderately saline is 4 to 8 dS/m) only occurring in a few isolated areas along the creek corridor (attention is drawn to the different ECe scales used on the two figures);

• in lower landscape positions, close to the creek, salinity levels generally peaked at the bottom of the B2 horizon then appeared to drop off in the shale, based on profiles in the DP report. The A1 horizon was generally leached apart from some local pockets of high salinity near the creek in the A2 horizon;

• on the upper landscape, salinity levels usually peaked in the shale but generally at lower levels than closer to the creek;

• saline water appeared to be perched on the shale and flows laterally leading to an accumulation of salts in the lower subsoil through evapotranspiration;

• sodicity was considered a more serious problem than salinity, particularly along the creek line and tributaries, where dispersive soils and erosion were extensive.

3. CAUSES OF URBAN SALINITY

Although saline soils and groundwater are a natural part of the Australian landscape, land management practices are now increasingly recognized as significant contributors to the expansion of salt affected areas. In particular, urban salinity is increasingly occurring around populated areas due to clearing and site development. Salinity occurs when salts found naturally in the soil or groundwater are mobilised. Capillary rise and evaporation concentrate the salt on, and close to, the ground surface. Urban salinity becomes a problem when the natural hydrogeological balance is disturbed by human interaction. This may occur in urban areas due to changes to the water balance, increases in the volume of water into a natural system altering subsurface groundwater flows and levels, exposure of saline soils, and removal of deep rooted vegetation reducing rates of evapotranspiration. Even small changes in sensitive areas can result in the balance being irrecoverably altered and salinisation occurring. Some building methods may also contribute to the process of urban salinity. In particular compacted surfaces and fills can restrict groundwater flow and result in a concentration of salt in one area. Cutting into slopes for building, can result in saline soils or ground water being exposed and intercepted. Additionally, the use of imported filling may be an additional source of salt or the filling may be less permeable, preventing good drainage. These issues may also result in problems with the design and construction of roads. In particular, the building of embankments and the compaction of layers can interfere with groundwater flow. Also the inappropriate positioning, grading and construction of drains can result in surface and groundwater mixing and stagnant pools forming that evaporate leaving salt encrusted ground.



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Figure 1 ECe in A2 Soil Horizon (MRI Report, Nov. 2002)

Figure 2 ECe in B2 Soil Horizon (MRI Report, Nov. 2002)


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Salinity issues may also arise as the result of cumulative impacts. A common example is from the gradual removal of vegetation across a site, which can contribute to a change in the hydrological regime from reduced evapotranspiration, a consequential rise in the ground water table, and subsequent salinity problems. Where vegetation is gradually removed the water table rises as a result of a smaller volume of water being used by the plants, allowing salts to be mobilised. Of more relevance in an urban landscape is the potential for an increase in water inputs into the hydrological regime. These increased inputs commonly come from the irrigation or watering of gardens and playing fields, infiltration of storm water and sewage and other service leakage. These inputs may seem minor on their own but their cumulative effects over time produce an elevated groundwater table and eventually high levels of salinity.

4. EFFECTS OF SALINITY IN AN URBAN ENVIRONMENT Excess salinity in an urban environment can result in significant problems. It can manifest itself in a number of ways resulting in damage to buildings, vegetation, soils and roads. The effects of salinity can be observed on building materials, infrastructure including pipework and roads as well as in vegetation. The effect of urban salinity is the result of both physical and chemical actions of the salt on concrete, bricks and metals. Salt moves into the pores of concrete and bricks and becomes concentrated when the water evaporates and can result in breakdown of materials and corrosion. Evidence of this may include crumbling, eroding or powdering of mortar or bricks, flaking of bricks facing and cracking or corrosion of bricks. High levels of salinity can result in damage to and even death of plants. Signs that vegetation is under stress from salinity include the discolouration and wilting of leaves and the death of less salt tolerant plant species. It may also be hard to establish lawns in areas that are subject to high salinity. High levels of salinity may also affect soil structure, chemistry and productivity. This can reduce plant growth which in turn alters soil structure, chemistry and nutrient levels. As soils become more saline, plant and micro-organisms decline and soil structure deteriorates. Waterlogging may also occur following a decline in nutrient levels. Over time, the alteration of soil structure can lead to the formation of gullies and other forms of soil erosion. Salinity may also result in the corrosion of steel pipes, structural steel and reinforcement and can damage underground service pipes resulting in significant financial costs. Salinity can also have a significant effect on roads and pavements and including: • deterioration of the bitumen seal; • blistering which can lead to the formation of cracks and potholes; • staining; • cracking; • deformation; • potholes; • cracking and spalling of reinforced concrete pavements.



