PART C - General Development
Guidelines
Introduction
Part C of the WDCP outlines controls and guidelines that apply generally to all types of
development within Willoughby City. All applications for development should refer to the
requirements of Part C.
PART C - General Development Guidelines .............................................................C1
Introduction ..............................................................................................................................C1
C.1
Demolition.............................................................................................................. C1-1
C.2
Subdivision ............................................................................................................ C2-1
C.3
Sustainable Development ...................................................................................... C3-1
C.4
Transport Requirements for Development ............................................................. C4-1
C.5
Water Management ............................................................................................... C5-1
C.6
Access, Mobility and Adaptability ........................................................................... C6-1
C.7
Bushland and Bushfire Hazard Management ......................................................... C7-1
C.8
Waste Management ............................................................................................... C8-1
C.9
Preservation of Trees or Vegetation....................................................................... C9-1
C.10
Foreshore Building Line ....................................................................................... C10-1
C.11
Safety by design .................................................................................................. C11-1
C.12
Fencing ................................................................................................................ C12-1
C.13
Contaminated land ............................................................................................... C13-1
C.14
Development near Railway Corridors or Busy Roads........................................... C14-1
C.15
Undergrounding of services ................................................................................. C15-1
C16
Development near Lane Cove Tunnel Ventilation Stacks..................................... C16-1
C.17.
Awnings, Public Road Encroachment and use of Public Footways ...................... C17-1
Part C – General Development Guidelines
Page C1
WDCP
C.1
Demolition
C.1.1 Criteria for assessment of applications
In determining whether to approve an application for demolition, Council must take into account
relevant regulations and in particular the following criteria:
i)
the requirements of AS2601-2001 Demolition of Structures;
ii)
dust control;
iii)
soil stabilisation and erosion control;
iv)
health and safety provisions i.e. fencing, hoardings, removal of asbestos, lighting;
v)
methods of demolition;
vi)
site drainage;
vii) hours of work;
viii) haulage routes;
ix)
removal of trees; and
x)
retention of existing special use buildings providing a community service and facility.
For any development application for demolition of buildings (other than minor outbuildings,
garages and the like) which are not heritage items and not within heritage conservation areas,
and do not provide plans for a new or replacement development of the site, then the application
is to include information:
a)
substantiating why the application for demolition needs to proceed without plans for
the replacement development; and
b)
outlining future intentions for the development of the site.
C.1.2 Demolition of Heritage Items and buildings within Heritage Conservation Areas
To conserve both individually listed heritage items and the general building stock which
contributes to the significance and character of the heritage conservation areas and to ensure
that replacement development enhances the significance of any heritage conservation areas.
In considering applications for the total or partial demolition of buildings or works which are
either listed Heritage Items or occupy sites within heritage Conservation Areas, Council will
assess:
a)
the heritage significance of the building or work, including its contribution to the
streetscape in heritage Conservation Areas, and whether its permanent retention is
considered necessary; and
b)
the opportunities for adaptation and whether the building or work would be incapable of
reasonable or economic use; and
c)
whether the building or work constitutes a danger to its users or occupiers or to the
public; and
d)
whether, in the case of an application for total demolition, redevelopment is a
reasonable alternative to retention.
Where demolition of a Heritage Item is proposed, Council may refer the application to the
National Trust of Australia (NSW) or any other relevant bodies prior to determination of the
application.
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Page C1-1
WDCP
Where demolition of a State Heritage Item is proposed in accordance with the provisions of
WLEP 2012 Council will notify the Office of Environment and Heritage, Department of Premier
and Cabinet.
When the demolition of a Heritage Item or a component of a Heritage Conservation Area is
proposed, Council may require the submission of a full Archival and Photographic Record of
the existing building and grounds (in accordance with the Office of Environment and Heritage,
Department of Premier and Cabinet guidelines).
Council may require reconstruction following any unauthorised removal of detail or important
decorative elements.
Council will not grant consent for demolition in a heritage conservation area unless it has
considered the future development of the site (replacement development).
Part C – General Development Guidelines
Page C1-2
WDCP
C.2
Subdivision
Note 1: Land may be subdivided with development consent under WLEP 2012, Clause 2.6
Subdivision – Consent Requirements. Minimum subdivision lot sizes are established in
WLEP 2012 under Clause 4.1, minimum subdivision lot sizes for dual occupancies are
established in Clause 4.1A and minimum subdivision lot sizes for shop top housing are
established in Clause 4.1B. Refer to the WLEP for these clauses.
Note 2: Relevant legislation and common forms of subdivision are listed at the end of this
section.
C 2.1
General
C 2.1.1 Objectives
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
C 2.1.2
To ensure the orderly and economic development of land.
To ensure new allotments can support development that is consistent with
the zone objectives.
To ensure that a site operates effectively in respect to pedestrian and vehicle
access, private open space, shared common property, utility services, the
public domain and safety.
To ensure environmental amenity for building users, occupants and
neighbours.
To ensure subdivision responds to the features of the natural environment.
To enable access to services and facilities.
To ensure subdivision does not cause the fragmentation and isolation of
sites, limiting potential for future development in accordance with the zone
objectives.
To ensure that subdivisions are designed to take into account the principles
of ecologically sustainable development and solar energy efficiency, to assist
in ensuring that subsequent development is significantly more energy
efficient.
To ensure the staging of any subdivision is completed and fully operational
at each stage and that all relevant roads, drainage and other infrastructure
services are provided for each stage in the subdivision.
Performance Criteria
i)
The subdivision is compatible with the existing and / or desired future
character and development pattern of the locality.
ii) All allotments created within the subdivision are capable of individual
ownership, and where appropriate, with designated common and / or
community purposes.
iii) All allotments created within the subdivision are provided with safe and
convenient pedestrian and vehicular access.
iv) All allotments created within the subdivision are supported by adequate
services, including drainage, water supply, sewerage, electricity, gas, and
telecommunication services.
v) Adequate access for the purposes of maintaining services and buildings
must be provided.
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WDCP
vi) Adequate provisions have been made in response to environmental
constraints and natural hazards, such as bushfire protection, flooding
hazards, heritage conservation, tree preservation, site contamination.
C 2.1.3
Controls
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
xi)
xii)
xiii)
Each allotment in a land subdivision must have a frontage to a public
road.
Note in Clause 4.1 of WLEP 2012 that the area of any access handle is
excluded from the minimum land subdivision allotment area.
Each allotment shall be capable of development in accordance with the
zone land uses and development standards of WLEP 2012 and this plan.
Subdivision is not to result in the creation of an isolated site that could not
be developed in compliance with this plan.
Boundaries and entitlements of lots must be clearly delineated in the
subdivision.
Allotments shall demonstrate stormwater disposal by gravity feed to
Council’s street drainage system. Where this is not possible, an interallotment drainage easement is to be established over the downstream
property(s).
Existing development consent conditions applicable to the site must be
complied with prior to the approval of the subdivision / strata certificate.
Suitable provision is to be made regarding any mutual easements for
support and shelter.
Where levels differ between inside and outside a property boundary,
easements for support may be required for a public road, footpath or
other public area and / or adjoining property.
All inter – allotment drainage lines, services and / or driveways are fully
contained within the proposed lots and / or that future provisions of such
are fully covered by suitable easements, rights of way etc in a Section
88B Instrument (pursuant to the Conveyancing Act 1919).
Each lot must be provided with connection to all utility services.
The developer shall upgrade infrastructure to facilitate and service the
subdivision. This may include:
a) Construction and / or upgrade of footpaths or bicycle shareways,
roads, cycleways, kerbs, gutters and retaining structures to
support the road reserve;
b) New and / or upgrade of stormwater pipelines;
c) Street tree planting
d) Where the land subject of the subdivision is a corner allotment,
dedication of a splay corner at a minimum of 3m x 3m at the
intersection of streets.
e) Road widening dedication to Council or the RMS.
f) Removal and making good any redundant vehicular crossings.
The allotment layout shall consider the orientation for future development
to enable solar access and sustainable outcomes in future development
and preservation of significant stands of trees and landscape features.
Any relevant positive covenants and restrictions on use shall be required
to be submitted with the Subdivision / Strata Certificate application (linen
plan) including but not limited to that applicable to on-site stormwater
detention or retention system, ownership limitations to seniors housing or
management covenants.
Part C – General Development Guidelines
Page C2-2
WDCP
xiv)
xv)
xvi)
All services or rights of way extending over one lot in favour of another lot
are to be covered by easements whether in land subdivision or stratum
subdivision.
In cases of staged subdivision, a staging plan will be required which
shows the proposed staging program.
In the event that the staging of the subdivision is approved, all necessary
subdivision works (including road works, drainage works, water and
sewage infrastructure, telecommunications, electricity supply and so on)
must be completed for each relevant stage, prior to the release of any
Subdivision Certificate for each stage.
Additional controls for community and strata subdivision
xvii)
xviii)
xix)
xx)
xxi)
xxii)
xxiii)
The strata subdivision shall comply with and not compromise any
condition of development consent for the building.
Areas designated for communal use are to be clearly identified as
common property for the neighbourhood association or owners
corporation on the subdivision / strata plan.
Car parking allotments and storage allotments are to be identified as part
of the primary allotment with which they are associated.
Visitor car spaces, shared foyers, hallways, waste handling areas,
driveways and communal open space shall be located within common
property.
Allotment entitlement areas shall include all attached balconies.
All allotments shall have internal common property access to the car
parking, recreation facilities, loading dock, waste handling areas and
mailboxes in a building that are also to be located within the common
property.
Upgrade of existing buildings proposed to be subdivided may be required
to satisfy current fire safety standards and other Building Code of
Australia standards and/or requirements such as waste storage and car
parking, as part of the subdivision works.
Note: Such residential development may be subject to the provisions of
SEPP Affordable Rental Housing, Division 5.
C 2.2
Subdivision for specific Land Uses
C 2.2.1
Residential - Dwelling Houses and Dual Occupancies
C 2.2.1.1
Objectives
i)
ii)
To ensure new land subdivisions are complementary to the existing
subdivision patterns in the R2 Low Density Residential and E4
Environmental Living Zones.
To ensure new allotments created by subdivision have sufficient area and
dimensions to support the development of dwelling houses and dual
occupancies, and will:
a) Achieve a sympathetic relationship to adjoining dwellings; and
b) Provide sufficient landscaping and open space; and
c) Provide adequate drainage; and
d) Provide safe and convenient pedestrian and vehicular access and
car parking; and
e) Maintain a reasonable level of residential amenity; and
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WDCP
iii)
C 2.2.1.2
Performance Criteria
i)
C 2.2.1.3
f) Retain significant natural site features, including trees; and
g) Have practical connection to utility services.
To require larger allotment sizes along the foreshore or where the
topography or other natural features of a site limit its development
potential.
Each allotment created by the subdivision is to have the capacity to be
developed for the purposes of dwelling houses and / or dual occupancies
in accordance with the requirements of WLEP 2012 and this development
control plan as demonstrated by a concept plan accompanying any
application.
Controls
i)
ii)
iii)
iv)
v)
Buildings and structures are to be wholly contained within the boundaries
of each allotment in the subdivision.
Buildings and structures to be retained must comply with applicable
development standards including floor space, setbacks, landscaping and
open space and car parking, or are to be demolished / altered and / or
covered by suitable easements for the encroachment.
Subdivision of dual occupancies must comply with the provisions of
Clause 4.1A in WLEP 2012. For clarity, in the E4 zone, the floor space
ratio of each dwelling relative to its newly proposed lot is not to exceed
the floor space ratio applicable to the original lot prior to subdivision, as
specified under Clause 4.1A 1 (d) of WLEP 2012.
Excluding the subdivision of dual occupancy development, each allotment
created in a subdivision in R2 Low Density Residential and E4
Environmental Living zones must have:
a) Minimum width of 15 metres at the front building alignment; and
b) Minimum depth of 18 metres; and
c) Minimum frontage of 3.7 metres to a public road.
The width of an access handle that services more than one allotment
must be provided as follows:
a) A minimum of 4.8 metres for access handles that service
allotments with reciprocal rights-of-way over each separate
access strip;
b) A passing bay in accordance with Australian Standard AS 2890.1
is required for access handles greater than 30 metres.
c) On an arterial or sub-arterial road, access driveway for at least the
first 6 metres from the property boundary shall be a minimum of
5.5 metres wide.
C 2.2.2
Residential - Multi Unit Residential Development, Residential Flat Building
and Shop top Housing
C 2.2.2.1
Objectives
i)
ii)
To encourage site consolidation of allotments in order to promote the
efficient use of land and to avoid the creation of isolated sites.
To allow separate occupation, ownership, and / or management of
respective parts of a development or a building with clear and orderly
delineation of lots and entitlements.
Part C – General Development Guidelines
Page C2-4
WDCP
iii)
iv)
v)
C 2.2.2.2
Performance Criteria
i)
ii)
iii)
iv)
v)
C 2.2.2.3
To ensure efficient and effective operation and maintenance of
developments despite separate ownerships and / or managements within
the development.
To ensure the entitlements and responsibilities allocated to each lot
within the subdivision are proportional and practical to the occupation,
operation and maintenance of the development.
To ensure there is adequate provision of affordable rental
accommodation.
The subdivision is consistent with the requirements of this WDCP and / or
the development consent issued in respect to the development to be
subdivided, including but not limited to the allocation of entitlements such
as private open space, communal open space and car parking spaces to
each lot.
Suitable separation and physical delineation of access (vehicular and
pedestrian) for different uses within the development are provided such
as separate entries or controlled access between the commercial or
residential component of a mixed use development, line marking and
numbering of car spaces for visitors and individual lots.
Access to loading and services facilities such as garbage rooms are
maintained for each lot owner.
Suitable provision is to be made regarding mutual easements for support
and shelter.
Appropriate consideration has been given for the on-going operation and
maintenance of the development such as a Building Management
Statement, a Strata Management Statement or a Community
Management Statement. By laws may be incorporated in the
management statement to ensure compliance with the requirements of
the development consent issued in respect to the development to be
subdivided.
Controls
i)
ii)
iii)
iv)
Council will require appropriate documentary evidence to demonstrate
that a genuine and reasonable attempt has been made to purchase an
isolated site based on a fair market value.
Where amalgamation of an isolated site is not feasible, applicants will be
required to demonstrate that an orderly and economic use and
development of the separate sites can be achieved, and that future
potential development of that site in accordance with zone objectives can
be adequately achieved and where necessary measures (such as
easements, right of ways, covenants and so on) are provided for in the
proposed subdivision.
The residential car spaces (other than visitor spaces) provided for people
with disabilities shall be allocated to adaptable residential units.
For the strata title subdivision of existing residential flat buildings,
Development Applications are to demonstrate compliance with State
Environmental Planning Policy (Affordable Rental Housing) 2009, Division
5, or demonstrate that it is not applicable.
Council will require appropriate documentary evidence demonstrating that
suitable by-laws and management statement will be prepared for the ongoing operation and maintenance of the development such as a Building
Part C – General Development Guidelines
Page C2-5
WDCP
Management Statement, a Strata Management Statement or a
Community Management Statement.
C 2.2.3
Commercial land and developments
C 2.2.3.1
Objectives
Land Subdivisions
i)
ii)
To ensure any subdivided commercial lands remain flexible and sufficient
in size and dimensions to accommodate future developments and
redevelopment for a range of commercial uses.
To facilitate opportunities for various commercial land uses.
