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Reports -______04/07/18______ Item ____LPP05_______ - REPORTS -_______04/07/18________ NORTHSYDNEYCOUNCILREPORTS NSLPP MEETING HELD ON 04/07/2018 Attachments: 1. Site Plan 2. Architectural Plans 3. Clause 4.6 Variation ADDRESS/WARD: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point (V) APPLICATION No: DA 52/18 PROPOSAL: Alterations and additions to an existing two storey dual occupancy for use as a single dwelling, including rear and roof extensions and the conversion of the attic into living space, a glass lift, and landscaping works including a new plunge pool. PLANS REF: Drawing Revision Title Drawn by Dated Number 00/37 C Cover Sheet Drew Heath Architects 21/06/2018 02/37 C Site Plan Drew Heath Architects 21/06/2018 11/37 C Ground Floor Plan Drew Heath Architects 21/06/2018 12/37 C First Floor Level Drew Heath Architects 21/06/2018 13/37 C Upper Floor Plan Drew Heath Architects 21/06/2018 14/37 C Roof Plan Drew Heath Architects 21/06/2018 15/37 C Garage Ground Floor Drew Heath Architects 21/06/2018 Level and Roof Plan 16/37 C Elevations Northeast Drew Heath Architects 21/06/2018 Southwest 17/37 C Elevation Northwest Drew Heath Architects 21/06/2018 18/37 C Elevation Southeast Drew Heath Architects 21/06/2018 19/37 C Elevation Southeast Drew Heath Architects 21/06/2018 with louvres 20/37 C Elevations Garage Drew Heath Architects 21/06/2018 21/37 C Section AA Drew Heath Architects 21/06/2018 34/37 C Landscape Plan Drew Heath Architects 21/06/2018 OWNER: Patrick Cocquerel APPLICANT: Drew Heath, Drew Heath Architects AUTHOR: Report of Lisa Kamali, Senior Assessment Officer DATE OF REPORT: 22 June 2018 DATE LODGED: 28 February 2018 AMENDED: 17 May 2018 and 21 May 2018 RECOMMENDATION: Approval Report of Lisa Kamali, Senior Assessment Officer Page 2 Re: 2 Cremorne Road, Cremorne Point EXECUTIVE SUMMARY This development application seeks consent from the North Sydney Local Planning Panel for alterations and additions to an existing two storey dual occupancy for use as a single dwelling, including rear and roof extensions and the conversion of the attic into living space, a glass lift, and landscaping works including a new plunge pool on land at No.2 Cremorne Road (aka 7 Milson Road), Cremorne Point. The subject property is a Contributory Item located within the Cremorne Point Conservation Area. The application is reported to the North Sydney Local Planning Panel because the proposed roof extensions and attic space to be converted into living space are above the permissible height limit of 8.5m pursuant to clause 4.3(2) in NSLEP 2013. The noncompliance with the permitted height limit is greater than 10% requiring determination by the North Sydney Local Planning Panel as directed by the Minister for Planning. Consideration has been given to the Clause 4.6 request for a variation to the LEP’s building height development standard as submitted by the applicant. The variation to the building height development standard is justifiable as the proposed breaches are located at the side and rear of the site below the existing maximum ridge height of the original dwelling, are not highly visible from the public domain, and would not materially reduce the residential amenity of surrounding properties in terms of solar access, privacy or views. The application as originally submitted had a number of conservation related issues which were detrimental to the character of the building and wider Conservation Area. The application was amended following advice from Council and can now be supported by Council’s Conservation Planner. Council’s notification of the proposal attracted no submissions. Overall, the proposed development is considered to be satisfactory having regard to the relevant Environmental Planning Instruments, Development Control Plans and Council policies and is therefore recommended for approval. Report of Lisa Kamali, Senior Assessment Officer Page 4 Re: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point DESCRIPTION OF PROPOSAL The applicant seeks development consent from the North Sydney Local Planning Panel for additions and alterations to an existing two storey dual occupancy for use as a single dwelling, including rear and roof extensions and the conversion of the attic into living space, installation of a lift to second floor level, and landscaping works including a plunge pool. In more detail, the proposed works include the following: Ground Floor Level The existing external staircase is to be removed, and a new glass lift with a smaller footprint will be provided in the same location. The existing internal staircase is to be rebuilt in the same location. Some internal walls are to be removed and stud walls will be built to provide a laundry. The rear (north eastern) façade will be extended out and opened to provide new sliding doors to a new paved terrace area. On the south