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Development Control Plan No. 42- Boarding Houses, Hostels

and Group Homes

Effective from 15 October, 1998

Prepared by

City Development Department

ROCKDALE CITY COUNCIL

DEVELOPMENT CONTROL PLAN NO. 42- BOARDING HOUSES, HOSTELS AND GROUP HOMES

Page No.

STATEMENT OF ETHICS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

1 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

2 Using this Development Control Plan. . . . . . . . . . . . . . . . . . . . . . 5

3 General objectives of the Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

4 Definitions of terminology used in this Plan. . . . . . . . . . . . . . . . . 6

5 Development sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

5.1 Location and zone. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85.2 Minimum allotment size. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85.3 Density. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

6 Special Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

7 Heritage Conservation and Tree Preservation. . . . . . . . . . . . . . . 10

8 Site Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

9 Site Planning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

10 Streetscape. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

11 Building Appearance, Design and Materials. . . . . . . . . . . . . . . . . 15

11.1 Building appearance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1511.2 Roof. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1511.3 Building height and mass. . . . . . . . . . . . . . . . . . . . . . . . . . . 1611.4 Natural landform and topography. . . . . . . . . . . . . . . . . . . . . 1611.5 External materials and colour. . . . . . . . . . . . . . . . . . . . . . . . 1611.6 Building facades. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1611.7 Alterations and additions. . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

12 Building Height. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

13 Overshadowing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

14 Building Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1914.1 Front setback. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2014.2 Side and rear setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2014.3 Lots abutting a lane or narrow street. . . . . . . . . . . . . . . . . . 20

15 Landscaping and Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . 2115.1 Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

15.2 Communal open space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2215.3 Private open space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

16 Visual and Acoustic Privacy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2316.1 Visual Privacy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2316.2 Acoustic privacy and noise and vibration near railway lines, major roads and airports. . . . . . . . . . . . . . . . 24

17 Traffic, Car Parking and Access. . . . . . . . . . . . . . . . . . . . . . . . . . . 2517.1 Car spaces. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2517.2 Driveways. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2617.3 Vehicular movement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

18 Conservation of Energy and Water. . . . . . . . . . . . . . . . . . . . . . . . 26

19 General Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2819.1 Compliance with Building Code of Australia. . . . . . . . . . . . 2819.2 Internal requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2819.3 Floor levels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2919.4 Laundries and Clothes Drying Facilities. . . . . . . . . . . . . . . 2919.5 Storage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2919.6 Stairways. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3019.7 Outbuildings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3019.8 Fences. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3019.9 Waste and recycling facilities. . . . . . . . . . . . . . . . . . . . . . . . 3119.10 Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3219.11 Lot amalgamation and road dedication. . . . . . . . . . . . . . . . 3219.12 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

[Disclaimer: All the illustrations contained within this plan are indicativediagrams only.]

STATEMENT OF ETHICS

The following seven principles of public life for Rockdale City Council guide us in achieving the highestethical standards of behaviour.

Selflessness

We will make all our decisions based solely on what is in the public interest.

Integrity

We will do what we say we will do. However, we will not put ourselves under any financial or otherobligation to any person or organisation when we perform our public duties.

Objectivity

When carrying out public duties, including making public appointments, awarding contracts,recommending individuals for rewards and benefits, or making determination on developmentapplications and planning matters we will make all those decisions based on merit.

Accountability

We are accountable for our decisions and actions to the public and submit ourselves to the scrutinyappropriate to our office.

Openness

We will be open about all the decisions and actions that we take. We will give reasons for ourdecisions and restrict information only when the wider public interest clearly demands it.

Honesty

We have a duty to publicly declare any private interests we may have which conflict with our publicduties and will resolve any conflicts so that the public interest is protected at all times.

Leadership

We will promote and support these principles by our own example to others.

Council has adopted a Code of Planning Practice, which includes a Statement of Ethics forDevelopment Applications.

15 October, 1998 Page 4 Development Control Plan No. 42- Boarding Houses, Hostels and Group Homes

1 INTRODUCTION

1.1 Application of this Plan

This Development Control Plan applies to residential development in the following form:

� boarding houses;� hostels; and� group homes.

1.2 Citation

This Plan may be cited as "Rockdale Development Control Plan No. 42- Boarding Houses,Hostels and Group Homes".

1.3 Commencement of the Plan

These controls are effective from 15 October, 1998.

1.4 Relationship to other planning instruments

This Development Control Plan supplements the provisions outlined in the Rockdale PlanningScheme Ordinance, 1973 and any other subsequent planning instruments.

1.5 Relationship to other Development Control Plans

Other relevant Council documents applicants should consult prior to lodgement include theRockdale Planning Scheme Ordinance, Parking and Loading Code, Landscape Code,Development Control Plan No. 28- Requirements for Access, Stormwater Design Code,Stormwater Retention Code and the Construction Site Waste Management and MinimisationDevelopment Control Plan No. 53.

2 USING THIS DEVELOPMENT CONTROL PLAN

Applicants should obtain a copy of Council's information booklet titled "Information toApplicants intending to lodge a Development Application" to use in conjunction with this Plan.

This Development Control Plan outlines the minimum standards Council will accept forboarding house, hostel and group home development in the City of Rockdale. Developmentproposals should meet the minimum requirements and standards of this Plan and provethrough design that the stated objectives are being met. Council's aim is to encourage a highlevel of building design that has architectural merit and complements the existing streetscapewhile adding value to the residential living environment.

The controls and performance criteria contained in this Plan are the minimum acceptablerequirements for development. Compliance with this code does not constitute approval.Council shall also consider any submissions made in respect to the proposal, and to theprovisions of Section 79C of the Environmental Planning and Assessment Act, 1979.

3 GENERAL OBJECTIVES OF THE PLAN

(a) To provide a greater range of affordable housing options to residents of the City ofRockdale.