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5. RECOMMENDATIONS

5.1 Water Management The key to controlling the salinity of water in and around the Second Ponds Creek corridor is to minimise the concentration of salinity by evaporative processes. This can be done by ensuring good drainage in the catchment and minimising the number of shallow open pools that can readily dry out. Erosion is to some extent currently bigger issue along the creek line than salinity. Consequently, any wetlands constructed along the creek and other watercourses should not only be designed to minimise evaporative losses but also incorporate adequate bank protection measures to restrict erosion during peak flow periods. horizon clays should be minimised by use of linings or sensitive landscaping design. Re-establishment of suitable vegetation and addition of gypsum to dispersive soils in soil conservation earthworks are also measures to control erosion. Outside the creek corridor, efforts should be made to prevent or restrict changes to the water balance that will result in rises in groundwater levels bringing saline water closer to the ground surface where evaporative concentration can occur resulting in potential salinisation. These efforts need to be directed at all levels of the development process including: • site design, including vegetation and landscaping; and • residential and other buildings. In general, the following recommendations for site design and building are directed at: • maintaining the natural water balance; • maintaining good drainage; • avoiding disturbance or exposure of sensitive soils; • retaining or increasing appropriate native vegetation in strategic areas; • implementing building controls and engineering responses where

appropriate. Reference should also be made to maps and recommendations given in the DP report, some of which are repeated below.

5.2 Site Design Planning of the development of the site requires careful management with a view to controlling drainage and infiltration of both surface waters and groundwater to prevent rises in groundwater levels and minimise the potential for erosion. Control methods for management of salinity during site development should start with adherence to careful stripping and separation of non-saline topsoil from slightly and moderately saline subsoils. Soils must be replaced in the original order where possible to avoid bringing salts to the surface. The A and top of the B (i.e. B1) horizon are generally not saline and should be recovered and stockpiled separately. The lower B (i.e. B2) and C horizons are generally the more saline layers and where exposed need to be covered with say 100 - 200 mm of B1 then 100 - 200 mm of topsoil (A) for landscape finishes. Building platforms should be capped with 100 - 200 mm of B1 horizon non saline subsoil.



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The general prognosis for landscape success is good to very good if such management methods are incorporated in design and followed during construction. The main area showing severe problems in relation to rectification is the scoured area of the main creek. This can be addressed by a range of engineering and landscaping solutions. Figure 3 from "Good Housekeeping to Manage Urban Salinity" by the Department of Infrastructure Planning and Natural Resources (DIPNR) illustrates the urban salinity process and identifies situations where salinity problems can develop due to inappropriate planning and design. Precautionary measures in subdivision design to reduce the potential for salinity problems include: • avoiding water collecting in low lying areas, along shallow creeks,

floodways, in ponds, depressions, or behind fill embankments or near trenches on the uphill sides of roads. This can lead to water logging of the soils, evaporative concentration of salts, and eventual breakdown in soil structure resulting in accelerated erosion;

Figure 3 The Urban Salinity Process


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• roads and the shoulder areas should also be designed to be well drained, particularly with regard to drainage of surface water. There should not be excessive concentrations of runoff or ponding that would lead to waterlogging of the pavement or additional recharge to the groundwater. Road shoulders should be included in the sealing program;

