Statement of Environmental Effects · DP 13619, H/N 35 Carinya Street, Blacktown (subject site)....

Statement of Environmental Effects

35 Carinya Street, Blacktown Project 18-148

March 2019

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35 Carinya Street, Blacktown Submitted to Blacktown City Council

On Behalf of Amez Pty Ltd

MARCH 2019


Demolition of existing structures and construction of a ‘New Generation’ Boarding House

sf



March 2019

City Plan Strategy & Development P/L Suite 6.02, 120 Sussex St, Sydney NSW 2000 P +61 2 8270 3500 CITYPLAN.COM.AU M:\Projects\CP2018\18-148 35 Carinya St, Blacktown - DA\4. Draft\SEE\190321 SEE (Client Edits).docx Page | i

REPORT REVISION HISTORY

Revision Date Issued Revision Description

01 20/03/2019 Draft SEE issued to Client

Prepared by Verified by

Rebecca Gordon

Senior Associate

Helen Deegan

Director – Planning

02 25/03/2019 SEE updated with Client’s comments

Prepared by Verified by

Rebecca Gordon

Senior Associate

Helen Deegan

Director – Planning

Disclaimer This report has been prepared by City Plan Strategy & Development P/L with input from a number of other expert consultants (if

relevant). To the best of our knowledge, the information contained herein is neither false nor misleading and the contents are based

on information and facts that were correct at the time of writing. City Plan Strategy & Development P/L accepts no responsibility or

liability for any errors, omissions or resultant consequences including any loss or damage arising from reliance in information in this

publication.

Copyright © City Plan Strategy & Development P/L

ABN 58 133 501 774

All Rights Reserved. No material may be reproduced without prior permission.



March 2019

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TABLE OF CONTENTS

1. Executive Summary ............................................................................................................................ 1

2. The Site and Context........................................................................................................................... 2

2.1. Site Description .......................................................................................................................... 2

2.2. Surrounding Development .......................................................................................................... 3

2.3. Site Context ................................................................................................................................ 3

3. Proposed Development ...................................................................................................................... 5

3.1. New Generation Boarding Houses ............................................................................................. 5

3.2. Description of the Development ................................................................................................. 6

3.3. Development Statistics and Key Issues ..................................................................................... 6

3.4. Development plans and supporting documentation ................................................................... 7

3.5. Pre-lodgement Consultation ....................................................................................................... 8

4. Statutory Planning Considerations ................................................................................................. 16

4.1. Overview ................................................................................................................................... 16

4.2. Environmental Planning and Assessment Act 1979 ................................................................ 16

4.2.1. Section 1.3 – Objects ................................................................................................... 16

4.2.2. Section 4.15 – Evaluation ............................................................................................ 18

4.2.3. Section 4.46 – Integrated Development ...................................................................... 20

4.3. Environmental Planning and Assessment Regulation 2000 .................................................... 21

4.3.1. Clause 92 – Demolition................................................................................................ 21

4.3.2. Clause 98 – Compliance with the BCA ........................................................................ 21

4.4. Biodiversity Conservation Act 2016 .......................................................................................... 21

4.5. State Environmental Planning Policies ..................................................................................... 23

4.5.1. State Environmental Planning Policy (State and Regional Development) 2011 ......... 23

4.5.2. State Environmental Planning Policy (Infrastructure) 2007 ......................................... 23

4.5.3. State Environmental Planning Policy (Vegetation in Non-Rural Areas) 2017 ............. 24

4.5.4. State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 .... 25

4.5.5. State Environmental Planning Policy No. 55 – Remediation of Land ......................... 25

4.5.6. State Environmental Planning Policy (Affordable Rental Housing) 2009 .................... 26

4.5.7. State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development .............................................................................................. 43



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4.5.8. Apartment Design Guide ............................................................................................. 43

4.6. Sydney Regional Environmental Plan No. 20 – Hawkesbury-Nepean River (No. 2 – 1997) ... 43

4.7. Blacktown Local Environmental Plan 2015 (BLEP 2015) ........................................................ 47

5. Other Planning Considerations ....................................................................................................... 54

5.1. Greater Sydney Region Plan and Central City District Plan .................................................... 54

5.2. Blacktown Development Control Plan 2015 ............................................................................. 54

6. Environmental Impact Assessment ................................................................................................ 56

6.1. Overview ................................................................................................................................... 56

6.2. Context and setting ................................................................................................................... 56

6.3. Built Environment ..................................................................................................................... 56

6.3.1. Height, Bulk and Scale ................................................................................................ 56

6.3.2. Solar Access and Overshadowing ............................................................................... 58

6.3.3. Privacy ......................................................................................................................... 59

6.3.4. Design and Aesthetics ................................................................................................. 60

6.3.5. Common Open Space ................................................................................................. 60

6.3.6. Building and Construction ............................................................................................ 61

6.3.7. Views ........................................................................................................................... 61

6.4. Natural Environment ................................................................................................................. 61

6.4.1. Flora, Fauna and Landscaping .................................................................................... 61

6.4.2. Stormwater Drainage and Erosion and Sediment Control .......................................... 62

6.4.3. Air and Microclimate .................................................................................................... 62

6.4.4. Noise and Vibration ..................................................................................................... 62

6.5. Movement and Access ............................................................................................................. 63

6.5.1. Transport ..................................................................................................................... 63

6.5.2. Roads and Traffic ........................................................................................................ 63

6.5.3. Car, Bicycle and Motorbike Parking ............................................................................ 63

6.5.4. Servicing / Waste ......................................................................................................... 64

6.5.5. Pedestrians and Accessibility ...................................................................................... 64

6.6. Site Suitability ........................................................................................................................... 64

6.6.1. Geotechnical ................................................................................................................ 64

6.6.2. Contamination .............................................................................................................. 64

6.6.3. Bushfire ........................................................................................................................ 64



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6.6.4. Flooding ....................................................................................................................... 64

6.6.5. Services and utilities .................................................................................................... 65

6.6.6. Hazards (other) ............................................................................................................ 65

6.7. Social and Economic Effects .................................................................................................... 65

6.7.1. Social Impact ............................................................................................................... 65

6.7.2. Economic and Employment ......................................................................................... 66

6.7.3. CPTED ......................................................................................................................... 66

6.7.4. Plan of Management .................................................................................................... 66

6.7.5. Public Interest .............................................................................................................. 67

7. Conclusion ......................................................................................................................................... 68

FIGURES

Figure 1: Aerial view of the subject site with the site outlined in red ........................................................... 2

Figure 2: Surrounding land use context ...................................................................................................... 4

Figure 3: Photomontage of the proposed development .............................................................................. 7

Figure 4: Biodiversity Values Land Map extract. ....................................................................................... 22

Figure 5: Proposed Carinya Street streetscape ........................................................................................ 57

Figure 6: Extract of second floor level floor plan ....................................................................................... 57

Figure 7: Shadow diagrams showing the shadow cast by the proposed development and a complying RFB at 9am and 3pm in mid-winter ................................................................................................................... 58

Figure 8: Extract from elevational shadow analysis .................................................................................. 59

TABLES

Table 1: Development Statistics .................................................................................................................. 6

Table 2: Issues raised by Council in pre-lodgement meeting ..................................................................... 8

Table 3: Section 4.15 Considerations ....................................................................................................... 18

Table 4: ARH SEPP assessment .............................................................................................................. 26

Table 5: Assessment against provisions of SREP 20 ............................................................................... 44

Table 6: Assessment against provisions of BLEP 2015 ............................................................................ 47



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APPENDICES

Appendix Document Prepared by

A DCP Table of Compliance and Merit Assessment CPSD

B ADG Merit Assessment CPSD

C Architectural Drawings DesignCorp Architects

D Site Survey H Ramsay & Co

E SEPP (ARH) 2009 Fact Sheet - Feb 2019 NSW DPE

F BCA and Access Compliance Report Building Innovations Australia

G BASIX Certificate and Section J Report Outsources Ideas P/L

H Arboricultural Impact Assessment Horticultural Management Services

I Landscape Plan Conzept

J Civil Drainage Plans and Easement Transfer Henry & Hymas

K Noise Impact Assessment Rodney Stevens Acoustics

L Traffic Impact Statement Traffix Traffic & Transport Planners

M Waste Management Plan Dickens Solutions

N Geotechnical Investigation Report GCA

O Preliminary Site Investigation GCA

P Social Impact Assessment CPSD

Q NSW Police CPTED Checklist DesignCorp Architects

R Plan of Management CPSD



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1. EXECUTIVE SUMMARY

This Statement of Environmental Effects (SEE), including the assessment tables at Appendix A and Appendix B, has been prepared by City Plan Strategy & Development (CPSD) on behalf of Amez Pty Ltd to accompany a Development Application (DA) to Blacktown City Council. The site is located at Lot 170, DP 13619, H/N 35 Carinya Street, Blacktown (subject site).

The proposed development has a Capital Investment Value (CIV) of $6,921,157 and seeks approval for:

▪ Demolition of the existing dwelling house and associated outbuildings;

▪ Removal of 5 existing trees;

▪ Construction of a 5-storey “new generation” boarding house containing 57 boarding rooms, plus a manager's unit, comprising the following:

- A communal room at each level of the building;

- Common open space at the ground level and on the 4th floor level;

- Private kitchen and bathroom facilities within each boarding room;

- Three (3) accessible boarding rooms.

▪ Two (2) levels of basement parking for 30 cars, 12 motorbikes and 12 bicycles;

▪ Vehicle access via a combined entry/exit driveway off Carinya Street;

▪ On-site waste storage and collection areas at the ground level; and

▪ Associated landscaping and drainage.

The boarding house will be a registered general boarding house under the Boarding Houses Act 2012. The proposal is for a “new generation” boarding house and does not include any regulated assisted boarding house component. There will be provision for accessible units, but occupants will not be offered or provided with any formal assistance.

Architectural Drawings prepared by DesignCorp Architects are included at Appendix C.

This Statement of Environmental Effects (SEE) has been prepared pursuant to Section 4.12 of the Environmental Planning and Assessment Act 1979 (EP&A Act) and Clause 50 of the Environmental Planning and Assessment Regulation 2000 (EP&A Reg), and is proposed to:

▪ describe the proposed development and its context;

▪ assess the proposal against the applicable planning controls and guidelines; and

▪ assess the potential environmental impacts and mitigation measures.

The subject site is zoned ‘R4 High Density Residential’ pursuant to Blacktown Local Environmental Plan (BLEP) 2015. The proposed boarding house is permissible with the consent of the consent authority pursuant to BLEP 2015.

The SEE concludes this proposed development is of a scale and use appropriate to the site and surrounding context and complies with all the relevant State and local controls. The proposed development will have no adverse impacts and is therefore recommended for approval.



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2. THE SITE AND CONTEXT

2.1. Site Description

The subject site is located at 35 Carinya Street, Blacktown and comprises a single allotment legally described as Lot 170 in DP13619. The site is located on the western side of Carinya Street between Kildare Road and Newton Road. The site has a single street frontage to Carinya Street of approximately 18.29 metres and a total site area of 1,076 sqm as indicated on the site survey plan included at Appendix D.

The site is generally flat with a difference of 2 metres between the site's lowest and highest points. The lowest point on the site is in the north-western corner with a minimum RL of 52.59. The highest point on the site is in the south-eastern corner with a maximum of RL of 54.47. The site slopes upwards in a south-eastern direction towards the site's frontage to Carinya Street.

A single-storey dwelling house currently occupies the site and is being used as a site office and storage premises during the construction of a residential flat building at 31-33 Carinya Street. The remaining area of the site is being used for storage and operations for the neighbouring development. Vehicles and pedestrian access to the site is via a driveway and pathway off Carinya Street. An aerial view of the subject site and neighbouring development site to the north is at Figure 1.

Figure 1: Aerial view of the subject site with the site outlined in red (Source: Nearmap/ City Plan)



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2.2. Surrounding Development

The site is generally bound by a mix of low and medium density residential development comprising predominantly of single and 2-storey dwelling houses and townhouse developments. The site and the surrounding land bounded by the railway line, Allawah Street, Newton Street and Balmoral Street is predominantly zoned R4 High Density Residential. This land is likely to be redeveloped in the future to reflect the current higher density residential zoning.

A number of high-density residential flat building development have been approved/proposed in the immediate area including:

▪ A part 6 storey, part 7 storey residential flat building comprising 58 units which is currently under construction on the land immediately adjacent to the northern boundary of the site (31-33 Carinya Street).

▪ A 7-storey residential flat building comprising 108 units which has been approved at 10-14 Carinya Street.

▪ A part 6 storey, part 7 storey residential flat building comprising 98 units proposed at 13-17 Carinya Street.

▪ A 6-storey residential flat building comprising 86 units approved on the corner of Carinya and Newtown Road (No. 55-61 Newton Road).

2.3. Site Context

The site is in a residential area adjacent to the Blacktown Central Business District (CBD) and within walking distance of the Westpoint Blacktown shopping centre and railway station. The Blacktown CBD is dissected in half by the railway line running in an east-west direction. Westpoint Blacktown shopping centre is located on the southern side of the railway line and includes a full-line Woolworths, Coles, Aldi, Myer, Target, Big-W and over 250 specialty stores.

The main commercial area located on the northern side of the railway line is bounded by Third Avenue to the north and west, Prince Street to the south and Sunnyholt Road to the east. A range of uses are located within this commercial area and are aimed at meeting the day-to-day needs of local residents, workers and visitors (e.g. Officeworks and McDonalds). A medical centre and community uses such as the Blacktown RSL and PCYC are also present. Multi-level and at-grade commuter car parking is located adjacent to the railway station.

The site is well connected and serviced by public transport in the form of trains and buses. Blacktown railway station forms part of the Main Western line and has historically been a higher order station providing fast and limited stop services to and from Penrith, Parramatta and the Sydney CBD as well as the Blue Mountains and the State's Western region (e.g. Orange). Blacktown railway station also provides a bus interchange facility off Richmond Road. Other bus stops are located on Newton Road within easy walking distance of the site. The Northwest Transitway on the local road network connects Rouse Hill to Parramatta via Blacktown.

Low density residential areas are located beyond the site to the west and south. On the northern side of the railway line is the Blacktown Showground Precinct which includes a wide range of facilities including sports fields, playgrounds, water play, basketball courts, outdoor fitness equipment, BBQ facilities and a community garden. The Showground is a 5-minute walk from the Blacktown CBD. Small scale commercial/retail uses, open space, schools and churches are also scattered throughout the area. To the



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east of the CBD is Blacktown Hospital, Blacktown TAFE and the Aquatic Centre. Figure 2 shows the location of the site in relation to the Blacktown CBD and railway station.

Figure 2: Surrounding land use context (the site identified by the green marker) (Source: Nearmap/City Plan)



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3. PROPOSED DEVELOPMENT

3.1. New Generation Boarding Houses

Throughout NSW there is a strong need for a range of affordable housing options amongst the community. This is reflected in the long waiting lists for suitable housing accommodation. It is essential that government at all levels, private industry and the non-government sector work in partnership towards finding innovative ways to provide more affordable housing.

The Department of Planning and Environment has stated:

Boarding houses are an important form of residential development providing diversity in housing choice for a variety of people across the housing spectrum. The inability to strata subdivide boarding houses under the ARHSEPP means they valuably contribute to the stock of long-term rental housing across NSW.

Boarding houses have traditionally been a form of temporary accommodation. Lodgers have typically had separate rooms, but generally shared kitchen and bathroom facilities. They have traditionally had a bad reputation, with the perception being that all boarding houses are located in rundown dwellings where an on-site landlord collects rent on a weekly basis.

Although the State Environmental Planning Policy (Affordable Rental Housing) 2009 (ARHSEPP) still permits the traditional form of boarding houses, being those with shared facilities, it also encourages “new generation” boarding houses being those that are buildings with self-contained rooms with private kitchen and bathroom facilities.

According to the Australian Housing and Urban Research Institute, new generation boarding houses are attracting key workers and young professionals. The concept of new generation boarding houses was introduced to offer a business investment opportunity targeting students, young working singles and couples.

New generation boarding house rooms are often occupied by students or professionals who, due to the nature of their jobs or studies, do not require a long-term lease and or do not wish to enter into a typical residential tenancy agreement. With the changing nature of the workforce, this type of accommodation is likely to become even more popular.

The subject site is located within close proximity to Blacktown hospital, Blacktown TAFE and other social infrastructure. The site is also located within easy walking distance of Blacktown Railway Station, local services and the Westpoint shopping centre. As such, it is considered that there is a significant demand for this type of accommodation in this location.

New generation boarding houses are still a relatively new concept; however, the term boarding house continues to carry negative connotations and are typically associated with anti-social behaviour. The proposed new generation boarding house will be subject to formal occupancy agreements which offer tenants (and landlords) more security and certainty. Each tenancy also includes private bathroom and food preparation facilities and are similar in design to a self-contained studio apartment. The new generation boarding houses have these different features because they target a very different market than the traditional boarding house and as a result, attract higher rents than traditional boarding houses.



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3.2. Description of the development

This DA seeks approval for the following:

▪ Demolition of existing dwelling house and associated outbuildings;

▪ Removal of 5 existing trees;

▪ Construction of a 5-storey “new generation” boarding house comprising:

- 57 boarding rooms, including 38 single and 19 double rooms and one (1) manager's unit;

- A communal room at each level of the building;

- Common open space at the ground level and at the 4th floor (i.e. 5th storey);

- Private kitchen and bathroom facilities within each boarding room;

- Three (3) accessible boarding rooms.

▪ Two (2) levels of basement parking for 30 cars, 12 motorbikes and 12 bicycles;

▪ Vehicle access via an entry/exit driveway off Carinya Street;

▪ On-site waste storage and collection areas at the ground floor level; and

▪ Associated landscaping and drainage.

Architectural Drawings prepared by Designcorp Architects, including a schedule of materials and finishes, are included at Appendix C. A photomontage of the proposed development is included as shown in Figure 3.

The boarding house will be a registered general boarding house under the Boarding Houses Act 2012. The proposal is for a “new generation” boarding house and does not include any regulated assisted boarding house component. There will be provision for accessible units, but occupants will not be offered or provided with any formal assistance.

3.3. Development Statistics and Key Issues

The key statistics and elements of the project are shown in the table below:

Table 1: Development Statistics

Element Provided

Site Area 1,076m²

GFA 1,730m²

Height (max. 20m) 18.2m

Parking (min. 0.5 spaces/room = 30) 30

Motorbikes (min. 1 space/5 rooms = 12) 12

Bicycles (min. 1 space/5 rooms = 12) 12

Number of boarding rooms 57 (including 19 double and 38 single)

Manager’s room 1



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Figure 3: Photomontage of the proposed development (Source: DesignCorp)

3.4. Development plans and supporting documentation

This SEE has been prepared based on the following accompanying plans and technical reports:

▪ Architectural Drawings prepared by Designcorp Architects;

▪ Survey Plan prepared by H Ramsay & Co;

▪ Landscape Plans by Conzept

▪ Noise Impact Assessment prepared by Rodney Stevens Acoustics;

▪ Arboricultural Impact Assessment by Horticultural Management Services;

▪ Geotechnical Investigation Report by GCA;

▪ Preliminary Site Investigation by GCA;

▪ Traffic Impact Statement by Traffix Traffic & Transport Planners;



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▪ CPTED Checklist by DesignCorp Architects;

▪ Plan of Management by CPSD;

▪ Social Impact Assessment by CPSD;

▪ Waste Management Plan by Dickens Solutions;

▪ BASIX Certificate and Section J Report by Outsources Ideas P/L;

▪ BCA and Access Compliance Report by Building Innovations Australia;

▪ Civil Engineering & Drainage Plans by Henry & Hymas

▪ Sediment & Erosion Control Plan by Henry & Hymas

3.5. Pre-lodgement consultation

A pre-lodgement meeting was held with Blacktown City Council staff on 12 July 2018.

Key issues raised by Council at this pre-lodgement meeting have been addressed in this application. Table 2 summaries the key issues and outlines the Applicant's response to the issues raised.

Table 2: Issues raised by Council in pre-lodgement meeting

Item / Description Comment

SEPP 65 - Design quality of Residential

Apartment Development

The DA must comply with the Apartment Design Guide.

State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development (SEPP 65) applies to residential flat building, shop top housing or mixed-use developments of 3 or more storeys comprising 4 or more self-contained dwellings.

Part 1, clause 4(4) of SEPP 65 specifically states:

Unless a local environmental plan states otherwise, this Policy does not apply to a boarding house or a serviced apartment to which that plan applies. (emphasis added)

As such, SEPP 65 does not apply to the proposed boarding house unless a local environmental plan states otherwise. Given BLEP 2015 does not require a boarding house to comply with SEPP 65, the Policy does not apply.

The NSW Department of Planning and Environment has recently released a Fact Sheet relating to ARHSEPP. A copy of this is included at Appendix E. Under the ‘Frequently Asked Questions’ section of the Fact Sheet, it is further confirmed that SEPP 65 does not apply to boarding house developments.

Although the ADG does not apply to this proposal, the objectives (together with the numerical recommendations) of the ADG have been considered in the design of the proposal. The merit assessment



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against the ADG provision reveals that overall, the proposed development meets the design objectives of the ADG and is therefore satisfactory.

SEPP (Affordable Rental Housing) 2009

The proposed must comply with the

provisions of the Affordable Rental Housing

SEPP. Specifically, Part 2 > Division 3 >

Clause 30A must be addressed.

The proposed development complies with the requirements of ARHSEPP. This is addressed in more detail in Section 4 of this SEE. A detailed assessment has been undertaken against cl. 30A and has concluded that the proposed development is consistent with the local character of the area.

SEPP 55 - Remediation of Land

A preliminary site investigation is to be

prepared by a qualified geotechnical

professional.

A Preliminary Site Investigation Report has been prepared GCA and is submitted with this DA.

SEPP (Building Sustainability Index -

BASIX 2004)

A BASIX certificate is required.

A complying BASIX certificate has been prepared demonstrating a commitment to energy efficiency and is included with the DA. A Part J Report also accompanies the application.

Building Code of Australia (BCA)

A BCA compliance report is required.

A BCA and Access Compliance Report has been prepared and is included with this DA.