(b) To recognise boarding houses, hostels and group homes as a legitimate and neededhousing option for low or moderate income earners.

(c) To provide affordable temporary and permanent accommodation options to thesocially disadvantaged or people with a disability.


(d) To ensure the location of affordable accommodation is close to transport, shops andservices.

(e) To ensure sites are developed using town planning principles.

(f) To ensure new development preserves the quality of the built environment for allexisting and future residents.

(g) To encourage development of a high standard of architectural merit and design.

(h) To stimulate and promote the orderly and economic use and development of land onlarger consolidated sites.

(i) To encourage architectural and design innovation by providing both prescriptivestandards and performance criteria to allow some flexibility.

(j) To integrate new development into established areas by maintaining streetscape andbuilding quality.

(k) To provide a range of housing types.

4 DEFINITIONS OF TERMINOLOGY USED IN THIS PLAN

"ANEF" means the Australian Noise Exposure Forecast within the meaning of AS 2021.

"Amenity" means any features, facilities or services of an area which contribute to thepleasantness, quality of life, or environment the residents enjoy.

"AS 2021" means the Australian Standard 2021 - 1994 (Acoustics - Aircraft noise intrusion -Building siting and construction) published by Standards Australia on 21 February 1994.

"Attic" means a habitable space, contained wholly within the roof pitch, that is notimmediately enclosed by vertical external walls such as gable ends and that may containdormer windows.

"Backpacker accommodation" means a building or part of a building providing temporaryaccommodation for travellers and tourists who have their principal place of residenceelsewhere, and containing two beds or more per room, and communal kitchen, living area andlaundry facilities.

"Boarding House" includes a house let in lodgings, providing permanent or semi-permanentaccommodation, but does not include a motel, guest house or backpacker accommodation.

"Character" means the typical and distinctive quality or features of a streetscape thatdescribe or identify the street.

"Dwelling" means a room or number of rooms occupied or used or so constructed oradapted as to be capable of being occupied or used as a separate residence.

"Dwelling House" means development containing one but not more than one dwelling.

"Floor Space Ratio" means the ratio of the gross floor area of a building to the site area ofthe land on which the building is erected or proposed to be erected.

"Gross Floor Area" means the sum of the areas of each floor of a building where the area ofeach floor is taken to be the area within the outer face of the external enclosing walls, asmeasured at a height of 1400 millimetres above each floor level, excluding:


(a) columns, fin walls, sun control devices and any elements, projections orworks outside the general line of the outer face of the external wall;

(b) lift towers, cooling towers, machinery and plant rooms and ancillary storagespace and vertical air-conditioning ducts;

(c) Carparking needed to meet any requirement of the Council and any internalaccess thereto;

(d) space used for the loading and unloading of goods; and

"Ground Level" means the level of the existing undisturbed site before the proposeddevelopment is carried out on that site in accordance with this Code. The measurement ofany ground level shall be related to the level of the top of the kerb at a marked point on theproperty frontage.

"Group Home" means a dwelling that provides permanent or transitional accommodation forpeople who may be socially disadvantaged whether these people are related or not.

"Guest House" means a dwelling providing accommodation for commercial purposes fortravellers and tourists who have their principal place of residence elsewhere and may alsoinclude bed and breakfast establishments and house billeting where -

(a) the operator of the business resides permanently on the premises andprovides meals and housekeeping services for their guests;

(b) guest accommodation is provided on a short term basis;

(c) not more than five (5) bedrooms of the house are used or are capable ofbeing used for the purpose of guest accommodation.

"Height" in relation to a building, means the distance measured vertically from any point onthe ceiling of the topmost floor of the building to the natural ground level.

"Landscaped Area" means the part of the site not occupied or covered by any buildings,which is predominantly landscaped by gardens, lawns, shrubs and trees and is provided forthe enhancement of the appearance of the site and the enjoyment of its residents.Landscaped area also includes any pathways, swimming pools or other outdoor recreationfacilities and landscaped decks over underground carparking structures, but excludes parkingareas, driveways, garbage storage areas and clothes drying areas.

"Narrow Street" means a street where the distance measured from boundary to boundary is12.2 metres or less.

"Natural/Soft Landscaping" means that part of a site which is not occupied by any buildingstructure, swimming pool, tennis court, driveway etc, and is vegetated with gardens, lawns,shrubs or trees, but does not include any paved area.

"Regional Roads" means a road whose main function is to supplement the State roads inproviding for traffic movements or which distribute traffic to local street systems.

"Setback" means the horizontal distance between a building and a site boundary, measuredalong a line perpendicular to the site boundary.

"Site Area" means the area of land to which an application for consent relates.

"State Roads" means a road whose main function is to perform the principal avenue ofcommunications for massive traffic movement and is identified by a red line on the map.


"Storey" means the space within a building between one floor level and the floor level nextabove or, if there is no floor level above, the ceiling or roof above, but does not include:

(a) space used for car parking, laundries or storerooms, if the ceiling above thespace is not more than 1 metre above natural ground level; or

(b) attic space which is part of the dwelling unit immediately below and isincapable of being used as a separate dwelling unit; or

(c) plant rooms.

"Streetscape" encompasses both public and communal streetscapes, and includes,buildings, street and landscape design features and all adjacent buildings, landscaping andfencing, traffic treatments, paths, driveways, street surfaces and utility services. The spatialarrangement (including building setbacks) of these components and their visual appearancedetermine the streetscape character.

5 DEVELOPMENT SITES

5.1 Location and zone

Objectives:

� To ensure boarding houses, hostels and group homes are well located in terms ofcommunity services and transport.

Requirements:

Affordable housing may only be developed in the following zones:

(a) Residential zone Nos. 2(a), 2(b), 2(b1), 2(b2), 2(c), 2(c1) and 2(c2) within a 500mradius of a commercial centre zoned Business General 3(a);

(b) Business General zone No. 3(a).