Subdivision of Commercial Buildings
i)
ii)
iii)
iv)
v)
C 2.2.3.2
Performance Criteria
i)
ii)
iii)
C 2.2.3.3
To allow separate occupation, ownership, and / or management of
respective parts of a development or a building with clear and orderly
delineation of lots and entitlements.
To ensure efficient and effective operation and maintenance of
developments despite separate ownerships and / or managements within
the development.
To ensure the entitlements and responsibilities allocated to each lot within
the subdivision are proportional and practical to the occupation, operation
and maintenance of the development.
To ensure commercial lots have a usable frontage.
To ensure the configuration of commercial lots are appropriate to the site
context.
The subdivision is consistent with the requirements of this plan and / or
the development consent issued in respect to the development to be
subdivided, including but not limited to the allocation of entitlements such
as car parking spaces to each lot.
Access to loading and services facilities such as garbage rooms are
provided and maintained for each lot owner.
Appropriate consideration has been given for the on-going operation and
maintenance of the development such as by-laws, Building Management
Statement, a Strata Management Statement or a Community
Management Statement. By-laws may be incorporated in the
management statement to ensure compliance with the requirements of
the development consent issued in respect to the development to be
subdivided.
Controls
i)
ii)
Land subdivision in business zones shall demonstrate that each allotment
is appropriate in size and shape to allow commercial development in
accordance with WLEP 2012 and this Plan including any special
provisions that may apply to the area within which the land is located.
All allotments shall have access to natural light. Existing buildings
involved in subdivision are required to be upgraded to satisfy BCA
requirements.
Part C – General Development Guidelines
Page C2-6
WDCP
iii)
iv)
v)
All commercial allotments are to have a loading dock or access to a
shared loading dock and waste handling area.
The minimum lot size for any subdivision (including by strata subdivision)
in the B3 Commercial Core zone of Chatswood CBD is 2,500m2.
Council will require appropriate documentary evidence demonstrating that
suitable by-laws and management statement will be prepared for the ongoing operation and maintenance of the development such as a Building
Management Statement, a Strata Management Statement or a
Community Management Statement.
C 2.2.4
Industrial land and developments
C 2.2.4.1
Objectives
Land Subdivisions
i)
ii)
To ensure any subdivided industrial lands remain flexible and sufficient in
size and dimensions to accommodate future developments and
redevelopment for a range of industrial uses.
To facilitate opportunities for various industrial land uses.
Subdivision of Industrial Buildings
i)
ii)
iii)
iv)
C 2.2.4.2
Performance Criteria
i)
ii)
iii)
C 2.2.4.3
To allow separate occupation, ownership, and / or management of
respective parts of a development or a building with clear and orderly
delineation of lots and entitlements.
Allotments in industrial subdivision are to maximise access to natural light
and ventilation.
To ensure efficient and effective operation and maintenance of
developments despite separate ownerships and / or managements within
the development.
To ensure the entitlements and responsibilities allocated to each lot within
the subdivision are proportional and practical to the occupation, operation
and maintenance of the development.
The subdivision is consistent with the requirements of this plan and / or
the development consent issued in respect to the development to be
subdivided, including but not limited to the allocation of entitlements such
as car parking spaces to each lot.
Access to loading and services facilities such as garbage rooms are
provided for each lot owner.
Appropriate consideration has been given for the on-going operation and
maintenance of the development such as by-laws, Building Management
Statement, a Strata Management Statement or a Community
Management Statement. By laws may be incorporated in the
management statement to ensure compliance with the requirements of
the development consent issued in respect to the development to be
subdivided.
Controls
Part C – General Development Guidelines
Page C2-7
WDCP
i)
ii)
iii)
iv)
C 2.3
Land subdivision in industrial areas shall demonstrate that each allotment
is appropriate in size and shape to allow industrial development in
accordance with the provisions of WLEP 2012 and this Plan including any
special provisions that may apply to the area within which the land is
located.
Subdivision of an industrial development shall ensure each industrial lot
will comply with the relevant maximum requirement for office floorspace,
appropriate car parking, a loading dock and waste handling area within
the allotment.
No subdivision creating separate strata allotments is to occur in respect to
self storage premises.
Council will require appropriate documentary evidence demonstrating that
a suitable management statement will be prepared for the on-going
operation and maintenance of the development such as a Building
Management Statement, a Strata Management Statement or a
Community Management Statement.
Types of Subdivision
Subdivision and subsequent management is controlled in NSW under separate legislation
including, but not limited to:
Real Property Act 1900
Conveyancing Act 1919
Community Land Development Act 1989
Community Land Management Act 1989
Strata Schemes (Freehold Development) Act 1973
Strata Schemes (Leasehold Development) Act 1986
Strata Schemes Management Act 1996
Common forms of subdivisions pursuant to the abovementioned legislation include:
a)
b)
c)
d)
e)
f)
Torrens Title Land Subdivision
Strata Subdivision
Community Title Subdivision
Stratum Subdivision
Boundary adjustments
Consolidations
Further information on each form of subdivision, and requirements for registration of land titles,
are available from the NSW Government’s Land and Property Information Division’s website:
http://www.lpi.nsw.gov.au/
In addition to any development consent, a subdivision certificate and/or strata certificate is
required to be approved by Council and/or an accredited certifier (strata certificate only) prior to
the lodgement of any plans for registration with the Land and Property Division of the NSW
Department of Lands.”
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Page C2-8
WDCP
C.3
Sustainable Development
C.3.1 Purpose of this section
The purpose of this section is to improve the environmental sustainability of the Willoughby
environment and in so doing, contribute to the conservation of natural resources and global
environmental improvement.
Specifically this part aims to:
•
minimise consumption of resources including energy, water, waste and soil;
•
facilitate comfortable and long term cost efficient development;
•
improve resident, employee and construction workers’ comfort and health;
•
minimise pollution of air, soil and water;
•
encourage design for durability and long life; and
•
protect biodiversity.
These aims are achieved by:
facilitating energy efficient development and water conservation design to assist in creating
sustainable environments;
•
encouraging the reduction in the use of fossil fuels and encouraging use of renewable
energy;
•
providing for more efficient usage of water and improving water quality;
•
encouraging landscape design to assist in microclimate management and for the
conservation of energy and water;
•
encouraging waste reduction both during construction and building occupation;
•
encouraging the use of sustainable resources;
•
encouraging sustainable transport, good energy management and discouraging the use of
CFCs and HCFCs; and
•
encouraging durable and longlife design which is adaptable and has low maintenance.
•
Introduction
Section C.3 of this Plan reflects Willoughby Council’s concern for the conservation of the
environment and has been prepared as part of Council’s commitment to ecologically
sustainable development and the preservation of the natural environment. This Section of the
Plan has been prepared having regard to the objectives of the Environmental Planning and
Assessment Act which encourages ecologically sustainable development.
Part C.3.2 of this section outlines some general sustainability principles of design that apply to
all types of development. This also includes references and where to find more general
information relating to energy efficiency and ecologically sustainable development.
•
The minimum compliance requirements for specific development types are outlined in part
C3.3 of this section of the WDCP.
C.3.2 Sustainability Principles
C.3.2.1
A.
Design principles
Passive Design Principles
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WDCP
Having analysed the natural (and man made) features and constraints of the site, the following
passive design principles are to be considered. Passive design uses the sun’s energy and
adapts design to the local climate. Passive solar energy systems use the building itself as a
solar collector as well as a heat and transfer medium.
Passive solar house design
B.
Movement of the Sun
To make the best use of solar energy, a designer must be aware of the sun’s movement pattern
throughout the day, and also specific site considerations that might affect solar access. The
path of the sun corresponds to seasonal changes.
During mid-winter (the winter solstice) in Willoughby, the sun rises at a point 29° to the north of
due east, and sets at a point of 29° to the north of due west. Its maximum altitude at noon is
approximately 32° above the horizon.
During mid- summer (the summer solstice), the sun rises from a point 29° to the south of due
east, and sets at a point 29° south of due west. Its maximum altitude at noon is approximately
80°.
At the equinox (March 21st and September 21st), the sun rises due east and sets due west. Its
maximum altitude at noon is approximately 56°.
Winter and Summer Solstice
C.
Orientation
Orientation is an important passive design factor to be considered in an energy efficient
building. It concerns the position of the building on the site and the rooms within it. It means
getting the maximum benefit out of the sun’s energy particularly in winter where the sun can be
Part C – General Development Guidelines
Page C3-2
WDCP
a major factor in heating and lighting buildings. Maximum solar access can be achieved by
orienting the rooms and areas that are used most (living areas, family rooms) to the north.
Orientation of zones within a dwelling for maximum solar access
Design principles:
•
•
•
D.
Orientate the building for passive solar control by maximising solar access in winter and
minimising heat gain in summer, to reduce the requirements for active heating and cooling.
Locate living areas within the optimum range of 20° W and 30° E of north.
Sleeping areas, bathrooms and service areas which are unused for most of the day, may be
placed on the southern side of the building (See Figure “Orientation of zones within a
dwelling for maximum solar access” above).
Consider the impact on the solar access of any adjoining properties, particularly at midwinter (see ‘Overshadowing’ below).
Overshadowing
Solar design principles:
•
Minimise the degree of overshadowing of adjacent buildings or open space by using
measures such as variation to wall setbacks, roof form and building height or incorporating
habitable rooms in roof space.
•
Solar access is to be available to the principal portion of recreational open space of the
development for at least 3 hours between 9am and 3pm on June 22.
•
The north facing windows of living areas and the principal portion of the primary recreational
open space of adjoining buildings should have at least 3 hours of sunlight between 9am and
3pm on June 22. Where existing overshadowing by buildings and fences is greater than
this, solar access should not be reduced by more than 20% (measured in square metres).
•
Solar access to existing solar panels or photovoltaic panels on adjoining properties is to be
maintained for at least 3 hours.
•
Outdoor clothes drying space which has a minimum of 3 hours solar access is to be
provided in residential development. If this is not achievable, a secure clothes drying area
with good cross ventilation will be considered. Individual clothes drying units should only be
provided where provision of a clothes drying space is not physically practical.
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WDCP
New buildings should not obscure sunlight to living areas, solar collectors or
primary open recreation space of adjoining buildings during winter months
C.3.2.2
A.
Design for Durability and Long Life
General Design Principles and Requirements
Reduce the consumption of finite resources by:
•
Designing for “loose fit’ to ensure adaptability of buildings over time e.g. for conversion to
other uses or use by disabled or elderly;
•
Using low maintenance materials, landscaping and equipment; and
•
Avoiding the use of fixed cabling or ductwork that is embedded into the building structure,
as they can be difficult and costly to change.
B.
Adaptive Reuse of Buildings
Adaptive reuse of existing buildings is encouraged. Where a proposal involves demolition of an
existing building, the applicant must demonstrate that consideration has been given to the
possible reuse of whole or part of the existing building.
Internal spaces of non-residential buildings should be designed so that they can be easily
adapted for other permissible uses in the future, especially the ground and first floors.
C.3.2.3
A.
Energy
Windows and Shading
Windows are important for light, heat, air and views. Maximising benefit from a window depends
on its orientation, shading, size and the area of glass relative to both the floor area and solid
wall area.
Windows have a major impact on the energy efficiency of the building envelope. Poorly chosen
windows (location and glazing) can result in unwanted heat gain and losses (ISF, 2001).
Willoughby’s climate is temperate requiring energy for heating in winter and cooling in summer.
North and south facing windows are to have good heating performance and windows with east
and west elevations are to have good cooling performance. The Window Energy Rating (WER)
Scheme can assist in choosing the most energy-efficient windows (www.wers.net).
Design principles:
• East and west facing windows are to be shaded externally with vertical devices such as
blinds, shutters or awnings. Adjustable external awnings should be used to block the low
rays of the rising and setting sun.
Part C – General Development Guidelines
Page C3-4
WDCP
• North facing windows are to be shaded from direct sun during summer by horizontal or
adjustable shading devices such as eaves, overhangs, awnings, pergolas and upper floor
balconies. To calculate the extent of eaves overhang, draw a line out from the roof and
extend a line from the base of the window at 700. The outer edge of the eaves should reach
this point.
• Provide windows that are appropriately located, sized and shaded to reduce summer heat
load and permit entry of winter sun, by maximisation of glazing to northern walls and
minimisation of glazing to eastern and western walls. Area of north facing windows are to be
at least 10-15% of the floor area of the building. Where winter solar access is not optimum
consider the use of double glazing or high performance glass. Care should be taken to
ensure that privacy to adjoining properties is maintained.
• Prevent solar radiation from entering the building in summer through windows with the
provision of pergolas, verandahs, wide eaves, vegetation, awnings or adjustable shading
devices. Horizontal shading devices are more effective for north facing windows. Vertical
blinds and thick vegetation are more effective for east and west facing windows.
• Allow solar radiation to enter the building in winter through windows with the provision of
deciduous vegetation and/or adjustable shading devices.
• Prevent solar heat from escaping in winter through glazed areas with heavy curtains or
double glazing.
Protection of north facing walls and windows
B.
Thermal Mass
Thermal mass refers to the ability of a heavy weight material to store thermal energy. In winter,
mass in walls and/or floors absorbs radiated heat from the sun, and re-radiates it into the night.
In summer, mass absorbs any excess heat which enters the building; thus cooling the interior.
The heat is then slowly released at night.
Heavy materials such as concrete and brick have thermal mass – the ability to store heat. A
concrete slab on the ground has the best thermal mass opportunities. Carpet can reduce the
effectiveness of concrete slabs to use thermal energy.
Part C – General Development Guidelines
Page C3-5
WDCP
Thermal mass and insulation: maximising efficiency
Source: Ballinger et al, 1992.
Design principles:
•
Select high density materials to assist thermal performance because they absorb and store
heat during the day and release it at night such as concrete floors, masonry walls, stone,
ceramic surfaces etc.
•
Concrete slabs can be additionally finished with ceramic, quarry or slate tiles.
C.
Insulation
Insulation is an extremely effective energy efficient measure and is to be installed in the roof,
ceiling, walls and flooring of the building. Insulation controls the rate at which a building loses or
gains heat. In summer, insulation will help reduce heat entering through the walls or the roof,
increasing the thermal comfort of the building.
There are two types of insulation: bulk and reflective.
Bulk insulation (batts of fibreglass, sheep wool, cellulose etc and straw bale construction) is
important in ceilings, walls and under timber floors.
Reflective insulation (eg reflective foil laminate or sarking) is effective particularly in summer.
Insulation to windows includes heavy curtains, insulated panels and double glazing.
The different functions of bulk insulation (A) and reflective insulation (B)
in roofs (choice depends upon climate)
Source: SOLECTA, 1997.
A material’s resistance to heat flow, which is known as “R” value, measures the effectiveness of
insulation.
Part C – General Development Guidelines
Page C3-6
WDCP
Design principles:
Buildings must include the provision of roof and ceiling insulation with minimum R 2.5-3.0 rating;
and wall insulation of minimum R1.5 rating, to reduce the amount of energy needed to heat and
cool a building. A minimum R1 rating is recommended under suspended floors if:
•
slab heating is used;
•
the underfloor is ventilated;
•
there is no covering to timber floors; or
•
air conditioning is used (Institute of Sustainable Futures, 2001).
Illustration of types of roof, ceiling and wall insulation available, and their application
(source: Leichhardt Council, 1994)
Part C – General Development Guidelines
Page C3-7
WDCP
D.
