Development Application 1 Glenora Road, YARRAWARRAH Lot 1 Section 106 DP251504

MJD DESIGN + DESIGN DRAFTING STATEMENT OF ENVIRONMENTAL EFFECTS

• Alterations and Additions including a pool

[email protected]

50 St Johns Avenue, Mangerton NSW NSW 2500 Mangerton St Avenue, Johns 50 mjddesignanddrafting.com.au

50 443 085 218 085 443 50

02 8572 8297 028572

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0439 707 153 / 0411 353 708 0411 153 353 707/ 0439

abn abn mail ph f ax email web

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Table of Contents

1. INTRODUCTION 3

2. ENVIRONMENT 4

3. SUBJECT SITE 5

4. PROPOSED DEVELOPMENT 7

5. COMPLIANCE WITH DEVELOPMENT STANDARDS 10

6. CONTROLS AND GUIDELINES 12

7. CONCLUSION 19

design + planning consultants concepts + plans for new homes + additions preparation of BASIX statements + council documentation MJD internal designs + realignments drafting services project management DESIGN + DRAFTING

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Client Details

Paul Celi

Site Address

1 Glenora Road, Yarrawarrah

Introduction

This Statement of Environmental Effects accompanies a development application (DA) for no. 1 Glenora Road, Yarrawarrah. The DA seeks development consent for alterations and additions to the existing residence by means of a two-storey addition. The extension will extend from the existing dwelling over a carport and laundry below. The proposed extension will add approximately 55sqm to the living area of the dwelling allowing a more integrated and expansive floor plan.

Application for the construction Certificate will be sought separately. This report has been prepared on behalf of the landowner and based on the plans and information supplied as part of this application.

This statement aims at providing an assessment in context and nature of surrounding land use as well as the provisions of Sutherland Shire Council Local Environmental Plan (LEP) and Sutherland Shire Council Development Control Plan (DCP). This statement will also outline the key components of this development proposal whilst providing an assessment of the potential impacts on the environment on and around the site.

This statement is accompanied by plans and documents which include –

• MJD Design + Drafting plans numbered 1- 18

• BASIX certificate - Certificate A331477 issued 17 October 2018

• Waste Management Proposal

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Environment

Location

The focus site is located in the suburb of Yarrawarrah within the Sutherland LGA,

Aerial – Suburb Location as highlighted (Source: Google Maps)

Yarrawarrah is a suburb in southern Sydney, in the state of New South Wales, Australia 32 kilometres south of the Sydney central business district, in the local government area of the Sutherland Shire.

Yarrawarrah borders the Royal National Park and contains many pockets of bushland. It is a hilly suburb stretching to the valley of Engadine, with several fire trail heads (Turrella, Fairy Creek). Yarrawarrah contains many streets named after places in Western Australia and South Australia, along with Aboriginal themes (animals, plants) and War themes (Victoria's Cross recipients, notable local veterans)

Yarrawarrah has a small shopping village with a landmark windmill, containing a medical practice, pharmacy hair salon, Italian and Chinese restaurants, and a convenience store.

Yarrawarrah Public School was established in 1968 is located behind the shopping village on Old Bush Road.

The Princes Highway is the main road that borders Yarrawarrah, to the east. The closest train stations are Engadine and Loftus. Busses also service the area

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Subject Site

The site is legally described as Lot 1 Section 106 DP251505, and is known as no. 1 Glenora Road, Yarrawarrah. The site is zoned E4 - Environmental Living

E4 – Environmental Living, no. 1 Glenora Road, Yarrawarrah (Source: NSW Planning)

The subject property is a corner allotment bound by no. 3 Glenora Road to the south no. 42 Turrella Road to the West.

The land is an irregular shaped allotment, having a southern boundary line cut due to a power substation allocation and the the northern Boundary Line shape accommodates the corner allotment. The total site area is 875.50m2, with a street frontage of 33.655m approximately, a northern side boundary of 22.120m approximately, a southern boundary of 10.655mm, and a rear boundary of 39.890m.

