BELLINGEN SHIRE
DEVELOPMENT
CONTROL PLAN
2010
Extract – Chapter 15 Development in Mylestom
Table of Amendments
Amendment
(1) Chapter 16 – Site Waste Minimisation and
Management inserted
(1) Clause 2.6.11 – deleted
Bellingen Shire DCP 2010
Date Adopted
24 October 2012
Date Commenced
8 November 2012
24 October 2012
8 November 2012
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15. CHAPTER 15 – DEVELOPMENT IN
MYLESTOM
15.1.
CHARACTER STATEMENT
Mylestom is a small settlement nestled between the Bellinger River and the
beaches of the eastern seaboard. It has experienced slow growth and only minor
residential expansion from its beginnings as a coastal village. Mylestom retains
this character today as a relatively isolated and quiet village with very limited
commercial development. The village contains basic facilities including general
store, surf club, community hall, Bowling and Recreational Club, restaurant,
caravan park and holiday accommodation.
There is little vacant land in Mylestom for zoned further development, leading to
likely future pressure for demolition and/or redevelopment of existing buildings.
Future development in Mylestom is constrained by requirements for on-site waste
water disposal and natural features such as sand dunes, river, flooding, bushfire
hazard and native vegetation.
The village is predominately low density, detached residential buildings of one or
two storeys. Older buildings in Mylestom are generally beach house/cottage styles
of light weight construction (weatherboard or fibrous cement). Two storey
buildings are of mixed construction, typically with brick or block understorey and
weatherboard, timber or fibrous cement upper storey. More recent brick or ‘brick
and tile’ buildings are generally clustered in the newer northern section of the
village, with only isolated buildings of this type being scattered elsewhere.
Dominance of brick construction has been avoided in most streetscapes.
Garages and/or carports do not dominate the streetscape and are usually
underneath two storey buildings, or behind or to the side of single storey buildings.
Garages and/or carports are setback behind the front building line.
Building scale retains a detached smaller character, reflecting the need to allow
for on-site waste water disposal areas and private open space on relatively small
allotments. Front building setbacks vary throughout the village but reflect the
prevailing setback of surrounding buildings in that street. Houses retain
landscaped front garden areas and are typically unfenced, or fenced in an open
style to preserve the residential streetscape.
Commercial development is limited and occurs generally towards the southern
end of River Street, close to public parks and recreational facilities. Commercial
buildings retain a detached character and are constructed of materials similar to
the surrounding neighbourhood. Public reserves, open space and landscaping are
retained along the banks of the Bellinger River and access to North Beach is
generally concentrated around the surf club area.
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15.2.
AIMS
The aims of this chapter are to:
a) Ensure that new development retains and enhances the coastal village
atmosphere of Mylestom;
b) Preserve the local environment in terms of its visual appearance and
natural quality;
c) Outline design requirements for new development in Mylestom relating to
style, density and form of construction that is appropriate to the local
context;
d) Ensure that new buildings are designed to allow sufficient area for on-site
disposal of waste water;
e) Ensure that individual allotments have adequate private open space and
landscaped areas.
15.3.
WHERE THIS CHAPTER APPLIES:
This chapter applies to the village of Mylestom as shown edged with heavy black
in Figure 15.1.
15.4.
WHEN THIS CHAPTER APPLIES:
The provisions of this chapter apply to all new development in Mylestom, including
alterations and/or additions to existing buildings. Where a control prescribed in
this chapter varies from a similar control for development prescribed elsewhere in
this DCP, the control relating to Mylestom will take precedence.
This chapter does not apply where development is undertaken in accordance with
State Environmental Planning Policy – Exempt and Complying Development
Codes.
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Figure 15.1:
Where this chapter applies
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15.5.
DEFINITIONS:
The following definitions are specific to this chapter and have been developed in
conjunction with the development controls contained herein to best ensure the
aims of this chapter are achieved.
established building line means the common and most consistent setback
distance of dwellings along the same side of a particular street, measured from
the front wall of the dwellings to the front boundary of the property. Carports,
garages and additions located in front of the dwelling should not be used to
determine the established building line.
floor space means the total floor area of all structures on an allotment (including
dwelling, garage, carport, deck, veranda, shed, and pool). Floor space for two
storey buildings includes the area of both the ground and upper floor levels.
floor space ratio (FSR) is a measure of the floor space in relation to site area.
light weight construction refers to the use of particular building materials,
generally involving external cladding of weatherboard, fibrous cement, timber, iron
or the like. Brick, concrete block or stone external finishes (including render) are
not considered light weight construction.
mixed construction refers to the use of particular building materials involving a
combination of external cladding, part of which is light weight construction (e.g.
brick and weatherboard).
multiple occupancy development refers to more than one dwelling being
erected on a single allotment, and includes developments such as residential flats
and dual occupancy.
private open space is an area designed for private outdoor recreation that may
include balconies, lawn areas, paved courtyards or the like.
site area means the area of an allotment of land, but does not include the area of
an access corridor of a hatchet shaped lot.
soft landscaping means areas which are not built upon or paved with pathways,
driveways, parking areas, swimming pools or the like.