Ventilation and Zoning
Ventilation assists in keeping a building cool in summer and warm in winter. It is important for
summer cooling to replace hot air inside a building with cooler outside air. In winter, it is
important to be able to close off areas to easily heat occupied rooms. Correctly positioned
windows and doors will allow summer breezes through the building (in Sydney prevailing
summer cooling winds are from the north east so windows should be lined up north and south).
Design principles:
•
•
•
•
•
•
•
•
•
Orientate the building and locate windows and other openings to capitalise on cool
prevailing breezes to facilitate cross ventilation;
Major entrances such as lobbies or vestibules should be isolated from living areas by
doorways to provide air locks;
Draught excluders and weather seals are recommended for all doors and windows;
Install windows that lock in a partly open position to provide ventilation and security;
Provide exhaust fans for the kitchen and bathrooms with built-in shutters to prevent
draughts;
Ensure fireplaces and chimneys have covers or dampers;
Underground carparks should provide for natural ventilation, where possible;
Bathrooms should have natural ventilation, where possible; and
Zoning (or the ability to close off certain areas) should be considered so that only those
areas which need to be heated are heated, especially in winter.
Additional design principles for multiunit residential developments:
•
Cross ventilation is more easily achieved in apartments with shallow floor plans. The design
of each level of the building should maximize the efficiency of the floor plan with minimal
corridor length;
•
Apartments with two orientations should have internal partitioning that allows a direct flow
of air from one side of the apartment to the other;
•
Two storey apartments facilitate convective currents to draw air through from the lower
level to the level above;
•
Units should have opening windows or doors to allow natural ventilation of living areas and
bedrooms;
•
All living areas and bedrooms should have windows in the facade or onto external
balconies to maximise their exposure to daylight;
•
The installation of fans, roof vents and high level windows; and
•
Natural ventilation should be used in buildings and underground carparks where possible.
Mechanical ventilation systems in carparks are to comply with AS 1668 energy efficiency
measures.
Additional design principles for commercial and industrial developments:
•
Natural ventilation or mixed-mode ventilation systems are preferred;
•
If mechanical ventilation is essential, Council requires that enclosed, mechanically
ventilated parking facilities minimise energy consumption and therefore prefer all
mechanically ventilated systems install carbon monoxide monitoring and variable speed
fans. Refer to AS1668.1 Car Park Ventilation;
•
Natural ventilation of common areas such as food courts should be considered;
•
If mechanically heated and cooled, construction should be airtight so as to minimise air
infiltration;
•
Avoid using air door curtains wherever possible;
•
Zone controls should be included in design to enable independent control of heating and
cooling systems in specific areas;
•
Design for exhaust air heat recovery;
Part C – General Development Guidelines
Page C3-8
WDCP
•
•
•
•
•
•
•
•
•
Natural stack ventilation instead of fans should be maximised where there is no conflict with
fire precautions;
Ventilation rates should be variable to suit occupation levels and population burden;
Design to prevent simultaneous heating and cooling of systems in buildings that have
zoned ventilation systems;
Use economy air cycles when outside temperatures are suitable;
Provide self-closing doors at the main entry;
Major entrances, openings into lobbies or vestibules, should be isolated from work areas by
doorways to provide air locks;
Interior polluting activities such as high volume copy machines and chemical storage have
specific ventilation requirements. Dedicated exhaust is to be provided for high volume copy
machines. Pollutant generating activities such as printing equipment should have 100 %
return air exhausted directly to outside;
Warehouse/industrial buildings are to be equipped with permanent ridge venting; and
Ductwork should be insulated to at least R1.5 and any refrigerant lines insulated with at
least 20mm of foam insulation.
If a building is designed to optimise its passive potential, it is possible to all but eliminate the
need for fuel-based space heating or cooling. Where heating or cooling is necessary, ducted air
conditioning systems should be “zoned” to allow targeting of specific spaces. Where financially
feasible, zoned control systems should be employed with programmable thermostats in each
zone.
Ventilation and sealing: typical paths for draughts or heat escape
Source: Ballinger et al, 1992.
E.
Heating and Cooling Systems
Mechanical heating systems should only be considered after passive design measures have
been incorporated. Consideration should be given to a combination of passive methods such as
direct access, window shading, natural ventilation and appropriate insulation and sealing.
In residential developments, where air conditioning is necessary, dwellings are to include
automatic control of temperature and air circulation and allow individual control by the residents.
The system should have sufficient controls to ensure that it is only used when required.
Part C – General Development Guidelines
Page C3-9
WDCP
Day/night switching is to be applied to all dwellings operating on the principle that the air
conditioning output is automatically switched from living to bedroom areas on a pre-determined
program.
Reverse cycle heating of the air conditioning system is to be used giving an advantage of 2.53.0 kW heat energy generated for every 1kw power consumed by the equipment.
In commercial, retail and industrial buildings, heating and cooling systems should be both
centrally-controlled and tenant-controlled. Avoid cooling systems that are water based (i.e.
having cooling towers or evaporative cooling) unless they use non-potable water. Where watercooled air conditioning systems are used, choose water efficient systems and direct discharge
to sewer. Cooling towers should be housed to prevent the growth of algae, the spread of water
droplets and reduce evaporation rates.
F.
Colour
Light coloured surfaces are recommended to reflect unwanted heat gain in summer as dark
colours absorb heat. However, when choosing colours consider the effects of glare on
neighbours and traffic. The materials and finishes of dwellings in E4 Environmental Living zones
should blend inconspicuously with the local bushland. White ceilings and walls in basement car
parks can also be used to reduce energy demand for lighting and improve security.
G.
Hot Water Heating Systems
Water heating is often the main source of greenhouse gas emissions in the home. Solar (gasboosted) hot water (minimum 60% solar) is preferred. Hot water storage systems are to be
located as close as possible to “wet areas” such as kitchen, bathroom, laundry. Wet areas are
to be grouped together to minimise pipe runs and hot water pipes are to be insulated.
The most efficient hot water system is solar (gas-boosted). Gas systems are better than all
electric systems except heat pumps. Some models of instantaneous gas systems have been
shown to increase consumption of water. These models should be avoided.
Additional design principles for multiunit residential development:
•
•
H.
Centralised hot water systems are to be used in new residential flat developments.
However , if this system requires long pipe runs, distributed units serving groups of
dwellings, may be appropriate.
Pumped flow and returns are to be provided to the hot water system. Water pressure
modulation is to be built into the hydraulic system.
Appliances
Electrical appliances, such as, fridges, freezers, washing machines and dryers, dishwashers,
and air-conditioners (single phase only) carry Energy Rating Labels when offered for sale.
The Label displays:
-
a star rating which provides a quick comparative assessment of the model’s energy
efficiency – the more stars the more efficient the product; and
the comparative energy consumption (usually kilowatt hours/year) which provides an
estimate of the annual energy consumption of the appliance based on the tested energy
consumption and information about the typical use of the appliance in the home.
Part C – General Development Guidelines
Page C3-10
WDCP
Airconditioners show the power consumption of the appliance (kW or kWh/hour) – the
lower the number the more energy efficient the product.
When buying a new appliance choose a model that is the suitable size for occupant use and
uses the least electricity. Refer to the Australian Government website www.energyrating.gov.au
to select an energy efficient electrical appliance. The site provides information found on the
Energy Rating Labels that are attached to all current models on the market. Product specific
tips are also available for choosing an energy efficient appliance at
http://www.energyrating.gov.au/tips.html.
It is recommended that where gas is available, gas appliances (such as cook tops and ovens)
should be installed provided there is adequate ventilation as per the Building Code of Australia
(BCA). In multi-unit development, individual units should have meters for reticulated gas
supplies.
Residential developments are to be designed to accommodate fixtures which conserve energy
including:
•
Provision of external clothes line space located close to laundry facilities and where it will
receive maximum sunlight. Where this is not practical, clothes driers with a rating of 3 stars
or greater should be used;
•
Use of non-solid fuel burning fireplaces to reduce greenhouse gas emissions and air
pollution; and
•
Using mechanical heating and cooling systems only after alternative passive design
measures have been implemented.
I.
Lighting
Buildings should be designed to maximise availability of natural light without creating major heat
gain or heat loss pathways. Artificial lighting should not be necessary for general activities in a
room during daylight hours in winter. A room should be lit for its purpose. For example, a
kitchen or family room requires an even spread of bright lighting while a living room requires a
mix of general and task lighting options.
Reduce the reliance on artificial lighting especially during daylight hours by considering glass
roofs, skylights and clerestory windows which are properly shaded or double glazed to prevent
disproportionate heat loss or gain.
Separate switches for special purpose lights should be provided as well as energy efficient
lamps, fittings and switches. Dimmers, motion detectors and automatic turn-off switches should
also be installed where appropriate. Lights with motion detectors should be installed with a
manual switch to override sensors in high wind periods.
Design principles for attached dwellings, multi dwelling housing and residential flat buildings,
office, business, retail and industrial development:
•
•
•
•
•
The desirable maximum depth of a residential building to allow adequate natural light and
cross ventilation is 10-14 metres;
Design commercial buildings to maximize as much floor area as possible to be within 4-6
metres of an external window;
Light switches in common areas are to be time switched;
Automatic turn-off switches and motion detectors are to be used for unit entries, lobbies,
carparks, outdoor and common area purposes;
Install energy efficient lights such as compact fluorescent. Low loss ballasts are to be
installed in fluorescent fittings;
Part C – General Development Guidelines
Page C3-11
WDCP
•
•
J.
The artificial lighting system is to achieve minimum lighting levels in AS 1680. Increase the
minimum where necessary addressing such things as safety and security; and
A lighting management plan is to be submitted for external and common lighting to ensure
ongoing efficiency and fittings maintenance.
Metering and Sub-metering (office, business, retail and industrial development
only)
Ongoing data needs be collected to monitor the buildings performance. This can help identify
areas of excessive energy and water consumption (e.g. problems in reticulation systems,
excessive air condition costs due to serviceable faults). Meters should be installed on each
identified major source of energy (e.g. computer room, lighting, catering facilities) and water
(e.g. cooling towers, irrigation, wash down facilities, hot water systems).
K.
Swimming Pools
No swimming pools are to use electric heating. Solar heating is preferred. Pools are to be
provided with covers to maintain temperatures and prevent evaporation of water.
L.
Heating, Ventilation and Air Conditioning (HVAC) (office, business, retail and
industrial development only)
HVAC systems can account for more than half of the energy demand in some buildings. By
careful selection of systems, appropriate design and management controls energy efficiency
can be improved. In choosing a system, consider alternatives such as natural ventilation and
different types of technology such as chilled beams cooling systems.
In designing a HVAC system consider economy cycle, air-air heat recovery and chiller heat
recover. The HVAC should have logical zonings and optimised control system. Consider
realistic operating hours, early morning warm-up and cool-down, night time flushes, fresh air
controls and optimum start and stop routines. Other energy efficiency measures include
variable speed drives for Air Handling Unit (AHU) fans and chilled water pumps.
C.3.2.4
A.
Landscaping and Biodiversity
General Design Principles and Requirements
Development is to aim to maintain, conserve and enhance indigenous species, populations and
ecological communities present on the site prior to, during and post construction and during the
life of the building.
Consideration must be given to the following:
•
•
•
•
Determine the ecological values present on the site including plant and animal
communities, rocks, cliffs, watercourses and natural features;
Maintain and enhance site ecosystem by preserving topsoil, vegetation and protected
trees;
Landscaping and choice of plants is to reflect the locally indigenous plant species where
appropriate, particularly in sites adjacent to bushland, wildlife corridors and in scenic
protection areas; and
Consider the impact of material selection and design decisions on biodiversity. For example
use recycled or plantation timber instead of old growth and rainforest timber, do not use
imported bushrock in landscaping, and minimise the amount of imported soil to be used.
Part C – General Development Guidelines
Page C3-12
WDCP
B.
Landscaping for Thermal Comfort
Landscaping can improve the thermal performance of a home through seasonal variations in
solar access, shade and shadows, providing wind breaks and channelling or deflecting breezes.
Vegetation can lower temperature in the vicinity of a building, reduce the ground temperature
around the building, and reduce the heat load during summer.
Consideration must be given to the following when landscaping:
Use deciduous trees, vines and vegetation on the northern side of the building to maximise
solar access in winter, provide and reduce glare in summer as well as promote natural
ventilation;
•
•
Use trees which are least likely to create unwanted shadows as they mature; and
Design landscaping to screen against cold winter winds and to channel summer breezes.
The use of landscaping for energy efficiency
C.
Species Selection
The type of plant species chosen can affect the consumption of water. It is most effective to
plant indigenous or other species best suited to the local climate and soil conditions to minimise
maintenance and the requirements for the use of fertilisers and water to ensure healthy growth
in order to reduce nutrient runoff to stormwater systems and to conserve water.
To increase the biodiversity and habitat potential of landscaping, choose a range of native
species that grow to varying heights to provide a canopy, understorey and ground cover.
It is important to choose plant species best adapted to the ecology of the site, be it natural or
extensively modified, so as to ensure healthy, sustainable growth with little or no requirements
for additional watering and fertilising.
C.3.2.5
A.
Water
Selection of Water Efficient Fixtures and Fittings
Water consumption can be reduced within buildings through the following measures:
•
Installing dual flush toilets or waterless urinals;
Part C – General Development Guidelines
Page C3-13
WDCP
•
Installing water efficient appliances- the Australian Government WELS Scheme requires
certain water-using products to be labelled for water efficiency in Australia. Products
include, clothes washers, dishwashers, showers, taps, toilets, urinals and flow controllers.
The WELS water rating label provides information on:
-
•
•
B.
a one to six star rating for a quick assessment of the model’s water efficiency – the more
stars the more water efficient the product; and
a number showing the water consumption per use (whitegoods, sanitary ware) or the
water flow per minute (plumbing products) - the lower the number the more water
efficient the product. Refer to http://www.waterrating.gov.au/
It is expected that developments will install at least 3 or higher WELS rated taps,
showerheads and appliances.
Using a pool cover to reduce evaporation from the pool; and
Installing metering for main water using areas to enable accurate monitoring and detection
of excess water usage (commercial and industrial developments only).
Water Conservation in Landscaping
Reduce water use and fertilisers in gardens by:
•
•
•
•
•
•
•
•
Minimising lawn area by maximizing gardens;
Choosing drought resistant species where lawns are desired;
Planting of indigenous or other species best suited to the local climate and soil conditions
to minimise maintenance and requirements for use of fertilisers;
Conserving soil moisture by use of mulches and ground covers;
Hydro-zoning or grouping of species of similar water needs together;
Designing small areas of patios, pathways and driveways to direct surface runoff into soft
landscaping areas;
Installing a rainwater or stormwater storage tank for use on garden; and
Incorporating an electronic controller and rain switch into any fixed irrigation system that is
installed.
Increase areas of planting and minimise hard impervious areas by:
•
•
C.
Using porous pavers where use requires a hard surface and soils are permeable; and
Using perennial ground covers to increase soil absorption of surface water.
Rainwater Tanks
Rainwater for the purpose of Part C.3 of this Plan is classed as all runoff from roofs. Rainwater
is a valuable natural resource that can be collected for on-site reuse. Using rainwater can assist
in the reduction of the volume and velocity of stormwater travelling from the property which can
cause localised flooding and scour in downstream creeks, reduce water bills and reduce
community infrastructure costs. Opportunities for rainwater collection and use vary according to
the amount of roof water available for collection and reuse. For residential development the
following size tanks are required:
•
•
•
a minimum tank of 5KL (± 10%) for single dwellings;
2.5 KL (± 10%) per unit for medium density development; and
high density development tank size is determined by the capacity of the roof.