• surface drains should generally be provided along the top of batter slopes

of greater than 2.5 m height to reduce the potential for concentrated flows of water down slopes possibly causing scour. Well graded subsoil drainage should be provided at the base of all slopes where there are road pavements below the slope to reduce the risk of waterlogging;

• where possible materials and waters used in the construction of roads and

fill embankments should be selected to contain minimal or no salt. This may be difficult for cuts and fills in lower areas where saline soils are exposed in cut or excavated then placed as filling. Under these circumstances where salinisation could be a problem, a capping layer of either topsoil or sandy materials should be placed to reduce capillary rise, act as a drainage layer and also reduce the potential for dispersive behaviour in the sodic soils;

• to minimise infiltration through the exposed filling batters and the

potential resulting flushing of salts from the filling, it is suggested that the batter slopes be specifically compacted to the requirements as described above but with control of the moisture content to OMC + 2% or otherwise over-filled, compacted and then trimmed back to the final alignment. If the later is to be carried out, the outer zone (say 3 m wide) of the filling should be placed at OMC + 2%;

• gypsum should be mixed into filling containing sodic soils and cuts where

sodic soils are exposed on slopes to improve soil structure and to minimise erosion potential;

• consideration could be given to planning to use deeper infrastructure

service lines, deeper than say 1.2 m, to promote subsurface drainage by incorporating slotted drainage pipes fitting into the stormwater pits in lower areas where pipe invert levels are within about 1 m of existing groundwater levels. This is probably likely to be more appropriate where good drainage can be planned as in certain situations poorly graded subsoil drainage and water collecting in pits may make things worse raising the water table and increasing the risk of salinisation;

• salt tolerant grasses and trees should be considered close to the creek and

in areas of moderate and greater salinity to reduce soil erosion and to stabilise the soils and creek banks as well as maintain the existing evapotranspiration and groundwater levels. Reference should be made to an experienced landscape planner or agronomist. Advice from landscape technologists is that a wide range of indigenous and native species are available that will tolerate the anticipated level of salinity.



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5.3 Residential and Other Buildings Figure 4, also from “Good Housekeeping to Manage Urban Salinity" by DIPNR, presents diagrammatically a selection of salinity management tips for domestic dwellings. The extent of measures adopted during construction in particular the concrete and masonry requirements should depend on the particular level of salinity of aggressivity at the actual site. Based on measurements and observations to date, it is anticipated that extreme salinity protection measures, such as increased durability concrete, barrier membranes, pier and beam, etc will not be required over most of the building areas. Nevertheless, for the construction of buildings on moderately or more saline sites, it is considered that: • soil from building sites in areas suspected to be more than slightly saline

(ECe > 4 dS/m) should be sampled, tested and classified for soil salinity and aggressivity. This should preferably be carried out by a geotechnical consultant at the same time the site is classified for soil reactivity (shrink – swell behaviour as described in Australian Standard 2870 – 1996 Residential slabs and footings). The salinity classification would involve limited additional testing of soil or water samples for pH, electrical conductivity, total dissolved solids (TDS), sodicity, and possibly sulphates and chlorides. At Second Ponds Creek it is anticipated, based on Figures 1 and 2, that only a few building sites close to the creek corridor are likely to be affected;

• on moderately or more saline sites, a thick layer of sand (say 100 mm

minimum) followed by a membrane of thick plastic should be placed under the concrete slab to act as a moisture barrier and drainage layer to restrict capillary rise under the slab. Alternatively concrete grade of at least N25 and minimum 45 mm reinforcement cover should be adequate in moderately saline areas increasing to N32 and 50 mm cover respectively for very saline (ECe from 8 to 16 dS/m) areas;

• the need for higher than normal strength concrete (≥ N40) and use of

sulphate resistant cement should be considered in potentially highly saline (ECe > 16 dS/m) or aggressive areas in order to reduce the risk reinforcement corrosion in concrete slabs. A minimum of 55 mm of concrete cover on slab reinforcement, proper compaction and curing concrete are also suggested to produce a dense low permeability concrete;