Access

The proposal requires an access consultant report.

A combined BCA and Access Compliance Report has been submitted as part of this DA.

Demolition

Details of all structures to be demolished must be included on a demolition plan. Demolition can be proposed as part of the DA or as a separate standalone DA. A work plan and a waste management plan are also required for submission. Submission of a hazardous material assessment is required as part of demolition of dwelling that exists.

The proposed DA includes the demolition of the existing dwelling and structures on site.

The developer will ascertain whether the existing dwelling/ structures contain any contaminants that may present a potential health risk to humans (including asbestos, lead-based paint and the like) and apply appropriate precautions during demolition. All necessary clearance certificates/statements will be obtained following the demolition works.

Demolition details are included within the architectural drawings prepared by Designcorp Architects.

Drainage

The subject site requires a rainwater tank to meet water conservation targets under Part J for the commercial component. This requires assessment through the Deemed to Comply Tool or via MUSIC modelling.

The proposed development has made suitable arrangements of the disposal of stormwater drainage. All stormwater will be drained to the street via an easement. A copy of the ‘Transfer Granting Easement’ is included with this DA.



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A drainage easement is required to drain the water to Allawah Street from the site.

Stormwater Concept Plans have been prepared and are included as part of this application.

The water quality and OSD requirements of the DCP do not apply to boarding houses.

Swale

Section details and calculations are required in order to justify the swale capacity.

A landscape swale is proposed along the southern side boundary of the site.

All necessary details are included as part of the submitted Civil Engineering and Drainage Plans.

Electronic Drainage Modelling

The DA is to include the relevant electronic modelling undertaken.

All necessary .dwg files and MUSIC modelling are included with the DA.

Stormwater Easement

Any proposed easements that would affect the property must be clearly indicated on plans when submitted within the DA.

Property Title Search must be conducted and indicated on the submitted plans.

Given the fall of the land, downstream owners consent has been obtained to create inter-allotment drainage, including the necessary easement. A copy of the ‘Transfer Granting Easement’, together with a drainage concept plan, accompanies the DA.

Traffic and Parking

A comprehensive traffic impact report is required by a qualified traffic professional to be submitted with the DA lodgment.

A demonstration of sufficient carparking is required in correspondence with parking generation terms which show no resulting traffic issues from the development. Further, traffic management detailing the one-way ramp to two levels as well as turning paths at both basement levels with any truck movements must be included in the report.

A Traffic Impact Assessment prepared by Traffix Traffic & Transport Planners accompanies the DA. This demonstrates that the proposed boarding house will not have any unreasonable traffic impacts. The proposed 30 car parking spaces are capable of accommodating the 57 boarding rooms and manager. Provision has also been made for 12 motorbike spaces and 12 bicycle spaces and a total of 3 accessible resident parking spaces.

The basement car park will be serviced via a driveway/ramp that will be accessible from Carinya Street. The vehicular access and exit point are clearly defined and provides for the safe and efficient movement of vehicular traffic entering and exiting the site in a forward direction.

The proposed boarding house is expected to generate 11 vehicle/hour and 9 vehicles/hour during the AM and PM peak periods respectively. At these rates the proposed level of traffic generation would have a negligible impact upon the surrounding road network.

Salinity A Geotechnical Investigation Report including an assessment of saline conditions has been submitted as part of the DA.



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A salinity report is required by a suitably

qualified professional to be submitted with

the DA.

Internal floor plan In response to the City Architect’s comments, the ground floor layout now provides a defined entry lobby and articulated corridor.

A north facing communal room has also been provided on each floor of the building. This space adjoins a green wall that will further enhance the amenity and comfort of the future occupants.

Building Façade and External finishes In response to the City Architect’s comments, the building is now proposed to be of masonry construction. Details of the external brickwork and finishes are included with the DA.

The building demonstrates design excellence, with the façade providing varied materials, textures and colours. The projecting windows provide added articulation and are a unique design feature of the building. The selected materials will also ensure that the building requires limited ongoing maintenance.

Design Excellence An assessment against Part 7, clause 7.7 of BLEP 2015 has been undertaken in Section 4.7 of the SEE. The assessment demonstrates that the proposal exhibits design excellence and contributes to the character of the area.

Relocating the waste collection area to the rear of the site also addresses Council’s City Architect’s concern about the garbage room being located at the front entrance point to the building. Relocating the garbage room ensures that the development provides a well-designed front façade that reflects design excellence.

As indicated in the comments above (i.e. Internal Floor Plan, Building Façade and External Finishes), the recommendations of the City Architect have been addressed as part of the proposed DA.

Site Amalgamation The property owner undertook all reasonable attempts to consolidate the subject site with those immediately to the south. A suitable agreement, however, could not be reached.

Given the irregular land arrangement and orientation of the properties to the south, consolidation with the immediately adjoining property alone (No. 37 Carinya



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Street) would not result in a desirable subdivision pattern.

The subject site is unable to be consolidated with the adjoining properties as it requires negotiations with multiple landowner’s, which has not been possible.

The site is therefore similar to an “isolated” site. It has been demonstrated, however, that the subject site can be appropriately developed by itself with this form of development (which has a narrower building footprint than a RFB with a central corridor).

The proposed design of the development does not limit the development potential of the adjoining sites to the south and is appropriate for the narrow site.

Blacktown Development Control Plan

2015 (BDCP 2015)

Controls for RFB outlined in the BDCP must be addressed.

Part C of the DCP includes controls for Development within the Residential Areas. Part C, however, does not include any requirements for boarding houses. A merit assessment against the development controls for residential flat buildings has been undertaken and is included at Appendix A. It should be noted that these controls do not strictly apply to boarding houses and have been applied as a guide only.

Setbacks

ADG setbacks, including side setbacks and

street frontages, should be achieved to

provide full potential of the subject site and

adjoining lots.

A merit-based assessment against the relevant ADG provisions in relation to building separation and setbacks and against the RFB provisions of the DCP are included at Appendix A and B of this SEE, noting that SEPP 65, the ADG’s and the controls for RFB’s do not apply to boarding houses.

The development has been assessed on its merits and is considered to be satisfactory. Many of the proposed setbacks either comply or exceed the minimum ADG requirements, noting that the ADG’s permit building setbacks of 3m and less.

The proposed side setbacks also do not prevent the adjoining lots from achieving full development potential, noting that an RFB is currently being constructed on the site to the north and that the proposed development provides satisfactory setbacks to this development and will not impact on the future occupant’s privacy or amenity.

Furthermore, the proposed development will not prevent the adjoining lots from complying with the ADG requirements as the requirements only apply to RFB’s and do not apply to boarding houses.

Bulk and Scale The proposed development will have no greater FSR, bulk or scale than the residential flat buildings in the area



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Consideration given to the provision of more

than one communal room for recreational

purposes.

and will sit comfortably within the context of the site. The development provides a north facing communal living area on each floor (i.e. 5 in total), plus common open space at the ground and upper floor levels. The communal facilities within the development create positive opportunities for social interaction.

Overshadowing of adjoining properties

Shadow diagrams showing the impact of the development on neighbouring residential sites is required.

The proposed development will not result in any significant adverse overshadowing impacts on neighbouring properties (see assessment under section 6 of this SEE).

Solar Access

Demonstration of minimum solar access provisions being met must be provided for the site.

The proposal provides acceptable solar access for future residents at the site and neighbouring residences. A merit-based assessment against the relevant ADG provisions is included Apendix B of this SEE. Further assessments are provided in Section 6 of this SEE and in the DCP assessment at Appendix A.

Privacy and Amenity

Amenity impacts in relation to privacy and shadowing on the adjoining properties must be addressed.

Amenity impacts are assessed in Section 6 of this SEE and within the merit-based assessments against the ADG and DCP provisions at Appendix A and B of this SEE. The proposed development has been designed to ensure that the privacy of the future occupants and adjoining neighbours will be protected. Increased sill heights and louvres are also provided to further mitigate any potential impacts.

Vegetation and Landscaping

Consideration is required in terms of, where possible, the retaining of existing vegetation.

An Arboricultural Impact Assessment and Tree Management Plan prepared by Horticultural Management Services has been submitted with this DA. The report confirms that the site contains 5 gum trees in the south-west corner of the site. The proposed drainage works will require removal of all 5 existing trees.

A landscape concept plan has been provided with the DA which demonstrates that appropriate replacement landscaping will be provided.

Waste

A Waste Management Plan (WMP) is

required for demolition, construction and on-

going use of the proposed site.

Waste requirements for Boarding House

must be assessed with supporting

documentation with the submission of the

DA.

A WMP has been submitted as part of the DA. The Plan of Management (PoM) also provides details of the proposed waste management arrangements.

The WMP provides the following information:

(a) The volume and type of waste generated during construction and demolition;

(b) How waste is to be stored on site;

(c) Method of disposal of recyclable and residual waste; and



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(d) Ongoing management.

The WMP and PoM demonstrates that appropriate waste management is proposed. All waste will be collected by a private waste contractor on-site. The waste storage and collection area has been designed to ensure all waste vehicles can enter/exit the site in a forward direction at all times.

The original design concept discussed at the Pre-DA meeting with Council proposed that all waste be collected from the street. A garbage room, capable of accommodating the required bins was provided at the ground floor level at the front of the building.

Following Council’s Waste and City Architect’s feedback, the development was revised to accommodate on-site garbage collection at the rear of the site. Given the narrow width of the site, waste cannot be collected from the basement. The waste collection has therefore been located at the ground level in a separate loading bay located at the rear of the building. This is consistent with Council’s Policy for waste collection from narrow sites. The designed ensures that all vehicles are capable of entering and exiting the site in a forward direction.

Relocating the waste collection area to the rear of the site also addresses Council’s City Architect’s concern that the garbage room was located at the front entrance point to the building. Relocating the garbage room ensures that the development provides a well-designed front façade that reflects design excellence.

The revised garbage collection arrangements, however, mean that more hardstand areas and less landscaping can be accommodated in the side setback area.



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Original design concept discussed at the Pre-DA meeting. All waste was to be collected from the street.

Social Impact Assessment (SIA)

A SIA is required for submission with the DA

outlining impacts on the development.

A SIA prepared by CPSD has been submitted as part of the DA.

The original design concept provided 1 communal room for all residents of the building. As recommended by Council’s Social Planner, a communal room has now been provided on each floor of the building (5 in total) for recreational purposes.

Plan of Management (PoM)

A plan of management must be submitted with the DA.

A PoM prepared by CPSD has been submitted as part of the DA. Refer to PoM also for waste management arrangements.

Crime Prevention Through

Environmental Design (CPTED)

Council's CPTED checklist is required for

submission with the DA.

A completed NSW Police CPTED Checklist has been submitted as part of this DA. The proposed development incorporates an active façade and provides common and private open space areas that will permit casual surveillance of the street. Appropriate lighting and CCTV will be provided to the lobby, basement car park and communal areas. Access to the building will be security controlled. See further assessment under section 6 of this SEE.



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4. STATUTORY PLANNING CONSIDERATIONS

4.1. Overview

The proposed development has been assessed against the following State and local planning controls:

▪ Environmental Planning and Assessment Act 1979

▪ Environmental Planning and Assessment Regulation 2000

▪ Biodiversity Conservation Act 2016

▪ State Environmental Planning Policy (State and Regional Development) 2011

▪ State Environmental Planning Policy (Infrastructure) 2007

▪ State Environmental Planning Policy (Vegetation in Non-Rural Areas) 2017

▪ State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 (BASIX)

▪ State Environmental Planning Policy No. 55 – Remediation of Land;

▪ State Environmental Planning Policy (Affordable Rental Housing) 2009

▪ State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development and Apartment Design Guide (ADG)

▪ Sydney Regional Environmental Plan No 20 – Hawkesbury-Nepean River

▪ Blacktown Local Environmental Plan 2015.

A detailed assessment against the above State and local statutory planning controls is included in this section of the report.

4.2. Environmental Planning and Assessment Act 1979

4.2.1. Section 1.3 – Objects

The EP&A Act is the principle planning and development legislation in NSW. In accordance with Section 1.3 of the EP&A Act there are ten objects of the Act as listed in the extract below.

1.3 Objects of Act

The objects of this Act are as follows:

to promote the social and economic welfare of the community and a better environment by the proper management, development and conservation of the State’s natural and other resources,

to facilitate ecologically sustainable development by integrating relevant economic, environmental and social considerations in decision-making about environmental planning and assessment,

to promote the orderly and economic use and development of land,

to promote the delivery and maintenance of affordable housing,

to protect the environment, including the conservation of threatened and other species of native animals and plants, ecological communities and their habitats,



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to promote the sustainable management of built and cultural heritage (including Aboriginal cultural heritage),

to promote good design and amenity of the built environment,

to promote the proper construction and maintenance of buildings, including the protection of the health and safety of their occupants,

to promote the sharing of the responsibility for environmental planning and assessment between the different levels of government in the State,

to provide increased opportunity for community participation in environmental planning and assessment.

For the reasons set out below the proposed development is considered to satisfy the objects of the EP&A Act:

▪ The social and economic welfare of the community is promoted through the creation of increased housing choice in an area located close to public transport and the Blacktown CBD.

▪ The redevelopment of existing detached dwelling house will deliver additional housing opportunities which assists with housing affordability.

▪ The site is located in an established residential area. The State's natural resources will not be adversely affected by the proposed development.

▪ The proposed development has been assessed as having an acceptable environmental, economic and social impact as detailed in Section 5 of this SEE and the accompanying consultant reports and plans. Subsequently, the proposed development will not impact on the enjoyment of future generations.

▪ The subject site does not pose any risk to human health, or none that cannot be remediated.

▪ The orderly and economic development of land is promoted in that the site is of a size that can accommodate the proposed development without any significant adverse impacts on the locality, or any major non-compliance with the relevant statutory and non-statutory planning controls. Furthermore, the proposed development does not preclude the redevelopment of adjoining properties.

▪ The proposal will not have a detrimental impact on the environment or on any flora/fauna species. Any potential off-site impacts, such as stormwater or air quality (i.e. dust), can be appropriately managed and mitigated.

▪ The site is not identified as a heritage item (built or cultural) or part of a heritage conservation area and is not in the vicinity of any items or areas.

▪ Items of natural or cultural significance would not be adversely affected by the proposal given none are located on or in the immediate vicinity of the subject site.

▪ Good design and amenity of the built environment is promoted through the use of high-quality materials, finishes and colours and horizontal and vertical building elements. The development is also supplemented by deep soil planting and landscaping.

▪ The design will integrate effectively with recent development in the locality. The principles of the Apartment Design Guide (ADG) have been considered in the design of the development.



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▪ The proposed development will be constructed in accordance with the relevant building code and standards. It will also be appropriately maintained during its ongoing operation to promote occupant safety.

▪ Objects (i) and (j) are the responsibility of the government.

In light of the above, it is considered that the proposal would satisfy the relevant objectives of the Act.

4.2.2. Section 4.15 – Evaluation

An assessment of the application has been undertaken pursuant to the provisions of the EP&A Act. Section 4.15 of the EP&A Act (previously s79C) identifies the matters that must be taken into consideration by a consent authority in determining a DA where relevant to the proposed development. The proposed development satisfies the matters identified in Section 4.15 of the EP&A Act as follows:

Table 3: Section 4.15 Considerations

Section 4.15 Heads of Consideration

Comment Complies

The provisions of:

Any environmental planning instrument (EPI)

The provisions of the relevant Environmental Planning Instruments (EPIs) are addressed in section 4 of the report.

The proposed development is considered to be consistent with the relevant EPIs, including ARHSEPP.

The provisions of SEPP 65 do not apply to the proposed development which is separately defined as a "boarding house". A merit assessment against the key aspects of the ADG’s, however, has been undertaken and demonstrates that the proposed development is satisfactory.

Yes

The proposed "boarding house" is consistent with BLEP 2015 in that it is a permissible land use in the R4 High Density Residential zone and satisfies the various zone objectives and principal development standards contained in the LEP.

Yes

Any proposed instrument

The draft Remediation of Land SEPP was publicly exhibited from 31 January 2018 to 13 April 2018. This SEPP is intended to repeal and replace the current SEPP 55. The provisions contained within the draft SEPP are generally the same as those provisions contained within the existing SEPP 55. The proposed development complies with the provisions of SEPP 55 as discussed below and therefore is considered to comply with the draft SEPP.

Yes



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Comment Complies

Any development control plan (DCP)

Consideration of the relevant development control plan (DCP) provisions are discussed at Appendix A.

The specific residential accommodation provisions under Part C (including those for residential flat buildings), however, do not specifically apply to the proposed development which is separately defined as a "boarding house". In this regard, Council's DCP does not provide specific DCP controls for this form of development.

A merit assessment against the key aspects of BDCP 2015, however, has been undertaken. The assessment demonstrates that the proposed development is satisfactory on its merits.

Given the proposed development complies with the boarding house provisions under ARHSEPP, the proposed development is considered acceptable.

Yes

Any planning agreement There are no applicable planning agreements in place. N/A

The regulations Refer to Section 4.3. Yes

b. The likely impacts of the development, including environmental impacts on both the natural and built environments, and social and economic impacts on the locality

The proposed development will not result in any significant adverse overshadowing impacts on neighbouring properties (see assessment under section 6 of the SEE).

It is appropriately setback from surrounding development to maximise the adjoining neighbour's privacy, while the proposed development itself has been designed to maximise visual and acoustic privacy for the future occupants of the building.

It is considered that the proposed boarding house will not have any unreasonable traffic impacts. The proposed 30 car parking spaces are also capable of accommodating the 57 boarding rooms and manager.

The proposed development will have the positive impact of increasing housing choice within close proximity of public transport, services, facilities and the Blacktown CBD.

A detailed assessment of the potential impacts of the proposed development is included under section 6 of this SEE. The proposed development will not result in any significant adverse environmental impacts on any adjoining property.

Yes



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Comment Complies

c. The suitability of the site for the development

Refer to Section 6 of this SEE for consideration of this matter.

The site is zoned R4 High Density Residential with a 20-meter building height limit under Council’s LEP. "Boarding houses" are a permissible form of development within the R4 zoning with development consent.

The site has an area and dimensions that are capable of accommodating a multi-level boarding house that complies with the relevant State planning and development controls and maximises internal and external resident's amenity.

The provision of a boarding house in this location is considered appropriate, given the site is within walking distance of public transport (trains and buses) and the Blacktown CBD.

Yes

d. Any submissions made in accordance with the EP&A Act or the regulations

The development application will be publicly notified in accordance with Council’s policy. Any submissions received during the notification period will be considered as part of Council’s assessment of the application.

Yes

e. The public interest See assessment under Section 6 of the SEE.

The proposed development will increase housing choice in Blacktown. It will also provide an affordable housing option in close proximity to public transport, services and facilities without resulting in any significant impacts on surrounding development. The provision of varied and affordable housing types in close proximity to public transport services and facilities is considered to be in the public interest.

The proposed development will have an overall public benefit and therefore is considered to be in the public interest.

Yes

4.2.3. Section 4.46 – Integrated Development

This section of the Act defines integrated development as matters which require consent from Council and one or more approvals under related legislation. In these circumstances, prior to granting consent Council must obtain from each relevant approval body their General Terms of Approval (GTA) in relation to the development. The proposed development does not require approval under any other legislation and therefore is not integrated development.



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4.3. Environmental Planning and Assessment Regulation 2000

This Development Application (DA) is made in accordance with Part 6, Division 1, clause 50 of the Environmental Planning and Assessment Regulation 2000 (EP&A Regs).

Clause 50 (1A) of the EP&A Regs requires that a DA for a residential apartment building must be accompanied by a design verification statement from a qualified designer. The proposed development is not for the purposes of a "residential apartment development" and therefore is not required to be accompanied by this statement.

4.3.1. Clause 92 – Demolition

For the purposes of section 4.15 (1)(a)(iv) of the Act, the EP&A Regulations requires that all matters listed under Clause 92 be taken into consideration by a consent authority in determining a development application.

In relation to this particular DA, the only relevant matter is sub clause (b) which requires that the consent authority ensure that any demolition works take place in accordance with AS 2601 - 1991: The Demolition of Structures. The proposed development seeks to demolish the existing structures on site. All demolition work will be undertaken in accordance with AS 2601 - 1991. It is recommended that all demolition matters be addressed as suitable conditions of any consent.

4.3.2. Clause 98 – Compliance with the BCA

Pursuant to the prescribed conditions under Clause 98 of the Regulation, any building work "must be carried out in accordance with the requirements of the Building Code of Australia". It is recommended that this matter be addressed as a suitable condition of any consent. The BCA and Access Report accompanying the DA concludes that compliance with the BCA can be achieved.

4.4. Biodiversity Conservation Act 2016

The Biodiversity Conservation Act 2016 (BC Act) commenced on 25 August 2017 and applies to all NSW. The purpose of the BC Act is to maintain a healthy, productive and resilient environment for the greatest well-being of the community, now and in the future, consistent with the principles of ecologically sustainable development.

In doing so, it lists and protects threatened species, populations and ecological communities. Impacts to threatened species and endangered ecological communities listed under the BC Act are required to be taken in account for determining a DA in accordance with section 7.3 of the BC Act. Applicants must also consider if their development will exceed the following biodiversity offset scheme thresholds:

1. Exceeding the clearing threshold on an area of native vegetation;

2. Carrying out development on land included in the Biodiversity Values Land Map; or

3. Having a ‘significant effect’ on threatened species or ecological communities.

The subject site contains 5 gum trees in the south-west corner of the site, including 4 Eucalyptus moluccana and 1 Eucalyptus tereticornius. To accommodate the proposed development, including the drainage arrangements, these 5 trees will be removed. While the supporting Arboricultural Impact Assessment and Tree Management Plan prepared by Horticultural Management Services indicate that the



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trees are in good health, the trees are required to be removed due to impacts from the proposed basement excavation construction and drainage works. The site, however, is not identified as land that is included on the Biodiversity Value Land Map shown in Figure 1.

The site is in a well-established urban area and has a long history of being used for residential purposes. Subsequently, there are no known threatened species, ecological communities or habitats located on the site.