Other land uses are also required to install rainwater tanks.
Part C – General Development Guidelines
Page C3-14
WDCP
The use of rainwater tanks as a supplement to mains water supply is mandatory for new
development, particularly for:
•
•
•
•
•
•
Toilet flushing;
Watering of gardens/lawns;
Car washing;
Topping up of pools;
Clothes washing; and
Acting as an alternative stormwater detention system, provided adequate storage is
available, or as an off-set for the required stormwater detention capacity. Applicants should
refer to Council’s Technical Guidelines for On-Site Detention and Rainwater Tanks for
further information.
Rainwater tanks are to be located behind the front building line and have a minimum side
setback of 450mm. Rainwater may not be used for potable sources without filtration and
sterilisation.
Installation of rainwater tanks is mandatory for all new residential developments and subject to
Council’s technical standards (see Attachment 21) and Sydney Water’s “Guidelines for
Rainwater Tanks on Residential Properties– Plumbing Requirements” (2003).
Note: Care must be taken that savings from reduced water consumption are not offset by
electricity consumption if a pump is used on rainwater tanks. Council may also consider
reduction in the size of on-site stormwater detention tanks with the provision of larger rainwater
tanks.
D.
Treated Greywater Reuse
Greywater is wastewater from non-toilet plumbing fixtures such as showers, basins and taps.
Depending on its use, greywater can require less treatment than blackwater and generally
contains fewer pathogens. Treated greywater can be re-used indoors for toilet flushing and
clothes washing, both of which are significant consumers of water. Greywater can also be used
for garden watering.
The NSW Department of Health provides guidance on the application, licensing and treatment
requirements for re-use of greywater. Further information is available from Sydney Water
http://www.sydneywater.com.au/everydropcounts/garden/using_grey_water_about.cfm
E.
Stormwater
(Note: See also Part C.5- Water Management)
Stormwater, for the purpose of Part C.3 of this Plan, is considered to be runoff from all
impermeable surfaces (other than roof areas). The traditional response to stormwater has been
to pipe or channel it to creeks, rivers and oceans. While this may be effective at reducing onsite
and localised flooding, the increasing volume and velocity of stormwater runoff from the
urbanised areas causes scouring, changed water regimes and increased distribution of
pollutants.
Water Sensitive Urban Design (WSUD) aims to maintain a more natural water balance as
occurred prior to any development. This is achieved by slowing the velocity of run-off, providing
opportunity for filtration, storage and reuse and infiltration (ISF, 2001). WSUD can be applied to
all sites, however site constraints will determine the degree of application.
Part C – General Development Guidelines
Page C3-15
WDCP
Design principles to minimise volume and improve quality of stormwater leaving the property
include:
•
•
•
•
•
•
•
•
Avoiding cut and fill when placing building foundations as this can affect the overland flow
patterns and water table;
Retaining vegetation where possible as plants can lower the water table and decrease
water velocities, capture sediment as well as bind the soil and filter nutrients (Institute for
Sustainable Futures, 2001);
Retaining stormwater on site for use in irrigation, garbage area washing and car washing;
Reducing erosion potential during the construction phase by staging works, using effective
sediment erosion control and revegetating areas within 48 hours after works are completed;
Minimising the area of impervious surfaces including pathways, driveways and other paved
areas. As an alternative consider gravel drives, porous pavers, pebble pathways and
stepping stones;
Collecting and using rainwater;
Reducing pollution by sensible application of fertiliser, pesticide and herbicide; and
Directing runoff away from paved areas into landscaped areas.
C.3.2.6
Noise
Noise can disrupt sleep, rest and conversation causing fatigue, irritability, headaches and
stress. Common sources of neighbourhood noise include:
•
•
•
•
•
•
•
Road, rail and aircraft noise;
Air conditioners, refrigeration units and instantaneous gas hot water heaters;
Television, stereos and household appliances;
Burglar and car alarms;
Barking dogs and other animal noises;
Swimming pool equipment; and
Industrial and construction noise.
Acceptable noise levels are subjective and perception varies from person to person. Taking
these factors into account through design and practice can reduce the impacts of noise and
improve amenity. Good design should minimise noise intrusion and nuisance to all nearby
buildings that are occupied.
Design principles for residential development:
•
•
•
•
•
•
Placing screens (fences and hedges) between the noise source and house;
Locating bedrooms as far away from noise sources as possible without compromising
passive design principles;
Locating windows away from noise sources if possible;
Avoid hard exterior surfaces such as concrete paving that reflect sound rather than
absorbing it (ISF, 2001);
If housing is located on a main or arterial road, consider noise mitigation measures as
described in AS3671-1989 Road Traffic Noise Intrusion- Building Siting and Construction;
and
Locating noise sources away from property boundary and noise sensitive areas.
Design principles for attached dwellings, multi dwelling housing and residential flat buildings
•
If housing is likely to be impacted by rail related noise and vibration, proposed development
must incorporate measures to mitigate noise and vibration.
Part C – General Development Guidelines
Page C3-16
WDCP
•
•
•
•
•
Minimise the need for noisy equipment and appliances such as air conditioning systems or
clothes dryers;
Using solid dividers between balconies;
Ensure that bedrooms and living areas are away from pedestrian and vehicle
thoroughfares;
Avoiding placing windows and doors of neighbouring units opposite or adjacent each other
(Institute for Sustainable Futures, 2001); and
A report from an acoustic specialist is to be submitted covering all aspects of noise control
for the development including attenuation of plant and equipment noise, traffic and rail
noise and noise transference between units.
Design principles for commercial and industrial development:
•
•
•
If building is likely to be impacted by rail related noise and vibration, proposed development
must incorporate measures to mitigate noise and vibration.
Internal absorption of noisy areas; and
Designing loading bays which are screened.
Additional information:
Institute of Sustainable Futures (2001) Your Home – Design for Lifestyle and the Future.
Technical Manual. Commonwealth of Australia.
SPCC, RTA, Department of Housing (1991) Reducing Traffic Noise. A Guide to Homeowners,
Designers and Builders.
State Rail. Rail Related Noise and Vibration: Issues to Consider in Local Environmental
Planning- Development Applications and Building Applications.
C.3.2.7 Environmentally Preferred Building Materials
The primary objective of selecting environmentally preferred materials is to move towards a
more sustainable way of fabricating, building and manufacturing the physical world. Building
materials should be selected to increase the energy efficiency of the building, minimise damage
to the environment, contribute to healthy indoor environments and have low life cycle impacts.
Whilst the commercial considerations of choice are generally influenced by availability,
economy and market considerations, greater efficiency and environmental sustainability can be
achieved by careful choice of building materials.
The least environmentally damaging material should be chosen for each application. Materials
are to be used which are:
•
•
•
•
•
•
•
•
•
Manufactured from renewable resources;
Energy efficient and have low embodied energy;
Non-polluting;
Manufactured using environmentally acceptable production methods;
Durable and have low maintenance requirements;
Recyclable;
Minimise impacts on biodiversity;
Non-toxic (in manufacture, use, disposal and cleaning regime); and
Are not resource intensive (i.e. water, waste, ozone depleting, greenhouse gas emitting).
Part C – General Development Guidelines
Page C3-17
WDCP
Council will consider unconventional efficient construction materials such as straw and mud
brick on their merits and compliance with the building codes.
Further information is available at:
For information on the Environmental Design Guide see the Royal Australian Institute of
Architecture’s web site and search under publications. http://www.architecture.com.au/
EcoSpecifier is a website which helps architects, designers, builders and specifiers shortcut the
materials sourcing process. Its broader aim is to help create a more sustainable physical
environment by increasing the use of environmentally preferable materials. EcoSpecifier is a
joint initiative of the Centre for Design at RMIT, EcoRecycle Victoria and the Society for
Responsible Design. http://www.ecospecifier.org
The Environment Performance Guide for Buildings (EPGB) is a high environmental
performance guide for NSW Government Buildings developed by the Policy Services Division of
the NSW Department of Public Works and Services. When applying the strategies, always
ensure that professional advice offered, is based on all relevant and available information.
http://asset.gov.com.au/environmentguide/ehp/frameset.htm
A.
Timber
Council does not support the use of rainforest and old growth timber. Select sustainable timbers
such as:
•
•
•
Recycled timber or second hand timbers which can be a cheaper alternative to plantation
timber;
Forest Stewardship Council certified timbers; (refer to http:www.fscaustralia.org/ for advice
from Forest Stewardship Council (FSC)) regarding sustainable timbers and
Non-timber or non-tree felling sources such as bamboo, cork (virgin and recycled), recycled
product materials such as boards made from recycled timber palettes.
Many timbers are treated with preservatives, pest controls or adhesives which contribute later to
poor indoor air quality. Finishes on timber which can impact on indoor air quality include
varnishes and paints.
Avoid the use of copper chrome arsenic (CCA) because of the carcinogenic effect of arsenic.
Light organic solvent preservatives (LOSPs) should also be avoided due to VOC emissions
(EPA, 2003). Select timbers which are naturally termite resistant such as tallow wood and
cypress pine or other timber described in AS 3660.
Avoid composite wood products, such as fibreboard (MDF), particleboard, plywood, containing
synthetic resins, and formaldehyde. If alternatives are not available all surfaces should be
sealed to prevent emissions. Avoid the use of petrochemical and solvent based timber finishes
but rather use plant or mineral based products or low VOC emission products. See ‘Indoor Air
Quality’ below.
C.3.2.8
A.
Health and Comfort
General Design Principles and Requirements
Health and comfort of occupants is to be maximised both during construction and on completion
by:
Part C – General Development Guidelines
Page C3-18
WDCP
•
•
•
•
•
B.
Considering occupational health and safety on the construction site by minimising
construction noise and use of paints with low volatile organic compounds, glues and
materials;
Using artificial lighting to achieve minimum lighting levels for safety and security (AS1680
compliance);
Using physical barrier systems to eliminate the use of chemical barrier treatments for
subfloor termite protection;
Design landscaping so that it avoids the need for pesticide use; and
Designing for neighbourliness eg by minimising reflected glare, providing solar access and
acoustic and visual privacy.
Structural Pest Management
The traditional method of termite treatment is to apply termiticidal chemicals to the soil under or
around buildings to create a chemical barrier. The termiticides are often toxic, have limited
effectiveness/durability and can leachate off the site. A number of fish kills that have occurred in
recent years in Willoughby’s creeks are suspected to have been caused by chemicals used to
repel and kill termites.
To prevent continued degradation to the environment, Council requires integrated pest
management strategies. Approved methods for preventative control of termites is covered by
Australian Standards AS 3660.1 (2000) Protection of Buildings from Subterranean Termites:
Part 1 – New Buildings, specifies procedures for implementing physical barrier systems.
Integrated management includes building design (e.g. exposed slab edge), physical barriers
(considered at the design phase), termite baiting systems and regular inspections by a pest
controller. While not preferred, chemical barrier treatments will be considered if termiticide is
proven to be durable and not prone to leaching. In the case of minor alterations and additions, if
the existing structure does not incorporate physical barriers, then chemical barrier treatment is
permissible.
C.3.2.9
A.
Indoor Air Quality
General Design Principles and Requirements
When discussing air quality, emphasis is usually given to outdoor air quality. However, the
average Australian spends 90% of their time indoors and indoor air quality is likely to be of
poorer quality than outdoor air (CSIRO, 2001). Exposure to indoor air pollutants are linked to a
number of health problems including headaches, fatigue, coughing, sneezing, dizziness and
eye, nose, throat and skin irritation (ISF, 2001).
Air toxic pollutants in new and renovated buildings can be up to 20 times the maximum
allowable limits of indoor air toxics (CSIRO, 2000). Indoor air quality can be impacted from a
number of sources including gas appliances, photocopiers, printers, paints, adhesives, carpets,
wood panels, synthetic mineral fibres, furniture, and aerosols and solvents used for cleaning
(Environment Australia, 2001).
The health risk of indoor air pollutants is a combination of four factors:
•
•
Emissions: materials emit varying levels of air pollutants according to the level of
contaminants they contain. Emissions are also likely to be higher when temperature and
humidity is at higher levels (ISF, 2001; US EPA, 1995);
Toxicity: the toxicity of contaminates in materials can either be acute (immediate) or chronic
(long term);
Part C – General Development Guidelines
Page C3-19
WDCP
•
•
Quantity: large quantities of low-emitting materials can result in high levels of air pollutants;
and
Proximity: materials found within buildings are more likely to affect human health than those
materials found outside (ISF, 2001).
To improve the indoor air quality of buildings, four basic steps can be incorporated at the design
stage – eliminate; ventilate; separate and absorb.
B.
Eliminate Materials
Wherever possible, eliminate materials that can potentially cause indoor air problems. The
following materials should be avoided:
•
•
•
•
•
•
•
•
•
Volatile Organic Compounds (VOCs) are chemical substances that become airborne or
volatile at room temperature. They are emitted by most paints, wood preservatives, aerosol
sprays, glues, cleansers and disinfectants, moth repellents, air fresheners, fuels and
automotive products and dry-cleaned clothing (ISF, 2001);
Formaldehyde is a common VOC and is used widely to manufacture building materials and
household products. Formaldehyde is released from manufactured wood products like
plywood, wall panelling, particleboard, and fibreboard. It is also emitted from combustion
sources, tobacco smoke, treated textiles and some glues (ISF, 2001);
Particulates from fireplaces, wood stoves, kerosene heaters, tobacco smoke and other
combustion sources (ISF, 2001);
Carbon monoxide and nitrogen dioxide can be emitted from unflued kerosene and gas
space heaters, defective chimneys, gas water heaters, wood stoves, fireplaces, gas stoves,
car exhaust from attached garages and tobacco smoke (ISF, 2001);
Pesticides, insecticide and termiticides that are used indoors or tracked in from outside
lawns and gardens (ISF, 2001);
Xylene and toluene solvents are used in paints, glues, carpets and polyurethane (ISF,
2001);
Vinyl chloride monomer styrene can be emitted from vinyl flooring coverings, blinds,
textiles, synthetic rubber underlay, two part fillers and paints (ISF, 2001);
Epoxy resins used in many glues, cement and surface binders (ISF, 2001); and
Timbers treated with chemicals to preserve timbers or as pest controls.
To reduce exposure to indoor air pollutants, it is recommended to select materials that are nonemitting or low-emitting. The following list of materials is from the CSIRO publication Building
with Low Indoor Air Polluting Materials and Appliances (2001). Non-emitting products include:
•
•
•
•
•
•
Glass;
Granite/stone;
Ceramic tiles;
Bricks;
Powder-coated or finished or stainless steel; and
Solid woods (from sustainable sources) (CSIRO, 2001).
The following products are known to be low-emitting products:
•
•
•
“‘zero – VOC’ interior paints (no volatile organic compounds (VOCs) added in the
manufacturing process), if available, as sealer and topcoat” (CSIRO, 2001). Otherwise ‘low
– VOC’ interior paints can be used;
“gypsumboard for wall and ceiling linings”; and
solid wood flooring with low-VOC, UV-cured lacquer pre-applied in manufacturing (CSIRO,
2001).