15.6.
VARIATIONS
Council may consider variations to the standards required of development in this
chapter when the overall aims of this chapter and any specific aims that may be
detailed for that particular standard can be achieved.
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15.7.
DEVELOPMENT CRITERIA - RESIDENTIAL
DEVELOPMENT
15.7.1 General
a) The design considerations outlined in this section apply to new residential
buildings and the renovation or alteration of existing buildings.
b) Applications for residential holiday accommodation must comply with the
following requirements.
15.7.2 Residential Precincts
a) Two residential precincts occur in Mylestom, as shown in Figure 15.1.
Separate requirements may apply to building work depending on the
precinct location (refer below for further detail).
b) Precinct 1 is generally the older section of Mylestom that is characterised
by predominately light weight or mixed construction.
c) Precinct 2 is generally the newer area of Mylestom containing
predominately brick veneer construction.
15.7.3 Density
a) Density refers to the extent of development or floor space that may be
constructed on a single allotment. The maximum permissible density of
development is determined in accordance with the following floor space
ratio.
b) The floor space ratio for Mylestom is 1:2 (i.e. the total floor space of
buildings shall not exceed 50% of the site area).
c) Where existing development on a site exceeds the floor space ratio of 1:2,
any alterations or additions shall not increase the existing floor space ratio.
d) Redevelopment of a site (i.e. demolition and rebuilding) shall not exceed
the floor space ratio of 1:2.
15.7.4 Height
Buildings shall not exceed two storeys above the natural ground level.
15.7.5 Construction Materials
Precinct 1:
a) All new developments, including alterations and/or additions, are to be of
light weight construction, using materials consistent with the coastal village
character of Mylestom.
b) Mixed construction is only permitted where the external wall on each
façade (excluding windows) is not less than 50% light weight construction.
c) Metal roofing only, with pitched roofs to use custom orb profile.
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Precinct 2:
a) Development in Precinct 2 may be either light weight, mixed or brick,
concrete block or rendered brick construction. The colour and texture of
the building exterior should blend with surrounding development.
b) Tile roofs are permitted in Precinct 2.
c) Pitched metal roofs to use custom orb profile
15.7.6 Colours
Colours should be chosen to blend with the coastal and river environments of the
surrounding landscape. Suggested colours are blues, greens and lighter natural
tones.
15.7.7 Setbacks
a) Front setbacks shall be consistent with the established building line for the
locality or streetscape.
b) Zero setbacks from side and rear boundaries should be avoided to retain a
detached residential character.
15.7.8 Landscaping
a) Not less than 35% of the site area shall be retained as soft landscaping.
b) Landscape planting shall predominately incorporate native species, and
particularly species endemic to the area.
c) Existing mature trees and shrubs should be retained and incorporated into
the overall site design and layout.
15.7.9 Private Open Space
Private open space should be provided in accordance with the following
requirements:
a) 50m2 for a 2 bedroom dwelling.
b) 80m2 for a 3 or more bedroom dwelling
c) Private open space can be incorporated into areas of soft landscaping
d) At least one section of private open space is to have an area of 25m2 with
a minimum dimension of 4m, maximum grade of 12.5% and be directly
accessible from the main living areas of the dwelling
e) To be counted as private open space, an area must not have any
dimension less than 2.5m
f)
Private open space is not to be located between the dwelling and the front
boundary due to difficulties in providing privacy.
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15.7.10
Privacy and Overshadowing
a) All new developments are to be designed to ensure visual and acoustic
privacy of occupants and neighbours.
b) Design must minimise potential for overlooking of neighbours by having
regard to location of windows, balconies, private open space areas, and
appropriate screening.
c) Acoustic privacy can be enhanced by considering interior layout in relation
to insulation, materials, positioning of windows, location of nearby
driveways and location of mechanical equipment such as air conditioning
units.
d) New developments are to ensure adequate solar access is maintained to
private open space areas and adjoining dwellings.
15.7.11
Garages, Carports and Sheds
a) Garages, carports and sheds visible from the street shall be constructed of
materials in accordance with Section 15.7.5, and should compliment the
colour and roof form (i.e. pitch) of the dwelling on that allotment.
b) Garages and carports are not permitted forward of the established building
line.
c) Garages and carports shall be setback not less than 1.5m behind the
nearest front façade alignment of the dwelling.
d) Garages or carports may be located underneath two storey dwellings. In
these situations, the garage door may be aligned with the front wall of the
building, only where it is covered by a projecting veranda not less than
1.5m wide.
e) Not more than one garage door should be visible from the street, unless
located to the rear of the dwelling.