5.2 Minimum allotment size

Objectives:

� To promote orderly development of land.

� To promote good economic use of land and a high standard of site layout and design.

Requirements:

(a) A minimum lot size of 460m2 applies in Zone Nos. 2(a), 2(b), 2(b1) and 2(b2).

(b) A minimum lot width of 24m applies in Zone Nos. 2(c), 2(c1) and 2(c2), however,narrower sites may be assessed on their merits.

(c) Zone No. 3(a) - sites will be assessed on their merits.

(d) Notwithstanding any other requirement of this Plan, development sites on State orRegional Roads require a minimum frontage of 27 metres except where the site is'landlocked' by existing development. Smaller widths may only be considered where alarge enough site area, safe vehicular and pedestrian access and other criteria withinthis Plan can be met.


(e) In assessing the area of a hatchet-shaped allotment, the area of the access corridorshall be excluded.

5.3 Density

The following table states the site area required for each room in Zone Nos. 2(a), 2(b), 2(b1),2(b2), 2(c), 2(c1), 2(c2) and 3(a) respectively. The total area required by the proposeddevelopment shall not exceed the area of the development site.

Density will be determined by the towncentre location and the controls for thatcentre.

3(a)

402(c), 2(c2)

502(b), 2(b2), 2(c1)

602(a), 2(b1)

Site area required per room (m2)Zone

* Note: The maximum site density is not always achievable due to siteconstraints and the need to meet other requirements and criteria detailed in thisPlan.

* Note: The maximum number of units permissible on a site is determined byrounding down the achievable site density to the nearest whole number. Forexample, if the achievable site density is 4.7 units, a maximum of four units ispermissible on the site. (The achievable site density is calculated by dividingthe development site area by the site area required per unit as indicated in thetable above.)

6 SPECIAL REQUIREMENTS

(a) For developments of more than five (5) rooms a central meeting room with kitchenetteshall be provided to encourage socialisation and self management by the residents asa household.

(b) Buildings shall be developed in accordance with Council's Development Control PlanNo. 28 - Requirements for Access.

(c) Buildings in excess of 3-storeys shall provide a lift capable of taking a stretcher andwheelchair.

(d) Each boarding house, hostel or group home must register annually with Rockdale CityCouncil.

(e) The occupancy rate per room shall be one (1) person. Dormitory styleaccommodation is not permitted.


7 HERITAGE CONSERVATION AND TREE PRESERVATION

Objectives:

� To retain conservation areas and heritage items.

� To ensure proposed development is sympathetic to conservation areas and heritageitems in terms of building design, materials and streetscape.

� To retain any existing significant vegetation or trees which form part of thestreetscape and natural site elements.

Performance Criteria:

(a) Any proposed development should consider adjacent heritage items or conservationareas by designing buildings that are sympathetic in scale, design, bulk and materials.

(b) The use of related building forms, materials, and window and door proportions willcomplement existing heritage buildings or conservation areas.

(c) Significant trees as per Council's tree preservation order should be retained.

(d) New buildings should have their own identity, but be sympathetic in style to adjacentheritage items or conservation areas. It is not, however, considered appropriate fornew buildings to be neo-replicas of period styles. Applicants should consult withCouncil's Heritage Adviser prior to lodging plans.

8 SITE ANALYSIS

The design process begins with site analysis to identify and interpret the key features of thesite and its surrounds. Site analysis is used to assess how future dwellings will relate to theimmediate surrounds and to each other to produce a design that will minimise negativeimpacts on adjoining developments and the neighbourhood.

Objectives:

� To ensure site layout and building design considers existing characteristics,opportunities and constraints of the site and its surrounds.

� To ensure new development results in a design which is sensitive to its environmentand is of a high quality.

Requirements:

The following information, where appropriate, is to be shown in a site analysis.

With regard to the site:

� site dimensions and site area;

� spot levels, contours and north point;

� location of easements for drainage and services;

� location of existing vegetation, including the height and spread of established trees;

� location of buildings and other structures;

� heritage features, including archaeology;


� orientation, micro climates and significant noise sources;

� views to and from the site;

� pedestrian and vehicle access;

� identification of previous use and any contaminated soils or filled areas;

� location of fences, boundaries and any other notable features (natural or historical);

� prevailing winds;

� natural drainage;

� indicative footprint of the proposed buildings; and

� overshadowing of the site by neighbouring structures.

With regard to the land surrounding the site:

� the location, height and use of buildings (including location of any facing doors andwindows) and out-buildings on adjoining properties;

� abutting secluded private open spaces and living room windows that have outlookstowards the site, particularly those within 9 metres of the site;

� the heritage significance of surrounding buildings and landscape;

� characteristics of any adjacent public open space;

� location and height of walls built to the site's boundary;

� views and solar access enjoyed by adjacent residents;

� major trees on adjacent properties, particularly those within 9 metres of the site;

� street frontage features such as poles, street trees, kerb crossovers, bus stops andother services, including characteristic fencing and garden styles;

� directions and distances to local shops, schools, public transport, parks andcommunity facilities; and

� the difference in levels between the subject land and adjacent properties at theirboundaries.


Example of a Site Analysis Diagram


9 SITE PLANNING

Objectives:

� To achieve a pleasant and attractive living environment for both residents andneighbours.

� To ensure development reflects the character of the locality and environment.

� To ensure the development takes advantage of the site's capability, topography,orientation and other positive attributes.

� To ensure reasonable privacy and security.

� To make use of sunlight and outdoor space.

� To develop sites with environmental sensitivity.

� To ensure the siting of buildings avoids any negative effects on adjoining bushland,wetlands, waterways and items of environmental heritage.


(a) Buildings should address the street and open spaces, and relate to the site'stopography with minimal earthworks.