Part C – General Development Guidelines
Page C3-20
WDCP
If the use of Medium Density Fibreboard (MDF) or particleboard is unavoidable, formaldehyde
emissions can be reduced by laminating or painting (low emission paint) all surface and edges
(ISF, 2001). Manufactured wood products using phenol formaldehyde have lower emission
rates than products using urea formaldehyde (US EPA, 1995).
Additional information:
Ecospecifier is an Australian site providing information on environmentally preferable materials
including those with low toxicity- http://www.ecospecifier.org.
C.
Ventilation
Good ventilation is important for ensuring good indoor air quality otherwise pollutants can
accumulate to harmful levels. Buildings along main roads and industrial areas may need to
control dust with an air filter. Poor ventilation is indicated by condensation on windows, smelly
or stuffy air and areas in which items (books, shoes etc) become mouldy (ISF, 2001).
Interior polluting activities such as high volume copy machines and chemical storage have
specific ventilation requirements. Dedicated exhaust should be provided for high volume copy
machines. Pollutant generating activities such as printing equipment should have 100% return
air exhausted directly to outside.
The principles of ventilation are mainly discussed in ‘Ventilation and Zoning’ in Part C.3.2.3D.
However, ventilation can conflict with energy efficiency principles and this needs to be taken
into account at the design stage. A building in winter should be flushed with warm air in the
middle of the day. In summer, this can be achieved with cooler night time air.
D.
Separation
Problem materials including manufactured wood products, asbestos or lead paint can be kept
separate from occupants by coating the material in laminate or low or no emission paints and
varnishes (ISF, 2001). However, expert advice should be sought first when dealing with
asbestos and lead paint.
Design principles:
•
•
•
•
E.
Garages should be air sealed or separate from homes;
Use of doormats to reduce dust carried into the building by shoes;
Avoid placing compost heaps and bins next to houses as they can be a source of fungal
spores; and
Keep flue outlets away from open windows (ISF, 2001).
Absorption
Indoor plants have been shown to remove VOCs from indoor air and actually improve in
performance the longer the exposure (ISF, 2001). Healthy and well looked after plants are the
most effective. However, if plants are treated for pests, treatments should be applied outside.
Part C – General Development Guidelines
Page C3-21
WDCP
C.3.2.10
A.
Waste
General Design Principles and Requirements
Up to 40% of Australia’s landfill waste comes from construction and demolition. Council has set
a minimum requirement of 85% of waste to be recycled on developments that is to be verified
by appropriate waste disposal (waste tracking) dockets. Initiatives to avoid waste will be
considered by Council to count towards waste statistics. Examples of such initiatives are
materials delivered to site in reusable, recyclable casing collected and reused by the supplier.
The objectives of waste avoidance initiatives are to:
•
•
•
•
minimise the overall environmental impacts of waste;
encourage building designs and construction techniques that will minimise future waste
generation;
maximise reuse and recycling of building and construction materials, household, industrial
and commercial generated waste; and
assist in achieving State and Commonwealth waste minimisation targets.
Waste can be reduced on site by:
•
•
•
•
•
B.
avoiding waste in partnership with suppliers;
selecting materials and products with less packaging or reusable packaging or casing;
the reuse and recycling of materials salvaged from a demolition site;
recycling waste; and
reprocessing waste (eg paint wash-out waste).
Construction and Demolition Waste
Council requires the submission of a Waste Management Plan which details objectives and
actions to manage construction and operational waste. Details of waste storage facility design
and access must be shown on plans or drawings to be submitted with the application. A Waste
Management Plan is a checklist that provides Council with details of demolition, construction
and operational management initiatives to reduce waste (see Additional Information below).
The Waste Management Plan is to be include:
•
•
•
•
•
the volume and type of waste generated;
how waste is to be stored and treated on site;
reuse and recycling initiatives;
details of disposal; and
ongoing management during building operations.
Waste disposal dockets will be used to audit the achievement of 85% recycling for demolition
and construction. Waste streams to be managed but not limited include:
•
•
•
•
•
•
•
Concrete base;
Rubble and soil;
Bricks;
Asphalt;
Wood/timber;
Wall panelling;
Metals;
Part C – General Development Guidelines
Page C3-22
WDCP
•
•
•
•
Plasterboard;
PVC off-cuts;
Electric cable waste including copper core and insulation vinyl; and
Garden waste.
Additional Information:
Part C.8- Waste Management
OnSITE contains information on how to minimise of construction waste. Case studies and
legislative information are provided on the following web site: http://www.rmit.edu.au
Resource NSW provides an information kit to assist in the preparation of Waste Management
Plans: www.resource.nsw.gov.au/publications.htm
Other web sites with useful information are:
www.ecorecycle.sustainability.vic.gov.au/
www.build.qld.gov.au
C.
Ongoing Site Management of Waste
Council requires the integration of recycling systems into the building design:
•
•
•
•
•
Design appropriate recyclables segregation areas to facilitate ease of recycling e.g. paper,
PET, glass;
Locate recycling containers or space for containers near the point of use. For example
communal collection points for recycling and kitchen waste on each floor of a multistorey
apartment block. In an office block design into kitchens and print rooms;
Design adequate waste storage areas for compost, recycling and general garbage
including where appropriate for compactors and balers;
Ensure loading dock design maximises waste handing capacity and efficiency; and
Ensure greenwaste is composted on site by providing composting facilities for 75% of
greenwaste.
C.3.2.11
A.
Metropolitan Air Quality
General Design Principles and Requirements
Minimise the pollution of the air by:
•
•
•
Reduction in greenhouse gas emissions through energy management and design of air
handling equipment;
Encouraging sustainable transport by providing cycling facilities (showers, lockers) and
green travel plans; and linking cycling and walking paths to main transport paths; and
Protecting the ozone layer by avoiding the use of CFCs, Halons and HCFC’s in
refrigeration equipment, air conditioning systems, and insulation or in furniture foams.
The following design principles for multi-unit residential, commercial and industrial
developments apply:
•
No CFCs in the building process or in refrigerants are to be used onsite i.e. HVAC
refrigerants to have an ozone depletion potential (ODP) of zero;
Part C – General Development Guidelines
Page C3-23
WDCP
•
•
•
Adequate exhaust and ventilation is to be provided to all internal areas of the development
in accordance with the appropriate codes and standards and using no asbestos containing
materials or uncoated mineral duct liners;
Air handling equipment is to be designed in accordance with appropriate codes and
standards (AS 1668); and
Mechanical ventilation in car parks is to comply with Australian Standard 1668 (refer to
Clause 4.5).
C.3.2.12
Development of Heritage Items and in Heritage Conservation Areas
The requirements of Part H of this plan override the provisions of this section however Council
encourages appropriate sustainable design solutions where possible.
Design Principles:
i)
ii)
iii)
C3.3
3.3.1
Orientation: Proposals for new buildings in heritage conservation areas or alterations
and additions to heritage items and buildings in heritage conservation areas should give
consideration to northern orientation where possible.
Building envelope:shading devices on heritage items or building in heritage conservation
areas, should be located to the rear and/ or side where they do not impact on the
principle elevation of the building or the significance of the streetscape. Large areas of
glazing in heritage conservation areas should be located at the rear. Glazing will be
considered on its merits for heritage items.
Solar hot water: In a heritage conservation area where, due to the need for northern
exposure, solar systems are only suitable for location on the primary street frontage,
only the collectors are to be on the roof space. Refer to Attachment 2, “Design
Principles for the Conservation of Environmental Heritage” section 1.2.9- Solar Panels
and Hot water Systems.
Minimum Compliance Requirements for Specific Development
Dwelling Houses, Dual Occupancies and Secondary Dwellings
Applications for new dwelling houses, dual occupancies and secondary dwellings must satisfy
certain sustainable development requirements. A completed Sustainability Scorecard is to be
submitted with the development application and is to indicate what sustainability measures will
be provided. An example of a completed Sustainability Scorecard is located in Attachment 3. An
overall score of 8 is to be achieved in addition to the mandatory controls for new dwellings. All
of the sustainable measures are to be specified on the plans and documentation submitted to
Council with the application.
Applications must also comply with the requirements of BASIX with regard to energy and water
consumption and thermal comfort. See www.basix.nsw.gov.au for details.
A BASIX certificate is to be provided for dwelling house, dual occupancy or secondary dwelling
development which requires development consent and where the estimated construction cost of
the work is more than $50,000 or if a swimming pool (or pool and spa) with a capacity greater
than 40,000 litres is being installed.
For habitable development below $50 000, the building envelope is to be designed to maximise
the thermal performance, thermal comfort and energy efficiencies of alterations and additions.
The following criteria are to be met:
1. Ceilings are to have a minimum of R2.5-3 insulation;
2. Walls are to have a minimum of R1.5 insulation;
Part C – General Development Guidelines
Page C3-24
WDCP
3. Roof insulation is required e.g. reflective foil if sarking under roof or foil backed anticondensation blanket for a metal roof; and
4. Provision of appropriate shading of living areas and bedrooms and north, east and west
facing glazing (e.g. eaves, louvres, window tinting, shade cloth).
All development is required to submit an Ecologically Sustainable Development (ESD)
Scorecard (see Attachment 1) which sets out how the proposed works achieve the relevant
mandatory and optional sustainability measures which relate to the development.
C.3.3.2
Boarding Houses, Residential Flat Buildings, Attached Dwellings, Multi-Dwelling
Housing, Shop-top Housing & Seniors Housing including major alterations and
additions.
Due to the climate- moderating effects of common walls, medium density and attached
dwellings are potentially more energy efficient than other types of dwellings.
Attachment 1 outlines what information needs to be submitted with any application. In order to
fulfil the sustainability requirements of this Plan, an application must include a completed
Sustainability Scorecard which includes mandatory and optional measures addressing
sustainable development. Scorecard forms and an example of a completed sustainability
scorecard are at Attachment 1.
For this scale of residential development, an overall score of 10 is to be achieved in addition to
the mandatory controls for medium density and a score of 12 for high density. All of the
sustainable measures are to be specified on the plans and documentation submitted to Council
with the application.
Applications must also be designed in accordance with the provisions of SEPP 65 “Design
Quality of Residential Flat Development”.
Applications must also comply with the requirements of BASIX with regard to energy and water
consumption and thermal comfort. See www.basix.nsw.gov.au for details.
For the commercial component of shop top use developments, refer to C3.3.3.
Alterations and Additions
Alterations and additions to medium and high density residential buildings below $50 000 are
not required to provide a BASIX certificate. However, the building envelope is to be designed to
maximise the thermal performance, thermal comfort and energy efficiencies of alterations and
additions. The following criteria is to be met:
─
─
─
─
Ceilings are to have a minimum of R3 insulation;
Walls are to have a minimum of R1.5 insulation;
Roof insulation is required e.g. reflective foil if sarking under roof or foil backed anticondensation blanket for a metal roof;
Provision of appropriate shading of living areas and bedrooms and north, east and west
facing glazing (e.g. eaves, louvres, window tinting, shade cloth).
Alterations and additions require submission of an ESD report which sets out how the proposed
works achieve the relevant mandatory and optional sustainability measures from the scorecard.
Part C – General Development Guidelines
Page C3-25
WDCP
C3.3.3
A.
Commercial Development
Introduction
Office, Business and Retail Premises are significant users of electricity and are major
contributors to Australia’s greenhouse emissions. Smarter design can lower energy use, lower
operating costs and lower greenhouse emissions (while at the same time make offices a better,
more productive place to be).
The main sources of energy use in Office, Business and Retail Premises include heating and
cooling (air conditioning), lighting and the use of office equipment. The way that occupants
operate and maintain a building is crucial to its energy efficiency so just having a smart design
does not guarantee an efficient building. These controls seek to acknowledge these facts by
addressing both building design and maintenance.
The benefits for Office, Business and Retail Premises development of energy efficient buildings
include:
•
•
•
•
•
•
B.
Improved employee comfort and health, thereby, productivity and loyalty;
Reduced energy costs;
Reduced greenhouse emissions;
Reduced maintenance costs;
Improved capital value and retention; and
Improved leasability and saleability of buildings.
NABERS- National Australian Built Environment Rating Scheme
NABERS is a national initiative managed by the NSW Office of Environment and Heritage. It is
a performance based rating system for existing buildings. It rates a building on the basis of its
measured operational impacts on the environment and provides a simple indication of how well
the environmental impacts are going compared to its neighbours and peers.
One represents the most polluting and five, the least polluting.
The Commonwealth government introduced Commercial Building Energy Efficiency Disclosure
on 1st Nov 2010 which requires a NABERS Energy rating to be disclosed when office space of
more than 2,000sq is offered for lease or sale.
A NABERS Energy for offices rating allows owners and occupiers of office buildings to
benchmark the greenhouse performance of their premises on a scale of one to five. One
represents the most polluting and five, the least polluting. Three represents current best market
practice. It features a software tool that will rate whole buildings, base buildings and tenancies.
As well as benchmarking existing buildings, the Commitment Agreement applies to new
buildings and refurbishments.
New commercial office buildings and refurbishments with a value of work over $250,000 must
demonstrate compliance with this DCP by signing a NABERS Energy Commitment Agreement
to achieve a minimum four star rating for the base building, whole building or tenancies as
appropriate. NABERS energy rating for the base building assesses the greenhouse emissions
resulting from the services traditionally supplied as “common” services to tenants, such as air
conditioning, lifts and common area lighting. The rating for tenancies includes light and power
requirements for tenants occupying space in buildings where central services are supplied by
the building and the whole building rating includes a combination of base building and tenancy
energy consumption.
Part C – General Development Guidelines
Page C3-26
WDCP
As part of the Commitment Agreement, a performance rating will be undertaken once the
building is fully operational and 12 months of energy data has been collected to see if the
building achieves its four star rating. This performance rating lasts for an additional 12 months.
A 4 star NABERS energy rating demonstrates excellent energy performance due to design and
management practices or high efficiency systems and equipment, or low greenhouse intensive
fuel supply. A base building with a four star rating equates to emissions of between 63 and
89kg/m2/year.
C.
Energy Performance Statement
Development Applications for retail and offices (not participating in NABERS i.e. under
$250,000 in value of works) and other developments (including clubs, childcare centres,
community uses, educational establishments, public buildings, and showrooms) but excluding
alterations, additions and fitouts, must include an Energy Performance Statement. The
statement is to set out the proposed energy efficiency measures to be incorporated in the
building and include an estimate of the annual energy consumption of the building (including
occupant’s energy use) in MJ; energy per unit of floor area per annum (MJ/m2/year) and
conversion to CO2 emissions per annum.
For new office (under $250,000 in value of works), the anticipated energy consumption is to be
in accordance 385-460 MJ/m2/pa for the base building.
The report should be prepared by a suitably qualified energy consultant and confirm that the
energy targets can be achieved. The report is to also include the details of metering to be used
to monitor annual energy consumption (MJ/m2/year) and equivalent CO2 emissions per annum.
The Energy Performance Statement should consider but not be limited to:
•
The site use and the occupancy levels.
•
Large energy using equipment and process.
•
Building envelope and building fabric.
•
Site services and their controls.
•
Energy Management practices and policies.
•
Analysis of energy performance with any relevant benchmarks.
D.
Requirements for Office Development
Attachment 1 outlines what information needs to be submitted with any application. In order to
fulfil the sustainability requirements of WDCP, an application must include a completed
Sustainability Scorecard (see Attachment 1) which includes mandatory and optional measures
addressing sustainable development.