The site has a significant grade change.

The site is set amongst two and single storey homes.

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Aerial: 1 Glenora Road, Yarrawarrah (Source: Google)

Existing Residence 1 Glenora Road, Yarrawarrah (Source: Google)

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Proposed Development

This application seeks consent for alterations and additions to the existing dwelling located at 1 Glenora Road, Yarrawarrah.

The extension will see the ground floor extend from the existing dwelling over a carport and laundry below. The proposed extension will add approximately 55sqm to the living area of the dwelling and allow for a more integrated and expansive floor plan.

Construction of the proposed extension will be of light weight materials with a tile roof to match the existing. All construction and materials will be in compliance with AS3959-2009

Within this application our client is also seeking to add a pool to the site. The pool will be located on the western side of the dwelling. The pool will be 2.4m x 7m and have a kilolitre capacity of 27.

No vegetation will be removed and no other changers to the existing structures is being sort.

Alternative design ideas were considered during the design evolution. The design meets the requirements of our clients, the need for a new home and the realization of the potential of an asset. The design is also most cost effective and practical as well as minimizing the overall impact to the local environment on site.

Proposed Eastern Elevation (street elevation) for 1 Glenora Road, Yarrawarrah

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Proposed Southern Elevation for 1 Glenora Road, Yarrawarrah

Proposed Western Elevation (rear elevation) for 1 Glenora Road, Yarrawarrah

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Proposed Northern Elevation for 1 Glenora Road, Yarrawarrah

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Compliance with development standards

Site Summary

Controls Existing Proposed Complies Total Existing Site Area 875.50sqm Max. FSR permissible 0.55:1 17.4% ✓ Min. Landscaped Area 40% 65.9% ✓ permissible Acid Sulphate Soil N/A N/A ✓ Max. Building Height 8.5m 7.674m ✓ Min. Rear Setback 3m 7.025m / 1.943m ✓ Min. Front Setback 6m or established ✓ established Min. Side Setback 900mm Northern Boundary 6.015m ✓ Southern Boundary 7.025m minimum Western Boundary 1.943m minimum

Due to the orientation of the site, and the way the original dwelling was positioned on the site, having been sited in the middle of the site the rear yard is housed on the southern boundary, not the western side of the lot. GFA of proposal 119.29m2 ✓

Preservation of Trees or No existing trees will be removed for ✓ vegetation this proposal Stormwater Management The new roof drainage will connect ✓ to existing stormwater system Urban Design – General The proposal represents an opportunity to provide alternate and improved living arrangements for the suburb. It has been designed to enhance and integrate with the ✓ character the local environment the existing natural environment of the area will be unaffected by the proposal. The natural landform will be unaffected by the development, and there will be no impact on landmarks, views or vistas in the locality.

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Controls Existing Proposed Complies Urban Design – The proposal represents an Residential opportunity to provide alternate and Accommodation improved living arrangements for the suburb. There will be minimal impact on adjoining properties. Minimal overshadowing to the neighbouring properties will occur from the proposal and thus it will not unduly impact living areas or open space. ✓ There will be no impact on the views available to the neighbours. The proposal has been designed to enhance and integrate with the character of the home, and the streetscape.

The above calculation shows that we are generally within the parameters set out in the DCP and LEP, as it is the aim to minimise the impact of buildings on the amenity of adjoining residential buildings, providing consistency in the bulk and scale to surrounding buildings whilst ensuring the development is in keeping with the characteristics of the local area.

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Controls and Guidelines

The development has evolved from the requirements and guidelines of the current Council Controls and planning instruments.

The instruments that have guided the proposed development include:

• SEPP (Building Sustainability Index: BASIX) 2004 • Sutherland Shire Council Local Environmental Plan 2015 • Sutherland Shire Council Development Control Plan 2015 • S.79C Environmental Planning and Assessment Act, 1979

SEPP (Building Sustainability Index: BASIX) 2004

BASIX certification has been achieved and the BASIX Certificate accompanies the Development Application. Certificate A331477 issued 17 October 2018.