(b) Siting of buildings should provide usable and efficient spaces, with considerationgiven to the energy efficiency in building design.

(c) Site layout should ensure solar access to dwellings and open spaces.

(d) Site layout should take account of on-site features, including land formations,vegetation, drainage, views, orientation, services and access.

(e) Siting of dwellings should be sympathetic to surrounding development, taking specificaccount of the streetscape in terms of scale, bulk, setbacks, materials and visualamenity.

(f) Site layout should minimise external effects such as overshadowing, and acoustic andvisual intrusion on neighbouring and on site dwellings.

(g) Site layout should provide safe pedestrian, cycle and vehicle access to and from thestreet.

Design in context: Key characteristics of existing buildingscan be interpreted and incorporated into the new building


10 STREETSCAPE

Objectives:

� To provide an attractive streetscape which reinforces the functions of the street andenhances the visual amenity of the buildings and neighbourhood.

� To ensure the streetscape's built form, landscaping and environmental conditions arenot deteriorated by new development.


(a) Buildings should address the street frontage and provide an attractive facade visiblefrom the street.

(b) New development shall create an attractive residential environment where the buildingdesign reflects the residential character of the locality and provides a visually pleasingcontribution to the street.

(c) New developments should positively contribute to the existing and establishedstreetscape, taking specific account of the proposed building's relationship toadjoining buildings, fencing, paths, driveways and landscaping.

(d) In areas where an established character exists, the landscaping should reflect theexisting street tree plantings and take specific account of the role of the street, solaraccess, soils and services.

(e) New development should take account of the existing pattern of residentialdevelopment in the area. In an established streetscape with strong stylistic orarchitectural features and identity, new dwellings should reinforce and be sensitive tothese features and contribute to its character, in terms of the building height, bulk andscale, roof pitch and form, facade detail, scale and treatment, fenestration patterns,use of materials, colours and textures, fences and driveways and landscapetreatment.

Contextual Streetscape response

New buildings should compliment the character and identity of existingstreetscapes by using similar materials, roof pitches and fenestration patterns.It is not considered appropriate for new buildings to be neo-replicas of periodstyles. New buildings should have their own identify, but be sympathetic in styleto surrounding buildings.


Integrated housing project

11 BUILDING APPEARANCE, DESIGN AND MATERIALS

Objectives:

� To ensure a high standard of building design that is sympathetic and complementaryto the existing built form and streetscape.

� To ensure new buildings are not regarded as "institutional" through good buildingdesign reflective of its residential use.


11.1 Building Appearance

(a) Building bulk, height, scale, massing, roof form and materials should be sympatheticto existing built forms and complement rather than detract from existing development.

(b) Building design should be of a high standard of architectural merit and avoid amonolithic appearance created by large expanses of blank walls through the use ofvarious architectural design features, articulation of the building and fenestration.

(c) The building appearance should preserve the visual amenity and heritage valuesurrounding residents enjoy.

(d) All proposed staircases shall be internal.

11.2 Roof

(a) Roof forms should match those of neighbouring buildings, for example, use a pitched,tiled roof where these predominate.

(b) Roof lines shall be broken up through the use of techniques such as half hippedgabling and other features to reduce the building bulk, create interest and betterdesign.

(c) Where pitched roofs are used, the roof forms should be pitched at an angle within 5oof the dominant roof pitches within the site's visible locality. Where adjacent roofs areflat, a varied roof pitch, that contributes to the streetscape may be permitted. Flatroofs will only be permitted where it can be shown they are compatible with thetownscape character of the area.


11.3 Building height and mass

(a) Building heights should be sympathetic to the natural landform and topographicalfeatures of the site and to existing buildings in the immediate vicinity.

(b) To integrate the proposed development into the existing streetscape, the building bulkshould be reduced by progressively increasing setbacks with increase in buildingheight to provide a gradual change in scale.

11.4 Natural landform and topography

(a) Buildings should not dominate nor detract from the natural landform. The siting ofbuildings should relate to the site's natural context and topographical features.

(b) Where steep or sloping sites exist, the building should not protrude from thelandscape but should be staggered or stepped into the natural slope of the land.

(c) Developments should avoid the unnecessary use of cut and fill by designing and sitingbuildings within the natural slope of the land. If cut and fill is required for drainage orother purposes, Council will consider its effect on the streetscape and adjoiningproperties.

11.5 External materials and colour

(a) External building materials and their colour should be compatible with the character ofthe locality. For example, use bricks and tiled roofs where these predominate.

11.6 Building facades

(a) A new development, when viewed from the street, should be compatible with thecharacter of buildings in the site's visible locality by using similar shaped windows,doors and building materials.

(b) Balcony enclosures will not be permitted now or in the future on new developments.Buildings with no existing balcony enclosures shall not be permitted to enclose anybalcony, however, in exceptional circumstances, applications for balcony enclosureswill be considered on their merits. Where there are existing balcony enclosures on abuilding, applications for future enclosures will be judged on their merits.

(c) Balconies are not to be used as drying areas.

11.7 Alterations and additions

(a) Alterations and additions to existing buildings should have regard to and not detractfrom the architectural form and style of the original, and adjoining buildings.

(b) New roof lines and materials should match the existing building to ensure theadditions/alterations are integrated with the overall appearance of the building andstreetscape.


Design the dwelling to suit the context, for example,similar roof pitch and style to adjoining development

12 BUILDING HEIGHT

Objectives:

� To ensure the new development is in character and harmony with the scale ofadjacent residential buildings and the surrounding streetscape.

� To ensure development has minimal impact on neighbouring properties in terms ofbuilding dominance, overshadowing, privacy and views.

� To minimise the impact of affordable housing in areas where there is substantialprivate housing.

Requirements:

(a) Zone No. 2(a), 2(b), 2(b1), 2(b2) and 2(c1) - buildings shall not exceed two (2)storeys.