An overall score of 24 for offices and 14 for retail and other uses is to be achieved in addition to
the mandatory controls. All of the sustainable measures are to be specified on the plans and
documentation submitted to Council with the application. A completed Sustainability Scorecard
D1 or Ecological Sustainable Development Report (ESD Report) in the case of minor alterations
and additions (See Attachment 1), is to be submitted with the development application and is to
indicate what sustainability measures will be provided. An example of a completed
Sustainability Scorecard is included in Attachment 1.
Part C – General Development Guidelines
Page C3-27
WDCP
Minor Office Development
Minor office development less than $250,000 in value of works and alterations and additions are
required to comply with part C of this clause and submit an ESD Report detailing how the
relevant mandatory and optional sustainability measures in the Scorecard are addressed.
Requirements for Retail Development (over 200m2) and Other Uses including
Clubs, Childcare Centres, Community Uses, Educational Establishments, Public
Buildings, and Showrooms (excluding Office)
E.
Attachment 1 outlines what information needs to be submitted with any application. In order to
fulfil the sustainability requirements of this Plan, an application must include a completed
Sustainability Scorecard which includes mandatory and optional measures addressing
sustainable development.
Minor Retail Development or Other Uses (at or under 200m2 GFA)
Alterations and additions to retail development and other uses at or under 200m2 are required
to submit an ESD Report detailing how the relevant mandatory and optional sustainability
measures in the Scorecard are addressed.
Retail and Office Fitout
Fitouts are not required to submit a Sustainability Scorecard or ESD report. However, the
development should meet the following sustainability measures:
•
•
•
Energy efficient lighting;
3 or higher WELs rated taps and appliances; and
If installing appliances, minimum 3 star energy rating (or 3.5 greenhouse score) is required.
C3.3.4
Industrial Development
Applications for Industrial Development are to submit a scorecard and provide Sustainable
Development Information with the application (as outlined in Attachment 1). Applications for
alterations, additions or fit-outs (excluding changes of use) are to submit an ESD Report
addressing how the relevant mandatory and optional sustainability measures in the Scorecard
are addressed.
Part C – General Development Guidelines
Page C3-28
WDCP
C.4 Transport Requirements for Development
Purpose of Part C.4
The intent of Part C.4 of this Plan is to establish Council’s standards and guidelines to:
1. Minimise the adverse environmental effects of car use within the City;
2. Manage the existing and future on and off road car parking in a manner that sustains and
enhances the economic and environmental qualities of Willoughby;
3. Encourage the use of public transport in areas close to transport nodes;
4. Encourage alternative modes of transport;
5. Ensure that appropriate facilities are provided for bicycles;
6. Provide for the safe, convenient, and efficient movement and accommodation of vehicles
within the City;
7. Ensure that provision is made for a reasonable number of parking spaces for vehicles
generated by a development including visitor, employee, service and commercial vehicles;
8. Ensure that vehicular movements and parking do not impede pedestrian traffic safety and
efficiency;
9. Ensure that the design of parking and servicing areas and their access is safe and
compatible with the best practice standards;
10. Ensure that car parking facilities contribute positively to the public domain;
11. Minimise hard surfaces in order to enhance areas for on-site infiltration of stormwater,
where relevant; and
12. Manage demand for car use by employing the principle of travel demand management.
Travel Demand Management is intervention (excluding provision of major infrastructure) to
modify travel decisions so that more desirable transport, social, economic and/or
environmental objectives can be achieved, and the adverse impacts of travel can be
reduced. The purpose of travel demand management is to reduce the total amount of travel,
minimise the need to expand road systems, reduce the incidents of vehicle crashes, prevent
further congestion, reduce air pollution, conserve scarce resources and increase the share
of non-car based transport. Increasing the supply of parking can induce a greater number of
vehicular trips which increases congestion, impacting negatively on the city environment.
C.4.1 Introduction
This section outlines the transport requirements for development in the City of Willoughby. Car
parking provision is outlined in the table “Schedule of Car Parking Requirements”. Provision for
alternative transport types and design guidelines for car parking facilities are also discussed in
Part C.4 of this Plan.
A.
Parking and Traffic Studies
All major development applications are to be accompanied by a parking and traffic impact study
which assesses the impact of development on the surrounding arterial and local road network.
The study must also identify the transport infrastructure requirements and the cost implications
for the development proposal. If required, traffic studies will be requested at the development
assessment stage.
Traffic and parking studies must be provided for applications required to be referred to the
Roads and Traffic Authority under State Environmental Planning Policy (Infrastructure) 2007
and for designated development.
Part C – General Development Guidelines
Page C4-1
WDCP
A traffic study may also be required for uses with special characteristics which are not
specifically identified in Part C.4 of this Plan. The relevant RTA guidelines and surveys of
similar existing uses may be referenced.
B
Departures from Car Parking Rates
The parking requirements specified in the table below are neither maximum nor minimum rates,
but are the rates to be satisfied in any application. Applicants must demonstrate the justification
for any departure from parking rates in a Statement of Environmental Effects or Traffic Study.
Council will have regard to the following when considering any departures from the car parking
rates as detailed in the table “Schedule of Car Parking Requirements”:
1. The size and nature of the development, amount of additional floor area relative to the
existing floor area and the parking demand generated;
2. Whether a Green Travel Plan has been provided;
3. Encouraging less use of motor vehicles, especially those developments close to railway
stations and major public transport routes;
Availability and accessibility of other public parking;
Accessibility of public transport and the probable transport mode of users;
Proximity to bicycle routes;
Existing and likely future traffic volumes on the surrounding road network and the nature of
this network;
8. The environmental implications of providing parking with particular regard to vegetation and
landscape impacts;
9. Results of a parking survey submitted to Council to justify demand for the proposed use;
and
10. The impact of not providing the parking.
4.
5.
6.
7.
Council will consider each application on its merits, taking into account the individual
circumstances of the development with regard to site attributes, surrounding character and
adjoining land uses. More rigorous standards may be required for developments having
significant environmental impact.
All applicants should be aware of Council’s Section 94 Contributions Plan relating to the
payment of monetary contributions and dedication of land in certain circumstances where
sufficient parking cannot be provided on-site. For additional information, refer to Council’s
Section 94 Contributions Plan for Car Parking.
C.
Proposed Laneway Widenings
The following laneway widenings will be considered in conjunction with any development application
for the siting of any works within proximity of the laneway/ roads. Land may be required for laneway
widening by Council as indicated in the table below:
Reference should also be made to Willoughby Local Environmental Plan 2012 for proposed road
widenings
Lane/ Road name
Properties affected
Suburb
George Brain Lane
•
Chatswood
•
327-341 Penshurst
Street
72 Victoria Avenue
Part C – General Development Guidelines
Page C4-2
Widening required (in
relation to laneway)
• 1.2m from west side
of west leg
• 1.2m from west side
WDCP
•
Stirling Lane
Thomas Lane
View Lane,
between
Leplastrier Lane
and Fullers Road
View Lane, north
of Leplastrier Lane
Whitton Road
between Moriarty
and Fehon Roads
Burke Lane,
between Waters
Road and Station
Street
Kershaw Lane,
parallel to
Willoughby Road
and Wheatleigh
Street
Lawson Lane west
of Oxley Street
Appleton Lane,
between Euroka
and Bellambi
Streets
Jeffery Lane, east
of Woonoona
Road
Wagschall Lane
Dougherty Lane
Iceworks Lane,
between Alexander
Ave and
McClelland Street
Adamson Lane,
between Hudson
Ave and Harris
Street
Harris Lane,
between Harris
Street and Frenchs
Road
Nathan Lane
72-80 and 92-96
Victoria Avenue
202-212, 218-224 Sydney
Street, 334-348 and 352
Penshurst Street
73 Albert Avenue and 2
Thomas Street
734, 754, 760, and 772778 Pacific Highway
1-7 and 25 View Street
Chatswood
Chatswood
Chatswood
of east leg
• 2m from north side
of southern leg
2m from east side
3m widening on western
side
2m from both sides
786, 794, 812A-832
Chatswood
Pacific Highway, 49 View
Street and 8-10 View Lane
2 Fehon Road (Lot 3 DP
Chatswood
171741)
2m from east side
25 Station Street, 36A-40
Park Road and 54-56
Waters Road
Naremburn
1.2m from north side
141and 155 Willoughby
Road
Naremburn
1.2m from west side
2, 4 and 6 Lawson Lane
Naremburn
1.2m from north side
157-173 and 179-181
Sailors Bay Road, 10
Kiola Road and Lot 1 DP
1048708
288-294 Sailors Bay Road
Northbridge
6 metre continuation of
existing laneway
between Euroka and
Bellambi Streets
1.2m from north side
262-278 Sailors Bay Road
40-44 Forsyth Street
Northbridge
North
Willoughby
North
Willoughby
1.2m from north side
1.2m from north side
569-593 Willoughby Road
Willoughby
1.2m from west side
12 Harris Street, 525-535,
545-547 and 553
Willoughby Road
Willoughby
2m from west side
449, 453- 465 and 485
Willoughby Road
Willoughby
1m from west side
181-195 High Street
Part C – General Development Guidelines
Northbridge
Page C4-3
3m from east side
1.2m from west side
WDCP
Osborn Lane, off
Harris Lane
Tulloh Lane, west
of Tulloh Street
Tulloh Lane, east
of Tulloh Street
D.
6-8A Harris Street
Willoughby
1.2m from north side
46-52 Frenchs Road and
68 Tulloh Street
30-42 Frenchs Road
Willoughby
2m from north side
Willoughby
1.2m from north side
Provision of Traffic Management Measures on Arterial Roads
All applicants should be aware that any road and/or intersection works or upgrades on arterial
roads, required to mitigate associated traffic impacts arising from a proposed development, is to
be provided at total cost by the applicant.
E.
Railway Precincts/ Major Public Transport Corridors
For office/business development, attached dwellings, multi dwelling housing and residential flat
buildings and restaurants, special rates are applied where the proposed development is located
within a railway precinct (approximately 500 metres from a railway station) or on a major public
transport corridor (MPTC).
Maps indicating the location of Railway Precincts are attached in Attachment 7. Where any part
of a street block falls within the 500m radius or adjoins a MPTC the whole of that block is
considered to be included within the railway precinct or on the MPTC.
For the purposes of this Plan, the major public transport corridors (MPTCs) are identified as
follows:
•
•
•
•
•
•
•
The Pacific Highway south of Albert Avenue, Chatswood;
Victoria Avenue west of Penshurst Street;
Willoughby Road;
Strathallen Avenue;
Penshurst Street south of Victoria Avenue;
Sailors Bay Road B2 Local Centre zone;
Eastern Valley Way.
(Where any part of the street block adjoins a MPTC, the whole of that block is considered to be
included as a MPTC)
C.4.2 Car Parking Requirements
A.
Parking Rates
The number of car parking spaces to be provided on the site is to be determined in accordance
with the table “Schedule of Car Parking Requirements”. The uses referred to in the Schedule of
Car Parking Requirements generally refer to the predominant use of the site. However, each
separate type of use on the site is to be identified and the respective floor areas used for the
purpose of calculating the total car parking requirement. If any spaces are provided which are in
excess of the specified rates, these spaces will be included in the calculation of floor space
ratio.
Special requirements will be determined for individual cases where the use proposed cannot be
identified with the uses in the Schedule. Such requirements will be related to the scale of the
development, general standards established elsewhere, the intensity of the public use and also
Part C – General Development Guidelines
Page C4-4
WDCP
based on surveys of sites with similar uses at a similar scale (see Departures from Car Parking
Rates in Part C.4.1B above).
Where the amount of parking required is not a whole number, the number of spaces required
will be rounded down to the nearest whole number.
B.
Calculation of Floor Areas
Where reference is made to floor area/ use area etc, that reference means nett floor area i.e.
exclusive of walls, fixed corridors and lobbies, stairs, lift wells, air conditioning rooms, amenities,
accepted dock spaces, vehicular access ways and parking areas, except where otherwise
stated. This excludes dual occupancy development which measures gross floor area.
C.
Alterations and Additions
Where development comprises an extension/ modification to an existing development, Council
will generally only require that additional parking to be provided to cater for additional demands
arising from increases in floor space or change of use.
D.
Table: Schedule of Car Parking Requirements
Land Use
Parking Requirements
Residential
Dwelling houses
Dual Occupancy/ semi detached
Attached dwellings, multi dwelling
housing and residential flat
buildings - Medium density
(Outside Railway Precincts or
Major Public Transport Corridors)
Attached dwellings, multi dwelling
housing and residential flat
buildings within Railway Precincts
(refer to Railway Precincts maps
in Attachment 7) or located on
Major Public Transport Corridors
(refer to Clause C.4.1-E)
Shop Top Housing
Secondary Dwelling
1 space / dwelling with 2 bedrooms or less
2 spaces / dwelling with 3 bedrooms or more
1 space / dwelling < 125 m² GFA
2 spaces / dwelling > 125 m² GFA
Studio/ 1 bedroom- 1 space
2 bedroom- 1.2 spaces
3+ bedroom- 1.5 spaces
Visitor spaces- 1 per 4 dwellings
Studio- 0.5 space
1 bedroom- 1 space
2 bedroom- 1 space
3+ bedroom- 1.25 spaces
Visitor spaces- 1 per 4 dwellings
Studio-0.5 space
1 space/ dwelling (other than studios)
Visitor spaces- 1 per 4 dwellings
Nil
Note: Council will not issue Resident Parking Permits to residents of newer multi unit
developments as this does not meet the intention of the control plan to provide parking for
all residents off-street and to encourage the use of public transport (notation adopted 1 May
1998).
Part C – General Development Guidelines
Page C4-5
WDCP
Land Use
Parking Requirements
Housing for Seniors or People with a Disability:
The relevant provisions of State Environmental Planning Policy (Seniors Living)
2004 (which are current at the time of application) apply for all development of
housing for seniors or people with a disability in the City of Willoughby..
Casual residential
Hotel and Motel Accommodation
1 space/ unit
+ 1 space/ 2 employees
If restaurant or function room is included,
parking rates for that use is to be in
accordance with the relevant restaurant
parking rate
Serviced Apartments
1 space / 4 units
+ 1 space/ 2 employees
Boarding houses
The relevant provisions of State Environmental
Planning Policy (Affordable Rental Housing)
2009 apply.
The relevant provisions of State Environmental
Planning Policy ( Exempt and Complying
Development Codes) 2008 apply.
Alternatively, if subject to Development
Application, 1 space /5 beds and 1 space
/resident owner or manager
2 spaces minimum (each application to be
determined on its merits)
Bed and Breakfasts
Group home
Office / Business
Office / Business Premises
(Outside Railway Precincts and
MPTCs)
Office/ Business premises within
Railway Precincts (besides those
mentioned below) and Major
Public Transport Corridors as
defined in Clause C.4.1-E
Office/Business premises in
Chatswood (Zone B3 under WLEP
1/60m²
1/ 110m²
1/ 200m²
2012) where access is only available
from Pacific Highway, Albert Avenue,
Victoria Avenue, Help or Railway
Streets*
Banks and financial institutions
Office component- in accordance with the
office rates above
Public areas- 1 space/ 25m2
Sex services premises
1 space /2 employees
*The purpose of this differentiation is to limit onsite parking with access from streets least
able to cope with additional traffic and entry and exit points
Part C – General Development Guidelines
Page C4-6
WDCP
Land Use
Parking Requirements
Retail
Shop*
1 space/ 25 m²
Bulky Goods
1 space / 77 m² factory space
Ancillary office space- in accordance with
office/commercial rates above
1 space / 300 m² warehouse space (i.e. space
not accessible to the public)
6 spaces/ 100m² showroom space (i.e. space
available to the public)
6 spaces / 100 m2
Video / DVD stores and
supermarket
Drive-in liquor stores
In accordance with RTA Guidelines for Traffic
Generating Development
* Note: In the case of shop development proposals, where the shop selling areas are not
precisely defined on the plans submitted to Council for development approval,
determination of parking requirements will be based on a figure equivalent to 85 percent of
the net lettable area.
