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Item ____IPP05______- REPORTS -______02/12/2015______ Item ____IPP05_______ - REPORTS -______02/12/2015_________ NORTH SYDNEY COUNCIL REPORTS NSIPP MEETING HELD ON 2/12/2015 Attachments: 1. Site Plan 2. Plans, Elevations and Perspective 3. Shadow Diagrams 4. Clause 4.6 Request for Variation to Clause 30(h) SEPP (ARH) ADDRESS/WARD: 171 West Street, Crows Nest (T) APPLICATION NO.: DA131/15 PROPOSAL: Demolition of Existing Seven (7) Bedroom Boarding House and Construction of new Ten (10) Bedroom “New Generation” Boarding House with Associated Landscaping PLANS REF: Drawings numberedA0003-A0005, A2100-A2101, A2103, A3000-A3003, Issue O, dated 23 October 2015, drawn by Prescott Architects, and received by Council on 27 October 2015 OWNER: Wei Hong Cao & Xiu Fang He APPLICANT: Wei Hong Cao AUTHOR: Kim Rothe, Senior Assessment Officer DATE OF REPORT: 24 November 2015 DATE LODGED: 1 May 2015 AMENDED: 15 September 2015, 12 October and 26 October 2015 RECOMMENDATION Approval Report of Kim Rothe, Senior Assessment Officer Page 2 Re: 171 West Street, Crows Nest EXECUTIVE SUMMARY The proposal seeks consent to demolish the existing building and structures on the site and to construct a new two storey ten (10) room boarding house to be operated by Link Housing. The proposal is being reported to NSIPP due to the Variation sought to Clause 30(h) of SEPP (Affordable Rental Housing) 2009 and the number of public submissions received objecting to the development. The proposal is an amended proposal being substantially different from the original proposal which included eleven (11) boarding rooms, mezzanine studies, front balconies, motorcycle parking and vehicular crossover. The balconies, mezzanine, vehicular parking and crossover have all been removed from the proposal. The development application has been assessed against the Provisions of State Environmental Planning Policy (Affordable Rental Housing) 2009, North Sydney Local Environmental Plan 2013 and the North Sydney Development Control Plan 2013. A Clause 4.6 Request for Variation to the Development Standard set out in Clause 30(h) of SEPP (Affordable Rental Housing) 2009 regarding the lack of provision of motorcycle parking for the site. The variation is considered to be supportable in the circumstances given the proximity of the site to regular public transport. Council‟s notifications of the original and amended proposal attracted a total of twenty-one (21) submissions raising particular concerns regarding, heritage, bulk and scale, architectural merit, and management of the existing and future development, privacy (visual and acoustic), lack of parking and local residential amenity impacts associated with the application. The assessment of the proposal has considered the concerns raised in the submissions as well as the performance of the application against Council‟s planning requirements. Subject to the resolution of concerns relating to Resident Relocation and finalisation of the Management Plan for the premises, the development application is considered to be reasonable in the circumstances and is recommended for approval subject to deferred commencement and general conditions of development consent. Re: 171 West Street, Crows Nest - DA 131/15 Page 3 LOCATION MAP (D SP 11 o- o 32 (/) o Oo 1 N a. B c o_ o Ø 2 Ø o- a ,- 624328 Ø sP 5218 0_ E Ø 1 2 ø Y 2 6 1 sP a SIRFEI a 2 69827 o w @ 404740 o_ O Ø o. 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The proposal is an amended proposal with the originally submitted development proposing more rooms, lodger capacity, mezzanine study areas, motorcycle parking with crossover and was a much bulkier building. A breakdown of works current amended proposal which the subject of this report is provided below: Demolition Demolition of existing seven (7) bedroom boarding house; Construction Construction of a „new generation‟, ten (10) bedroom boarding house, comprising six (6) single rooms and four (4) double rooms, providing for a total potential capacity of fourteen (14) lodgers; Ground Floor Provision for four (4) single boarding rooms with ensuites (including one (1) disabled rooms); open living/dining/kitchen area, laundry, store, separate toilet, office alcove and rear patio. Externally, a bike parking rack is provided on the northern side and