15.7.12
Waste Water Disposal
a) On-site waste water disposal must be designed and constructed to comply
with Chapter 10 - On-site Sewage Management.
b) On-site waste water disposal areas may be incorporated in to area
calculations for soft landscaping
15.7.13
Front Fences
Front fences (i.e. fences forward of the established building line) should generally
be avoided in Mylestom. Where front fences are shown to be necessary, they
should be of an open type construction to maintain visibility of the dwelling and
garden area, and maintain a residential character.
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15.8.
DEVELOPMENT CRITERIA - COMMERCIAL
DEVELOPMENT
15.8.1 Location
a) New commercial development (other than holiday rental accommodation)
shall be located at the southern end of River Street or in George Street,
adjacent to existing commercial land uses.
b) Holiday rental accommodation shall be designed and constructed in
accordance with the requirements for residential development outlined in
Sections 15.7 and 15.9.
15.8.2 Design Guidelines
a) Commercial developments must be designed with entries onto the street
with active street level uses.
b) Building design must reinforce the existing streetscape character with
elevations of a consistent scale, proportion and detail to surrounding
development.
c) Building materials shall be consistent with the Precinct requirements
outlined in Section 15.7.
d) The colours and texture of buildings shall reflect the character of the
neighbourhood and adjacent coastal and river environments. Suggested
colours are blues, greens and lighter natural tones.
e) Long, continuous facades and rooflines must be avoided in larger
buildings.
f)
Buildings on corner blocks should be designed with an active frontage to
both streets.
g) Mixed use sites including a residential component must comply with the
requirements for residential development outlined in Section 15.7.
h) Commercial development shall not exceed a floor space ratio of 1:2
15.8.3 Vehicle Parking
a) Car parking shall be provided in accordance with Chapter 5 - Car Parking
and Vehicular Access or exempt development provisions of Bellingen
Local Environmental Plan 2010.
b) On-site car parking is to be located towards the rear of the site.
15.8.4 Signage and Use of Footpaths
a) Advertising signage shall only be permitted in accordance with Chapter 7
or the exempt development provisions of Bellingen Local Environmental
Plan 2010.
b) Use of the footpath may be permitted in accordance with Chapter 7.
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15.8.5 Waste Water Disposal
a) On-site waste water disposal must be designed and constructed to comply
with Chapter 10- On-site Sewage Management.
b) Council may consider the use of pump-out systems for commercial
properties (other than residential accommodation).
15.8.6 Height
Commercial buildings shall be no greater than two storeys high.
15.8.7 Access
Access to, and within, the development shall be provided in accordance with
Chapter 14 - Equity of Access
15.8.8 Setbacks
Front setbacks shall be consistent with the established building line for the locality
or streetscape.
15.8.9 Landscaping
a) Applications for commercial development are to include a landscape plan
prepared by a suitably qualified professional showing existing trees and
proposed landscaping.
b) Landscaping is to be provided in the front setback area, along driveways
and to screen car parking areas, where applicable.
c) Landscape planting shall predominately incorporate native species, and
particularly species endemic to the area.
d) Landscaping along the site frontage should create an attractive and
harmonious streetscape that blends with the adjacent public reserve
areas.
15.9.
DEVELOPMENT CRITERIA – MULTIPLE DWELLING
DEVELOPMENT
15.9.1 Design Considerations
Multiple dwelling developments shall be designed and constructed in accordance
with the requirements outlined for residential development in Section 15.7.
15.9.2 Form and Scale
a) Multiple dwelling developments must be designed and constructed in a
form and scale that resembles the detached character of dwelling-houses
in the surrounding neighbourhood.
b) Building frontage must address the street to form a continuous and
harmonious streetscape with adjoining residential development.
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Note: Notwithstanding the permissibility of multiple dwelling development in
Mylestom pursuant to the provisions of BLEP 2010, the primary constraint will
remain the 1:2 floor space ratio and the ability of lots to accommodate on site
effluent disposal. In this regard, multiple dwelling developments will normally only
be possible if the size of individual dwellings is reduced comparable to the size of
normal detached dwelling stock.
15.10.
DEVELOPMENT CRITERIA – PUBLIC PARKS AND
RESERVES
Built structures on public parks and reserves should be sympathetic to the
character of the village and reflect the materials and style of construction
prevailing in the surrounding Precinct. New building work should avoid the use of
brick and generally be of light weight construction (e.g. timber and iron).
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Appendices
There are no Appendices for this Chapter
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