Motor vehicle services
Vehicle repair station
Service Stations
Vehicle sales or hire premises
4 holding bays/ workshop bay
+ 1 space / 2 employees
4 holding bays / workshop bay
+ 1 car parking space/ 25m² retail space
+ 1 car parking space/ 2 employees
Office space- in accordance with
office/commercial rates above
+ 1 space / 200m² of display area for customer
parking (minimum of 2 spaces must be
provided)
* Spaces which are vehicle storage spaces or holding bay spaces forming part of the needs
of the activity are not ancillary car parking spaces for the purposes of gross floor area
calculation.
Child care centres and education
Note: For all child care centres reference should be made to setdown/ pickup
requirements outlined in Section C.4.3 F.
Long day care centres (outside
Railway precincts and MPTCs)
1 space/ full time staff member
1 space/ 2 part-time staff
1 space/ deliveries
Long day care centres (within
Railway precincts and MPTCs)
1 space/ 2 employees
Work based child care centres
Minimum 2 staff spaces
Part C – General Development Guidelines
Page C4-7
WDCP
Land Use
Parking Requirements
Preschool, Occasional Care
Centres or Out of School Hours
Care
1 space/ 8 children
1 space/ full time staff member
1 space/ 2 part-time staff
(May be reduced to require 1 space/ 2
employees if within 500m of a railway station)
Educational Establishments
1 space / 2 staff
+ 1 space / 10 tertiary students
+ 1 space / 10 seats in assembly hall (may be
inclusive of all other requirements).
Spaces for sports fields or educational
establishments in residential zones will be
determined by Council in each case.
Food & Beverage
Pubs, Wine Bars, and Registered
Clubs
1 space / 20 m² of bar, lounge, dining room,
function room, auditoria, garden lounge area
+ 1 space / accommodation unit
+ 1 space / 2 employees
Restaurants (outside railway
precincts and MPTCs- See map
at Attachment 7 and Clause
C.4.1- E)
1 space/ 25m²
Plus 1 space/ 2 employees
Restaurants (within railway
precincts and MPTCs- See map
at Attachment 7 and Clause
C.4.1- E)
Drive in take away food and drink
premises
1 space/75m²
Footway seating
Note: Additional parking spaces are not
required for footway seating provided in
conjunction with an existing restaurant.
1.5 spaces per 100m² of site area, plus
2 spaces per 5 seats, plus
1 space per 3 employees
Health and community services
Hospitals
1 space/ registered medical practitioner or
dentist
+1 space / 2 other employees
+1 space / 3 beds for visitors
Health Consulting rooms
1 space/ additional health care professional
+ 1 space/ 2 other employees
+ 1 space/ health care professional for
patients, with a minimum of one disabled
visitor parking space
Part C – General Development Guidelines
Page C4-8
WDCP
Land Use
Parking Requirements
Medical Centres
1 space/ health care professional
+ 1 space/ 2 other employees
+ 1 space/ health care professional for
patients, with a minimum of 2 disabled visitor
parking spaces
Veterinary hospitals
1 space/ veterinarian
+ 1 space/ 2 other employees
+ 1 space/ veterinarian for clients, with a
minimum of 2 visitor spaces
Leisure / recreation
Squash
3 spaces / court
Tennis
3 spaces / court
Bowling greens
30 spaces for first green
Bowling alleys
3 spaces / alley
Gymnasiums
3 spaces / 85 m² GFA
Public hall / place of assembly /
place of public worship
1 space / 10 seats or
1 space / 10 m² of area where no permanent
seating is provided
+ 1 space / 2 employees
Industrial
Industrial development (including
warehouses)
Office and showroom area- in accordance with
office/business rates above
+ 1 space / 77 m² of factory use area
+ 1 space / 300 m² of storage area
Note: Where the end user of an industrial development is unknown, the parking rate will be
estimated based on the maximum permitted ancillary office and showroom component
under Part F2.2 of this Plan (up to a maximum of 50% of the nett floor space), with the
remainder of the floor area calculated on the factory use rate above.
High tech industrial
1 space/ 100m2 GFA
Self storage facilities
Calculated as per industrial storage areas,
unless traffic study is submitted which justifies
an alternate rate. A minimum of two visitor
parking spaces are to be provided at the front
of the premises in a publicly accessible area
for customers.
Designated development
To be justified by a traffic and parking study.
Part C – General Development Guidelines
Page C4-9
WDCP
Land Use
Parking Requirements
Other
Funeral Home or Funeral chapel
E.
1 space/ 10 seats
Changes of Use
Provision must be made for potential future changes of use eg. developments which are to be
let (i.e. where the end user is not known), to avoid the situation where the failure to provide the
additional car parking spaces required for a new use would result in that use change being
refused.
F.
Attached dwellings, multi dwelling housing and residential flat buildings /
Industrial / Office/ Business and Retail Development
In the case of mixed use development, calculations must be determined for each use
separately, excepting that visitor car spaces are to be determined using the area of the total
development on the site.
C.4.3 Other Parking Issues
A.
Visitor Parking
Visitor parking must be suitably grouped, clearly marked and conveniently located. For
residential areas, consideration must be given to the location of visitor car parking spaces in
order that any security which may be required for residents’ parking can be installed without
impeding access to visitor spaces. For further details see Part C.11: Safety by Design.
Requirements for visitor parking are specified in the table “Schedule of Car Parking
Requirements”.
For attached dwellings, multi dwelling housing and residential flat buildings, visitor car parking
may be located forward of the building line where parking does not detrimentally impact on the
streetscape. The parking must be well landscaped with the use of absorptive surfaces such as
pavers, grasscrete etc., to soften the appearance of these areas. Visitor parking spaces and
parking spaces provided for the commercial component of any development are to be freely
accessible at all times for the use of visitors and customers to the site.
B.
Car Parking for Adaptable Dwellings
Car parking facilities for adaptable housing must comply with the requirements of Part C6 of this
Plan (Access, Mobility and Adaptability). All adaptable units must be allocated a car space.
Disabled (accessible) parking is to be provided in accordance with Part C.6 of this Plan.
Part C – General Development Guidelines
Page C4-10
WDCP
C.
Stack Parking
Stack parking describes the situation where the use of any parking space requires the
movement of one or more other vehicles. Generally, Council does not favour this form of
parking, due to issues with manoeuvrability and the possibility of vehicles being “parked in”. Any
proposal for stack parking must provide evidence that there is a real need for stack parking and
that such a provision will not adversely affect the use of the site.
For residential development, stack parking may be provided where the spaces can be allocated
to the same dwelling. For other types of development, stack parking may be accepted for low
turnover uses provided that:
•
Not more than 25% of cars are to be stack parked;
•
Provision is made in the design of the car park to enable reasonable shuffling of cars
without the movement or the likely encouragement of reversing vehicles on or off the
property.
D.
Mechanical Car Parking
A mechanical car parking system is where cars are parked by mechanical means, rather than
by the driver of the vehicle. Proponents for such a system will be required to advise Council
why a mechanical parking system is considered more appropriate than conventional means of
parking. The following principles must be considered when implementing mechanical car
parking systems:
•
•
•
•
•
•
•
There is a demonstrated need for such a facility and that such a provision will not adversely
affect the use of the site or immediate locality;
Structural elements are to comply with industry standards, with particular emphasis on
safety;
Systems must not endanger persons or vehicles;
Noise level kept to a minimum;
Emergency measures predetermined to cope with an emergency;
Queuing must not occur on-street; and
Trained personnel are to operate the parking system.
Mechanical parking systems are not suitable for visitor or disabled persons parking spaces.
E.
Car Wash Bays
The provision of car wash bays is not encouraged. However, where car wash bays are
proposed, the space must be connected to the sewer and serviced by recycled or tank stored
water. Hydraulic details are to be provided with the development application.
F.
Child Care Facilities
Long Day Care Centres- areas outside Chatswood CBD
i)
Car parking is to be provided on site for staff vehicles and for setting down and picking
up of children to reduce the incidence of on-street parking, detrimental impacts on the
amenity of the surrounding residential area and maintain child safety.
ii)
Vehicles should enter and leave the site in a forward direction. Access driveways widths
are to be in accordance with AS 2890.1 (Parking- off street parking)..
Part C – General Development Guidelines
Page C4-11
WDCP
iii)
Vehicle parking must be separate to the outdoor play space of the Centre.
A drive-through for drop-off and pick-up for children with space within the driveway for the
stopping of at least 1 car per 10 children to be provided in the care centre. Provision of a drive
through will require a minimum frontage to the site of twenty metres or a corner location. The
width of the driveway should allow for a vehicle to pass a parked vehicle.
In residential areas a minimum 20 metre frontage is required. (See section G.8)
Where a long day care or occasional day care centre is proposed in a non residential zone site
with less than a 20 metre frontage or not a corner location, it will be necessary to provide car
parking on the site at the rate of 1 space per 10 children. This car parking should be directly
linked to the entrance to the centre allowing pedestrian movement to be separated from the
manoeuvring area of the car park.
Car Parking - Work-Based Child Care Centres
In the case of a Work Based Child Care Centre, parking should be provided as follows:
1. Staff Parking is to be clearly marked to reflect that they are for the exclusive use of staff in
the Child Care Centre between 7am and 7pm.
2. A vehicle setdown area is to be provided on the basis of one space per 8 children for
setdown/pick up of children;
3. The setdown area is to be located within 50m of the childcare centre site. If the setdown
area is in a basement car park it is to be within 20 metres of a lift providing direct access to
the child care centre.
4. Where the setdown area is not provided on-site, the matter will be referred to Council’s
Traffic Committee for their comment;
5. On-site parking located underground is to be within 20m of a lift which has direct pedestrian
access to the childcare centre (and the level where appropriate);
6. The setdown area spaces should be clearly marked to reflect that they are for the exclusive
use of the childcare users between the peak am and pm hours of the centre (e.g. 7.00am9.30am and 4.00pm-6.30pm).
The above applies unless it can be demonstrated to Council that a suitable alternative exists
that will meet this objective.
Car Parking - Pre-School / Occasional Care Centres or Out of Hours School Care
1. If a drive-through is provided, the drive-through should provide a set-down area for at least
1 space per 8 children and be at least 5 metres wide in the drop off area.
2. Access driveways to car parking spaces should have a minimum width of 3 metres for oneway flow. For two-way flow of vehicles to an onsite parking area, the minimum width
appropriate is 5.5 metres.
C.4.4 Provision of Alternative Transport Facilities
A.
Green Travel Plans
A green travel plan is a package of initiatives to reduce car based travel. The objective of a
Green Travel Plan is to encourage employees within an organisation to make greater use of
public transport, cycling, walking and car sharing for commuting and work related journeys.
Part C – General Development Guidelines
Page C4-12
WDCP
Strategies
1. Transport Access Guides (TAGs) providing information to staff and clients on how to reach
2.
3.
4.
5.
6.
7.
8.
9.
places via public transport, walking or cycling. More information on development,
implementation and publicising TAGs is available on the Roads and Traffic Authority
website www.rta.nsw.gov.au/usingroads/traveldemandmanagement/transportaccessguides/
index.html
Providing staff with a substantial discount or subsidy on public transport costs.
Provide a bus to pick up and drop off staff to the nearest railway station.
Provide staff with cycling allowances, loans and insurance together with bicycle storage and
showering and changing facilities.
Provide information to staff on public transport options available.
Adopt car pool scheme for work related journeys.
Introduce staff car sharing scheme for fleet vehicles.
Use taxis or public transport for work related journeys.
Provide priority parking for staff who car pool with more than 2 passengers.
Strategy tools
1.
2.
3.
Regularly publicise the scheme.
Review staff car parking with the aim to reduce spaces to the minimum necessary for
operational reasons.
Establish a plan with measurable targets that concur with the principle of the Green Travel
Plan.
Implementation
Council may impose conditions of consent to a development consent requiring
implementation of a Green Travel Plan for commercial or industrial development. At
Council’s discretion, requirements for on site car parking may be reduced on the basis of a
written agreement between Council and the owner/ occupiers for implementation of a Green
Travel Plan.
B.
Motorcycle Parking
Motorcycle parking must be provided at a rate of 1 motorcycle space per 25 car spaces.
These spaces are to have an area of 1.2 metres x 3 metres.
C.
Bicycle Parking
Bicycle parking facilities must be provided for commuting and recreational destinations of
bicycle trips. In general every bicycle parking device/ storage area must:
1. Enable wheels and frame to be locked to the device without damaging the bicycle;
2. Be placed in public view and well lit for security purposes;
3. Be in a convenient and accessible location outside pedestrian and vehicular movement
paths; and
4. Be protected from the weather.
Design of bicycle parking facilities is to be in accordance with the provisions of AS 2890.3.
Showers and change facilities must be provided where more than three bicycle lockers are
provided, and must be located close to secure bicycle parking facilities for commercial and
Part C – General Development Guidelines
Page C4-13
WDCP
industrial development. The following is provided as a guide for the number of bicycle places to
be provided:
Residential
Office/business
Retail/ Restaurant
Industrial
Bicycle lockers
1 per 10 units
1 per 600m²
1 per 450m²
1 per 1500m² of site area
Bicycle rail/ racks
PLUS 1 per 12 units
PLUS 1 per 2500m²
PLUS 1 per 150m²
PLUS 1 per 2500m²
Table: Bicycle Parking Requirements
Bicycle lockers are intended for use by residents/workers of the development, and could
therefore be included in secure areas of the building. Where car spaces within the development
provide security devices for individual car spaces, these may be acceptable in place of
providing bicycle lockers.
Bicycle rails are intended for use by visitors to the building and must therefore be located in
publicly accessible locations. Bicycle parking rates required for other land uses are to be
determined on a merits basis.
D.
Public Transport
For large developments, developers must ensure that access to public transport services is
maximised by negotiating with the State Transit Authority where deemed necessary by Council
to divert routes or provide for additional services. The need for applicants to liaise with state
transport authorities is to be determined by Council at development application stage.
C.4.5 Design Guidelines
A.
Parking Spaces
1. All off-street parking provisions must comply with the current Australian Standard 2890
applying to Off Street Parking.
th
2. All parking provision, swept path etc. are to suit a minimum 85 percentile vehicle or
appropriate commercial vehicle, whichever is relevant.
3. All minimum dimensions are to be dimensions clear of any obstructions.
Layout of Car Parking Spaces
1. The layout of designated car parking spaces must be organised so that the direction of
movement through the area must be easily recognised and assisted where appropriate with
adequate direction signs or pavement markings.
2. In general, no designated car parking space may be located between the building line and
the property alignment.
3. In general, any designated car parking space accessed from a rear lane is to have a
minimum setback of 1 metre with a 1 metre splay to the rear boundary.