(b) Zone Nos. 2(c) and 2(c2) - buildings shall not exceed three (3) storeys.

(c) Zone No. 3(a) - height will be determined by the town centre locality and heightrequirements applicable to that centre.

(d) Car parking shall be included as a storey if the ceiling of the car parking level extendsmore than 1m above natural ground level. On infill development sites where theadjoining buildings are 4-storeys in height, a concession may be given to car parkinglocated above natural ground level. This concession will only relate to the heightrequirements of this policy, in relation to other requirements, the car parking levelshall be included as a storey.

(e) Attic floor space may be used when it is contained wholly within the roof pitch and willnot be counted as a storey provided that the attic space is part of the dwelling unitimmediately below and is incapable of being used as a separate dwelling unit. Nopart of an attic shall be immediately enclosed by vertical external walls such as gableends, however, dormer windows are permitted.

(f) Where overshadowing of open space or other dwellings occurs, a reduced height andincreased setback will reduce the extent of the overshadowing.

(g) Building height should relate to the topographical features of the site. Buildingsshould complement the natural landscape and not protrude from the site, adverselyaffecting the streetscape. On steep or sloping sites, staggered, split level or steppeddevelopment will be more appropriate.

Space used for car parking will be included as a storeyif the ceiling of the car parking level extends more

than 1m above natural ground level


13 OVERSHADOWING

Objectives:

� To maximise access of sunlight to all living areas and open space.

� To avoid any external impacts of a development, such as overshadowing of adjoiningsites.


(a) Buildings should be sited to avoid overshadowing on adjoining properties byincreasing setbacks, staggering of design, variations in roof form and/or reducingbuilding bulk and height.

(b) Building bulk and height on, or near boundaries should be reduced to avoidovershadowing of neighbouring properties.

(c) Solar access should be retained in all proposed and surrounding residential privateopen spaces and dwelling windows for a minimum period of 3 hours between 9 a.m.and 3 p.m. in mid-winter. Where existing overshadowing by buildings and fences isgreater than this, sunlight is not to be reduced by more than 20%.

NOTE: Shadow diagrams are to indicate on plan both the winter solstice and equinoxes andin elevation where the shadows fall on walls containing windows.

The effects of overshadowing can be reduced byincreasing and staggering building setbacks,

articulating the roof pitch and reducing building height

14 BUILDING SETBACKS

Objectives:

� To retain and complement the residential streetscape.

� To permit flexibility in the siting of buildings, and encourage attractive site layouts andbuilding design.

� To minimise overshadowing and overlooking of adjoining properties.

� To encourage the staggering of buildings to avoid large blank expanses of wall space.

� To allow adequate solar access.

� To ensure the siting of buildings provides spatial separation of buildings.


14.1 Front Setback

Requirements:

For developments within any residential zone:

(a) A 7 metre setback shall be applied to buildings up to two storeys in height and 8.5metres for buildings of three or more storeys.

(b) Notwithstanding this, a fixed building line of 8.5m applies to all residential flat buildingdevelopment in the following streets:

Forest Road, Bexley Caledonian Street, BexleyAlbyn Street, Bexley Harrow Road, BexleyMonomeeth Street, Bexley Dunmore Street, BexleyGladstone Street, Bexley Queen Victoria Street, Bexley

(c) On all sites fronting a State or Regional Road a minimum building setback of 9 metresapplies, regardless of any existing dominant setback.

(d) Carports, garages and car standing areas will not be permitted within the frontsetback.

(e) The front setback area shall be highly landscaped to soften the appearance of thebuilding, through the use of small shrubs to screen carparking areas and larger treesthat are in scale with the development.

(f) Supported porches or roofed over balconies that are not enclosed and provideappropriate architectural benefit to the building, including bay windows and otherdesign features, may encroach on these front setbacks to a maximum of 1200mmwhere they do not detract from the streetscape.

14.2 Side and Rear Setbacks

Requirements:


(a) Single storey buildings shall be setback a minimum of 900mm from the side and 3mfrom the rear boundaries.

(b) Two (2) storey buildings shall be setback a minimum of 1200mm from the sideboundary and 6m from the rear boundary.

(c) Three (3) storey buildings shall be setback a minimum of 3m from the side and 12mfrom the rear boundaries.

(d) Balconies that are not enclosed, provide architectural benefit to the building and donot adversely affect adjoining properties in terms of privacy or overshadowing, mayencroach on these setbacks by up to 300mm on the side setback and 1200mm on therear.

14.3 Lots abutting a lane or narrow street

(a) Where pedestrian or vehicular access is gained from a public lane, Council willrequire the dedication of a 900mm wide right-of-way along this laneway frontage toprovide for separate pedestrian access, clear of vehicular traffic.


Please Note: Properties that are affected by a road reservation should take their setbackmeasurement from the boundary point left over after the reservation area has been removed.The site area and density calculations, however, do include the gross site area including thearea reserved for roads.

15 LANDSCAPING AND OPEN SPACE

Objectives:

� To ensure the development site is appropriately landscaped using 'soft landscaping'treatments to soften the appearance of the buildings and complement thestreetscape.

� To provide adequate and usable private and communal open space.

� To ensure open space areas are located with a northerly aspect to receive adequatesolar access.

15.1 Landscaping

Requirements:


(a) A minimum of 40% of the site area for a 2-storey building and 50% for a 3-storeybuilding is to be allocated as landscaped area.

(b) Natural/soft landscaping - a minimum of 35% of the site area.

(c) In order to soften the appearance and integrate the development into the streetscape,key features of the landscaped area(s) visible from the street shall be superadvanced. In particular, this shall include key features of the landscaping located inthe front building line or landscaped strip located along the side of the driveway.

(d) Where landscaping is used to create privacy or as a buffer between areas of separateoccupancy, super advanced landscaping shall be used.

(e) At full maturity, all landscaping shall be in scale with the height and bulk of thedevelopment.