• as an alternative to slab on ground construction, suspended slab or pier

and beam construction should be considered, particularly on sloping sites as this will minimise exposure to potentially corrosive soils and reduce the potential cut and fill on site which could alter subsurface flows;

• other measures that can be considered to improve the durability of

concrete in saline environments should be considered. These include reducing the water cement ratio (hence increasing strength), minimising cracks and joins in plumbing on or near the concrete, reducing turbulence of any water flowing over the concrete and using a quality assurance supplier;

• it is essential that in all masonry buildings that a brick damp course be

properly installed so that it cannot be bridged either internally or externally. This will prevent moisture moving into brick work and up the wall;



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• as there are various exposure classifications and durability ratings for the wide range of masonry available, reference should be made to the supplier in choosing suitable bricks of at least exposure quality. Water proofing agents can also be added to mortar to further restrict potential water movement;

• in high salinity areas, bricks that are not susceptible to damage from salt

water should be used. These are generally less permeable, do not contain salts during their construction and have good internal strength so that they can withstand any stress imposed on them by any salt encrustation;

• as indicated on Figure 4, service connections and stormwater runoffs

should be checked to avoid leaky pipes which may affect off site areas lower down the slope and increase groundwater recharge resulting in increases in groundwater levels.

Figure 4 Salinity Management at Home


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6. CONCLUSIONS The above information and recommendations have been based on the results of testing carried out and reported to date. Recommendations are given for site development to minimise or reduce the potential for the development of salinity problems. Generally apart from the main creek corridor, almost all of the topsoils and nearsurface subsoils in the areas where residential buildings are proposed are non-saline (ECe < 2 dS/m) or slightly saline. The B-horizon soils and shale are more saline in some locations at depths below 1 m to 1. 5 m. The main implications for residential development and road construction are that measures should be taken to minimise the use of extensive cut and fill techniques. Where cutting is necessary the non-saline near surface soils should be kept separate from the deeper more saline subsoils and shale. Any cut soils should be replaced in original order and exposed B-horizon soils and shale covered with non-saline topsoils so as not to bring salts to the surface. Other recommendations for site design and buildings should be followed. In the creek corridor, rectification of the scoured areas should be carried out with appropriate engineering and landscaping solutions. As previously mentioned sodic soils and erosion is to some extent a more serious problem here than salinity. DOUGLAS PARTNERS PTY LTD Reviewed by: Dr Terry Wiesner Principal Grahame Wilson Principal



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REFERENCES 1. Department of Land and Water Conservation (DLWC), 2002, Site

Investigation for Urban Salinity booklet 2. Department of Land and Water Conservation (DLWC), 2002, Draft

Salinity Potential In Western Sydney Hazard Map 3. Department of Infrastructure, Planning and Natural Resources (DIPNR),

2004, Roads and Salinity 4. Department of Infrastructure, Planning and Natural Resources (DIPNR),

2004, Waterwise Parks and Gardens 5. Department of Infrastructure, Planning and Natural Resources (DIPNR),

2004, Building in a Saline Environment 6. Department of Infrastructure, Planning and Natural Resources (DIPNR),

2002, Salinity Potential in Western Sydney Map 7. Stockland (2004), Annand Alcock Urban Design, Issue 5, April 2004,

Chapter 6 Environmental Management 8. Western Sydney Regional Organisation of Councils Ltd (2003) Western

Sydney Salinity Code of Practice 9. Department of Infrastructure Planning and Natural Resources (2004)

Good Housekeeping to Manage Urban Salinity – for residents in Western Sydney



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APPENDIX A (to Salinity Management Plan) Notes Relating to this Report: Borehole Logs Drawing 1 – Locality Plan