The development site has a total area of 1,076m2 (or 0.1076 hectares). The biodiversity offset scheme would apply to the proposal if 0.25 hectares or more of vegetation was proposed to be removed. The proposed development involves the clearing of 5 tree and therefore the offset scheme does not apply.

Overall, the proposed development does not exceed any of the biodiversity offset scheme thresholds, and there are no known threatened species or endangered ecological communities that will be significantly affected by the development. The requirements of the BC Act are therefore satisfied.

Figure 4: Biodiversity Values Land Map extract (Source: NSW Office of Environment and Heritage) (Site marked in blue).



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4.5. State Environmental Planning Policies

4.5.1. State Environmental Planning Policy (State and Regional Development) 2011

The aim of State Environmental Planning Policy (State and Regional Development) 2011 (SRD SEPP) is too identify State significant development, State significant infrastructure and regionally significant development.

Development that is regionally significant is declared within clause 20 within Part 4 of the SRD SEPP as follows:

(1) Development specified in Schedule 7 is declared to be regionally significant development for the purposes of the Act.

(2) However, the following development is not declared to be regionally significant development:

(a) complying development,

(b) development for which development consent is not required,

(c) development that is State significant development,

(d) development for which a person or body other than a council is the consent authority,

(e) development within the area of the City of Sydney.

Schedule 7 of the SRD SEPP identifies development with a CIV of more than $30 million as regionally significant. The proposed development is not regionally significant development as it has a CIV of $6,921,157 and therefore the Sydney Central City Planning Panel will not determine the DA for the proposed development. Development with a CIV between $10 million and $30 million, however, may still be referred to the Planning Panel by the applicant after 120 days.

4.5.2. State Environmental Planning Policy (Infrastructure) 2007

The proposed amended development is subject to the provisions of State Environmental Planning Policy (Infrastructure) 2007 (SEPP Infrastructure) which aims “to facilitate the effective delivery of infrastructure across the State” and regulates and controls development that may impact on the infrastructure. The Infrastructure SEPP applies to the whole of the state and therefore applies to the site.

Development likely to affect an electricity transmission or distribution network

Clause 45 requires the consent authority to refer a DA to the electricity supply authority for comments on potential safety. The proposed development is not located adjacent to any electricity easement, substation and does not involve development within 5m of exposed overhead electricity power lines. As such, this clause is not applicable to the proposed development. This, however, is a matter for the consent authority.

Development adjacent to rail corridors

Clause 85 requires the consent authority to refer the application to the rail authority where the land is in or adjacent to a rail corridor, including land separated from the rail corridor by a road. The proposed development is not adjacent to a rail corridor and as such, this clause is not applicable.



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Excavation in, above or adjacent to rail corridors

Clause 86 requires the consent authority to seek the concurrence from the rail authority prior to granting any development consent where development involves the penetration of ground to a depth of at least 2m below ground level (existing) on land within 25m of a rail corridor. As the proposed development is not within 25m of the railway corridor this clause is not applicable.

Impact of rail noise or vibration on non-rail development

Clause 87 applies to development on land in or adjacent to a rail corridor and that the consent authority considers is likely to be adversely affected by rail noise or vibration. As the proposed development is not adjacent to the rail corridor and is not likely to be adversely affected by rail noise or vibration this clause is not applicable.

Development with frontage to classified road

The Roads & Maritime Services “Schedule of Classified & Unclassified Regional Roads” (Jan 2014) does not identify Carinya Street as a classified road. Accordingly, the proposed development is not subject to the provisions of clause 101 of the Infrastructure SEPP.

Impact of road noise or vibration on non-road development

Clause 102 applies to residential development that is on land in or adjacent to the road corridor for a freeway, a tollway or a transitway or any other road with an annual average daily traffic volume of more than 40,000 vehicles (based on the traffic volume data published on the website of the RTA) and that the consent authority considers is likely to be adversely affected by road noise or vibration. Carinya Street does not have an AADT greater than 40,000 vehicles and therefore, the provisions of clause 102 do not apply. Notwithstanding this, the development proposal is capable of meeting the required Acoustic Criteria.

Traffic-generating development

Clause 104 of the Infrastructure SEPP ensures that the Roads and Maritime Services (RMS) is given the opportunity to comment on development nominated as ‘traffic generating development’ in Schedule 3.

The proposed development includes the construction of a boarding house comprising a manager’s unit and 57 boarding rooms. Carinya Street connects to a classified road (i.e. Newton Road), with the subject site being located within 90 metres of the connection. The proposed development, however, contains less than 75 dwellings and therefore is not of a size that triggers the need for referral to the RMS.

A Traffic Impact Assessment prepared by Traffix Traffic & Transport Planners accompanies this SEE. The report indicates that based on the RMS traffic generation rates for high density residential flat dwellings, the proposed boarding house is expected to generate 11 vehicle/hour and 9 vehicles/hour during the AM and PM peak periods respectively. At these rates the proposed level of traffic generation would have a negligible impact upon the surrounding road network. It should also be noted that the proposed new generation boarding house is likely to generate less traffic than a traditional residential flat development.

4.5.3. State Environmental Planning Policy (Vegetation in Non-Rural Areas) 2017

State Environmental Planning Policy (SEPP) (Vegetation in non-rural areas) 2017 commenced on 25 August 2017, at the same time as the BC Act. The purpose of SEPP (Vegetation in non-rural areas) 2017 is to protect the biodiversity values of trees and other vegetation in non-rural areas, and to preserve the amenity of non-rural areas through the preservation of trees and other vegetation.



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A policy requires that person must seek a permit from council to clear vegetation. A person must also not clear native vegetation in any non-rural area of the State that exceeds the biodiversity offsets scheme threshold without the necessary authority. An authority, however, is not required for the removal of vegetation that the council or Native Vegetation Panel is satisfied is dying or dead and is not required as the habitat of native animals, or that the council is satisfied is a risk to human life or property.

As outlined above, the subject site contains 5 gum trees in the south-west corner of the site including 4 Eucalyptus moluccana and 1 Eucalyptus tereticornius. To accommodate the proposal, the 5 trees are proposed to be removed. The proposed development will not result in the biodiversity offset scheme thresholds being exceed. In accordance with Clause 10 of the SEPP, the applicant seeks a permit to remove the trees.

4.5.4. State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004

State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 (BASIX) applies to all residential dwelling types and is therefore applicable to the proposed development. BASIX aims to deliver equitable and effective water and greenhouse gas reductions across the state. A complying BASIX certificate has been prepared demonstrating a commitment to energy efficiency and is included with the DA (Certificate number: 756571M_03). A Section J Report has also been prepared by Outsource Ideas P/L and accompanies the DA.

4.5.5. State Environmental Planning Policy No. 55 – Remediation of Land

State Environmental Planning Policy No. 55 – Remediation of Land (SEPP 55) was introduced in 1998 to ensure that planning decisions take into account land contamination or possible land contamination. The SEPP states that land must not be developed if it is unsuitable for a proposed use because it is contaminated. If the land is unsuitable then remediation must take place before the land is developed. The policy makes remediation permissible across the State with or without consent based on the category of works, defines when consent is required and requires that all remediation comply with standards. Further, it ensures land is investigated if contamination is suspected and requires councils to be notified of all remediation. The Managing Land Contamination: Planning Guidelines were prepared to establish 'best practice' for managing contamination and assist councils and developers to determine when land is at risk.

Clause 7 of the SEPP 55 requires that a consent authority must not grant consent to any development on land unless it has considered whether a site is contaminated land or potentially contamination land, and if it is, that it is satisfied that the land is suitable (or will be after undergoing remediation) for the proposed use.

A Preliminary Site Investigation report has been undertaken by GCA and accompanies the DA. The investigation established potential for asbestos containing materials to be present on the site. The potential for significant contamination to be present is considered to be low. However, there is a possibility for potential contamination or localized surface soil contamination to be present at the site. Final validation may therefore be appropriate prior to occupation of the development.

Given the proposed DA also includes the removal of the existing dwelling and of fibro structures on site, appropriate precautions are to be applied during demolition. A hazardous material survey is also be undertaken by a qualified environmental consultant prior to the demolition works being undertaken. All necessary clearance certificates/statements will need to be obtained following the demolition works.



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In the event any contaminated material is unearthed or fly-tipped rubbish is encountered during construction of the development including the basement car park, all works will cease immediately. If this was to occur, a Remediation Action Plan (RAP) would be submitted to Council for consideration and all potentially contaminated material would be tested, removed or undergo remediation in accordance with the National Environment Protection (Assessment of Site Contamination) Measure 1999 as amended 2013 (NEPM).

The proposed development of the site for continued residential purposes is therefore considered to be satisfactory in terms of the provisions of SEPP 55, subject to suitable conditions being imposed as recommended.

4.5.6. State Environmental Planning Policy (Affordable Rental Housing) 2009

SEPP (Affordable Rental Housing) 2009 (ARHSEPP) seeks to provide a consistent planning regime for the provision of affordable rental housing. The SEPP aims to facilitate the effective delivery of new affordable rental housing by providing incentives by way of expanded zoning permissibility, floor space ratio bonuses and non-discretionary development standards. The SEPP also contains a number of standards that if complied with, cannot be used as reasons for refusal.

The proposed “new generation” boarding house also satisfies the matters identified under ARHSEPP as follows:

Table 4: ARH SEPP assessment

Affordable Rental Housing Clauses Comment Complies

PART 1 – PRELIMINARY

7 Land to which policy applies

This Policy applies to the State.

8 Relationship with other environmental planning instruments

If there is an inconsistency between this Policy and any other environmental planning instrument, whether made before or after the commencement of this Policy, this Policy prevails to the extent of the inconsistency.

PART 2 - NEW AFFORDABLE RENTAL HOUSING

Division 3 Boarding Houses

26 Land to which Division applies

This Division applies to land within any of the following land use zones or within a land use zone that is equivalent to any of those zones:

Pursuant to the Blacktown Local Environmental Plan (BLEP) 2015 the subject site is located in the R4 High

Yes



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(a) Zone R1 General Residential,

(b) Zone R2 Low Density Residential,

(c) Zone R3 Medium Density Residential,

(d) Zone R4 High Density Residential,

(e) Zone B1 Neighbourhood Centre,

(f) Zone B2 Local Centre,

(g) Zone B4 Mixed Use.

Density Residential zone. The SEPP therefore applies.

27 Development to which Division applies

(1) This Division applies to development, on land which this Division applies, for the purposes of boarding houses.

A boarding house is proposed to be developed on the subject site. The BLEP 2015 defines a Boarding House as:

a building that:

(a) is wholly or partly let in lodgings, and

(b) provides lodgers with a principal place of residence for 3 months or more, and

(c) may have shared facilities, such as a communal living room, bathroom, kitchen or laundry, and

(d) has rooms, some or all of which may have private kitchen and bathroom facilities, that accommodate one or more lodgers,

but does not include backpackers’ accommodation, a group home, hotel or motel accommodation, seniors housing or a serviced apartment.

The proposed development is consistent with the above definition of a boarding house.

Yes

(2) Despite subclause (1), this Division does not apply to development on land within Zone R2 Low Density Residential or within a land use zone that is equivalent to that zone in the Sydney

The subject site is not located in an R2 Low Density Residential or equivalent zone.

N/A



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region unless the land is within an accessible area.

As the subject site is located in the R4 High Density Residential zone, this Division applies.

(3) Despite subclause (1), this Division does not apply to development on land within Zone R2 Low Density Residential or within a land use zone that is equivalent to that zone that is not in the Sydney region unless all or part of the development is within 400 metres walking distance of land within Zone B2 Local Centre or Zone B4 Mixed Use or within a land use zone that is equivalent to any of those zones.

The subject site is not located in the R2 Low Density Residential or equivalent zone and is located in the Sydney Region.

As the subject site is located in the R4 High Density Residential zone, this Division applies.

N/A

28 Development may be carried out with consent

Development top which this Division applies may be carried out with consent

This Division applies to the development of a Boarding House in the R4 High Density Residential zone.

The proposed use of the site for a ‘boarding house’ is permissible with consent under the ARHSEPP.

The proposed use of the site for a ‘boarding house’ is also permissible with consent under the BLEP 2015.

Yes

29 Standards that cannot be used to refuse consent

(1) A consent authority must not refuse consent to development to which this Division applies on the grounds of density or scale if the density and scale of the buildings when expressed as a floor space ratio are not more than:

(a) the existing maximum floor space ratio for any form of residential accommodation permitted on the land, or

N/A

There is no FSR designated for the subject site under BLEP 2015.

N/A

(b) if the development is on land within a zone in which no residential accommodation is permitted—the existing maximum floor space ratio for any form of development permitted on the land, or

N/A

The subject development is located in the R4 zone, which permits the development of some forms of residential

N/A



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accommodation including boarding houses and residential flat buildings.

(c) if the development is on land within a zone in which residential flat buildings are permitted and the land does not contain a heritage item that is identified in an environmental planning instrument or an interim heritage order or on the State Heritage Register—the existing maximum floor space ratio for any form of residential accommodation permitted on the land, plus:

▪ 0.5:1, if the existing maximum floor space ratio is 2.5:1 or less, or

▪ 20% of the existing maximum floor space ratio, if the existing maximum floor space ratio is greater than 2.5:1

N/A

The subject site does not contain a heritage item and is located in a zone which permits residential flat building, but has no prescribed FSR.

However, it is noted that the SEPP would permit a 'boarding house' to have a greater FSR (i.e. a greater density/scale) than a residential flat building development built on the same site.

The proposed development will have no greater FSR, bulk or scale than the residential flat buildings in the area. In this regard, the proposed development is 5 storeys, while RFB’s in the area are typically 6 storeys with rooftop facilities. The proposed density and scale of the development is therefore considered acceptable.

N/A

(2) A consent authority must not refuse consent to development to which this Division applies on any of the following grounds:

(a) building height

if the building height of all proposed buildings is not more than the maximum building height permitted under another environmental planning instrument for any building on the land,

The maximum permitted building height under BLEP is 20m.

The proposed 5 storey building has an overall height of 18.2m. The proposed height is less than the maximum height limit and is considerably less than the adjoining approved part 6, part 7 storey RFB.

Yes

(b) landscaped area

if the landscape treatment of the front setback area is compatible with the streetscape in which the building is located

The proposed development provides a 9m front building setback consistent with other existing and future development in the street. The front setback can accommodate a deep soil planting zone of 48.35sq.m and will be appropriately landscaped.

Yes



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(c) solar access

where the development provides for one or more communal living rooms, if at least one of those rooms receives a minimum of 3 hours direct sunlight between 9am and 3pm in mid-winter

The development provides a north facing communal living area on each floor. The communal living area on the 5th storey will receive at least 3 hours of direct sunlight between 9am and 3pm in mid-winter. A void is also provided above the adjoining common open space area so that this area will receive unlimited solar access.

A green wall is provided outside the lower communal area windows. In addition to providing architectural relief, this wall will act as a privacy screen while also allowing filtered sunlight to the communal areas.

Yes

(d) private open space

if at least the following private open space areas are provided (other than the front setback area):

(i) one area of at least 20 square metres with a minimum dimension of 3 metres is provided for the use of the lodgers,

(ii) if accommodation is provided on site for a boarding house manager—one area of at least 8 square metres with a minimum dimension of 2.5 metres is provided adjacent to that accommodation

In addition to the front setback area, the proposed development provides:

▪ Approximately 100sq.m of outdoor open space at the rear of the building for use by all lodgers, with dimensions of approximately 5.5m-6m x 18.3m;

▪ Private balconies/courtyards to some of the rooms;

▪ A communal room at each level of the building;

▪ An open space area of 23sq.m with dimensions of at least 3m at the 5th storey. This space has an open void above it to allow unlimited solar access; and

▪ A private open space for the on-site manager of 10.3sq.m with dimensions of at least 2.5m.

Yes

(e) parking if:

(i) in the case of development carried out by or on behalf of a social housing provider in an accessible area—at least 0.2 parking spaces are provided for each boarding room, and

The proposed development is required to provide 0.5 parking spaces for each boarding room and 1 space for the on-site manager.

The development provides 57 boarding rooms and 1 room for the on-site manager, which equates to a need for

Yes



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(ii) in the case of development carried out by or on behalf of a social housing provider not in an accessible area—at least 0.4 parking spaces are provided for each boarding room, and

(iia) in the case of development not carried out by or on behalf of a social housing provider—at least 0.5 parking spaces are provided for each boarding room, and

(iii) in the case of any development—not more than 1 parking space is provided for each person employed in connection with the development and who is resident on site,

28.5 (say 29) spaces for the boarders and 1 for the manager.

A total of 30 secure basement car parking spaces are provided in compliance with the SEPP requirement.

In addition to the 30 car spaces, provision has been made for 12 motorbike spaces and 12 bicycle spaces.

(f) accommodation size

if each boarding room has a gross floor area (excluding any area used for the purposes of private kitchen or bathroom facilities) of at least:

(i) 12 square metres in the case of a boarding room intended to be used by a single lodger, or

(ii) 16 square metres in any other case.

Each boarding room has a minimum GFA ranging from 12sq.m to over 20sq.m, excluding the kitchen and bathroom facilities. The rooms less than 16sqm will accommodate a single bed. Rooms 16sqm and greater will accommodate a double bed.

Yes

(3) A boarding house may have private kitchen or bathroom facilities in each boarding room but is not required to have those facilities in any boarding room.

Each boarding room has been provided with private kitchen and bathroom facilities.

Yes

(4) A consent authority may consent to development to which this Division applies whether or not the development complies with the standards set out in subclause (1) or (2).

Noted

However, the proposed development does comply with the standards in subclause (1) and (2).

Yes

(5) In this clause:

social housing provider does not include a registered community housing provider unless the registered community housing provider is a

Noted N/A



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registered entity within the meaning of the Australian Charities and Not-for-profits Commission Act 2012 of the Commonwealth.

30 Standards for boarding houses

(1) A consent authority must not consent to development to which this Division applies unless it is satisfied of each of the following:

(a) if a boarding house has 5 or more boarding rooms, at least one communal living room will be provided,

The development proposes 57 boarding rooms (38 single and 19 double), plus one (1) manager’s unit. A communal room is proposed on each floor of the development (i.e. 5 communal rooms).

The ground floor communal room is 35.5sqm in area, while the communal rooms on levels 1-4 each have an area of approximately 52sqm.

The communal living room on the 4th level also adjoins a common open space area.

Yes

(b) no boarding room will have a gross floor area (excluding any area used for the purposes of private kitchen or bathroom facilities) of more than 25 square metres,

The largest rooms are the ground floor rooms with the mezzanine bedrooms. The largest room has a GFA (excluding the kitchen and bathroom facilities) of 22.22sqm.

Yes

(c) no boarding room will be occupied by more than 2 adult lodgers,

Each room greater than 16sqm GFA (excluding kitchen and bathroom facilities) has been provided with a double bed. Smaller rooms are provided with a single bed. There are 38 single rooms and 19 double rooms in total.

It is considered appropriate that this matter be addressed as a condition of any consent.

Yes

(d) adequate bathroom and kitchen facilities will be available within the boarding house for the use of each lodger,

Each boarding room has been provided with private kitchen and bathroom facilities.

Yes

http://www.legislation.gov.au/

http://www.legislation.gov.au/



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Communal cooking facilities are also proposed within the 4th level communal living room.

(e) if the boarding house has capacity to accommodate 20 or more lodgers, a boarding room or on-site dwelling will be provided for a boarding house manager,

(f) (Repealed)

A separate boarding room has been provided on the 4th level for the boarding house manager.

Yes

(g) if the boarding house is on land zoned primarily for commercial purposes, no part of the ground floor of the boarding house that fronts a street will be used for residential purposes unless another environmental planning instrument permits such a use,

N/A

The subject site is zoned R4 High Density Residential.

N/A

(h) at least one parking space will be provided for a bicycle, and one will be provided for a motorcycle, for every 5 boarding rooms.

The development proposes 57 boarding rooms and therefore requires 12 bicycle and 12 motorcycle parking spaces.

The development proposes 12 bicycle and 12 motorcycle spaces.

Yes

(2) Subclause (1) does not apply to development for the purposes of minor alterations or additions to an existing boarding house.

N/A

The DA seeks approval for a new boarding house.

N/A

30AA Boarding houses in Zone R2 Low Density Residential

A consent authority must not grant development consent to a boarding house on land within Zone R2 Low Density Residential or within a land use zone that is equivalent to that zone unless it is satisfied that the boarding house has no more than 12 boarding rooms.

N/A - The site is zoned R4 High Density Residential.

N/A



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30A Character of the local area

A consent authority must not consent to development to which this Division applies unless it has taken into consideration whether the design of the development is compatible with the character of the local area.

The ARHSEPP does not provide criteria via which to assess character compatibility and as such, any assessment is merit based.

Case Law

Case law has considered the merit assessment of character in accordance with cl. 30A of ARHSEPP 2009. The Land and Environment Court’s Planning Principle ‘Surrounding Development – Compatibility of Proposal with Surrounding Development’ (Project Venture Development’s Pty Ltd v Pittwater Council [2005] NSW LEC 191 provides guidance on how to assess compatibility of development with the local area. Based on case law and the LEC Planning Principle, a merit assessment of character in relation to the local area should consider the following three steps:

▪ Identify the local area.

▪ Determine the character (present and future) of the local area.

▪ Determine if the development is compatible with the character of the local area.

Planning Circular PS 18-001: Respecting and enhancing local character in the planning system

This character statement has been developed with consideration for Planning Circular PS 18-001: Respecting and enhancing local character in the planning system (PS 18-001). The following key considerations are outlined within PS 18-001:

▪ Character is the ‘look and feel’ that makes one neighbourhood distinctive from another.

▪ Character is established through built and natural elements in the public domain and private realm.

▪ The contextual interplay between buildings, architectural style, subdivision patterns, activity, topography and vegetation are key factors underpinning the character of a place or neighbourhood.

▪ Character is distinct from considerations of heritage and conservation.

▪ Responding to character does not seek to establish sameness and allows for many different features to coexist harmoniously.

▪ In growth areas or areas where major change and new development is envisaged, a key principle is to establish and enhance the desired future character of these areas.