Sutherland Shire Council Local Environment Plan 2015

The subject site is in Zone E4 – Environmental Living. The development is permissible within this zone with consent.

E4 Environmental Living is a zone for land with special environmental or scenic values where residential development can be accommodated. Development in this zone is to give priority to preservation of the particular environmental qualities of the land. Much of this zone is subject to bushfire risk. E4 allows for low-impact residential development in areas with special environmental or scenic values.

E4 zone uses Home occupations are permissible without consent in E4 provided they meet the requirements in the LEP. The following uses can be carried out in E4 with development consent: design + planning consultants concepts + plans for new homes + additions preparation of BASIX statements + council documentation MJD internal designs + realignments drafting services project management DESIGN + DRAFTING

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• bed and breakfast accommodation • boatsheds • dwelling houses • environmental protection works • flood mitigation works • health consulting rooms • home businesses • home industries • places of public worship • recreation areas • roads • secondary dwellings

Dual occupancies are permissible only in specific parts of the E4 zone. All other uses that are not listed above are prohibited in the zone unless permitted by a State Environmental Planning Policy.

LEP 2015 Development controls on E4 Environmental Living The maximum height in the E4 zone is generally 8.5 m. (A 9m height limit applies in Greenhills Beach, zoned E4). Please refer to the height maps for site specific controls. The maximum FSR permitted in E4 is either 0.5:1 or 0.55:1, depending on the specific location. Please refer to the Floor Space Ratio maps for site specific controls.

The minimum lot size in E4 is varies between 550m2 to 700m2 for standard lots or 750m2 to 850m2 for internal lots. These lots must have a minimum road frontage of 18m at the building line and must be a minimum of 27m deep.

The proposed works are commensurate with the objectives and form of low-impact residential housing within an environmental zone. The additions will be of a modern style and character which is in harmony with the environment and the character of the neighbourhood. There will be no impact on existing natural features on site or surrounding.

Bulk and scale are minimised thanks to the clever design of utilising the natural features of the site and the existing ground level foot print.

The site is not within a Bushfire Attack Zone, nor is it flagged for flooding. There are no heritage listings in place for the property or the area. The site however is class 5 acid sulphate flagged, this possible concern has no influence on the proposal, as the majority is over existing build and the only dig required, is minimal.

The proposed development achieves the objectives of Zone E4 – Environmental Living.

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Bushfire

It is noted the site has been flagged as a possible risk for Bushfire.

In the Australian Standards AS 3959, they have classified different bushfire intensity levels that a home may experience during a bushfire. No 1 Glenora Road is within a vegetation buffer in a managed area (residential) and is classified with a BAL of 29 Maximum.

The subject land is currently developed by way of a single storey residential dwelling and general landscaping has been completed. The land to the south and west of the subject site is also residential developed allotments. These properties are generally well managed, and they should not significantly contribute to the potential bushfire threat to the subject site. North from the subject site consists of 2 developed allotments as is to the east. The immediate area surrounding the subject site is managed land however bushland within 1km radius of the subject site would be the provider of the fire front.

BAL—29 is primarily concerned with protection of your building from ember attack and burning debris ignited by wind borne embers and radiant heat up to and including 29 kW/m2.

In compliance with the Building Code of Australia, the complying development certificate plans as provided under separate cover include details of the building construction relevant to this level of bushfire.

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Sutherland Shire Council Development Control Plan 2015

Low Density Development

The following table assess the proposed alterations and additions to the residence in relation to the relevant requirements of the DCP.

Controls Proposed Complies E4 Low Density Residential The proposal sees a two-storey Zones permit a maximum development utilising the existing height of 8.5m – a maximum residence footprint to its best advantage. of 2 storeys The proposal is no more than two storeys at ✓ any time and sees the building height no more than that of is 7.264m

Visual and Acoustic Privacy The proposed improvement has been designed to minimise the privacy impacts to and from the subject site. Setbacks, of adjacent neighbouring properties allow for ✓ unobstructed private open space elements.