(f) In locations where super advanced landscaping is provided, the species shall not beslow growing and shall be planted in mulch beds to promote growth.

(g) Applicants are to submit a detailed landscaping plan at the time of lodgement of thedevelopment application. The landscape plan is to be prepared in accordance withRockdale City Council's current Landscape Code.

(h) On site surfaces should predominantly be softly landscaped and hard paved surfacesare to be kept to a minimum. Where paving is used it should be porous to allowabsorption and reduce on-site runoff.

(i) Wherever possible, all existing trees on the site shall be retained and thedevelopment shall be designed to incorporate them in the landscaping.

(j) The footpath area adjacent to the site is to be landscaped at the time of developmentincluding grading, trimming and planting of turf, shrubs and trees. Street plantingshould be similar to those that exist within the streetscape and applicants shouldconsult Council's Landscape Architect for information on specific plant species.

(k) Council will require the area in front of any substation to be landscaped with a shrubspecies that will, at maturity, reach the height of the substation.


15.2 Communal Open Space

Objectives:

� To ensure communal open space is usable and accessible to all residents.

� To create a communal, attractive and pleasant living environment that enhances thevisual quality of the site.


(a) A primary communal open space area of adequate dimensions should be provided foruse by residents. This area should be north facing and received at least 3 hours ofsunlight in mid-winter between 9 a.m. and 3 p.m. Communal facilities such asseating, pergolas and barbeques are encouraged in this area.

(b) Major existing trees and existing landscape elements such as rock formations shouldbe retained where practical through appropriate siting of buildings.

(c) Landscape treatment should be in keeping with existing vegetation to enhance thestreetscape value.

(d) Landscaping should be used to increase privacy between dwellings through screenplanting.

(e) Trees should provide shaded areas in summer especially to west facing windows andopen car parking areas.

15.3 Private Open Space

Objective:

� To ensure private open space is clearly defined, usable and meets user requirementsfor privacy, solar access, outdoor activities, accessibility and landscaping.

Requirement:

(a) Each room shall be provided with an area of private open space with minimumdimensions of 2 metres. This may be provided in the form of a balcony, roof terraceor ground floor garden area.

(b) The conversion of an existing building shall be assessed on its merits, in terms of thequantity and quality of its communal and private open space.

Private open space shall have minimum dimensions of 2 metres


16 VISUAL AND ACOUSTIC PRIVACY

16.1 Visual Privacy

Objectives:

� To site and design buildings to meet projected user requirements for visual andacoustic privacy and to protect privacy of nearby residents.

� To avoid any external impacts of a development, such as overlooking of adjoiningsites.

� To minimise, wherever possible, the obstruction of views from adjoining properties.


(a) Building siting, window location, balconies and fencing should take account of theimportance of the privacy of on site and adjoining buildings and outdoor spaces.

(b) Windows to rooms with a high usage such as living rooms, should be located so theydo not overlook such windows in adjoining properties, other dwellings within thebuilding or areas of private open space.

(c) Balconies should be located so they do not overlook an adjoining property's openspace or windows. Where this cannot be achieved, it may be necessary to usescreens or landscaping to minimise the overlooking.

(d) Landscape treatment and other devices should be used to increase visual privacybetween dwellings and adjoining properties.

Some techniques to reduce overlooking


16.2 Acoustic privacy and noise and vibration near railway lines, major roads andairports

Objective:

� To ensure appropriate noise and vibration attenuation measures are incorporated intoresidential development.


(a) Developments in areas adversely impacted upon by rail or traffic related noise andvibration must incorporate the appropriate noise and vibration mitigation measuresinto the design in terms of the site layout, building materials and design, orientation ofthe building(s) and location of sleeping and recreation areas.

(b) The proposed building(s) must comply with the current Environment ProtectionAuthority criteria and the current relevant Australian Standards for noise and vibrationand quality assurance.

(c) Where a development is in an area with an Australian Noise Exposure Forecast(ANEF) for aircraft noise exceeding 20, as indicated on the map prepared by theAirservices Australia or any other map or information available to Council at the time,an appropriate standard and type of construction is to be used to ensure that thedevelopment will comply with the Australian Standard 2021 - 1994 Acoustic - AircraftNoise Intrusion - Building Siting and Construction, in relation to interior noise levels.This may require the installation of noise-proofing measures such as double glazingand insulation.

The applicant is required to engage a suitably qualified Noise Consultant to advise onappropriate measures to be incorporated in the design of the building so it will meetthis standard. On completion of the building, this Consultant is to certify that thestandard has been met, before Council will permit the building to be occupied.

Note: Applicants are warned that in some areas severely affected by aircraft noise,the difficulties in satisfying this standard may, in practice, preclude the proposeddevelopment. It is therefore suggested that for areas exceeding ANEF 30,prospective applicants seek expert advice from a Noise Consultant before committingthemselves financially to their project.

(d) Details of the mitigation measures must be included with the Development Applicationsubmission.

Acoustic privacy between rooms in multi-level developments is very important to theirsuccess. This needs to be considered at the initial design stage, and addressed bycareful layout, together with specification of noise-resistant construction materials


17 TRAFFIC, CAR PARKING AND ACCESS

Objectives:

� To provide on site car spaces equivalent to the anticipated car ownership rate ofresidents.

� To provide convenient, accessible and safe on site parking for residents.

� To ensure adequate egress and ingress to the site and parking facilities.


(a) Carparking areas, structures and driveways shall not dominate the building facade.

(b) On site parking should be located efficiently, safely and accessibly, taking account ofstreetscape objectives.

(c) Driveways, garages and car spaces should be appropriately located for easy vehicularmovement and connection to the street network and should be located away frombedrooms to minimise the effects of noise.

Requirements:

17.1 Car Spaces

(a) One (1) car space per three (3) rooms for hostels and boarding houses.