NOTES RELATING TO THIS REPORT Introduction These notes have been provided to amplify the geotechnical report in regard to classification methods, specialist field procedures and certain matters relating to the Discussion and Comments section. Not all, of course, are necessarily relevant to all reports. Geotechnical reports are based on information gained from limited subsurface test boring and sampling, supplemented by knowledge of local geology and experience. For this reason, they must be regarded as interpretive rather than factual documents, limited to some extent by the scope of information on which they rely. Description and Classification Methods The methods of description and classification of soils and rocks used in this report are based on Australian Standard 1726, Geotechnical Site Investigations Code. In general, descriptions cover the following properties - strength or density, colour, structure, soil or rock type and inclusions. Soil types are described according to the predominating particle size, qualified by the grading of other particles present (eg. sandy clay) on the following bases:

Soil Classification Particle Size Clay less than 0.002 mm Silt 0.002 to 0.06 mm

Sand 0.06 to 2.00 mm Gravel 2.00 to 60.00 mm

Cohesive soils are classified on the basis of strength either by laboratory testing or engineering examination. The strength terms are defined as follows.

Classification Undrained Shear Strength kPa Very soft less than 12

Soft 12—25 Firm 25—50 Stiff 50—100

Very stiff 100—200 Hard Greater than 200

Non-cohesive soils are classified on the basis of relative density, generally from the results of standard penetration tests (SPT) or Dutch cone penetrometer tests (CPT) as below:

Relative Density SPT “N” Value (blows/300 mm)

CPT Cone Value (qc — MPa)

Very loose less than 5 less than 2 Loose 5—10 2—5

Medium dense 10—30 5—15 Dense 30—50 15—25

Very dense greater than 50 greater than 25



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Rock types are classified by their geological names. Where relevant, further information regarding rock classification is given on the following sheet. Sampling Sampling is carried out during drilling to allow engineering examination (and laboratory testing where required) of the soil or rock.

Disturbed samples taken during drilling provide information on colour, type, inclusions and, depending upon the degree of disturbance, some information on strength and structure.

Undisturbed samples are taken by pushing a thin-walled sample tube into the soil and withdrawing with a sample of the soil in a relatively undisturbed state. Such samples yield information on structure and strength, and are necessary for laboratory determination of shear strength and compressibility. Undisturbed sampling is generally effective only in cohesive soils.

Details of the type and method of sampling are given in the report. Drilling Methods The following is a brief summary of drilling methods currently adopted by the Company and some comments on their use and application. Test Pits — these are excavated with a backhoe or a tracked excavator, allowing close examination of the in-situ soils if it is safe to descent into the pit. The depth of penetration is limited to about 3 m for a backhoe and up to 6 m for an excavator. A potential disadvantage is the disturbance caused by the excavation. Large Diameter Auger (eg. Pengo) — the hole is advanced by a rotating plate or short spiral auger, generally 300 mm or larger in diameter. The cuttings are returned to the surface at intervals (generally of not more than 0.5 m) and are disturbed but usually unchanged in moisture content. Identification of soil strata is generally much more reliable than with continuous spiral flight augers, and is usually supplemented by occasional undisturbed tube sampling. Continuous Sample Drilling — the hole is advanced by pushing a 100 mm diameter socket into the ground and withdrawing it at intervals to extrude the sample. This is the most reliable method of drilling in soils, since moisture content is unchanged and soil structure, strength, etc. is only marginally affected. Continuous Spiral Flight Augers — the hole is advanced using 90—115 mm diameter continuous spiral flight augers which are withdrawn at intervals to allow sampling or in-situ testing. This is a relatively economical means of drilling in clays and in sands above the water table. Samples are returned to the surface, or may be collected after withdrawal of the auger flights, but they are very disturbed and may be contaminated. Information from the drilling (as distinct from specific sampling by SPTs or undisturbed samples) is of relatively lower reliability, due to remoulding, contamination or softening of samples by ground water. Non-core Rotary Drilling — the hole is advanced by a rotary bit, with water being pumped down the drill rods and returned up the annulus, carrying the drill cuttings. Only major changes in stratification can be determined from the cuttings, together with some information from ‘feel’ and rate of penetration.