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Local Character Statements

The NSW Department of Planning and Environment has recently commenced preparing local character statements for a number of identified Planned Precincts. Planned Precincts will be supported by Character Statements that describe the unique qualities of each precinct and will be organised into five themes: place, landscape, built form, land use and movement. These themes are intended to capture the full spectrum of elements that make up a precinct. This is represented in the figure below.

Figure: Five themes of a Precinct (Source: DPE)

Character Assessment

1 Identify the local area

This character assessment identifies the subject site as part of an emerging high-density residential neighbourhood adjacent to the Blacktown City Centre. This is illustrated in the figure below.



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Figure: Character Area

2 Character of the Local Area (Present and Future)

The subject site is located in an emerging high density residential neighbourhood. While the area currently consists of many single detached residential dwellings with large setbacks to the street, it also includes many medium density housing forms and recently approved residential flat buildings.

The site is located within 500m walking distance from the Blacktown City Centre and Westpoint Shopping Centre, and within 800m walking distance to the Blacktown railway station, which provides access to diverse range of services, facilities and destinations associated with this strategic centre. In the vicinity of the subject site there a number of community, civic, educational and ecclesiastical facilities including the Blacktown Police Station, Patrician Brothers College, St Patricks and St Paraskevi Churches and the Blacktown Workers Club.

The subject site’s accessible, transit oriented and city centre location is a key driver in the identification of the subject site and surrounding land for high density residential uses.

As the subject site and proposed boarding house will be situated in a highly accessible location in close proximity to a diverse range of amenities and destination, its response and connection to place will be a defining element of the proposed development.

The proposed boarding house will provide a desired type of residential accommodation within close proximity to the Blacktown CBD, with it envisaged that tenants will range from young professionals to students, who seek accommodation close to educations facilities and employment opportunities.

Blacktown City Centre

Future Parkland

R4 High Density Residential

Subject site



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In the area of land bound by Kildare Road to the north, Balmoral Street to the west, Newtown Road to the south and Allawah Road to the west, a building height of 20 metres is permissible. In the nearby Blacktown City Centre, building heights of up to 72m are permissible. A planning proposal to rezone land in the Blacktown CBD, increase building heights and remove FSR controls and introduce incentive building heights of up to 100m for key and gateway sites is currently being finalised.

The intended future scale of the Blacktown City Centre confirms its desired future high density, high rise character. The subject site is located in a complementary and transitional mid-rise (i.e. 20m high) residential area that will relate strongly to the emerging inner-city character of the locality.

To cater for increased densities, Council has zoned a large area of land adjacent to the town centre and high-density precinct for the purpose of public recreation. This land parcel is approximately 4 ha in area and will provide for a variety of recreation needs. Accessibility to this major public recreation destination will further reinforce the place connectedness of surrounding high-density city centre and residential land uses.

As the subject site is located in a recently zoned high-density precinct, the character of the precinct is still emerging. The area, however, is expected to transition from a mixed low-medium density residential area to a high-density residential area. While the area is in the early stages of this transition, already a number of high-density residential flat building development have been approved/proposed in the immediate area including:

▪ A part 6 storey, part 7 storey residential flat building comprising 58 units which is currently under construction on the land immediately adjacent to the northern boundary of the site (31-33 Carinya Street).

▪ A 7-storey residential flat building comprising 108 units which has been approved at 10-14 Carinya Street.

▪ A part 6 storey, part 7 storey residential flat building comprising 98 units proposed at 13-17 Carinya Street.

▪ A 6-storey residential flat building comprising 86 units approved on the corner of Carinya and Newtown Road (No. 55-61 Newton Road).

These early high-density developments will play a key role in defining and shaping the future character of the locality.

The existing streetscape rhythm is characterised by a mix of detached ‘dwelling houses’ of varying styles and construction materials, as well as a number ‘multi dwelling housing’ developments. Housing has been developed over varying periods between the 1940s and the present. Dwelling houses generally have a street frontage of 18m; however, the ‘multi dwelling housing’ developments interrupt the consistency of the streetscape with a wider frontage (typically a minimum of 26m).

As high-density residential development continues to occur in the precinct, development of up to 6-7 storeys will replace the existing low-medium density housing forms. In terms of building height and frontage widths, the streetscape rhythm is unlikely to develop in a uniform manner as it will be largely defined by future amalgamation patterns, noting that existing ‘multi dwelling housing’ lots on Carinya Avenue are substantially larger than the lots that currently contain detached dwelling.

There are presently no development controls relating to lot size or frontage applicable to the subject site or the surrounding high-density residential precinct under the BLEP 2015. The DCP, however, requires



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a minimum frontage of 30m for RFB’s, but there are no controls that would assist in establishing a uniform streetscape rhythm. Therefore, it is reasonable to assume that street frontage and building height from one development site to another will vary, establishing a diverse streetscape rhythm based on a variety of building widths and potentially varying heights.

The Blacktown DCP 2015 requires a 9 metre building setback for residential flat buildings in the R4 High Density Residential zone. Balconies are permitted to encroach by 1m into the front setback zone. These setback requirements will establish a landscape character to adjacent streets with ample area to accommodate trees and garden space at the front of buildings, as is currently the character of the existing low density neighbourhood.

Given RFB’s are likely represent one of highest and best uses for sites in the R4 zone, it is reasonable to assume that the majority of future development occurring in the precinct will be subject to the Principles and Development Criteria of SEPP 65 and Apartment Design Guide. While SEPP 65 and ADG are not applicable to the proposed boarding house, it is reasonable to assume that side setbacks and building separation resulting from the application of ADG Design Criteria to future nearby residential flat buildings will contribute to establishing the future streetscape rhythm of Carinya Street.

As illustrated in the figure below, Objective 3F-1 of the ADG and the corresponding Design Criteria requires that a building separation of 6m be provided for non-habitable rooms within the lower 4 storeys of any proposed residential development. Sharing of this separation distance between boundaries results in a side setback of 3 metres, provided that other matters relating to solar access and amenity can be appropriately managed.



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Figure: ADG Objective 3F-1 and corresponding Figure F2 (Source DPE)

3 Compatibility with the character of the local area

Place

The proposed Boarding House is well connected to the many place making qualities of the locality due to its proximity to the Blacktown City Centre, Blacktown railway station and a raft of amenities. This will enable residents to access and enjoy a wide range of experiences and community benefits. This place connectedness will be further reinforced by the future creation of a large 4ha parkland in walking distance to the site. This parkland will provide opportunities for recreation, community interaction and social inclusion. These ‘public’ opportunities complement the internal communal facilities within the boarding house itself, creating opportunities for social interaction and place connection within the internal community of the boarding house as well as with the wider community.

Landscape

The proposed boarding house has been designed in accordance with the front setback requirements that apply to Residential Flat Buildings, which are likely to represent the majority of future developments occurring in the precinct.

As the future character of the precinct is likely to be largely defined by this type of apartment development, this will enable the proposed boarding house to reflect the intended ‘leafy’ landscape character of Carinya Street. The design of the building has taken into consideration the provision of adequate deep soil zones in front and rear setbacks as well as providing a landscape strip along the



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driveway. This is conducive to establishing shade trees and achieving the desired future character of high-density dwellings in a landscape setting.

Built form

As the future character of Carinya Street will be increasingly defined by residential flat buildings, the proposed boarding house has been designed with consideration for the key principles of Council’s DCP controls for RFB’s and the ADG. From Carinya Street, the boarding house will look and feel like a conventional residential flat building, which will be reinforced by the inclusion of balconies to the front façade of the building.

The proposed development is contemporary in character and proposes a high level of articulation. Its uppermost level has been recessed to reduce any potential visual impacts and the overall building bulk, which is consistent with other residential flat buildings of this height.

While the street frontage is narrower that the adjacent development at 31-33 Carinya Street, this will be consistent with and within the acceptable range of streetscape variance and expected side setbacks that can be expected to occur in the precinct.

As demonstrated by Figure 3 above, side setbacks of 3 metres are permitted under the ADG’s. Although minor protrusions are proposed into the 3m setback zone, these will accommodate screening devices intended to manage any potential overlooking into neighbouring properties that could occur as a result on the proposed setback. These minor protrusions are set back well behind the front building line and will not be easily read from Carinya Street. Therefore, these protrusions will not impact on the character of the streetscape.

The figures below illustrates the development currently under construction on the adjacent property at 31-33 Carinya Street to the north. The proposed contemporary style, setbacks and massing of the proposed development will dovetail with the neighbouring development currently under construction. While these buildings will be different heights, the massing increments between the two adjacent properties will correspond and read in the Carinya Street streetscape as a coordinated and complementary design outcome and will work in visual harmony with the adjacent residential flat building. The cohesive design of these two adjacent buildings will assist in establishing a strong reference for the desired future character of this emerging high-density precinct.

Figure: Proposed Boarding House Figure: Development adjacent to the northern boundary (currently under construction)



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Figure: Proposed Carinya Street streetscape

Land Use

The proposed boarding house is expressly permissible use with consent in the R4 High Density Residential zone. It will provide an affordable rental housing that is complementary to the existing housing stock and future residential flat buildings likely to prevail in the locality as the wider R4 High Density Residential Precinct develops and transitions.

This high-density residential land use will provide affordable place-connected living opportunities with access to services, amenities, employment and transport as well as community and recreation facilities.

Movement

As the surrounding neighbourhood and the Blacktown City Centre transitions to higher density residential, a shift from reliance on private vehicles towards active and public transport options will be an ongoing focus in the locality. The proposed boarding house will contribute to establishing a more walkable environment by providing opportunities for more people to live within walking distance of a range of services, amenities and places as well as the Blacktown railway station.

Further test of Compatibility

In accordance with the Land and Environment Court’s ‘Planning Principle’ and case law on the character test within Clause 30A of the ARHSEPP, compatibility is best defined as ‘capable of existing together in harmony’.

In addition to the assessment against the five themes: place, landscape, built form, land use and movement as outlined above, the following two questions are considered:

Are the proposal’s physical impacts on surrounding development acceptable? The physical impacts include constraints on the development potential of surrounding sites.



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Physical impacts generally include privacy, overshadowing, visual bulk and compatibility in the streetscape.

The proposed development is compliant with all prescribed controls including building height, communal open space and landscaped area. As discussed throughout the SEE, the physical impacts including privacy, overshadowing and bulk/scale are considered to be minimal and consistent with the surrounding residential flat buildings within the locality.

The proposed development will not impact on the development potential of the sites to the south or any other neighbouring property.

Is the proposal’s appearance in harmony with the buildings around it and the character of the street.

To be compatible a development should contain or at least respond to the essential elements that make up the character of the surrounding area. The essential and desirable elements are assessed as being the streetscape presence of residential flat buildings within a landscaped setting including an appropriate street setback.

The applicant has provided a design that minimises both excessive bulk and scale through building façade, articulation and incorporation of appropriate landscaping and open space.

The building has been designed to ensure that the privacy of the adjoining and future residents is maintained. The proposed development complies with on-site parking which in turn reduces any likely impact with regards to on-street parking.

Conclusion

Rising land values necessitate the densification of the surrounding R4 high density residential land in order to achieve viable development outcomes. The future building forms will incorporate 9m front landscaped setbacks and heights of approximately 20m.

Based on the above assessment it is considered that the design of the development is compatible with the character of the emerging local area and to the adjoining and future the surrounding residential flat buildings. In this context it is considered that the proposal is consistent with the existing and future desired character of the locality.

PART 4 - MISCELLANEOUS

52 No subdivision of boarding houses

A consent authority must not grant consent to the strata subdivision or community title subdivision of a boarding house.

Noted.

It is considered appropriate that this matter be addressed as a condition of any consent.

Yes



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4.5.7. State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development

State Environmental Planning Policy No. 65 – Design Quality of Residential Apartment Development (SEPP 65) aims to improve the design quality of residential apartment development across the state. It applies to residential flat building, shop top housing or mixed-use developments of 3 or more storeys comprising 4 or more self-contained dwellings.



As such, SEPP 65 does not apply to the proposed boarding house unless a local environmental plan states otherwise. Given BLEP 2015 does not require a boarding house to comply with SEPP 65, the Policy does not apply. A SEPP 65 Design Verification Statement is therefore also not required for this application.

The NSW Department of Planning and Environment has recently released a fact sheet relating to State Environmental Planning Policy (Affordable Rental Housing) 2009 (ARHSEPP). A copy of this is included at Appendix E. Under the ‘Frequently Asked Questions’ section, it is further confirmed that SEPP 65 does not apply to boarding house developments.

4.5.8. Apartment Design Guide

Clause 28 of SEPP 65 states that the Apartment Design Guide (ADG) must be taken into consideration by a consent authority in determining any DA to which SEPP 65 applies. As outlined above, SEPP 65 does not apply to this proposal and as such, the ADG’s also do not apply to boarding houses.

It is recognised that the ADG aims to help achieve better design and planning for residential apartment development by providing benchmarks for designing and assessing. Clause 30 of SEPP 65 states that development consent must not be granted if the application does not demonstrate that adequate regard has been given to the objectives specified in the ADG for the relevant design criteria.

In this instance, it is worth also noting Planning Circular 17-001, issued on 29 June 2017, states that "the ADG is not intended to be and should not be applied as a set of strict development standards".

Although the ADG’s do not apply to this proposal, the objectives (together with the numerical recommendations) of the ADG have been considered in the design of the proposal as outlined in the table at Appendix B. The merit assessment against the ADG provision reveals that overall, the proposed development meets the design objectives of the ADG.

4.6. Sydney Regional Environmental Plan No. 20 – Hawkesbury-Nepean River (No. 2 – 1997)

The Sydney Regional Development Plan No. 20 - Hawkesbury-Nepean River (SREP No. 20) applies to certain land within the Greater Metropolitan Region of Sydney and applies to the subject site.

Clause 5 of SREP No. 20 outlines the general planning considerations that must be taken into account by a consent authority in determining an application for the carrying out of development. These general planning considerations are addressed in detail in the following table.



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Table 5: Assessment against provisions of SREP 20

Clause 5 of SREP No. 20 Comments

(a) the aim of this plan

The aim of this plan is to protect the environment of the Hawkesbury-Nepean River system by ensuring that the impacts of future land uses are considered in a regional context.

The proposed development is considered to be consistent with the aim of this plan.

The site is not located near the river system and will not have any detrimental impacts on the river system.

A drainage concept plan has been prepared in accordance with the requirements of the DCP. Suitable soil erosion and sedimentation measures will also be implemented prior to undertaking any development of the land.

The adoption of these measures will allow the site to be developed for residential land uses while having minimal impact on the Hawkesbury-Nepean River system.

(b) the strategies listed in the Action Plan of the Hawkesbury-Nepean Environmental Planning Strategy

The Catchment Action Plan (CAP) provides a vehicle for implementing various strategies and plans at the catchment level. The strategies and plans include:

▪ the National Strategy for the Conservation of Australia’s Biological Diversity

▪ the National Water Quality Management Strategy

▪ national and state species recovery and threat abatement plans made under the EPBC Act and TSC Act

▪ the National Weeds Strategy

▪ water sharing plans made under the Water Management Act 2000 (NSW)

▪ the NSW Salinity Strategy

▪ the NSW Biodiversity Strategy

▪ other NSW strategies and plans and local government plans.

The proposed development is not inconsistent with any of the strategies listed in the CAP. An environmental impact assessment has also been addressed under Section 6 of the SEE.

(c) whether there are any feasible alternatives to the development or other proposal concerned

The proposed development is not located near the river system and therefore will not have a direct impact on Hawkesbury-Nepean River. Nor does the development propose any heavy industrial or other uses that could potentially impact on the river.

The residential development (i.e. boarding house) will not cause any unreasonable impacts, satisfies the objectives of the zone and is a permissible form of development with consent. It is



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therefore not considered necessary for other alternative forms of development to be considered.

(d) the relationship between the different impacts of the development or other proposal and the environment, and how those impacts will be addressed and monitored

Minimal to no impacts are associated with the proposed development. Where necessary, the specialist consultant reports which accompany this SEE have outlined appropriated mitigation and management strategies which, once implemented, will ensure the surrounding environment is protected. This is further explained in Section 6 of this SEE.

Clause 6 of SREP No. 20 outlines a number of specific planning policies and strategies that apply to development within the area and must be considered by the consent authority. The table below identifies these policies and strategies and how they relate to the proposed development.


(1) Total catchment management The proposal is unlikely to result in any adverse environmental impacts on the catchment or on the downstream local government area. As such, referral to the adjoining Council is considered unnecessary.

(2) Environmentally sensitive areas

The proposed development will not have any detrimental impacts on any environmentally sensitive land.

(3) Water quality The proposed development will not impact on the water quality of the river or the aquatic ecosystem in the river system. It will also not prevent the river from being used for recreational activities such as swimming.

Appropriate drainage measures are proposed in accordance with Council's DCP requirements. Appropriate erosion and sediment control measures will also be implemented prior to any development occurring on site.

(4) Water quantity Aquatic ecosystems will not be adversely affected by the proposed development. The development will also have no impact on the flow characteristics of surface or groundwater in the catchment.

(5) Cultural heritage The subject site has had a long history of being used for residential purposes. As such, the proposed development is unlikely to impact on any unknown Aboriginal objects.

(6) Flora and Fauna The existing vegetation will be removed to accommodate the proposed built form and required drainage works.



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The proposed development does not exceed any of the biodiversity offset scheme thresholds, and there are no known threatened species or endangered ecological communities that will be significantly affected by the development.

(7) Riverine scenic quality The size, bulk and scale, and proposed materials/finishes are considered appropriate for the proposed use and will ensure that the proposed development will not impact on the landscape character of the surrounding environment.

Furthermore, the proposed development does not adjoin the river banks and will not be visible from the river or any of its banks.

(8) Agriculture/aquaculture and fishing

N/A - The proposed development will not impact on agriculture/aquaculture or fishing.

This strategy aims to give priority to agricultural production in rural zones. The proposed development is located within the "R4 Residential" zone.

(9) Rural residential development N/A - The proposed development is not of a rural residential nature.

(10) Urban Development This strategy recommends that any adverse environmental impacts be assessed and controlled.

Section 6 of the SEE identifies and assesses the potential impacts of the proposed development and where appropriate recommends appropriate mitigation measures.

The proposed development will not generate any adverse impacts on the riverine corridor.

(11) Recreation and tourism N/A - The recreational and tourist values of the riverine corridor will not be impacted by the proposed development.

(12) Metropolitan strategy The proposed development will complement the key principles and action plan of the Metropolitan Strategy. Section 6 of the SEE discusses in detail the potential impacts of the proposed development and demonstrates that the development will not have any adverse impacts on the riverine corridor.

As demonstrated in the tables above the proposed development is consistent with SREP No. 20 and will not have any adverse impacts on the Hawkesbury-Nepean River or its floodplain.



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4.7. Blacktown Local Environmental Plan 2015 (BLEP 2015)

The Blacktown Local Environmental Plan (BLEP) 2015 is the primary environmental planning instrument (EPI) applicable to the site and the proposed development for a boarding house. The table below provides a summary assessment of the relevant development standards contained within the BLEP 2015 and the proposed development’s compliance with these standards.

Table 6: Assessment against provisions of BLEP 2015

BLEP Provision

Requirement Proposal Compliant

PART 2 Permitted or Prohibited Development

Land Use Zones

The subject site is zoned R4 High Density Residential under the BLEP 2015 as shown in the following Land Zoning Map extract. A “boarding house” is permissible with consent in the R4 – High Density Residential Zone.

Subject site shaded in black



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BLEP Provision


Zone R4 High Density Residential

Objectives To provide for the housing needs of the community within a high-density residential environment.

To provide a variety of housing types within a high-density residential environment.

To enable other land uses that provide facilities or services to meet the day to day needs of residents.

To enable certain activities to be carried out within the zone that do not adversely affect the amenity of the neighbourhood.

To permit residential flat buildings in locations close to public transport hubs and centres.

The proposal comprises of a 5-storey new generation boarding house inclusive of 57 boarding rooms and a manager’s unit.

The proposed development will increase housing choice and provide or the needs of the community within a high-density residential environment.

The proposed development does not preclude the development of other land uses.

The proposed development will not result in any significant adverse impacts on neighbouring properties.

The site is located in close proximity to public transport and the Blacktown CBD.

Yes

Permitted with consent

Boarding House Boarding houses are permitted with consent in the R4 High Density Residential zone.

The proposed development is consistent with the BLEP 2015 definition of a boarding house which means a building that:

(a) is wholly or partly let in lodgings, and

(b) provides lodgers with a principal place of residence for 3 months or more, and

(c) may have shared facilities, such as a communal living room, bathroom, kitchen or laundry, and

Yes



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BLEP Provision


(d) has rooms, some or all of which may have private kitchen and bathroom facilities, that accommodate one or more lodgers,

but does not include backpackers’ accommodation, a group home, hotel or motel accommodation, seniors housing or a serviced apartment.

Prohibited N/A N/A N/A

Subdivision Land may be subdivided with development consent.

The subject DA does not seek to subdivide the proposed development, noting that in accordance with ARHSEPP a consent authority must not grant consent to the strata subdivision or community title subdivision of a boarding house.

N/A

Demolition Demolition of a building or work may be carried out with development consent.

The DA formally seeks consent for the demolition of all existing structures on the subject site.

Yes

Part 4 Principle development standards

Height of buildings

A maximum building height of 20m is identified for the site under the Height of Buildings Map designation Q.

The maximum height of the proposed development is 18.2 metres and therefore complies with the maximum height limit.

Yes

Floor space ratio

No FSR is prescribed for the subject site.

N/A N/A

Exceptions to development standards

The applicant must submit a written request to justify the contravention of the development standard.

N/A N/A

Part 5 Miscellaneous provisions

Heritage conservation

Conserve the environmental heritage of the area, the heritage significance of heritage items and conservation

The subject site is not an item of environmental heritage, is not likely to be an item of environmental heritage and is not within a heritage conservation area. The site does not contain any known

N/A



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BLEP Provision


areas, archaeological sites and Aboriginal objects and places of heritage significance.

Aboriginal objects or items of significance.

The site is also not located near any heritage items or conservation areas.

Part 7 Additional local provisions

Flood planning

Minimise flood risk to life and property.

The site is not identified as being affected by flooding.