east wall a window opening will be enclosed. First Floor Level Internal walls are to be removed and some stud walls are proposed to make way for a new kitchen, living and dining area, and a bedroom with dressing and ensuite along with new sliding doors leading to a new rear deck. The existing fire place will be removed and replaced with a gas fire place. On the south east wall a window opening will be enclosed. Upper / Attic Level The existing attic space is to be converted to habitable accommodation to provide for a large entertaining space with kitchenette and bathroom, and a further bedroom opening onto a new rear deck. Side dormer and side raised flat roof extensions intersecting a rear gable roof extension are proposed to increase the useable attic space. New sliding windows to all existing windows with external fixed vertical louvers are proposed. Roof A new roof with metal deck roof sheeting, skylight and solar panels toward the south east corner of the building is proposed. The existing chimney in the southeast roof slope is to be demolished. Garage The existing two single garage doors are to be replaced with a double garage door. The existing high garage ceiling will be lowered and the existing corrugated metal roof will be removed to make way for a new green roof. A new 1m high concrete planter box is proposed to enclose the green roof area with service access steps from the pool area. A new 2.4m x 3.5m (total 8.4 sq.m) plunge pool is to be provided in the garden area alongside the garage. Report of Lisa Kamali, Senior Assessment Officer Page 5 Re: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point The application states that external materials and colours will complement the colour, finishes and proportion of the existing building. A materials and colours schedule has been provided and this is discussed later in this report. The proposed works are shown on Figures 1 - 6 below. Figure 1: Proposed perspective view looking northeast Figure 2: Proposed Site Plan Report of Lisa Kamali, Senior Assessment Officer Page 6 Re: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point Figure 3: Proposed Front (southwest) Elevation fronting Milson Road Figure 4: Proposed Rear (northeast) Elevation Report of Lisa Kamali, Senior Assessment Officer Page 7 Re: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point Figure 5: Proposed Side (northwest) Elevation Figure 6: Proposed Side (southeast) Elevation STATUTORY CONTROLS North Sydney LEP 2013 Zoning – R2 (Low Density Residential) Item of Heritage – No (Milson Road façade of the subject building is identified as contributory) In Vicinity of Item of Heritage – Yes (Opposite 14 Milson Road, Item No. 10114, and is in close proximity to other Heritage Items at 15 Cremorne Road, 17 Cremorne Road and 18 Milson Road) Conservation Area – Yes (Cremorne Point Conservation Area) FSBL - No Environmental Planning & Assessment Act 1979 SEPP No. 55 – Remediation of Land SREP (Sydney Harbour Catchment) 2005 SEPP (Building Sustainability Index – BASIX) 2004 SEPP (Affordable Rental Housing) 2009 Local Development Report of Lisa Kamali, Senior Assessment Officer Page 8 Re: 2 Cremorne Road (aka 7 Milson Road), Cremorne Point POLICY CONTROLS NSDCP 2013 Sydney Harbour Foreshores and Waterways Area DCP 2005 Figure 7: Heritage and Conservation Map Figure 8: Land Zoning Map DESCRIPTION OF LOCALITY The subject site is known as 2 Cremorne Road, Cremorne Point, and is legally described as Lot 1 in DP 71365. The site has two frontages, one to Milson Road (No.7 Milson Road) to the southwest, and the other to Cremorne Road to the northeast. The site has a total area of 343.7m2, and is relatively flat, with a fall of two to three metres along the southwestern boundary fronting Milson Road. The site sits between two blocks of apartments which are of a considerably larger scale than the subject property. The site can be seen in its context in Photo 1 below. The site contains a modified Federation style two storey dwelling, and the front façade of the property faces Milson Road to the southwest (refer to Photo 2 below). The front façade of the property is identified as Contributory within the Cremorne Point Conservation Area. The primary form with its multi-planed pitched tiled roof remains legible. The face brickwork has been painted and the front verandahs over the two levels on the primary façade have been unsympathetically infilled. There is a circa 1934 rear addition and an unsympathetic exterior staircase at the rear that were constructed when the building was converted to two dwellings. Vehicle access to the site is gained from Cremorne Road, where a double garage fronting the street is provided. There is a large (approximately 7m tall) fig tree to the rear of the dwelling, along with some maturing trees, under 10 metres in height, along the southern boundary.
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