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Rotary Mud Drilling — similar to rotary drilling, but using drilling mud as a circulating fluid. The mud tends to mask the cuttings and reliable identification is again only possible from separate intact sampling (eg. from SPT). Continuous Core Drilling — a continuous core sample is obtained using a diamond-tipped core barrel, usually 50 mm internal diameter. Provided full core recovery is achieved (which is not always possible in very weak rocks and granular soils), this technique provides a very reliable (but relatively expensive) method of investigation. Standard Penetration Tests Standard penetration tests (abbreviated as SPT) are used mainly in non-cohesive soils, but occasionally also in cohesive soils as a means of determining density or strength and also of obtaining a relatively undisturbed sample. The test procedure is described in Australian Standard 1289, “Methods of Testing Soils for Engineering Purposes” — Test 6.3.1. The test is carried out in a borehole by driving a 50 mm diameter split sample tube under the impact of a 63 kg hammer with a free fall of 760 mm. It is normal for the tube to be driven in three successive 150 mm increments and the ‘N’ value is taken as the number of blows for the last 300 mm. In dense sands, very hard clays or weak rock, the full 450 mm penetration may not be practicable and the test is discontinued. The test results are reported in the following form. • In the case where full penetration is obtained with successive blow counts

for each 150 mm of say 4, 6 and 7

as 4, 6, 7

N = 13

• In the case where the test is discontinued short of full penetration, say after 15 blows for the first 150 mm and 30 blows for the next 40 mm

as 15, 30/40 mm.

The results of the tests can be related empirically to the engineering properties of the soil. Occasionally, the test method is used to obtain samples in 50 mm diameter thin walled sample tubes in clays. In such circumstances, the test results are shown on the borelogs in brackets. Cone Penetrometer Testing and Interpretation Cone penetrometer testing (sometimes referred to as Dutch cone — abbreviated as CPT) described in this report has been carried out using an electrical friction cone penetrometer. The test is described in Australian Standard 1289, Test 6.4.1. In the tests, a 35 mm diameter rod with a cone-tipped end is pushed continuously into the soil, the reaction being provided by a specially designed truck or rig which is fitted with an hydraulic ram system. Measurements are made of the end bearing resistance on the cone and the friction resistance on a separate 130 mm long sleeve, immediately behind the cone. Transducers in the tip of the assembly are connected by electrical wires passing through the centre of the push rods to an amplifier and recorder unit mounted on the control truck.



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As penetration occurs (at a rate of approximately 20 mm per second) the information is plotted on a computer screen and at the end of the test is stored on the computer for later plotting of the results. The information provided on the plotted results comprises: • Cone resistance — the actual end bearing force divided by the cross

sectional area of the cone — expressed in MPa. • Sleeve friction — the frictional force on the sleeve divided by the surface

area — expressed in kPa. • Friction ratio — the ratio of sleeve friction to cone resistance, expressed

in percent. There are two scales available for measurement of cone resistance. The lower scale (0—5 MPa) is used in very soft soils where increased sensitivity is required and is shown in the graphs as a dotted line. The main scale (0—50 MPa) is less sensitive and is shown as a full line. The ratios of the sleeve friction to cone resistance will vary with the type of soil encountered, with higher relative friction in clays than in sands. Friction ratios of 1%—2% are commonly encountered in sands and very soft clays rising to 4%—10% in stiff clays. In sands, the relationship between cone resistance and SPT value is commonly in the range:

qc (MPa) = (0.4 to 0.6) N (blows per 300 mm) In clays, the relationship between undrained shear strength and cone resistance is commonly in the range:

qc = (12 to 18) cu

Interpretation of CPT values can also be made to allow estimation of modulus or compressibility values to allow calculation of foundation settlements. Inferred stratification as shown on the attached reports is assessed from the cone and friction traces and from experience and information from nearby boreholes, etc. This information is presented for general guidance, but must be regarded as being to some extent interpretive. The test method provides a continuous profile of engineering properties, and where precise information on soil classification is required, direct drilling and sampling may be preferable. Hand Penetrometers Hand penetrometer tests are carried out by driving a rod into the ground with a falling weight hammer and measuring the blows for successive 150 mm increments of penetration. Normally, there is a depth limitation of 1.2 m but this may be extended in certain conditions by the use of extension rods. Two relatively similar tests are used. • Perth sand penetrometer — a 16 mm diameter flat-ended rod is driven

with a 9 kg hammer, dropping 600 mm (AS 1289, Test 6.3.3). This test was developed for testing the density of sands (originating in Perth) and is mainly used in granular soils and filling.