N/A

Terrestrial biodiversity

Protect native flora and fauna and the ecological processed necessary for their continued existence and encourage conservation.

The site is not identified as containing terrestrial biodiversity.

N/A

Riparian land and watercourses

Protect and maintain water quality within watercourses, stability of the bed and banks of watercourses, aquatic and riparian habitats and ecological processes within watercourses and riparian areas.

The site is not within 40 metres of a watercourse and therefore is not integrated development.

N/A

Active street frontages

The subject site is not identified on the active street frontage map.

N/A N/A

Essential services

Adequate arrangements for the supply of water and electricity, the disposal and management of sewerage, stormwater drainage or on-site conservation, and suitable vehicular access.

Adequate arrangements for the supply of essential services including water, electricity and the disposal and management of sewerage will be undertaken prior to the issue of any Occupation Certificate.

The proposed development has made suitable arrangements of the disposal of stormwater drainage and includes suitable vehicular access.

Yes

Design excellence

Development is to exhibit design excellence that contributes to the natural, cultural, visual and built

See comments below. Yes



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character values of Blacktown.

In considering whether the development exhibits 'design excellence', the following matters have been considered:

(a) whether a high standard of architectural design, materials and detailing appropriate to the building type and location will be achieved,

The proposal adopts a high standard of architectural design and detailing. In direct response to the Council’s City Architect’s concern about the waste room being proposed at the front entrance point to the building, the waste area has been relocated to the rear of the site away from public view. Relocating the garbage room has allowed additional glazing to be provided at the ground level and has resulted in a well-designed front façade. In response to the City Architect’s feedback, the ground floor now also provides a defined entry lobby and articulated corridor.

The introduction of expressive, irregular screen features to the front balconies further enhances the overall appearance of the building. The projecting windows located in the side elevations, together with the green wall, provide added articulation and are a unique design feature of the building.

The building includes a variety of building materials, textures and colours. As suggested by Council’s City Architect the external rendered facades have been replaced with a predominantly brick finish, with now only small render and concrete features. The high-quality brick finish will ensure the longevity of the building.

The use of a wide range of quality materials and finishes will ensure that the building contributes positively to the streetscape and enhances the high-density urban environment which is envisaged for the locality. Overall the design and material selection is considered appropriate to the building type and location.

(b) whether the form and external appearance of the development will improve the quality and amenity of the public domain,

The existing old housing stock displays limited architectural merits. The proposal adopts a quality external appearance that will improve the amenity of the public domain and is consistent with high density residential development envisaged and currently occurring in the area.

The expressive screen features on the front balconies and high quality finishes, enhance the overall appearance of the building and contribute positively to the streetscape and public domain.

(c) whether the development detrimentally impacts on view corridors,

The proposal will not detrimentally impact on view corridors.

(d) whether the development detrimentally impacts on any land protected by solar access controls established in the Blacktown Development Control Plan,

The proposal will not detrimentally impact on any land protected by solar access controls. The RE1 - Open Space areas to the east and west are over 150m from the site and will not be impacted by this



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development. The reduced building height and increased setbacks at the 5th storey ensure that the solar access to adjoining residential land is maximised.

(e) the requirements of the Blacktown Development Control Plan,

The provisions of the BDCP have been considered in the design of the developing, noting that Council’s DCP does not include any specific controls for boarding housing. A separate DCP assessment against the residential flat building (RFB) controls is included as part of the application and demonstrates that the proposal will not be inconsistent with the adjoining and other future RFB developments in the area.

(f) how the development addresses the following matters:

(i) the suitability of the land for development

The site is suitable for the development given the underlying zoning applying to the land. See separate assessment under Section 5 of the SEE.

(ii) existing and proposed uses and use mix,

The proposal has been designed as a high-density development to align with the R4 - High Density residential zoning.

(iii) heritage issues and streetscape constraints,

The development site is not within the vicinity of any heritage items or conservation zones. The proposal integrates into the streetscape (see Plan G10 - East Streetscape plan).

(iv) the relationship of the development with other development (existing or proposed) on the same site or on neighbouring sites in terms of separation, setbacks, amenity and urban form,

It is recognised that the DCP controls for RFB’s and the separation requirements under the ADG’s do not apply to the proposed development which is for a boarding house.

The proposal has, however, been designed to align with these setback and separation controls contained, noting that the ADG permits side setbacks less than 6m where no window openings are provided. The proposal provides appropriate separation to the approved development to the north and will allow a complying development to occur on the properties to the south and west. The proposed setbacks provide a high-quality urban form and a high level of amenity for future occupants.

(v) bulk, massing and modulation of buildings,

The proposed building has been provided with appropriate setbacks and adopts a balanced building mass with suitable modulation of the façade. The increased setbacks at the 5th storey help to reduce the bulk and scale of the building, with the vertical elements on the front balconies enhancing the slender design of the building.

The building has been designed as 2 separate private blocks connected by central communal areas and a green wall. The modulation of the building volumes reduces the overall bulk and mass of the building. Compared to the adjacent part 6 storey and part 7 storey building being constructed to the north, which spans across the width of 2 blocks, the bulk and mass of this proposed 5 storey building is significantly less.



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BLEP Provision


(vi) street frontage heights,

When viewed from the street, the proposed development is lower than the maximum 20m building height (see Plan G10 – East Elevation). The adjoining development, which is currently under construction, is part 6 storeys and part 7 storeys. In comparison, the proposed development is 5 storeys and is significantly lower in height. The 5th storey has been provided with increased front, rear and side setbacks which further reduce the bulk of the building and perceived height when viewed from the street.

(vii) environmental impacts such as sustainable design, overshadowing, wind and reflectivity,

The proposed development will not cause any unreasonable environmental impacts including wind impacts or reflectivity. Sustainable design principles, including the provision of the green wall, rooftop landscaping and passive solar protection of the windows, have been incorporated into the design of the building.

It is acknowledged that the orientation of the site results in the shadows falling on the properties to the south. The reduced height (i.e. 5 storeys in an area where 6-7 storeys is permitted) together with the increased setbacks at the upper storey, means that the extent of overshadowing is no greater than a 20m high RFB with 6m and 9m side setbacks and is acceptable in a high-density residential area. The shadow analysis (Architectural Plan G13) further demonstrates that the upper floors, roof top and front and rear setback areas of the adjoining development will not be unreasonably impacted by the proposed development.

(viii) the achievement of the principles of ecologically sustainable development,

The proposal has been designed to align with BASIX requirements and to minimise overshadowing to adjoining properties as far as practicable.

(ix) pedestrian, cycle, vehicular and service access and circulation requirements,

The proposal provides for suitable pedestrian and vehicular access and also enables on-site access for waste collection vehicles.

(x) the impact on, and any proposed improvements to, the public domain.

The proposal provides for a high-quality presentation to the public domain and will provide deep soil planting and landscape works within the front setback area which will further enhance the streetscape.



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5. OTHER PLANNING CONSIDERATIONS

Other planning relevant planning framework considered in the preparation of this report comprises the following:

▪ Greater Sydney Region Plan & Central City District Plan

▪ Blacktown Development Control Plan (BDCP) 2015

5.1. Greater Sydney Region Plan and Central City District Plan

The Greater Sydney Region Plan (GSRP), a Metropolis of Three Cities, was released by the NSW Government and the Greater Sydney Commission in March 2018. Its primary objective is to deliver a metropolitan area focused around three cities, within five (5) separate but interacting districts. The objectives of the GSRP are expected to form the basis of local environmental planning instruments and development outcomes.

The GSRP recognises that providing ongoing housing supply and a range of housing types in the right locations will create more liveable neighbourhoods and support Greater Sydney’s growing population. The NSW Government has identified that 725,000 additional homes will be needed by 2036 to meet demand based on current population projections. By 2056, it is anticipated that significant further housing supply will be required to meet Greater Sydney’s continued strong population growth.

To inform the preparation of housing strategies by councils, district plans provide housing supply targets for a 0–5 year timeframe by local government area. These five-year targets reflect the existing development pipeline and provide a focus for infrastructure delivery. Councils are to work with the Greater Sydney Commission and State agencies to establish agreed 6–10 year housing targets for their local government area. In addition, councils are to identify specific attributes that make local areas suitable for housing supply beyond 10 years. These attributes include proximity to transport interchanges and strategic and local centres (especially those with a supermarket) that can support walkable neighbourhoods with access to jobs, schools and open space and opportunities to optimise existing infrastructure.

Blacktown forms part of the Central City District. The 0-5 year housing supply target for the Central City District is 53,500. The proposal is consistent with the GSRP and in particular Planning Priority C5 of the Central City District plan in that it provides additional housing supply, choice and affordability in an area with access to jobs, services and public transport. The subject site is within walking distance of the Blacktown CBD, the railway station, education establishments, and several large recreation areas including the Blacktown Aquatic Centre and International Peace Park.

5.2. Blacktown Development Control Plan 2015

The Blacktown Development Control Plan 2015 (BDCP 2015) applies to land covered by the BLEP 2015 and details the various controls, policies and guidelines related to construction and development in Blacktown. Specifically, the following parts of BDCP 2015 are relevant to the proposed development:

▪ Part A – Introduction and General Guidelines

▪ Part G - Site Waste Management and Minimisation

▪ Part J - Water Sensitive Urban Design and Integrated Water Cycle Management



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Consideration of compliance and/or consistency with the relevant provisions contained within the BDCP 2015 is provided in the following table of compliance.

Part C of the DCP includes controls for Development within the Residential Areas. Part C, however, does not include any requirements for boarding houses. A merit assessment against the development controls for residential flat buildings has been undertaken. It should be noted that these controls do not strictly apply to boarding houses and have been applied as a guide only.

The table at Appendix A demonstrates that on its merits the proposal is generally consistent with the provisions of the DCP. A response to each variation is also provided in the table. Non-compliance with the DCP is considered acceptable in this case given that the proposed development complies with SEPP (Affordable Rental Housing) 2009 (ARHSEPP) and is not required to satisfy the development controls which apply specifically to residential flat buildings.



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6. ENVIRONMENTAL IMPACT ASSESSMENT

6.1. Overview

This section identifies and assesses the potential impacts of the proposed development with specific reference to the heads of consideration identified under Section 4.15 of the EP&A Act.

6.2. Context and setting

As required under Section 4.15 of the Act the context and setting of the development site has been described in this SEE, refer to Section 2 of this Statement for further details of this analysis.

The proposal is compatible within the context and built form of the existing character of surrounding area which predominantly comprises of low and medium density residential development in close proximity to the Blacktown CBD and local public transport services. The proposal provides a built form and massing which is considered to positively contribute to the quality and transitioning identity of the locality.

The boarding house will add to the mix of existing housing stock in the area, providing affordable rental housing and complementing future residential flat building developments that are likely to prevail in the locality as the wider, recently zoned R4 High Density Residential Precinct develops. The design responds to this context both in its overall siting and massing. The proposed building is comfortably setback 9m from the street frontage and the development achieves suitable areas for landscaping and appropriate levels of residential amenity.

It is recognised that a consent authority must not consent to development to which this Division applies unless it has taken into consideration whether the design of the development is compatible with the character of the local area. A detailed assessment against the requirements of clause 30A of ARHSEPP is included under Section 4.5.6 of the SEE and demonstrates that the proposed development is compatible with the local character of the area.

6.3. Built Environment

6.3.1. Height, Bulk and Scale

In terms of bulk and scale, the proposed building envelope has been formulated in response to the BLEP 2015 maximum height control, the principles of the ADG and the BDCP setback provisions for residential flat buildings (RFB), noting that Council’s DCP does not include any specific controls for boarding houses.

The separate DCP assessment provided with the DA (Appendix A) and the ADG assessment (Section 4 of SEE) demonstrates that the proposal will not be inconsistent with the adjoining and other future RFB developments in the area. The proposed building has a maximum height of 18.2m, which is less than the maximum 20m LEP height standard.

The proposed building adopts suitable materials and finishes, as well as articulation throughout its elevations to achieve appropriate presentation to both the adjoining public and private domains.

The site and proposed building will have one primary street frontage and will be located in close proximity to shops, services and public transport. The proposal will provide a contemporary building that will be in keeping with the desired future character of the area. From Carinya Street, the boarding house will look



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and feel like a conventional residential flat building, which will be reinforced by the inclusion of balconies to the front façade of the building. The uppermost level of the building has been recessed to reduce any potential visual impacts and the overall building bulk, contributing to its contemporary character and high level of articulation.

While SEPP 65 and the ADG’s are not applicable to the proposed boarding house, it is reasonable to assume that side setbacks and building separation resulting from the application of ADG Design Criteria to future nearby residential flat buildings will contribute to establishing the future streetscape rhythm of Carinya Street.

Figure 5: Proposed Carinya Street streetscape (proposed building left hand side). (Source: Designcorp Architects)

Figure 6: Extract of second floor level floor plan, minor protrusions circled green (Source: Designcorp Architects)



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The proposed building will have setbacks of 3m to the northern and southern side elevations of the building, as permitted by the ADG. While minor protrusions are proposed into the 3m setback zone, these will accommodate screening devices intended to manage any potential overlooking into neighbouring properties that could occur as a result on the proposed setback. These minor protrusions are set back well behind the front building line and will not be easily read from Carinya Street. They will contribute to the articulation of the building and will not impact on the character of the streetscape.

As shown above in Figure 5, the proposed building will be in keeping with the RFB development currently under construction on the adjoining site at 31-33 Carinya Street, immediately north of the site. The scale and massing of the two building complement one another and together will establish a strong reference for the desired future character of this emerging high-density precinct.

6.3.2. Solar Access and Overshadowing

The proposed development has been carefully designed to achieve a high level of amenity with due consideration to the ability of each boarding room to benefit from receiving adequate solar access, privacy and natural ventilation. The proposed floor plan layouts are efficient and have a high level of livability.

Shadow diagrams have been included within the architectural drawings package prepared by Designcorp Architects. These demonstrate that the properties to the south will be overshadowed in mid-winter by any redevelopment of the site, including a complying 20m high RFB development with a 6m building setback at the lower 4 levels and a 9m setback at the upper levels. The shadow impacts of a compliant RFB development is demonstrated by the blue dashed line shown in Figure 7.

Figure 7: Shadow diagrams showing the shadow cast by the proposed development and a complying RFB at 9am and 3pm in mid-winter (Source: Designcorp Architects)

Elevational shadow diagrams are also included within the architectural drawings package prepared by Designcorp Architects. These demonstrate that the lower levels of any future development to the south of the subject site will experience overshadowing in mid-winter. The upper levels of any future adjoining development, however, is likely to receive adequate solar access in mid-winter. The shadow impacts in elevation are shown in Figure 8.



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Figure 8: Extract from elevational shadow analysis (Source: Designcorp Architects)

Given the orientation of the site it has been demonstrated that at a height of 18.2m, the proposed development has similar overshadowing impacts to a compliant 20m high building with 6m and 9m setbacks on the same site. An increase to the side setbacks to improve the solar access arrangements to any future development to the south is therefore considered unwarranted.

Solar access principles are such that it is reasonable to expect some overshadowing will occur to adjoining properties in high density areas. The site and the surrounding land are zoned R4 High Density Residential under the Blacktown LEP 2015. In these circumstances, overshadowing as a result of the proposal is not considered unreasonable; the proposal has been designed carefully so as to minimise overshadowing to adjoining properties as far as practicable.

Due to the size limitations under the ARHSEPP (i.e. a boarding room is not permitted to have a GFA of more than 25 square metres excluding the kitchenette and bathroom facilities) the majority of the residential rooms have a single aspect. Every floor of the development, however, is provided with a north facing communal living area. On the fifth storey the communal living area will receive at least 3 hours of direct sunlight between 9am and 3pm in mid-winter. A void is also provided above the adjoining common open space area so that this area will receive unlimited solar access.

Solar and daylight access is therefore considered to be acceptable. All recreational areas including the communal rooms provided at each level, the common open space at fourth floor and the open space area provided by the rear setback are all orientated to the north and as such, will have the opportunity to receive adequate solar access.

6.3.3. Privacy

The proposed development will not result in any significant adverse impacts to neighbouring properties in terms of privacy amenity. The proposed building is appropriately setback from surrounding development to maximise the adjoining neigbours privacy and the visual and acoustic privacy of the future occupants of the boarding house.

Many of the proposed setbacks either comply or exceed the minimum ADG requirements, noting that the ADG permits a 3m side setback for non-habitable rooms for the first 4 storeys or 4.5m for the 5th storey (Objective 3F-1). The ADG further states that "no separation is required between blank walls". The proposed development is considered to meet the overall objective of the ADG’s minimum building separation requirements, as demonstrated in the assessment of the development against the ADG provisions in Section 4 of this SEE.



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The proposal has elements of design that seek to reduce potential visual privacy and acoustic impacts and promote a high standard of residential amenity. This includes the separation of the boarding rooms from the communal areas and the location/size of windows.

The communal rooms on each level can be closed off to minimise noise transferring to the boarding rooms and where balconies have been provided, these are either recessed and/or include vertical built elements to protect the privacy of the future occupants. In terms of the windows, those located within 3m of the common boundary have been provided with angled privacy screens to ensure the privacy of occupants is maintained. The windows located immediately adjacent to the driveway have also been provided with increased sill heights (1.8m from FFL) and will be provided with double-glazing to eliminate noise transfer from passing cars.

Overall the development is considered to be appropriately designed to ensure the protection of the future occupant's and neighbouring occupant's visual and acoustic privacy.

6.3.4. Design and Aesthetics

In direct response to the City Architect’s Pre-DA comments, the building is proposed to be constructed of masonry materials. The selected materials will also ensure that the building requires limited ongoing maintenance. Details of the external brickwork and finishes are included at Appendix C.

The waste collection area has also been relocated to the rear of the site in response to the Council’s City Architect’s concern that it was originally proposed at the front entrance point to the building. Relocating the garbage room ensures that the development provides a well-designed front façade.

An assessment against Part 7, clause 7.7 of BLEP 2015 (‘Design Excellence’) has been undertaken in Section 4.7 of the SEE. The assessment demonstrates that the proposal exhibits design excellence, with the façade providing varied materials, textures and colours. The projecting windows also provide added articulation and are a unique design feature of the building.

The use of a wide range of high-quality building materials will ensure that the building contributes positively to the streetscape and enhances the high-density urban environment which is envisaged for the locality.

6.3.5. Common Open Space

The proposal provides either common open space or a common room at all levels of the building and at the rear of the site. The common open space requirements of the ADG’s do not apply to boarding houses. However, with a site area of 1,076sq.m the development would require 269sq.m of common open space. Under Council’s DCP at least 107. 6sq.m of this space would need to be provided at the ground level, with a maximum of 80.7sq.m being allowed at the roof top.

The proposed development provides an area of common open space at the rear of the building measuring approximately 6m x 18m (i.e. approx. 108sq.m which would comply with Council’s DCP requirement).

The communal rooms provided at each floor of the building range from 31sq.m – 52sq.m and the outdoor common open space area provided at the fourth-floor level measures 23.17sq.m. An open void is provided above the fourth-floor outdoor common open space to allow unrestricted sunlight to this area. The open space arrangements are therefore generally consistent with the ADG’s and Council’s DCP requirements.



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ARHSEPP indicates that a consent authority must not refuse consent to DA for a boarding house if the front setback area is compatible with the streetscape and if one area of at least 20 square metres with a minimum dimension of 3 metres is provided for the use of the lodgers.

The proposed development exceeds the requirements of ARHSEPP and is therefore considered satisfactory in terms of common open space. The site is also located in proximity to a number of reserves and other local parks that provide further extensive opportunities for communal recreation.

6.3.6. Building and Construction

A range of impacts including dust, noise, erosion, waste material and traffic are associated with most developments. It is expected that good building practice will be adopted to minimise such impacts in line with typical expectations.

A BCA and Access Compliance Report has been prepared and is included with this DA (Appendix F). This outlines the recommendations to ensure that the proposed development achieves compliance with the requirements of the BCA and relevant adopted standards. A BASIX Certificate and Section J report is also included at Appendix G.

A Construction Management Plan (CMP) will be prepared by the appointed contractor, once the terms of any approval granted by Council are known. Accordingly, it is anticipated that Council will include appropriate conditions within any consent notice requiring the preparation and approval of a CMP prior to works commencing.

6.3.7. Views

Owing to the generally flat topography, the proposed works do not result in any loss of significant views from any surrounding properties.

6.4. Natural Environment

The subject site does not contain, nor is it in close proximity to, any natural features which the proposal may unreasonably impact upon, or which may severely impact the proposal. The proposal will include typical prevention measures, such as erosion and sediment control, stormwater capture and re-use, as well as waste recycling where appropriate, to avoid any unreasonable impacts to the natural environment.

6.4.1. Flora, Fauna and Landscaping

The existing physical condition of the site is such that it does not have any ecological attributes which, if lost, would impact upon any threatened species, population, ecological community or habitat.

Refer to Section 4 of the SEE for the Biodiversity assessment. An Arboricultural Impact Assessment is also included at Appendix H.

The proposed boarding house would reflect the intended 'leafy' landscape character of Carinya Street. The design of the building has taken into consideration the provision of adequate deep soil zones in the front and rear setbacks as well as providing landscaping strips either side of the driveway. A green wall is proposed to the central portion of the northern elevation of the building at the upper levels, providing privacy



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screening to the communal rooms on each level but also providing a green architectural feature. This is conducive to establishing shade trees and achieving the desired future character of high-density dwellings in a landscape setting.

Landscape Plans have been prepared and are included with this DA (Appendix I).

6.4.2. Stormwater Drainage and Erosion and Sediment Control

Existing drainage conditions, proposed design and relevant impacts associated with development are contained in the Drainage and Engineering Plans prepared by Henry & Hymas at Appendix J. The Erosion and Sedimentation Control Plan also provided at Appendix J provides measures to ensure the development provides appropriate soil management and sedimentation control.

6.4.3. Air and Microclimate

Some dust is anticipated during the construction period, particularly given demolition and excavation is involved. This impact can be managed through measures such as wetting down work areas/stockpiles, stabilising exposed areas, preventing material tracking out onto public roadways, covering loads on all departing trucks and working to weather conditions. The proposal is otherwise not expected to give rise to any long term or adverse impacts on local or regional air quality.