(b) One (1) car space per two (2) employees (if any).

(c) One (1) car space per dwelling in a group home situation.

(d) Having regard to the circumstances of a particular locality such as frontage to anarrow street or laneway, parking restrictions, clearways or multiple driveways in adevelopment which reduce the availability of on-street parking in the surroundingstreets, Council may require additional parking spaces to be provided on-site tocompensate for the lack of on-street parking available in the surrounding streets.

(e) The number of additional spaces to be provided is determined by dividing the streetfrontage width of the site by 5.5 metres, the length of a car space. This will representthe number of on-street car parking spaces which are not readily accessible due tothe circumstances of the locality.

(f) Basement or underground parking will be encouraged where site conditions such asflooding and drainage permit. It will, however, be included as a storey if the ceilingheight of the car parking structure extends more than 1m above natural ground level.

(g) On sites that slope down away from the street, underground car parking structuresthat protrude more than 1m above natural ground level towards the rear will not beincluded as a storey where topographical features warrant and the streetscape is notadversely affected. The car parking area should be adequately obscured from visiblesight by use of screen planting.

(h) On infill sites where adjoining buildings are 4-storeys in height, consideration may begiven to not including a car parking level with a ceiling height 1m or more abovenatural ground level as a storey.

(i) Car spaces are to have a minimum bay size of 5.5m x 2.5m clear of support columns.


(j) Garages are to have internal dimensions of at least 5.5m x 3m with a clear openingbetween door jambs of 2.5m. A minimum height of 2.1m clear of beams, ducts, pipesand the like is required for garages.

(k) Above ground garages included as a storey shall have a maximum natural ground toceiling clearance of 2.39m, and Council will not permit the area to be used orconverted for habitable purposes.

17.2 Driveways

(a) The minimum paved driveway width shall be 2.5m and a maximum of 3m.

(b) Internal site driveways shall have a maximum site gradient of 1:10 up for high levelaccess or 1 in 16 down for low level access for the first 3m inside the propertyboundary, 1:6 for the intermediate length, and 1:10 for the last 2m.

(c) Where site or development constraints permit, the driveway shall be constructed in astrip driveway form with the divided carriageway separated by soft landscaping.

(d) The section of the driveway located between the property boundary and the kerb shallbe fully paved to accommodate vehicles entering and exiting the site.

(e) This area shall not be calculated as part of the landscaped area requirement.

(f) Internal driveways and open car spaces must be constructed in exposed aggregateconcrete, brick paving, grasscrete, faux brick or similar material. The use of naturalconcrete will not be permitted.

17.3 Vehicular movement

(a) Proposals must demonstrate through site layout, design and driveway location thatvehicles are able to enter and leave the site and manoeuvre in and out of garages andcar parking spaces safely and adequately.

(b) Driveways which provide access to a State or Regional Road and in other streetlocations where Council considers it necessary, shall be designed with internalmanoeuvring areas so that vehicles can enter and exit the site in a forward direction.

(c) Designs should satisfy the 85th percentile Australian Vehicle Sweep Paths.

18 CONSERVATION OF ENERGY AND WATER

Objective:

� To facilitate energy and water conservation measures in and around housing whichwill assist in the establishment of ecologically sustainable residential environments.


(a) Buildings should be orientated to the north to maximise solar access to the windowsof living areas and open space.

(b) Windows should be located, sized and shaded to facilitate thermal performancethrough the reduction of summer heat load and by permitting entry of the winter sun.Glazing to the northern walls should be maximised and minimised to the easternwalls.


(c) Landscape design should assist in micro-climate management and the conservationof energy and water through the use of deciduous trees and vegetation located on thenorthern side of the building, hence maximising solar access in winter and providingshade in summer.

(d) Increase areas of ground cover planting and minimise hard impervious areas. Useporous pavers on hard surfaces and direct runoff to landscaped areas.

(e) The use of building materials should assist in thermal performance.

Pervious areas adjoining paved areas will reduce stormwater run-off

Protection of north-facing walls and windows


19 GENERAL REQUIREMENTS

19.1 Compliance with Building Code of Australia

(a) Development must comply with the requirements of the Building Code of Australia,wherever applicable.

19.2 Internal Requirements

Objectives:

� To provide room and common area layouts suitable to residents' needs.

� To provide functional rooms that provide privacy and livability.


(a) Common living areas should be spacious and adequate in size to accommodateintended uses, and should desirably connect to outdoor areas.

(b) Dwelling entrances should create a sense of individuality and act as a transitionalspace between communal and private areas.

(c) Building construction should minimise noise penetration between areas of separateoccupancy.

(d) Entries, doors and passageway should be wide enough to allow furniture movementand wheelchair access.

Requirements:

(a) Each room type shall have the following minimum gross floor area:

30 sq.m.� Room + kitchenette and bathroom

25 sq.m.� Room + bathroom or room + kitchenette

20 sq.m.� Room Only

Gross Floor AreaRoom Type

(b) Every development shall provide at least one (1) common/eating area for every ten(10) rooms or part thereof to encourage socialisation and to provide appropriatefacilities for residents.

Each common/eating area shall have a minimum gross floor area of 35m2, increasedby 3m2 for each additional room, over ten, which it is intended serve, and shallinclude a kitchen component with a minimum area of 5m2.

For example, a development of 15 rooms shall provide one (1) common/eating areawith a minimum gross floor area of 50m2, and shall include a kitchen component witha minimum area of 5m2.

(c) For every five (5) rooms without on-suite bathrooms, two (2) common bathroomfacilities shall be provided.

(d) For developments of over ten (10) rooms without on-suite bathrooms separatemale/female bathroom facilities shall be provided.


19.3 Floor levels

Requirements:

(a) Habitable floor levels are to be a minimum of 150mm above finished ground surfacelevel.