Building Layout, and Solar The proposed development satisfies the Access DCP objectives in that all main elements of ✓ the development remain visible from the street. The front facade includes articulations, floor offsets, landscaping, main entry door and garage all of which provide architectural character of modern ✓ form.

The proposed development is compatible with the scale, character and landscape setting of its immediate vicinity or the desired character of the locality. The external colours and finishes are designed to match and harmonise with the surrounding streetscape and planning controls

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S.79C Environmental Planning and Assessment Act, 1979

The preceding analyses cover the primary range of matters for consideration under S.79C of the EPA Act 179. It is concluded that the site is well suited to the development proposed and in conformity with the objectives of the planning regime. The4 development is in accordance with the principles of the site analysis and suited to its context. The proposal will enable the appropriate residential development of the site.

The following is a further assessment pursuant to prepared guidelines.

• The provision of any planning instrument, environmental planning instruments and development control plan or regulations –

The development responds positively to the planning regime consisting of various state and local level planning instruments and DCPs as set out in the preceding sections of this statement.

• The likely impact of the development including environmental impacts on both the natural and built environments, and social and economic impacts of the locality –

The proposal is appropriate in scale and form to the locality and in accordance with the land uses and activities in the locality. It relates to its context and neighbourhood.

The proposal will have minimal impact on the visual or acoustic privacy of neighbours. Major doors, windows and balconies are not positioned to gain visual access to private open spaces of the neighbouring properties. This application indicates that it will not unduly impact the living areas or open space. There will be no impact on the views available to the neighbours.

• Access, transport and traffic

Public transport is readily available in the location. There will be no impact on traffic or parking within the locality.

• Public Domain

The proposal will have no impact on the public domain.

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• Utilities

Utility services are available to the site.

• Flora and Fauna

No existing native flora and fauna will be affected by the proposal.

• Waste

A separate construction management proposal is provided under separate cover. The residence is served by Council waste collection services. Bins and recycling collection are accommodated on site.

• Natural Hazards

The site has not been identified as at risk to any natural hazard.

• Previous and Present Use

Our client’s property has always been designated for private residential land use. The property has been under the ownership of our clients for over approximately 4 years. In this time minimal improvements have been made to this residence.

Both neighbouring allotments are private residential.

It is understood that no previous uses of land have led to any contamination. At the time of writing, all parties involved (Owner, Council, Designers) have no knowledge of the site being contaminated; subsequently no tests have been done to determine this.

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• Economic Impact on the Locality

The will be an economic benefit derived during the construction. There is no foreseeable negative impact.

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Conclusion

This Statement of Environmental effects has detailed the specifics of the site and its context and outlines the proposal of the proposed alterations and additions to 28 Johnson Street top enable greater living areas for this residence. This application has been considered in accordance with the matters for consideration pursuant to Section 79C of the Environmental Planning and Assessment Act, 1979 and the proposal is permissible with consent from Council and complies with all relevant provisions of Council’s LEP and DCP and satisfies the requirements of the applicable SEPPS’s.

The proposal will not present any unacceptable impacts on the natural and built environment and will in fact significantly improve the streetscape appearance, providing additional residential accommodation within this location.

It is considered that the improvements to the dwelling will complement and blend with the existing, and likely future character of this section of Yarrawarrah being an area containing a mixture of new and old development in a residential setting. The proposal is not expected to have an adverse impact on the surrounding natural or built environment.

The proposal is suitable for the site and in the interest of the public and it is therefore requested that Council support this application.

All building works will be undertaken by a licensed builder. As a result, all onsite management will be of the highest professional manner. The new work will be constructed in accordance with the provisions of the BCA and will be constructed of materials to match the existing. As well all OH & S practices will be adhered to for visitors on site. A Site Management Plan has been provided with the development application. It is recognised and acknowledged that further safety measures and environmental controls may be presented in Council’s conditions of development consent

If you would like to discuss any of this statement, then please do not hesitate to contact me on: 0439707153 or [email protected]

MARK DUGGAN

Manager