• Cone penetrometer (sometimes known as the Scala Penetrometer) — a 16 mm rod with a 20 mm diameter cone end is driven with a 9 kg hammer dropping 510 mm (AS 1289, Test 6.3.2). The test was developed initially for pavement subgrade investigations, and published correlations of the test results with California bearing ratio have been published by various Road Authorities.



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Laboratory Testing Laboratory testing is carried out in accordance with Australian Standard 1289 “Methods of Testing Soil for Engineering Purposes”. Details of the test procedure used are given on the individual report forms. Bore Logs The bore logs presented herein are an engineering and/or geological interpretation of the subsurface conditions, and their reliability will depend to some extent on frequency of sampling and the method of drilling. Ideally, continuous undisturbed sampling or core drilling will provide the most reliable assessment, but this is not always practicable, or possible to justify on economic grounds. In any case, the boreholes represent only a very small sample of the total subsurface profile. Interpretation of the information and its application to design and construction should therefore take into account the spacing of boreholes, the frequency of sampling and the possibility of other than ‘straight line’ variations between the boreholes. Ground Water Where ground water levels are measured in boreholes, there are several potential problems: • In low permeability soils, ground water although present, may enter the

hole slowly or perhaps not at all during the time it is left open. • A localised perched water table may lead to an erroneous indication of

the true water table. • Water table levels will vary from time to time with seasons or recent

weather changes. They may not be the same at the time of construction as are indicated in the report.

• The use of water or mud as a drilling fluid will mask any ground water inflow. Water has to be blown out of the hole and drilling mud must first be washed out of the hole if water observations are to be made.

More reliable measurements can be made by installing standpipes which are read at intervals over several days, or perhaps weeks for low permeability soils. Piezometers, sealed in a particular stratum, may be advisable in low permeability soils or where there may be interference from a perched water table. Engineering Reports Engineering reports are prepared by qualified personnel and are based on the information obtained and on current engineering standards of interpretation and analysis. Where the report has been prepared for a specific design proposal (eg. a three storey building), the information and interpretation may not be relevant if the design proposal is changed (eg. to a twenty storey building). If this happens, the Company will be pleased to review the report and the sufficiency of the investigation work.



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Every care is taken with the report as it relates to interpretation of subsurface condition, discussion of geotechnical aspects and recommendations or suggestions for design and construction. However, the Company cannot always anticipate or assume responsibility for: • unexpected variations in ground conditions — the potential for this will

depend partly on bore spacing and sampling frequency • changes in policy or interpretation of policy by statutory authorities • the actions of contractors responding to commercial pressures. If these occur, the Company will be pleased to assist with investigation or advice to resolve the matter. Site Anomalies In the event that conditions encountered on site during construction appear to vary from those which were expected from the information contained in the report, the Company requests that it immediately be notified. Most problems are much more readily resolved when conditions are exposed than at some later stage, well after the event. Reproduction of Information for Contractual Purposes Attention is drawn to the document “Guidelines for the Provision of Geotechnical Information in Tender Documents”, published by the Institution of Engineers, Australia. Where information obtained from this investigation is provided for tendering purposes, it is recommended that all information, including the written report and discussion, be made available. In circumstances where the discussion or comments section is not relevant to the contractual situation, it may be appropriate to prepare a specially edited document. The Company would be pleased to assist in this regard and/or to make additional report copies available for contract purposes at a nominal charge. Site Inspection The Company will always be pleased to provide engineering inspection services for geotechnical aspects of work to which this report is related. This could range from a site visit to confirm that conditions exposed are as expected, to full time engineering presence on site. Copyright © 1998 Douglas Partners Pty Ltd


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