(b) The ground floor level shall be a maximum height of 300mm above the highest pointof the approved finished surface level. The ground floor level can be increased to450mm where the floor is of timber construction in order to provide minimum surfaceclearance.

(c) At all other points, the height of the ground floor level shall not exceed 1200mm aboveapproved finished surface level. Buildings on steep allotments will need to be steppedto comply with this requirement.

(d) The provisions of (b) and (c) above do not apply to developments with basement carparking. The ground floor level of these developments will be assessed on theirmerits.

Maximum and minimum permissible floor levels

19.4 Laundries and Clothes Drying Facilities

Requirement:

(a) Shared or individual laundry facilities and clothes drying facilities shall be provided andaccessible for use by residents.

19.5 Storage

Requirements:

(a) Within each room a built-in clothes and linen storage area shall be provided.

(b) Each room shall be provided with a storage area with a minimum size of 2m3 eitherwithin or separate from the room.


19.6 Stairways

Requirements:

(a) In a development exceeding two-storeys in height, only one stairway or other meansof exit shall be required subject to compliance with the following provisions:

(i) Access from any room of separate occupation to the single stairway or othermeans of exit shall be wholly within the building;

(ii) The entrance doorway to each room of separate occupation shall not belocated more than 6 metres from the landing of the single stairway or othermeans of exit; and

(iii) The entrance doorway to each room of separate occupation and the doorwayto any opening located between the entrance doorway and the single stairwayor other means of exit, shall be fitted with approved self-closingnon-combustible doors and non-combustible frames. The whole assembly,including necessary hardware, shall have a fire resistance rating of not lessthan one hour, as determined by the Standard Fire Test.

(b) All developments must be designed with internal staircases and no externalstaircases or galleries will be permitted.

19.7 Outbuildings

(a) Outbuildings will not be permitted unless they provide recreational or communalfacilities.

19.8 Fences

(a) Front fences where provided are to be restricted to a maximum height of 900mmabove footpath level.

Open form front fences to a maximum height of 1.8 metres will be considered, suchconsideration will have regard to the presentation and design of the fence and thecircumstances of the case.

(b) Gates at vehicular entrances adjacent to fences on any boundary, which are higherthan 1.2m and limit sight distance, are to be setback a minimum of 900mm from theboundary. The fence is then to be splayed at 45 degrees between the gate and theboundary.

(c) Side and rear fences are to have a height of 1.8 metres above finished ground levelso as to provide screening of clothes hoists.

(d) The supply or renewal of dividing fences in conjunction with the development is to bethe full responsibility of the developer.

Higher front fences shall be partially transparent


19.9 Waste and Recycling Facilities

Objective:

� To encourage waste minimisation through source separation, re-use and recycling,and ensure efficient storage and collection of waste.

Requirements:

(a) The requirement of Council's Construction Site Waste Management and MinimisationDevelopment Control Plan No. 53 shall be incorporated in the development.

(b) A waste cupboard or other storage area shall be provided within each kitchen areaprovided. The storage area is to be of sufficient size to hold a single day's waste andenable source separation of garbage, recyclables and compostable material.

(c) Each building shall be provided with an area capable of accommodating Council'sstandard garbage and recycling containers, and a composting bin.

(d) The waste storage area may be in the form of a room or covered bay and the floor isto be of concrete and properly graded to drain.

(e) The waste storage area must be located behind the front building line in a convenientposition for use by residents, shall be screened from the street or any public place,and shall have unobstructed access to Council's usual collection point.

(f) A cold water hose cock is to be provided in close proximity to the storage area tofacilitate cleaning of bins in the storage area and cleaning of the area itself.

(g) Recycling information signage shall be provided by the Council and is to be erectedand prominently displayed in an approved location in or near the storagebay/enclosure.

Garbage collection areas should be integratedwith building and landscaped areas


19.10 Drainage

(a) Where the site falls to the street, a grate is to be provided at all entrances on thestreet alignment.

(b) All roof and surface water is to be disposed of in accordance with Council'sStormwater Design Code and as directed by the Director - Engineering Services.

(c) Where a developer has difficulty in draining the site by gravitation to the street, aprivate easement for drainage purposes will be required.

(d) In certain cases, Council may require the filling of a development site to produce a0.5% gradient to the street frontage. Plans shall make specific reference to existingand proposed site levels.

(e) Habitable floor levels are to be a minimum of 150mm above finished surface levels.Where the site details indicate significant overland flows, more detailed analysis maybe required and the site levels raised further.

(f) Hard paved areas on site should be kept to a minimum. No more than 20% of theopen space and landscaped area of the site may be provided as hard paved surfaces.

(g) Where any land will be disturbed by the development, an erosion and sedimentcontrol plan must be submitted prior to any work commencing.

19.11 Lot Amalgamation and Road Dedication

(a) Where the development is over two or more allotments of land, a subdivision toconsolidate the allotments and create one lot for the whole shall be submitted forCouncil's approval.

(b) Land zoned for road widening purposes is to be dedicated to the relevant acquisitionauthority free of charge.

(c) The dedication of any required right-of-way is to be included in the plan of subdivisionfor lot amalgamation or strata titling.

(d) In relation to (a), (b) and (c) above, such subdivision shall be registered with theRegistrar General and proof of registration produced prior to Council issuing acertificate of compliance.

19.12 General

(a) Plumbing - All external plumbing on front or side walls must be recessed or concealedand all exposed internal plumbing shall be ducted or concealed. Copper pipes mustbe exclusively used between the meter and service points.

(b) T.V. Antennas - The erection of more than one T.V. antenna on any one residentialflat building is not permitted. Applicants are advised to provide one master antennawith concealed ducting, at the time of erection of the residential flat building.

(c) Power Lines - All power and telephone lines shall be underground from the propertyboundary. Any posts associated with the power or telephone lines shall be ofgalvanised pipe.


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