A final CMP will be provided by the builder, once appointed, prior to the issue of any Construction Certificate.

The proposal is otherwise not expected to give rise to any long term or adverse impacts on local or regional air quality.

6.4.4. Noise and Vibration

Construction noise and vibration

The proposed demolition and construction works will be appropriately managed and will be detailed in the future construction management plan. Steps will be taken to ensure that no adverse noise and vibration impacts occur during the construction phase.

Furthermore, appropriate communication methods with stakeholders prior to and during works, processes to deal with complaints, reporting requirements and response procedures will be implemented by the builder, once appointed. It is noted that the site 31-33 Carinya Street is currently being developed.

Operational noise

The application is accompanied by an Acoustic Assessment undertaken by Rodney Stevens Acoustics. The building layout and design ensures that the acoustic privacy of surrounding residents and future occupants is protected. This has been achieved through the careful consideration of the layout of the development. The Report concludes that the development application should not be refused on the grounds of excessive noise generation, as it can comply with all applicable regulations provided the recommendations are fully complied with.

Refer to the Acoustic Assessment at Appendix K for further details.



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6.5. Movement and Access

6.5.1. Transport

The provision of a boarding house in this location is considered appropriate, given the site is within walking distance of public transport (trains and buses) and the Blacktown CBD. Blacktown railway station is located approximately 10 minutes' walk from the site. This station forms part of the Main Western line and has historically been a higher order station providing fast and limited stop services to and from Penrith, Parramatta and the Sydney CBD as well as the Blue Mountains and the State's Western region (e.g. Orange). A bus interchange facility is located next to the railway station and alternative bus stops are located on Newton Road within easy walking distance of the site.

The proposed boarding house will contribute to establishing a more walkable environment by providing opportunities for more people to live within walking distance of a range of services, amenities and places as well as the Blacktown railway station.

6.5.2. Roads and Traffic

The Traffic Impact Assessment Report has considered the traffic conditions as a result of the proposal (Appendix L).

The assessment indicates that the development is anticipated to generate approximately 9 vehicles/hour during the AM and PM peak periods respectively, based on the RMS traffic generation rates for high density residential flat dwellings. At these rates the proposed level of traffic generation would have a negligible impact upon the surrounding road network and traffic volume would fall within typical daily fluctuations. It should also be noted that the proposed new generation boarding house is likely to generate less traffic than a traditional residential flat development.

6.5.3. Car, Bicycle and Motorbike Parking

The Traffic Impact Assessment Report (Appendix L) has considered the appropriateness of the proposed number of car parking spaces within the development.

A basement car park is proposed, and this will be serviced via a driveway/ramp accessible from Carinya Street. All vehicles can enter and exit the site in a forward direction and once inside, the ramp will only allow for 1-way traffic. As such, an internal traffic signal system is proposed to safely manage traffic flows.

At total of thirty (30) car spaces are proposed, inclusive of 3 accessible resident parking spaces to be allocated to the accessible rooms. The distribution of car spaces will be the following:

▪ First Level Basement: 15 car spaces; and

▪ Second Level Basement: 15 car spaces.

The BDCP 2015 does not have a specific car parking requirement for boarding houses and as such refers a boarding house development to be comply with State Environmental Planning Policies (SEPP). As such, the parking provisions of the ARHSEPP are applicable in this case. The proposed provision of thirty (30) spaces is compliant and satisfies the ARHSEPP requirements.




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6.5.4. Servicing / Waste

The Waste Management Plan (WMP) includes provisions for the ongoing operation of the development. An integrated and accessible garbage collection and management system is provided. Any waste associated with the operation of the development will be managed with a dedicated waste storage and recycling area.

The proposed waste storage area is located at the western end of the ground floor of the building, on the eastern side of the driveway. The Loading Bay has been designed to permit access for a Medium Rigid Vehicle (MRV) collection. The vehicle will enter and exit the site in a forward direction.

Waste and recycling services will be provided twice weekly by a private waste collection contractor and all waste bins will be serviced from the loading area.

Refer to the WMP at Appendix M for further details.

6.5.5. Pedestrians and Accessibility

Accompanying the application is a BCA Report and an Access Report provided at Appendices E which contains various detailed design recommendations to ensure the building meets applicable access codes and legislation.

6.6. Site Suitability

6.6.1. Geotechnical

A geotechnical report has been prepared and provides details of the subsurface conditions. The report provides recommendations for excavation, noting that the maximum depth of excavation is anticipated to be 4.6m within the rear portion of the site to approximately 6.5m to the front of the site, with locally deeper excavations to be required for the proposed lift shaft, footings and service trenches. Recommendations are also provided for vibration management, subgrade preparation, filling and batter slopes.

Refer to the Geotechnical Assessment at Appendix N for further details.

6.6.2. Contamination

Refer to Section 4 of the SEE for the SEPP 55 assessment with regard to potential soil contamination. A Preliminary Site Investigation is also included at Appendix O.

6.6.3. Bushfire

The site is not within a Bushfire area.

6.6.4. Flooding

The site is not identified as being affected by flooding.



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6.6.5. Services and utilities

Adequate arrangements for the supply of essential services including water, electricity and the disposal and management of sewerage will be undertaken prior to the issue of any Occupation Certificate. All installations will be capable of meeting the requirements under the Australian Standards and the Building Code of Australia.

6.6.6. Hazards (other)

No hazards have been identified on the site. The Geotechnical Investigation (Appendix N) demonstrates that the conditions of the site are appropriate for the excavation and construction works proposed and provides recommendations to protect the sub-surface conditions and neighbouring properties.

6.7. Social and Economic Effects

6.7.1. Social Impact

It is considered that there will be no negative social impacts as a result of the proposed development.

Boarding houses serve an important role in the community by providing low cost accommodation for people who value affordability and proximity to services over space, and those whom prefer simple and flexible tenure arrangements.

Boarding houses have traditionally been a form of temporary accommodation. Lodgers have typically had separate rooms, but generally shared kitchen and bathroom facilities. They have traditionally had a bad reputation, with the perception being that all boarding houses are located in rundown dwellings where an on-site landlord collects rent on a weekly basis.

Although the ARHSEPP still permits the traditional form of boarding houses, being those with shared facilities, it also encourages “new generation” boarding houses being those that are buildings with self-contained rooms with private kitchen and bathroom facilities.

According to the Australian Housing and Urban Research Institute, new generation boarding houses are attracting key workers and young professionals who, due to the nature of their jobs or studies, do not require a long-term lease and or do not wish to enter into a typical residential tenancy agreement.

The subject site is located within close proximity to Blacktown hospital, Blacktown TAFE and other social infrastructure. The site is also located within easy walking distance of Blacktown Railway Station, local services and the Westpoint shopping centre. As such, it is considered that there is a significant demand for this type of accommodation in this location.

The proposed new generation boarding house will be subject to formal occupancy agreements which offer tenants (and landlords) more security and certainty. Each tenancy also includes private bathroom and food preparation facilities and are similar in design to a self-contained studio apartment. The new generation boarding houses have these different features because they target a very different market than the traditional boarding house.

For cost and other reasons, boarding houses are a preferable option for many individuals within the community and provide a positive social effect.

A separate Social Impact Assessment has been undertaken and is included at Appendix P.



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6.7.2. Economic and Employment

It is considered that there will be no negative economic impacts as a result of the proposed development.

The proposed development will have a positive economic impact: it will deliver employment opportunities during the construction works and the development will add to the diversity of housing choice throughout Blacktown and Sydney, by providing a high standard of design and an increase in the variety of housing choice. The proposal will positively contribute to the emerging character of the recently zoned high-density precinct, playing a key role in defining and shaping the future character of the locality.

The boarding house will provide low cost housing within a well serviced locality and therefore provides a positive economic and social outcome for the Blacktown LGA.

6.7.3. CPTED

Crime Prevention Through Environmental Design (CPTED) is a multi-disciplinary approach for reducing crime through urban and environmental design and the management and use of built environments. In the early 1990’s the Safer by Design program commenced in NSW. The program is a co-operative initiative involving the NSW Police, local councils, government departments and key private sector organisations. The aim of the program is to ensure that development application proposals are routinely assessed for crime risk, and that preventable risk is reduced before the development is approved.

The proposed development has been designed to incorporate an active façade and provides common and private open space areas that will permit casual surveillance of the street. The proposed landscaping and front courtyard fencing are appropriate when considering CPTED principles and will not permit the easy concealment of intruders. The proposal incorporates built elements and landscaping that clearly distinguishes between the public and private domain.

Appropriate lighting and CCTV will be provided to the lobby, basement car park and communal areas, and access to the building will be via a security-controlled system. Clear entry points are proposed, that are easily read by residents, visitors and passer by alike.

It is considered that the proposal does not impact on the amenity or the streetscape of the area but is in context with development and street presentation of surrounding development. All materials and finishes are appropriate, with the face brick finish being a deterrent to graffiti attacks. The proposed development is appropriate and provides measures, built elements, landscaping and design features that are consistent with CPTED principles. A CPTED checklist is included at Appendix Q.

6.7.4. Plan of Management

The application is accompanied by a PoM (Appendix R) which ensures the appropriate management of the facility and behavior of residents in accordance with social expectations

A Plan of Management (PoM) has been prepared to provide directions and controls on the use and management of the proposed boarding house. The directions and controls are to be strictly adhered to in the operation of the boarding house and will ensure the safety of the residents and that the proposed development achieves a high level of amenity for both the occupants and surrounding residents.

The boarding house is to be managed by an on-site Manager who will be familiar with the content of the PoM. The Manager will occupy their own room and private open space at the fourth floor of the proposed development.



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The PoM confirms, amongst other matters, that the residents must not generate significant noise affecting surrounding residents, that the Manager will ensure that the boarding house is properly managed (including enfrcinng house rules, cleaning common areas, attending to resident complaints, etc.), that all residents will be required to signa a tenancy agreement, and that all residents will be advised that they may be evicted if they breach the resident obligations. .

6.7.5. Public Interest

Pursuant to case law of Ex Gratia P/L v Dungog Council (NSWLEC 148), the question that needs to be answered is “Whether the public advantages of the proposed development outweigh the public disadvantages of the proposed development”.

There are no unreasonable impacts that will result from the proposed development. The proposed development will increase housing choice in Blacktown. It will also provide an affordable housing option in close proximity to public transport, services and facilities without resulting in any significant impacts on surrounding development. The provision of varied and affordable housing types in close proximity to public transport services and facilities is considered to be in the public interest. The proposed development is in a form that is consistent with the high density residential flat building character of the zone.



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7. CONCLUSION

The proposed development is considered to be an appropriate response to the physical characteristics of the site, its immediate surrounding area and locality. The proposal is a suitable development outcome for this site.

This application seeks approval for the construction of a five (5) storey boarding house containing fifty-seven (57) boarding rooms, a manager's unit, a communal room on each floor of the development (i.e. 5 communal rooms), two (2) levels of basement containing car parking for thirty (30) cars and associated landscaping.

Given the proposal is for a boarding house, the provisions of State Environmental Planning Policy (Affordable Rental Housing) 2009 (ARHSEPP) applies. A boarding house is one in which some, or all, of the rooms are self-contained with ensuite and kitchenette facilities, and that also comply with the size, communal living space, height, landscape area, car parking and other requirements contained in the ARHSEPP.

Clause 29(2) of the ARHSEPP sets standards that cannot be used as ground to refuse a development. The proposal complies with all of these deemed to satisfy provisions, including minimum room sizes, car parking and streetscape requirements. Clause 30 of the ARHSEPP contains development standards, including maximum room sizes, maximum room occupancies and provision of motorcycle and bicycle parking. The proposal also complies with these standards.

In summary, the proposal is considered to:

▪ be an appropriate response to the context, setting, planning instruments and development guidelines and other considerations outlined in Section 4.15(1) of the Environmental Planning and Assessment Act, 1979;

▪ provide a built form consistent with and appropriate to the desired future character of the locality, strengthening the areas emerging character as a recently zoned high-density precinct;

▪ provide an increase in housing supply and choice to meet demand for the growing population within the area;

▪ provide high quality boarding rooms with a high level of amenity and privacy to the future occupants; and

▪ have no adverse environmental impacts on adjoining properties.

The benefits provided by the proposed development outweigh any potential impacts and it is therefore considered to be in the public interest.

The proposal will deliver a suitable and appropriate development and is worthy of approval.



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APPENDIX A

DCP Table of Compliance and Merit Assessment



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DCP control Requirement Proposal Complies

PART A – INTRODUCTION AND GENERAL GUIDELINES

Section 4 – Environmental Protection

Areas Requiring Fill

The fill of land requires separate development consent or is to form part of a DA for the development of a site.

N/A

The development proposal does not seek to fill the land.

Yes

Tree preservation

The consent of Council is required for the removal of trees. Where development approval has been given, trees within 3m of the perimeter of a building may be removed without further approval.

Existing trees should be preserved wherever possible. The siting and layout of a development at the initial concept stage should consider the location of trees and favour their preservation.

In accordance with Clause 10 of State Environmental Planning Policy (SEPP) (Vegetation in non-rural areas) 2017 the applicant seeks a permit from Council for the removal of 5 Eucalyptus trees from the south-west corner of the site.

Extensive landscape treatments are proposed to soften the built form and integrate with the development and the site’s context.

Deep soil zones are provided within the front and rear setbacks which provide the opportunity to have denser and taller trees.

Landscaping of the site is to be undertaken in accordance with the Landscape Plan included as part of the DA.

Yes

Heritage Clause 5.10 of BLEP 2015 sets out the specific requirements relating to proposals affecting heritage items or located in the vicinity of heritage items.

N/A

The proposed development is not located near a heritage item nor a heritage conservation area.

N/A

Pollution control

Air Pollution, Water Pollution, Noise Pollution and Waste Storage & Removal.

Air, Water and Noise pollution considerations are not applicable to the proposed residential development.

N/A



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Adequate storage for waste materials must be provided on-site and any such waste must be removed at regular intervals and not less frequently than once per week.

Suitable waste storage and collection areas are provided at ground level at the rear of the building. All waste will be regularly collected by a private waste contractor.

Yes

Noise reduction

Expected traffic volumes on designated roads may create noise which will exceed the level generally acceptable by the community for residential development. Applicants wishing to develop residential land adjacent to designated roads should have regard to the future amenity of the residential development so created.

The subject site is not located directly adjacent to Newton Road (though it is within 55m of this RMS controlled road) and therefore is unlikely to experience any unreasonable noise impact from traffic volumes along this designated road.

Notwithstanding this, the development proposal is capable of meeting the required Acoustic Criteria specified in Clause 102 of the SEPP.

Yes

Section 6 - Car parking

Specific land use requirements

Council does not have a specific car parking requirement for boarding houses.

N/A

A total of 30 secure basement car parking spaces are provided in compliance with the ARHSEPP requirement.

N/A

Design of car parks and access

Car parking areas should be designed so that vehicles can enter and leave the site in a forward direction.

All parking bays should be readily accessible. The provision of adequate space for the manoeuvring of vehicles, particularly rigid and articulated heavy vehicles, may be necessary depending upon the type of development.

Minimum bay and aisle dimensions are to comply with the Australian Standards

The basement car park will be serviced via a driveway/ramp that will be accessible from Carinya Street.

It is considered that the vehicular access and exit point is clearly defined and provides for the safe and efficient movement of vehicular traffic entering and exiting the site.

All vehicles can enter and exit the site in a forward direction.

Once inside the site the ramp will only allow for 1-way traffic. As such, an internal traffic signal system is proposed to safely manage traffic flows.

Yes



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AS/NZ 2890.1:2004 and AS/NZ 2890.6:2009 for persons with a disability.

Service vehicle areas should be provided off-street with convenient access.

Parking areas should be designed to minimise the potential for vehicular / pedestrian conflict. Pedestrian pathway connections between car parking areas and buildings are desirable.

Applicants are encouraged to incorporate, in the design of their buildings, safe storage/parking areas for bicycles.

In all parking areas, Council wishes to encourage the provision of parking spaces for the disabled, located to allow convenient and safe access within sites. All parking areas must provide for disabled drivers.

All parking bays are readily accessible, with the bays and aisles complying with the Australian Standards.

Suitable arrangements have also been made for on-site garbage collection. Waste collection will occur in a separate loading bay at ground level, with all vehicles being capable of entering and exiting in a forward direction.

The proposed basement car parking arrangement is appropriately integrated into the proposal. It is considered that the proposal provides an appropriate outcome on site that provides adequate parking arrangements as well as ensuring the safe and efficient movement of vehicular and pedestrian traffic.

The vehicular accessway is appropriately dimensioned in accordance with Council controls and will permit the safe movement and parking of vehicles on site.


A total of 3 accessible resident parking spaces are also provided in the basement and will be allocated to the designated accessible rooms.

Services Development consents granted by Council will include a condition requiring that the applicant provide evidence that satisfactory arrangements have been made with the service providers for water, sewer, electricity, telecommunications and gas.

The provision of services such as water, sewerage, electricity, telecommunications and gas are currently available to the site. The proposed development will access the existing services and upgrade as required.

Sufficient area exists in the front setback in the event a substation and/or hydrant booster is required. It is recommended that appropriate conditions be imposed on any consent to address the servicing requirements.

Yes



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Section 8 - Special considerations

Solar Access New development to retain reasonable levels of solar access to neighbouring properties and the public domain.

The development has no unreasonable impacts on the public domain in terms of overshadowing.

The proposed development does not result in any significant adverse overshadowing impacts that would preclude surrounding development from achieving the minimum solar access requirements, noting that the extent of overshadowing is no greater than a 20m high RFB with a 6m side setback. This is demonstrated on the submitted overshadow diagrams.

Yes

Downstream owner's consent

Adequate provision must be made for the collection and disposal of surface and roofwater run-off. Where a site proposed for an increase in density falls away from the fronting street, inter-allotment drainage (and proposed easement) through downstream properties, and written permission from downstream property owners is required.

An appropriate drainage solution has been provided for the site. Given the fall of the land, downstream owners consent has been obtained to create inter-allotment drainage, including the necessary easement. A copy of the ‘Transfer Granting Easement’ is included with the DA.

Yes

Traffic generating development

Applications for development which may generate substantial traffic will be dealt with by Council in accordance with the provisions of the Environmental Planning and Assessment Act 1979.

The proposed development includes the construction of a boarding house comprising a manager’s unit and 57 boarding rooms. Carinya Street connects to a classified road (i.e. Newton Road), with the subject site being located within 90 metres of the connection. The proposed development, however, contains less than 75 dwellings and therefore is not of a size that triggers the need for referral to the RMS.

A Traffic Impact Assessment prepared by Traffix Traffic & Transport Planners accompanies this SEE. The report indicates that based on the RMS traffic generation rates for high density

Yes



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residential flat dwellings, the proposed boarding house is expected to generate 11 vehicle/hour and 9 vehicles/hour during the AM and PM peak periods respectively. At these rates the proposed level of traffic generation would have a negligible impact upon the surrounding road network. It should also be noted that the proposed new generation boarding house is likely to generate less traffic than a traditional residential flat development.

CPTED Council has a responsibility to ensure that development provides safety and security to users and the community. In order to create a safe and defensible environment, Council will have particular regard to design aspects of all forms of development when assessing applications.

The proposed development incorporates an active façade and provides common and private open space areas that will permit casual surveillance of the street.

The proposed landscaping and front courtyard fencing are appropriate when considering CPTED principles and will not permit easy concealment of intruders.

Appropriate lighting and CCTV will be provided to the lobby, basement car park and communal areas. Access to the building will be security controlled.

The proposal incorporates built elements and landscaping that clearly distinguishes between the public and private domain.

Clear entry points are proposed, that are easily read by residents, visitors and passer by alike.

It is considered that the proposal does not impact on the amenity or the streetscape of the area but is in context with development and street presentation of surrounding development.

All materials and finishes are appropriate, with the face brick finish being a deterrent to graffiti attacks.

The proposed development is appropriate and provides measures, built elements, landscaping and design features that are consistent with CPTED principles.

Yes



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Retaining walls

Where any reshaped ground is not supported by a structurally adequate retaining wall, the ground shall be battered / sloped.

All retaining walls are to comply with relevant Australian Standards, applicable Engineering Design Codes or any manufacturer’s specifications.

All retaining walls associated with subdivision works shall be of masonry and, if terraced, individual walls should not exceed 900mm in height with the horizontal separation equal to the greatest wall height.

The proposed development does not require any significant retaining work. Minor retaining is proposed to create raised planter boxes

N/A

Flooding Council will not support development, including the filling of land, within the floodway due to its function as the main flowpath for flood waters once the main channel has overflowed and the possibility of a significant threat to life and property occurring in a major flood.

N/A

The site is not located within a flood area.

N/A



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PART C – DEVELOPMENT IN RESIDENTIAL ZONES

NOTE: Part C of Council’s DCP does not include any requirements for boarding houses. While a merit assessment has been undertaken against the development controls for residential flat buildings, it should be noted that these controls do not apply to boarding houses and have been considered as a guide only.

The following table demonstrates that on its merits the proposed boarding house is generally consistent with the provisions of the DCP. Any non-compliance with the DCP, however, is considered acceptable in this case given that the proposed development complies with SEPP (Affordable Rental Housing) 2009 (ARHSEPP) and is not required to satisfy the development controls which apply specifically to residential flat buildings.

Part 6 Residential Flat Buildings

SEPP 65 Consent authority to give consideration to the design quality principles of SEPP 65 and the requirements of the ADG.

Applications to be accompanied by a Design Verification Statement.



Given BLEP 2015 does not require a boarding house to comply with SEPP 65, the Policy does not apply.

N/A

Local Context SEE is to include a thorough assessment of context having regarding to SEPP 65 and accompanying ADG.

The context of the development site has been considered throughout the SEE.

Yes

Site Analysis Development applications to include a site analysis plan.

A detailed Site Analysis has been prepared and is attached as part of this application. The site analysis identifies the relevant considerations required by Council and acknowledges the unique opportunities and constraints of the site that have informed the design of the development proposal.