bin store area to northern front portion of the building. Clothes drying area to northern rear part of the site. First Floor Provision for two (2) single boarding rooms with ensuites and four (4) double boarding rooms with ensuites with connecting hallway and lounge area. Landscaping Four (4) trees proposed to be removed Associated landscaping works. Operation The applicant in their submission has provided clarification that the proposal seeks operation of the premises as a “General Boarding House” pursuant to the Boarding houses Act 2012. Under Section 5(2) of that Act, General Boarding Houses are premises that provide beds, for a fee or reward, for 5 or more residents. Report of Kim Rothe, Senior Assessment Officer Page 5 Re: 171 West Street, Crows Nest The applicant has specifically identified that the premises will not be operated as an “assisted boarding house”, which under Section 37(1) of the Boarding Houses Act 2012, includes boarding premises accommodating 2 or more residents with additional support needs. STATUTORY CONTROLS North Sydney Local Environmental Plan 2013 Zoning – R3 Medium Density Residential Lot size – 422.6m2 Height of building – 8.5m FSR – None specified Item of Heritage – No In Vicinity of Item of Heritage – Yes (Dwelling House Item I0177, 169 West Street, Crows Nest) Conservation Area – No S94 Contribution - Yes Environmental Planning & Assessment Act 1979 SEPP No. 55 - Contaminated Lands SREP (Sydney Harbour Catchment) SEPP (Affordable Rental Housing) 2009 Local Development POLICY CONTROLS North Sydney Development Control Plan 2013 DESCRIPTION OF LOCALITY The site is identified as 171 West Street, Crows Nest (Lot 2 DP 654578). The site is regular in shape, with a total area of 422.6sqm (by DP), with a frontage of 10.78m to West Street and is 39.625m in depth along the northern boundary. The site is zoned R3 Medium Density Residential and currently accommodates an existing detached single storey dwelling, having been converted to use as a boarding house. Council records indicate the lawful use of the site as a boarding house since 1962. Report of Kim Rothe, Senior Assessment Officer Page 6 Re: 171 West Street, Crows Nest Figure 1: Aerial view of subject site and locality. Source: Sixmaps.nsw.gov.au. The site is not identified as being a heritage nor contributory item, however is located adjacent to an existing heritage dwelling (item I0177) immediately to the south of the site at 169 West Street, Crows Nest. This items occupies a prominent position at the intersection with West and Ernest Streets. The site is also borders the Holtermann Estate B Conservation area, immediately to the west of the site, of which West Street itself is the boundary. An extract of NSLEP2013 Zoning and Heritage Maps is provided within this report. Surrounding development to the west includes predominately low density established residential development with significant heritage significance, consistent with the number of heritage Items surrounding the site as well as the Holtermann Estate Conservation Areas. The site is also located within a transition area of some medium density development to the east of the site, consisting of three storey residential flat buildings along Ernest and West Streets, and is within proximity to Crows Nest TAFE. RELEVANT HISTORY Subject Site A review of Council records does not indicate any recent relevant development history on the subject site. A review of Council records Indicates that the site accommodates a boarding house having been converted from a single dwelling circa 1962. Council records indicate the lawful use of the site as a boarding house since 1962 and is on Council‟s Boarding House register. Report of Kim Rothe, Senior Assessment Officer Page 7 Re: 171 West Street, Crows Nest It is noted however that a Pre-DA meeting was held with Council on 27 May 2014 seeking the construction of four (4) x two (2) bedroom multi dwelling housing development, including basement parking for five (5) cars. A second Pre-DA meeting for the site was held with Council on 5 February 2015, seeking the demolition of the existing single storey Boarding House and construction of a new two storey Boarding House (with attic level) comprising ten (10) rooms with ground floor communal kitchen, living and dining areas.
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