Yes

Site density Minimum frontage 30m and

Minimum depth 30m

The subject site is 18.3m wide and 58.5m deep, and therefore does not meet the minimum frontage requirement. The minimum site requirements of the DCP apply to and are appropriate for RFB’s.

No

The width of the site is suitable for a boarding



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This is because RFB’s are required to also satisfy the design objectives of SEPP 65 and the ADG’s. A 30m frontage allows a “typical” RFB in an R4 zone to be provided with 6m side setbacks, while still allowing for an adequate building footprint.

It should be recognised, however, that these minimum site requirements do not apply to Boarding Houses. Furthermore, the requirements of the ADG’s do not apply to boarding houses.

The width/depth of a boarding room is considerably less than a 1, 2 or 3 bedroom residential unit and as such, can be accommodated within a narrower building footprint and as such, the site can also be narrower.

Notwithstanding this, it should be recognised that the property owner did undertake investigations and discussions to consolidate with the owner/s immediately to the south. A suitable agreement, however, could not be reached. Given the land arrangement and orientation of the properties to the south, consolidation with the immediately adjoining property alone (No. 37 Carinya Street) would not result in a desirable subdivision pattern.

The subject site is therefore effectively an “isolated site” given it is unable to be reasonably consolidated with an adjoining property.

house, noting that the 30m frontage applies to RFB’s which typically have a much larger building footprint and are required to meet the requirements of the ADGs.

Height

A maximum building height of 20m is identified for the site under the BLEP 2015 Height of Buildings Map

The proposed building has a maximum height of 18.2m measured from existing ground level and therefore complies with the height limit.

Yes

Setbacks Front setback – 9m

The proposed boarding house provides a minimum front building setback of 9m.

Yes

Open style balconies may project into the front setback by a maximum of 1m.

The front projecting balconies (1st, 2nd and 3rd floors) located on the northern half of the building, are setback a minimum of

No

But is considered



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8.35m and therefore project no greater than 1m.

The 3 front balconies on the southern half of the building, however, are setback 7.25m and therefore project by 1.75m (i.e. an exceedance of 0.75m).

It should be noted that the boarding rooms are not required to be provided with a private balcony. The proposed projection has therefore been added to create greater variation and articulation to the building.

The minor encroachment for the 3 balconies does not increase the floor area of the development, noting that a 1m projection could be provided to strictly meet the DCP requirement without impacting on the overall yield.

To strictly comply with the maximum 1m projection requirement, would mean that the front façade would be in alignment and would provide less articulation and interest. The stepped front building lines provides variation and interest to the building.

Strict compliance with the 1m project requirement would also mean that the occupants of the adjoining boarding rooms would be provided with a less usable balcony. The deeper balcony for these 3 rooms will increase the overall amenity of these rooms.

satisfactory given that the encroachment is to 3 balconies only, it is an important design element of the building and that strict compliance could be achieved without impacting on the overall yield.

Side and rear setback (i.e. to adjoining residential development):

▪ 6m to habitable rooms/balconies and 3m to non-habitable rooms for the first 4 storeys

▪ 9m to habitable rooms/balconies and 4.5m to non-habitable

Refer to detailed discussion under Section 2F - Building Separation of the ADG assessment.

No

But on its merits is considered to meet the objectives of the ADG’s and therefore is considered satisfactory.



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rooms for the upper 2 storeys.

The first 3m of the side and rear setbacks must be a deep soil zone.

Vehicle access ramps running parallel to the boundary must be setback 3m from side and rear boundaries.

Given the site is 18m wide, it is not possible to provide 3m deep soil zones adjacent to each side boundary while providing a functioning basement car park and on-site garbage collection.

The original design concept discussed at the Pre-DA meeting proposed that all waste be collected from the street (see original concept plan below).

Following Council’s Waste Section’s feedback, the development was revised to accommodate on-site garbage collection. The revised arrangements mean that more hardstand areas and less landscaping can be accommodated in the side setback area.

Suitable deep soil planting, however, can be accommodated in the front and rear setbacks and will be provided with appropriate landscaping.

Appropriate plant species (i.e. Jasmin) has also been selected to ensure that appropriate screening is provided to the neighbouring property.

The requirement for a concealed on-site garbage collection that can accommodate a medium rigid vehicle and the required manoeurving areas means that limited landscaping is available along the length of the driveway.

No

But on its merits is considered to be satisfactory for this form of development, noting that the reduced landscaping along the side boundary is due to the need to accommodate on-site waste collection by medium rigid vehicles.



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Original design concept discussed at the Pre-DA meeting. All waste was to be collected from the street

Common open space

Common open space must comply with the requirements of the NSW Apartment Design Guide:

(i) Minimum total area equal to 25% of the site

(ii) 3m minimum dimension

(iii) Minimum of 50% direct sunlight for a minimum of 2 hours between 9:00 am and 3:00 pm on 21 June (mid-winter).

(c) 40% of the total common open space must be located at ground level. If no common open space is provided on the rooftop, then the ground level common open space must be increased to 70%.

(d) Common open space above ground level must not exceed a maximum of:

(i) 30% on podium, balcony or terrace areas

N/A

The common open space requirements of the ADG’s do not apply to boarding houses.

However, with a site area of 1,076sq.m the development would require 269sq.m of common open space. At least 107.6sq.m of this would be required to be provided at the ground level, with a maximum of 80.7sq.m of roof top open space being included in the calculation.

The proposed development provides an area of common open space at the rear of the building measuring approximately 6m x 18m (i.e. approx. 108sq.m which would comply with Council’s DCP requirement).

Each level of the building is also provided with a communal room ranging from 31sq.m – 52sq.m and an outdoor common open space area is provided at the fourth-floor level measuring 23.17sq.m. An open void is provided above the fourth-floor outdoor common open space to allow unrestricted sunlight to this area.

ARHSEPP indicates that a consent authority must not refuse consent to DA for a boarding house if the front setback

N/A



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(ii) 30% of the total common open space on the roof of the building.

Ground level common open space must include deep soil planting.

area is compatible with the streetscape and if one area of at least 20 square metres with a minimum dimension of 3 metres is provided for the use of the lodgers.

The proposed development exceeds the requirements of ARHSEPP and is therefore considered satisfactory in terms of common open space.

It should be noted that the site is also located in proximity to a number of reserves and other local parks that provide further extensive opportunities for communal recreation.

Separation between buildings on same site

Separation between habitable rooms and balconies must comply with the requirements of the NSW Apartment Design Guide being 12 m.

N/A

The DCP indicates that where more than one building is to be erected on a development site, the minimum separation distance between elements of buildings shall be 12m.

The development contains one building and therefore this requirement does not apply.

N/A

Site planning & landscaping

Landscaping is to complement the development.

Deep soil zones must be equivalent to at least 7% of the site area (i.e. 75.3sq.m).

The DA is accompanied by a full landscape plan showing the broad intention of the proposed landscaping on the site, including details of the 1 tree to be removed.

The landscape treatment seeks to soften the built form and integrate with the development and the site’s context.

The deep soil zones within the front setback will also accommodate tree planting that will add to the overall streetscape. The deep soil areas include a 478.35sq.m zone in the front setback and a 110.6sq.m zone in the rear setback.

Yes

Protection of views

Minimise the obstruction of views.

The proposed building has a maximum height of 18.2m (i.e. 1.8m less than Council's maximum LEP height control)

Yes



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and therefore is unlikely to result in any potential loss of views.

Visual and acoustic privacy

Visual privacy and freedom from overlooking is important. There is to be protection from mechanical noise. Noise disturbance is to be minimised. Windows and balconies to be separated or screened from common areas.

The proposal contains design elements that seek to reduce potential visual privacy and acoustic impacts and promote a high standard of residential amenity.

This includes the separation of the boarding rooms from the communal areas and the location/size of windows. Specifically, the communal rooms can be closed off to minimise noise transferring to the boarding rooms.

In terms of the windows, those located within 3m of the common boundary have been provided with angled privacy screens to ensure the privacy of occupants is maintained. The windows located immediately adjacent to the driveway have also been provided with increased sill heights (1.8m from FFL) and will be provided with double-glazing to eliminate noise transfer from passing cars.

The mechanical room has been located in the basement to minimise noise impacts. Bedrooms have also been located away from the lift to maximise acoustic privacy.

Yes

Orientation Solar access is to be optimised for the majority of units.

Solar access requirements relate to the internal living areas of a residential unit.

The proposed development is for a boarding house that includes boarding rooms that have a south only orientation. The communal living areas, however, all have a north orientation and will be provided with optimum solar access.

Yes

Parking provision

Refer to Part A of BDCP 2015.

N/A – see comment above. N/A

Vehicle & pedestrian access

Access from the street is to be attractively landscaped, clear and provide casual surveillance.

The proposal provides for the safe and efficient movement of pedestrian and vehicular traffic entering and exiting the site and within the site. Vehicle and pedestrian routes to the parking areas and

Yes



March 2019



Clear access to the parking and services is to be provided.

services are clearly indicated and accessible.

Once inside the site the ramps will only allow for 1-way traffic. As such, an internal traffic signal system is proposed to safely manage traffic flows within the site.

Public road access & construction

Public road access is required for new developments.

Access to the proposed development will be provided from Carinya Street. A new driveway crossing will be required to service the development.

Yes

Accessways 6 m wide from the street to the building setback

The proposed development requires a Category 1 Driveway under AS 2890.1 (2004), being a combined entry-exit driveway of width 3.0-5.5 metres.

The development will be accessed via Carinya Street with a 5.5m wide driveway, narrowing to 3.5m inside the site.

A passing opportunity has been provided at each end of the driveway in accordance with the requirements of AS2890.1.

An appropriate visual splay has been maintained to the proposed footpath, allowing an exiting vehicle to see a passing pedestrian.

No

But complies with AS 2890.1 (2004).

Fencing & screen walls

Details of fencing are to be shown on the plans.

The ground level boarding room fronting Carinya Street will be provided with a private fenced courtyard. The proposed fencing will be consistent with the character and style of the proposal. Boundary fencing will also be provided to the rear and side boundaries.

All fencing details are shown on the photomontage and schedule of finishes. Further details will be provided prior to the issue of any Construction Certificate.

Yes

Podium design

Podiums over basements more than 0.5m above natural ground level count as a storey.

N/A

There are no podiums that extend beyond the setback lines.

N/A



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Accessibility 10%+ of units shall be designed for persons with a disability.

Buildings with 4+ levels require a lift.

N/A

This requirement does not apply to boarding houses.

Notwithstanding this, the proposed development provides 3 accessible rooms in accordance with the requirements of the BCA. Accessible car spaces will be allocated to these rooms.

Lift access is also provided to all levels of the development, including the basements.

N/A

Safety and security

Buildings are to feature casual surveillance and adequate lighting.

Refer to comments under Part A of the DCP in relation to CPTED principles.

A separate CPTED checklist has also been completed and is included as a separate appendix to the SEE.

Yes

External materials are to be robust to discourage vandalism and graffiti.

All materials and finishes are appropriate and include external face brickwork which is unlikely to be a target for graffiti.

Yes

Building Design - General

Floor plans are to achieve an appropriate level of amenity for the future occupants.

The proposal has been designed by a Registered Architect and fully complies with the requirements of ARHSEPP.

Although the SEPP only requires that one area of at least 20 square metres with a minimum dimension of 3 metres is provided for the use of the lodgers, the development includes a communal room on each level of the building. The additional communal rooms will increase the future occupant’s amenity.

A photomontage and a plan detailing the proposed external materials and colours has been submitted with the DA.

Yes

Unit types The unit mix is to respond to market expectation and contain a mix of 1, 2 and 3 bedroom units.

N/A

A mix of single and double rooms have been provided, with all rooms complying with the requirements of the ARHSEPP.

N/A

Floor to ceiling height

Habitable rooms and corridors are to be 2.7m.

The development provides for 2.7m floor to ceiling heights.

Yes



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Non-habitable rooms are to be 2.4m.

For 2 storey apartments, 2.7m for the main living area and 2.4m for the second floor

1.8m for attic spaces

The ground level rooms provide the bedroom at the mezzanine level. The ceiling heights are consistent with those required for a 2 storey apartment (i.e. 2.4m at the upper level).

Passenger lift access

Lift access is required for buildings with 4 levels with no basement, and for 3 levels with basement.

The development proposes a lift to service the development. The lift provides access from the basement to all levels of the building.

Yes

Balconies The balcony areas are to comply with the ADG as follows:

▪ 1 bed - 8sqm

▪ 2 bed - 10sqm

▪ 3+ bed - 12sqm

▪ Ground level terraces - 15sqm

Balconies must have a minimum depth of 2m. The ground level terraces must be at least 3m deep.

If balconies are enclosed, they are to comply with the BCA.

Balcony balustrades are to contrast the building to add interest.

Clothes hanging/drying is not permitted on the balconies.

N/A

The requirements of the ADG’s do not apply to boarding houses.

See comments under “common open space” for open space requirements under the ARHSEPP.

The proposed development provides 57 boarding rooms and a manager’s unit. The manager is provided with a 10sq.m private balcony. The boarding rooms fronting Carinya Street are also provided with a balcony. These balconies are an architectural design feature and provide visual interest and articulation to the building.

A provision is included in the Plan of Management to ensure that clothes drying is not permitted on the balconies.

N/A

Internal and external shading & solar access

Internal and external spaces are to receive reasonable solar access throughout the year.

Development should not create adverse overshadowing impacts on surrounding development.

Internal spaces refer to the internal living areas of a residential unit and any private balconies. The proposed development is for a boarding house that includes a communal living room on each floor of the building. The communal living areas all have a north orientation and will be provided with optimum solar access. A limited number of private balconies are provided that have either a east or west

Yes



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orientation and will receive reasonable solar access throughout the year.

External spaces refer to the common open space areas. The proposed development provides a large area of open space in the rear building setback which will receive unlimited solar access between 12noon and 3pm on 2 June. The upper floor common open space has been provided with a void, which will ensure that this area is also provided with unrestricted sunlight.

The proposal has also been designed to reduce the potential for overshadowing of neighbouring properties private open space areas and internal living areas. In this regard, the height of the proposed development is 3.3m less than the 20m maximum height limit.

The shadow diagrams indicate that the properties to the south will be overshadowed in mid-winter by any redevelopment of the site, including a complying RFB development with a 6m building setback.

The elevational shadow analysis of the proposed development indicates that it will overshadow the lower levels of any future adjoining residential apartment development to the south. The rooftop, upper 2 levels, plus portions of the 4th storey, of any future adjoining development however, is likely to receive adequate solar access in mid-winter.

Due to the site orientation, it is considered that any increase to the proposed side setbacks will not improve the solar access arrangements to the lower levels of any future development to the south.

An increased setback is considered unwarranted given that the height of the proposed development is 3.3m less than the 20m maximum height limit.



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The submitted shadow diagrams demonstrate that at a height of 18.2m the proposed development would have no greater overshadowing impacts than a fully compliant 20m high building on the same site.

The extent of overshadowing is also considered reasonable given that the properties to the south are zoned R4 High Density Residential under the Blacktown LEP 2015. In accordance with the solar access principles, it is reasonable to expect that some overshadowing will occur to adjoining properties in high density areas.

Natural ventilation

ADG requires 60% of all units to be naturally ventilated.

N/A

The requirements of the ADG’s do not apply to boarding houses.

N/A

Energy performance and sustainability

A BASIX certificate is to be submitted.

The application has been provided with a BASIX certificate indicating compliance with the energy efficiency requirements.

Yes

Provision of services

Any electricity substation is to be to Council and the electricity provider’s requirements.

Adequate services are available to the development.

Sufficient area exists at the front of the site should an electricity substation be required.

All servicing arrangements will be finalized prior to the issue of an Occupation Certificate and should be addressed as a condition of any consent.

Yes



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Provision for other building services

External walls are to be free of plumbing and fixtures, wall mounted A/C and service conduits/wiring.

Provision is to be made for all necessary services.

Building services will not be located on the external walls.

All required service areas are provided within the basement.

Yes

Waste management

Separate garbage and recycling collections.

On-street collection is to be practical.

Alternatively, provide on-site collections.

Storage areas in the front setback are not encouraged. If provided they are to be screened and comprise building materials compatible with the building.

A management plan is required.

A garbage room which includes separate bins for garbage and recycling is provided at the rear of the building. A designated area for the storage of bulky waste is also provided. The waste collection arrangements have been designed to accommodate a medium rigid vehicle and have been designed to ensure that all vehicles can enter/exit in a forward direction. An appropriate height clearance has also been provided to meet operational heights of the collection vehicles.

Communal bins will also be provided within each common room and the on-site manager will be responsible for emptying these bins as required.

Yes

Laundry facilities

Each dwelling is to have a mechanical drying appliance in the unit.

A communal drying area of 60 sqm is to be provided. This facility may not be located at roof level.

N/A to boarding houses, noting that the definition of a boarding house allows laundry facilities to be shared.

The proposal, however, provides a communal laundry with mechanical drying appliances at the ground floor level. A communal drying area is also provided in the rear common open space area.

N/A

Drainage Adequate provision must be made for the collection and disposal of surface and roofwater runoff.

All stormwater will be drained to the street. Approval has been obtained from the downstream owners to create the necessary inter-allotment drainage and necessary easement. A copy of the ‘Transfer Granting Easement’ is included with the DA.

Yes



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PART G – SITE WASTE MANAGEMENT AND MINIMISATION

Requirement All DAs require the submission of a Waste Management Plan (WMP) and need to address the relevant provisions of the DCP.

A WMP is to be submitted before a Development Consent or CDC is issued.

A WMP has been submitted as part of the DA.

The WMP provides the following information:

(a) The volume and type of waste generated during construction and demolition

(b) How waste is to be stored on site

(c) Method of disposal of recyclable and residual waste

(d) Ongoing management.

The WMP demonstrates a diversion in the amount of waste going to landfill.

Yes

Construction category

Residential flat buildings are to satisfy the requirements under section 3.3 of the DCP.

The proposed development provides an appropriate room for the storage of garbage and recyclable waste bins at the ground level. The waste storage area has been designed for easy access and removal of bins and is well ventilated. Floor drainage, lighting and water supply will be provided to the bin area.

All waste will be collected by a private waste contractor. It is recommended that suitable conditions be imposed on any consent to ensure that waste collection is undertaken at a suitable time so as not to cause disturbance to occupants and adjoining residents.

The access driveway has been designed to provide adequate clearance and manoeuvring space to allow a medium rigid waste collection vehicle to enter and exit in a forward motion without impeding general access to, from or within the site.

Yes



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PART J – WATER SENSITIVE URBAN DESIGN & INTEGRATED WATER CYCLE MANAGEMENT

Drainage Adequate provision for the collection and disposal of stormwater.

Stormwater Concept Plans have been prepared by Henry & Hymas and are included as part of this application.

Stormwater run-off generated from the proposed development will be drained to existing Council infrastructure via an easement.

Yes

Water Quality All development shall achieve a minimum percentage reduction of the post development average annual load of pollutants in accordance with Table 2.

The Water Quality requirements of the DCP apply to residential flat building development. RFB’s can utilise the water quality offset scheme by paying a S94 Contribution.

The Water Quality requirements, however, do not apply to Boarding Houses as per Section 2.1 of the DCP and as such, no contribution is to be imposed.

N/A

Water Conservation

Water use within public open space (for uses such as irrigation, pools, water features) must be supplied from non-potable sources.

The Water Conservation requirements apply only to business and industrial development with a development footprint of greater than 150 square metres. Boarding Houses are not required to satisfy these requirements as per Section 2.1 of the DCP.

N/A

On-site Stormwater Detention and Waterway Stability

Post development peak flows must be managed in accordance with Blacktown City Council’s Engineering Guide for Development or Upper Parramatta River Catchment Trust On-Site Stormwater Detention Handbook version 4.

A rainwater tank may be supplied if it services hot water, toilet, laundry and outdoor uses.

Applies to residential development located within the Upper Parramatta River Catchment.

The submitted drainage concept plans include all required OSD details (sheet C201 of the Engineering Plans).

Yes



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Erosion, sediment and pollution control

All works or activities must be undertaken in accordance with Managing Urban Stormwater: Soils and Construction (The Blue Book).

Applies to all development that will involve disturbance of the soil surface or that includes the cut or placement of fill or storage of materials.

A Soil Erosion and Sediment Control Plan is included with the DA (sheet SE01 and SE02 of the Engineering Plans).

Yes

Groundwater Where the desktop groundwater assessment report determines there is potential for interaction with groundwater, a groundwater management plan that meets must be prepared.

Applies to all development that is greater than 40 metres from the top of bank of a watercourse that has a cut or fill proposed which is equal to or greater than 1.5 metres over the pre-existing developed surface.

It is noted that no known groundwater dependent ecosystems have been identified in the Blacktown Local Government Area.

Details of the proposed basement car park and proposed methods of drainage are included with the application.

Yes

Integrated development

The Environment Planning and Assessment Act 1979 requires that certain approvals, permits or licences be obtained from the NSW Government in order for development to be carried out.

N/A - The proposed development is not categorised as Integrated Development.

N/A



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APPENDIX B

ADG Merit Assessment



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ADG Requirement Proposal Satisfies objective

NOTE: SEPP 65 does not apply to boarding house developments. Furthermore, Clause 28 of SEPP 65 states that the Apartment Design Guide (ADG) must be taken into consideration by a consent authority in determining any DA to which SEPP 65 applies. Given SEPP 65 does not apply to this proposal, the ADG’s also do not apply to boarding houses.

Although the ADG’s do not apply to this proposal, the objectives (together with the numerical recommendations) of the ADG have been considered in the table below. The merit assessment against the ADG provision reveals that overall, the proposed development meets the design objectives of the ADG.

PART 2 - Developing the controls

2F Building Separation

Up to four storeys:

12m between habitable rooms/balconies

9m between habitable and non-habitable rooms

6m between non-habitable rooms

Five to eight storeys:

18m between habitable rooms/balconies

12m between habitable and non-habitable rooms

9m between non-habitable rooms

Under the ADG's, the first 4 storeys of an RFB development are to be provided with a 6m side and rear setback. This setback can be reduced where there are non-habitable rooms. At the 5th storey the side and rear setbacks are to increase to 9m or less where there are non-habitable rooms.

A residential flat development is currently being constructed on the site immediately to the north of the site. The floor plans of the approved development have been shown to determine the position of any non-habitable rooms. The sites immediately to the south and west of the site currently contain detached and attached dwellings, however, could be redeveloped in the future.

The proposed boarding house provides the following building separation/setbacks:

▪ Ground floor:

North: A varied setback has been provided. This includes a minimum 10.4m building separation between the 3 boarding rooms and the adjoining development. This is considered a minor variation from the 12 m requirement, especially given the boundary fence prevents any direct lines of sight. All other elements/rooms along the northern boundary exceed the minimum ADG requirements.

N/A as the ADG’s do not apply to boarding houses.

However, on its merits the development is considered to be satisfactory, noting that many of the proposed setbacks either comply or exceed the minimum ADG requirements.

Where a lesser setback has been proposed, appropriate measures such as increased sill heights, landscaping and fix screens have been proposed.

Overall the development is considered to be satisfactory and



March 2019



Rear: The non-habitable area is setback more than 4.5m in compliance with the ADG's.

South: A varied setback has been provided including a minimum 1.9m-3.5m setback to non-habitable areas and blank walls. The 3 boarding rooms with openings facing the southern boundary are setback a minimum of 3m. This would equate to a 9m building separation to these 3 rooms, instead of 12m. Given that appropriately fencing and landscaping can be provided along the common boundary, it is considered that these 3 rooms will not cause any unreasonable amenity impacts.

▪ Mezzanine level:

North: As per the ground floor level. This includes a minimum 10.4m building separation between the 3 boarding rooms windows and the adjoining development. This is considered a minor variation from the 12 m requirement, given the windows are to "void" areas.

Rear: As per the ground floor.

South: As per the ground floor with a minimum 3m-3.5m setback to the non-habitable areas and blank walls. The 3 boarding room windows are setback a minimum of 3m but are considered satisfactory given the windows are to "void" areas.

▪ Levels 1-3:

North: A varied setback has been provided. This includes a minimum 8m building separation between the proposed development and the adjoining projecting balconies. The proposed building separation between the proposed blank walls, the non-habitable bathroom and the communal rooms either generally comply or well exceed the building separation requirements of the ADG's and are considered satisfactory. The 2 boarding

meets the overall intent of the building separation requirement. The building design ensures that the scale/mass of the development is appropriate, while achieving suitable areas for landscaping and an appropriate level of residential amenity including visual and acoustic privacy, ventilation and solar access.



March 2019



room windows have been provided with fixed privacy screens to prevent a direct view line to the opposite balcony and bedrooms. The increased separation and indicative view lines are provided on the plans and demonstrate that the fixed screens will eliminate any potential negative privacy impacts.

Rear: The habitable rooms are setback more a minimum of 6m in compliance with the ADG's.

South: A varied setback has been provided including a minimum 3m setback to the blank walls and a minimum 3.5m setback to the non-habitable service areas. One (1) balcony is orientated to the southern boundary and is setback 3.5m instead of the recommended 6 metres. Screening, however, has been provided to this balcony to eliminate any negative privacy impacts. The 6 boarding room window openings are setback a minimum of 3m. For the reasons provided for the north elevation, it is considered that the fixed privacy screen will eliminate any potential negative privacy impacts.

▪ Level 4:

North: Under the ADG's, at this level a minimum 9-meter side/rear setback is to be provided to habitable rooms and a 6m setback is to be provided to non-habitable rooms/blank walls. The proposed non-habitable/blank wall elements are setback 6m and comply with the ADG requirement, with the exception of the enclosed stair well. The window openings to the 4 boarding rooms, the communal room and the common open space are setback 6m, which is less than the ADG requirement of 9m. The window openings, however, have been provided with increased sill heights and the communal room has been provided with a privacy green wall. A planter box is also provided adjacent to the common open



March 2019



space to allow suitable planting to be provided in this location. It is considered that these measures will eliminate any potential negative privacy impacts.

Rear: The balcony has been setback 8.8m which is generally consistent with the ADG requirements of 9m.

South: The proposed blank wall elements are setback 6m and comply with the ADG requirement, with the exception of the lift-well. An external corridor is provided to 3 of the boarding rooms and is setback 5m. Privacy screens, however, will eliminate any potential negative privacy impacts to these boarding rooms.

Overall the development is considered to be appropriately setback to achieve the intent of the ADG's separation requirements.

PART 3 - Siting the development

3A Site analysis

Satisfy the site analysis guidelines.

A site analysis plan has been submitted with the DA.

Yes

3B Orientation

Living areas, private open space and communal open space to receive adequate solar access.

The recreational areas including the communal rooms provided at each level, the common open space at the 4th floor and the rear setback open space area are all orientated to the north and have the opportunity to receive adequate solar access.

The common open space at the 4th floor level has an open void above it to allow unlimited solar access.

Yes

Solar access to living rooms, balconies and private open spaces of

The shadow diagrams indicate that the properties to the south will be overshadowed in mid-winter by any redevelopment of the site, including a

Satisfactory on its merits, noting that the proposed development has an overall height



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neighbours should be considered.

Where an adjoining property does not currently receive 2 hours of sunlight in midwinter, solar access should not be further reduced by more than 20%.

complying RFB development with a 6m building setback.

The elevational shadow analysis of the proposed development indicates that it will overshadow the lower levels of any future adjoining residential apartment development to the south. The rooftop, upper 2 levels, plus portions of the 4th storey, of any future adjoining development however, is likely to receive adequate solar access in mid-winter.

Due to the site orientation, it is considered that any increase to the side setbacks will not improve the solar access arrangements to the lower levels of any future development to the south.

Furthermore, an increased setback is considered unwarranted in terms of overshadowing given that the height of the proposed development is 3.3m less than the 20m maximum height limit.

The shadow diagrams demonstrate that at a height of 18.2m the proposed development would have no greater overshadowing impacts than a compliant 20m high building with 6m setbacks on the same site.

The extent of overshadowing is also considered reasonable given that the properties to the south are zoned R4 High Density Residential under the Blacktown LEP 2015. In accordance with the solar access principles, it is reasonable to expect that some overshadowing will occur to adjoining properties in high density areas.

of 18.2m (i.e. 1.8m less than the 20m maximum height limit) and that the reduced height compensates for any additional overshadowing from the proposed 3m setbacks.

3C Public domain interface

Upper level balconies and windows are to overlook the public domain.

The upper level boarding rooms fronting Carinya Street have been provided with private balconies. This will increase opportunities for casual surveillance of the public domain.

Yes

Substations, pump rooms, garbage storage areas and other service requirements to be located in basement or out of view.

The services required for the proposed development are located either in the basement or at the rear of the building.

Yes



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Durable, graffiti resistant & easily cleanable materials should be used.

The majority of the building will be constructed in face brick with elements of rendering. The proposed building materials and finishes will be durable, low maintenance and graffiti resistant.

Yes

Where development adjoins public parks, open space or bushland, the design of the development should address this interface.

The development does not adjoin any public open space or bushland.

N/A

3D Communal and public open space

Communal open space must be 25% of the site area (i.e. 269sqm).

With a total site area of 1,076sqm the minimum communal open space required under the ADG would be 269sqm.

The development provides over 100sqm of outdoor common open space at the rear of the building, a common open space area at the fourth floor and a communal room at each level of the building.

Overall the development provides approximately 370sq.m of communal recreation space (excluding the front setback and any private balconies).

The development also exceeds the minimum open space requirements of ARHSEPP.

Yes

3E Deep soil zones

Minimum area = 7% of site area (75sq.m).

Preferred area for sites over 1,500m2 = 15%.

With a total site area of 1,076sqm (i.e. less than 1,500sqm) the minimum deep soil zone required under the ADG would be 75sqm.

In addition to the 48.35sq.m deep soil zone within the front 9m setback, the proposal also includes a deep soil zone in the rear setback of 110.6sq.m. the deep soil zones therefore well exceed the ADG requirement.

Yes



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Sites over 1500m2 should provide deep soil zones with a minimum dimension of 6m.

N/A

The site has an area of 1,076sqm.

N/A

3F Visual privacy

For the building separation requirements refer to 2F above.

Many of the proposed setbacks either comply or exceed the minimum ADG requirements, noting that the table at Objective 3F-1 of the ADG permits a 3m side setback for non-habitable rooms for the first 4 storeys or 4.5m for the 5th storey. The ADG further states that "no separation is required between blank walls". The proposed development is considered to meet the overall objective of the ADG’s minimum building separation requirements.

See comments under 2F above.

Direct lines of sight should be avoided for windows and balconies across corners.

The subject site is not located on a corner.

Windows and balconies have also been suitably located, orientated or treated to prevent direct lines of sight.

Yes

Appropriate design solutions should be in place to separate private open space and habitable windows to common areas.

There are no window openings adjoining the communal rooms or the common open spaces.

Yes

Balconies and terraces to be located in front of living areas.

Some of the boarding rooms have been provided with balconies/terraces, including those fronting Carinya Street which will increase opportunities for public surveillance.

ARHSEPP, however, does not require that each room be provided with a private open space area.

Satisfactory

Balconies to be recessed or separated by vertical fins.

The balconies that have been provided are either recessed and/or include vertical built elements to protect the privacy of the future occupants.

Yes

3G Pedestrian access and entries

Building entries and pedestrian access to

The building entry and pedestrian access connects to and addresses Carinya Street.

Yes



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connect to and address the public domain

Access, entries and pathways to be accessible and easy to identify.

The proposed access and entry are accessible and easy to identify

Yes

Large sites to provide pedestrian links for access to streets and connections to destinations.

The site is not considered to be of a size or in a location that would warrant the provision of through pedestrian links.

N/A

3H Vehicle Access

Vehicle access points are to be designed and located to achieve safety, minimise conflicts between pedestrians and vehicles and create high quality streetscapes.

The vehicular and pedestrian access points are segregated and have been designed to minimise conflicts.

Yes

3J Bicycle and car parking

Sites within 800m of a railway station are to comply with the RMS Guide to Traffic Generating Developments.

N/A

The ARHSEPP parking requirements apply to boarding houses.

N/A

At least 1 loading dock. The development includes a garbage truck manoeurving and collection area at the rear of the building.

Yes

Conveniently located and sufficient numbers of bicycle and motorbike spaces.

The development includes provision for 12 bicycle and 6 motorcycle parking spaces within the basement. This is in addition to the 30 basement car parking spaces.

Yes



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PART 4 - Designing the building

4A Solar and daylight access

Living rooms and private open space are to receive a minimum 2 hours direct sunlight between 9am - 3pm in mid-winter to at least 70% of units.

Boarding house developments are not required to provide private open space areas attached to each room. Instead communal living areas are to be provided for use by the occupants of the building. The proposed development provides a north facing communal living space on each level of the building which would receive a minimum of 2 hours direct sunlight between 9am and 3pm in mid-winter.

Yes

Design incorporates shading and glare control

A green wall and screening are proposed to the north elevation to manage glare and privacy to the communal living spaces. Balconies have also been provided with privacy screens which also act as an architectural feature and sun control device.

Yes

4B Natural ventilation

Layout and design of single aspect apartments maximises natural ventilation.

All habitable rooms are to be naturally ventilated.

The number of naturally cross ventilated units is to be > 60%.

A boarding room is not permitted to have a GFA of more than 25 square metres (excluding the kitchenette and bathroom facilities).

Due to the size limitations, the majority of the boarding rooms have a single aspect.

All habitable rooms, however, are naturally ventilated.

It is recognised that the ADG recommendations do not apply to boarding houses. Nor could they be achieved given that the design and size of each boarding house occupancy is significantly different to a residential unit.

Satisfactory

Depth of cross-over or cross-through apartments ≤ 18m.

N/A N/A

4C Ceiling heights

2.7m for habitable

2.4m for non-habitable

The floor to floor height of the proposed development is 3 metres and can achieve a minimum ceiling height of 2.7 metres.

Yes



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4D Apartment size and layout

Studio > 35 sqm

1 bed > 50 sqm

2 bed > 70 sqm

3 bed > 90sqm

Additional 5 sqm for each unit with more than 1 bathroom.

N/A

These standards to not apply to boarding rooms.

N/A

Habitable room depths: limited to 2.5m x ceiling height = 6.75m

Open plan layouts that include a living, dining room and kitchen – max 8m to a window.

Bedroom sizes (excl wardrobe space): Master - 10sqm, Other – 9 sqm with minimum dimensions – 3 m

Living rooms/dining areas have a minimum width of: 6m - Studio/1 br, 4m - 2br/ 3br and cross-over/cross-through: 4m wide

N/A

These standards do not apply to boarding rooms.

N/A

4E Private open space and balconies

1 bed > 8 sq m & 2m depth

2 bed > 10 sq m & 2m depth

Ground level/ podium apartments > 15 sq m and 3m depth

N/A

The ARHSEPP private open space requirements apply to boarding houses.

N/A

Private open space and balconies to face north, east and west where possible. The longer side

The proposed development complies with the private open space requirements of ARHSEPP. These spaces are orientated north and west, and are of an appropriate size and orientation.

Yes



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of the open space or balcony is to be orientated outwards.

Extension of the living space.

N/A

The ARHSEPP private open space requirements apply to boarding houses.

The private open spaces provided in accordance with the ARHSEPP requirements have been located adjacent to the communal living area and the manager's living area.

N/A

Design of balconies to be integrated into and contribute to the overall architectural form and detail of the building.

The balconies and associated privacy screens fronting Carinya Street contribute to the overall design of the building. The screens are an architectural feature that add visual interest and articulation to the front façade. The projecting privacy screens on the side elevations, also contribute to the overall architectural design and form of the building. The balcony materials and finishes will allow for solar penetration, views and casual surveillance.

Yes

Design of balconies maximise safety.

The balconies provided at levels 1-3 have been provided with screening that extends from floor to ceiling. The 4th floor balconies have been provided with appropriate screening or immediately adjoin the roof podium and planter boxes. The design of the balconies will therefore provide maximum safety for occupants.

Yes

4F Common circulation and spaces

Maximum number of apartments off a circulation core on a single level is 8-12.

A maximum of 8 rooms are located off each corridor.

Yes

Buildings over 10 storeys - maximum of 40 units sharing a single lift.

N/A

The proposed boarding house is 5 storeys in height.

N/A

Daylight and natural ventilation to all common

The corridors are provided with a window or opening for natural daylight and ventilation.

Yes



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circulation areas above ground level.

Corridors greater than 12m from the lift core to be articulated by more foyers, or wider areas / higher ceiling heights at apartment entry doors.

The corridors provided at each level are greater than 12m in length. Each corridor, however, opens on to a communal living area and provides no more than 8 rooms off each corridor.

Satisfactory

Maximise dual aspect apartments and cross over apartments.

N/A

These standards do not apply to boarding rooms.

N/A

Primary living room and bedroom windows are not to open directly onto common circulation spaces.

The windows to the boarding rooms do not open directly onto the internal corridors or communal living rooms.

Yes

Common circulation areas promote safety and provide for social interaction between residents.

The length of the corridors allows for clear sight lines to each boarding room. The design/layout of the rooms, together with the communal living spaces, will promote social interaction between occupants.

Yes

4G Storage

Studio > 4 m3, 1 bed > 6 m3, 2 bed > 8 m3 and 3+ bed > 10 m3

Min 50% within the apartment.

N/A

These standards do not apply to boarding rooms. Each room, however, has been provided with a robe for the storage of personal items.

N/A

4H Acoustic privacy

Adequate building separation.

See comments under section 2F and 3F. Satisfactory



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Window and door openings orientated away from noise sources.

Noise sources from garage doors, driveways, services, COS and circulation areas to be 3 m from bedrooms.

Potential on-site noise sources include vehicular movements along the driveway. The windows located immediately adjacent to the driveway have been provided with increased sill heights (1.8m from FFL) and will be provided with double-glazing to eliminate noise transfer from passing cars.

All window and door openings have been orientated away from the communal living rooms. The communal living areas and front foyer have also been provided with doors to separate potential noise sources.

Satisfactory

4J Noise and pollution

In noisy or hostile environments, the impacts of external noise and pollution are to be minimised through the careful siting and layout of buildings.

The subject site and surrounding residential area is not considered to be a noisy or hostile environment. There are no offensive noise generating sources near the site.

Yes

4K Apartment mix

Provide a variety of apartment types.

The proposed development includes both single and double rooms. ARHSEPP specifies minimum room areas. The SEPP also requires that no boarding room will have a GFA (excluding any area used for the purposes of private kitchen or bathroom facilities) of more than 25 square metres. The proposed development complies with the room area requirements of the SEPP.

N/A

Flexible apartment mix. A mix of single and double rooms have been provided, with all rooms complying with the requirements of the ARHSEPP.

N/A

4L Ground floor

Design to maximise street frontage activity at ground floor and ensure residential amenity and safety.

At the ground level a boarding room and communal area are provided that open directly to the street frontage. The building has been designed with a sense of address and allows for casual surveillance opportunities.

Yes



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4M Facades

Front building facades are to provide visual interest whilst respecting the character of the local area and express the building functions.

The selected materials and finishes comprise a mix of different textures and colours that in combination with good building articulation, create visual interest and a positive impact on the public domain. The façade of the proposed development will be consistent and complement existing and future residential flat building development.

Yes

4N Roof Design

Roof treatments integrated into the building design and respond positively to the street.

Roof space to be used to maximise residential accommodation and/or open space.

Roof design incorporates sustainability features.

The proposed boarding house includes a communal room at each level of the building. A common open space area is also included at the upper floor level. Communal open space is therefore not included on the roof of the building. The void has been included in the roof to allow natural sunlight to the common open space at the 4th floor.

The simple roof form integrates into the building design and will not be highly visible from the street.

Yes

4O Landscape design

< 850m2 - 1 medium tree per 50m2 of deep soil zone (DSZ).

850m2 to 1,500m2 - 1 large tree or 2 medium trees per 90m2 of DSZ.

>1,500m2 - 1 large tree or 2 medium trees per 80m2 of DSZ.

The subject site has an area of 1,076sq.m. Deep soil zones are included in the front and rear setback areas totally 159sq.m, which can accommodate large/medium trees.

A group of 4 mature Eucalyptus trees will also be retained in the south-west corner of the site.

Yes



March 2019



4P Planting on structures

Provide suitable plant selection.

Provide suitable irrigation and drainage systems and maintenance.

Enhance the quality and amenity of communal open space with green walls, green roof and planter boxes, etc.

The proposal includes a green wall on the northern elevation. The location and design of the wall will enhance the amenity of the common rooms provided on each level of the building.

The upper floor of the building will also be provided with planter boxes around the perimeter of the boarding rooms. The planter box will be visible from the street and will enhance the overall design of the building.

A landscape plan has been included as part of the DA.

Yes

4Q Universal design

10% adaptable housing. This is not a requirement of the ARHSEPP. The proposed development, however, includes 3 accessible boarding rooms.

Satisfactory

Flexible design solutions to accommodate the changing needs of occupants.

The rooms have been designed to satisfy the requirements of the ARHSEPP.

N/A

4R Adaptive reuse

New additions are to enhance an area’s identity and sense of place.

N/A N/A

4S Mixed Use

Mixed use developments to be provided in appropriate locations.

N/A N/A

4T Awnings and Signage

Awnings to be well located and complement and integrate with the design of the building.

N/A N/A



March 2019



4U Energy Efficiency

Adequate natural light is provided to habitable rooms.

The building has been designed to ensure that adequate natural light is provided to the communal living areas and boarding rooms.

Yes

Development to incorporate passive solar design to optimise heat storage in summer and reduce heat transfer in summer.

Heating and cooling systems have been integrated into the overall design of the proposed development. The selected materials and finishes will also provide heating and cooling functions.

Yes

Adequate natural ventilation to be provided to minimise the need for mechanical ventilation.

The proposed development has been designed to satisfy the minimum requirements of the ARHSEPP.

Satisfactory

4V Water Management and Conservation

Potable water use to be minimised. Stormwater to be treated on-site. Flood management systems to be integrated into site design.

The proposed development complies with Council’s stormwater management requirements.

Yes

4W Waste management

Waste storage should be discreetly located away from the front of the development or in the basement.

The waste storage and collection area is located at ground level at the rear of the site. The waste area will not be visible from the street.

The waste area has been designed to allow on-site collection by medium rigid vehicles.

Yes

Waste cupboard within each dwelling.

Suitable waste facilities will be provided for occupants.

Yes

Waste and recycling rooms are to be in convenient and accessible locations

The waste and recycling storage area is located at the ground level at the rear of the site. The bins will be utilised by all occupants on site.

Yes



March 2019



related to each vertical core.

Communal bins will also be provided within each common room and the on-site manager will be responsible for emptying these bins as required.

4X Building maintenance

The design is to provide protection from weathering.

Enable ease of maintenance.

The materials are to reduce ongoing maintenance costs.

The external façade will include face brick and small elements of cement render and concrete. The face brick will enable ease of maintenance and will eliminate expensive ongoing maintenance costs.

All maintenance cost will be the responsibility of the business owner, noting that boarding houses cannot be subdivided.

Yes



March 2019


APPENDIX C

Architectural Drawings



March 2019


APPENDIX D

Site Survey



March 2019


APPENDIX E

Affordable Rental Housing SEPP – Fact Sheet



March 2019


APPENDIX F

BCA and Access Compliance Report



March 2019


APPENDIX G

BASIX Certificate and Section J Report



March 2019


APPENDIX H

Arboricultural Impact Assessment



March 2019


APPENDIX I

Landscape Plan



March 2019


APPENDIX J

Civil Drainage Plans and Easement Details



March 2019


APPENDIX K

Noise Impact Assessment



March 2019


APPENDIX L

Traffic Impact Assessment



March 2019


APPENDIX M

Waste Management Plan



March 2019


APPENDIX N

Geotechnical Investigation Report



March 2019


APPENDIX O

Preliminary Site Investigation



March 2019


APPENDIX P

Social Impact Assessment



March 2019


APPENDIX Q

NSW Police CPTED Checklist



March 2019


APPENDIX R

Plan of Management

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Statement of Environmental Effects · DP 13619, H/N 35 Carinya Street, Blacktown (subject site)....

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