4. In general, all car parking spaces except those provided for single dwellings and dual
occupancies must be provided with adequate turning areas and aisle widths to ensure that
Part C – General Development Guidelines
Page C4-14
WDCP
all vehicles are able to move in a forward direction at all times when entering and leaving
the site.
Dimensions of parking spaces
1. The dimensions of unenclosed car parking spaces clear of columns and dividing walls are to
be:
Minimum length: 5.4m for right angled parking
Minimum width: 2.5m
2. Internal dimensions of single garages clear of obstructions are to be:
Minimum length: 5.6m
Minimum width: 3m
with minimum car access opening free of any encroachment from jambs and fittings:
2.4m.
B.
Off-Street Loading & Unloading Facilities
Loading Bay Provision
1. Off-street loading and unloading facilities must be provided for all businesses, commercial,
office and retail as required by Council. The size and number of loading bays provided will
be determined by Council having regard to the:
i) Frequency of deliveries;
ii) Size and bulk of goods;
iii) Size of trucks;
iv) Availability of on-street loading zones; and
v) Intended use of the premises.
1. In this regard full details of the anticipated volume and frequency of deliveries must be
submitted to Council with each development application.
2. Provision must be made for removalist vans to park, load and unload onsite for all
residential developments in excess of 12 units.
Loading Bay Dimensions
1. Loading bay dimensions must conform with the current appropriate Australian Standard
2890 for Off Street Parking.
Part C – General Development Guidelines
Page C4-15
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2. In major industrial developments, warehouses and multi-storey buildings or where garbage
compactor units are to be used internally, depending on the type of waste collection vehicle
expected to be used, a dock headroom clearance up to 6.6m may be required.
3. Adequate building splay facilities must be provided to each loading bay to minimise the
danger of damage to the building and the vehicle during manoeuvres as well as to provide
adequate sight distance for pedestrians.
C.
Internal Manoeuvring Areas
1. On site turning facilities must be provided to permit the turning of vehicles likely to frequent
the premises. The swept path design templates shown in the current Australian Standard
2890 must be used to determine the layout of service areas.
2. Council may consider swept path templates from approved computer programs provided the
appropriate class of vehicles are used and documentary evidence produced from vehicle
manufacturers to support design parameters. Each submission will be treated on its own
merits.
D.
Vehicular Crossings
General Siting
1. The location of any vehicular crossing from a public street to the property alignment must
comply with the Australian Standard 2890 as well as being so situated that any vehicle
turning from the street into the vehicular access driveway, or turning into the street from it,
can be clearly seen by the driver of an approaching vehicle or pedestrians.
2. The siting of driveways in terms of proximity to intersections must be in accordance with
Australian Standard 2890.
Relationship of Driveways
1. Driveways must be separated from each other at the kerb and at the alignment.
2. No driveway must be located closer than 0.6m to the adjoining property and, if practicable,
this distance must be increased to 1.2m for commercial land uses.
3. The distance between adjacent driveways must be less than 1.5m or greater than 6m to
deter vehicles from attempting to park between driveways and beside an insufficient section
of kerb.
4. A single combined ingress/ egress driveway must only be accepted for up to 35 car parking
spaces. The entry & exit lanes of a combined driveway must be separated by a physical
barrier (eg median island) at the property boundary alignment (situated wholly within the
property) if there is any likelihood that vehicles entering and leaving the site simultaneously
may obstruct or delay traffic flow.
5. Driveway widths at the alignment and for at least one vehicle length within the property must
be in accordance with Australian Standard 2890.
Levels and Gradients of Internal Driveways
For all residential development:
Part C – General Development Guidelines
Page C4-16
WDCP
1. The gradient of the driveway across the footpath between the edge of the roadway and the
boundary of the site should not exceed 1 in 20 (5%). All internal driveways shall be
approximately level for the first 6 metres from the site boundary or any pedestrian way –
maximum grade 1 in 20.
2. For grades in excess of 1 in 8 (12.5%), a transitional grade will be required to prevent
negotiating vehicles from scraping their undersides or bottoming. The transitional grade is
calculated at half the sum of the 2 adjacent grades and is to be of minimum 2m in length.
3. For dwelling houses and dual occupancy development, the gradient of the driveway within
the property should:
i) for the first 3 m of the driveway from the front boundary, have a gradient not steeper
than 1 in 12;
ii) for the last 3m before the garage, carport or parking area not steeper than 1 in 8; and
iii) for the length not steeper than 1 in 4.
4. For internal driveways of all other developments, the grade must comply with the current
Australian Standard 2890.
E.
Ventilation of car parking areas
1. For attached dwellings, multidwelling housing, residential flat buildings and shop top
housing, natural ventilation is to be provided to all car parking areas including basement
parking areas, and must be so designed that openings to the exterior of the building, at one
point (e.g. at driveways) be no higher than 600mm above the floor level of the parking area
to facilitate adequate dispersion of carbon monoxide from the area. Where full natural
ventilation cannot be achieved in multi-storey buildings, a combined system of natural and
mechanical ventilation may be considered by Council.
2. Mechanical ventilation must be in accordance with the requirements of AS 1668.2: The use
of mechanical ventilation and air conditioning in buildings - mechanical ventilation for
acceptable indoor air quality, Section 4: Ventilation of enclosures used by vehicles with
internal combustion engines.
C.4.6 Additional Controls for single dwellings, semi detached dwellings, boarding
houses and dual occupancy development
Performance Criteria
Location of car parking structures
1. Garages and carports will not visually dominate or conceal a large proportion of the street
façade. The structures should be designed to blend into the streetscape and should
integrate with the overall design of the dwelling in terms of height, form, materials, detailing
and colour.
Part C – General Development Guidelines
Page C4-17
WDCP
Visual Impact
1. The visual dominance of driveways and car parking structures will be minimised by:
i)
ii)
iii)
iv)
v)
use of irregular driveway alignment;
minimising driveway width;
selection of paving materials for driveways and open car parking areas; breaking up
the appearance of driveways with landscaping or central grass strips;
use of landscaping or screen planting; and
using stacked parking or single garage arrangements.
Structures in the front setback
1. Car parking may be permitted in front of the building line where the preferred approach is
open carports, pergola style structures or hard stand spaces. Such circumstances include:
i)
ii)
iii)
iv)
v)
sites which drop or rise steeply from the front boundary;
where the surrounding streetscape has a prevalence of car parking structures within
the setback area;
the site is located on a state or regional road where due to traffic noise, use of the front
setback area for car parking is preferable to the loss of useable open space at the side
or the rear;
corner sites where the car parking structure is located in the side street and setback at
least 1m from the property line; and
where the only other practical alternative is at the rear of the dwelling taking up private
open space area.
Part C – General Development Guidelines
Page C4-18
WDCP
Driveways and turning areas
1. Driveways and ramps will be gradual and well integrated with the topography of the site.
2. Areas for driveways and turning areas should be the functional minimum to reduce total
hard paved surface.
3. Car parking structures should not unreasonably obstruct significant views and vistas
enjoyed from adjoining properties and the public domain.
Minimise runoff
1. Carparking areas and driveways should be designed to minimise hard surfaces in order to
reduce surface runoff.
Controls
Locations and design solutions
1. Applicants should demonstrate the most suitable location and design solution for an
individual site having regard to the intent of this Control and the relevant Desired Future
Character Statements in Part D.1.2.
2. The car parking requirements may be satisfied either as an open car parking space, a
carport or a garage.
Siting of car parking spaces
1. Car parking spaces should be located:
i)
ii)
iii)
iv)
as an integrated part of a new dwelling where site conditions permit on or behind the
building line;
at the rear of the site where access is available off a rear laneway; or
within a side boundary setback area in a hard stand, garage or carport (which may be
in stacked or tandem form);or
in front of the building line as a single hardstand/single open sided carports, with a
minimum 1m setback from the front boundary for landscaping; and to improve
sightlines for pedestrians and exiting vehicles. (Where an additional setback is
possible provision should be made to allow a vehicle standing area in front of the
carport.)
Design
1. Designs should not have double garage door fronting the street. Double garage doors can:
i) be orientated to face away from the street, be broken up into separate units including
open carports; or
ii) be set into the building behind the front alignment of the ground floor.
2. These above solutions may require additional space for driveway access and design of the
garage facade to present well to the street.
3. The colour of garage doors should be consistent with the main residence and particularly
avoid a contrast in colours.
Part C – General Development Guidelines
Page C4-19
WDCP
Construction
1. Driveways, which do not have engineering constraints such as curves, steep gradients (1:5
or more) or elevated suspended areas may contain:
i)
ii)
iii)
paved wheel tracks or strips with a maximum 900mm for each track and river gravel,
crushed stone, grass or other ground cover between the strips; or
grass reinforcing system such as concrete or plastic cells; or
crushed stone or gravel on an unpaved base (where gradients are generally less than
1:10).
2. Where crushed stone and gravel is to be used, details are to be submitted regarding
measures proposed to ensure such material does not enter the adjoining roadway and
stormwater system.
3. The dimension for the entrance to a driveway should be 3m, with the width of a driveway
being 2.5m and minimum setback from any side boundary of 600mm to allow for planting
and underground services.
4. Driveway kerb crossings should be sited to maintain adequate space (6m) for on-street
parking between crossing.
Impact on vegetation
1. Driveways are to be located no closer than 2m from any street tree or 1.5m from all other
trees unless otherwise directed by Council.
2. To maintain existing natural air ratios within the root zones beneath paving, the following
measures are to be employed:
i) bridged structures and footings; or
ii) elevated or cantilevered structures;
iii) concrete lawn pavers on natural soil levels; or
iv) aeration bases such as sand, structural soils or agricultural drainage pipe.
C.4.7 Additional controls for attached dwellings, multi dwelling housing and residential
flat buildings
Performance criteria
Design of car parking structures
1. Car parking structures should be subservient in scale to the building and be integrated and
compatible with the overall design of the development in form, use of material, finishes and
colour.
2. Where car parking structures must front the street due to topographical or other exceptional
features of the site, it is preferable that these be not flush with the building frontage, but be
recessed.
3. Vehicular entrances to basement parking should not be located on the street facade, but to
a side or rear facade. Access should be well integrated into the streetscape, properly
landscaped with suitable screening. Garage doors, shutters and grilles should not be
visually obtrusive and should blend in with the appearance of the buildings.
Part C – General Development Guidelines
Page C4-20
WDCP
Various methods for limiting direct access to major roads and
allowing vehicles to enter and exit in a forward direction
4. Car parking facilities should be designed to conveniently and efficiently serve users by:
i) being reasonably close and convenient to the dwellings they serve;
ii) being secure or capable of easy surveillance by residents from communal areas or
dwellings;
iii) not being a dominant element when viewed from the street and should be suitable
screened from view from the street;
iv) minimising the reflection of car headlights into windows;
v) having clearly defined visitor parking and parking areas for the disabled; and
vi) having good ventilation.
5. Where basement parking is provided, ensure the design considers the provision of:
i) a limited number of secured entry points to parking areas;
ii) good lighting; and
iii) natural ventilation and drainage for this area.
Part C – General Development Guidelines
Page C4-21
WDCP
Garages and carports should be located to provide
easy access to dwellings.
Garages, carports and driveways should be integrated
with the overall design by using similar materials,
colours and detailing to those used for the dwellings.
Driveways and turning space dimensions should be
reduced to the minimum compatible with function.
Planting, fences or the natural slope of the land should
be used to reduce the apparent extent of car parking
spaces and driveways. Avoid situations in which
neighbours are likely to be annoyed by headlights.
Vehicular access and driveways
6. The design of driveways and parking areas should have regard to the safety of pedestrians,
cyclists and vehicles.
7. Driveways and parking areas should be minimised to reduce the volume of stormwater
runoff and increase the area available for landscaping. Car parking areas and driveways
should be surfaced, sloped to drain and preferably be pervious, using materials such as
grass strips, river gravel, perforated paving, dry joint paving etc. for surface absorption.
8. Minimise the visual dominance of driveways and car parking structures by:
i) varying the alignment of long driveways and access lanes;
ii) ensuring the width of driveways and turning areas is the functional minimum;
iii) selection of paving materials for driveways and open car parking areas;
iv) breaking up the appearance of driveways with landscaping; and
v) use of landscaping and screen planting.
Pedestrian access
1. Pedestrian access to dwellings should be separate from vehicular access to the site.
Controls
Dimensions of parking spaces
1. Internal dimensions of double garages clear of obstructions are to be:
Minimum length:
5.6m
Minimum width:
5.2m
with minimum unobstructed car access opening:
4.8m.
2. Minimum clear headroom in undercover car parking areas is to be 2.4m.
Part C – General Development Guidelines
Page C4-22
WDCP
Design of car parking structures
1. Garages, carports and driveways must not visually dominate the street frontage. Car
parking structures should not face the street nor conceal the facade of the building.
2. Where car parking is provided at ground level under a building, the appearance of a building
on exposed columns is not permitted where visible from a public road or place.
3. Where parking is provided above natural ground level, any openings for natural ventilation
should either be screened with bricks or masonry to match the building, have decorative
louvres, or be screened by landscape, or a combination of these.
4. Underground/ understorey parking will be considered as 1 storey if it is more than 1m above
natural ground level at any point.
Avoid allowing garages and carports to dominate
the street as it spoils the residential character,
reduces surveillance and deters pedestrian activity
If garages must front the street, ensure that they
are set back behind the building frontage and are
detailed to provide visual interest
5. Open car parking areas and driveways must be:
i) well landscaped with shade trees and screening vegetation;
ii) located to be unobtrusive and suitably screened from roads and public places;
iii) preferably within view of some dwellings for surveillance;
iv) designed to minimise the visual impact of hard paved areas; and
v) designed, surfaced and sloped to facilitate stormwater infiltration on site, using
materials such as river gravel, grass strips, perforated or dry joint paving.
6. All car parking spaces must be adequately drained and line marked on the site.
7. No part of a vehicular crossing shall be located closer than 6m to an adjacent street
alignment and closer than 1.2m to an adjacent property boundary.
8. The minimum width of a singular vehicular crossing is to be 3m. Any proposed development
with more than 8 dwellings must provide 2 way vehicular access at the front of the site, of
minimum 5.5m wide for at least the first 6m of the road frontage.
9. Provide a minimum distance of 5.5m between the kerbline and the parking area for
temporary off carriageway standing.
Pedestrian access
1. Provide safe and convenient pedestrian access to dwellings from car parking and other
public areas, with well co-ordinated signage and numbering of dwellings.
Part C – General Development Guidelines
Page C4-23
WDCP
C.4.8 Additional controls for shop top housing
Performance criteria
1. Resident car parking should have good security and be preferably under cover.
Design of car parking structures
1. Car parking structures should be subservient in scale to the building and be integrated and
compatible with the overall design of the development in form, use of material, finishes and
colour.
2. Car parking facilities should be designed to conveniently and efficiently serve users of both
residential and commercial component by:
i) having clearly defined visitor parking and parking areas for the disabled; and
ii) having good ventilation.
•
Where basement parking is
provided, ensure the design
considers the provision of:
– a limited number of secured
entry points to resident
parking areas;
– good lighting; and
– natural ventilation and
drainage for this area.
Rear lane provides vehicle access
Vehicular access and driveways
1. The design of driveways and parking areas should have regard to the safety of pedestrians,
cyclists and vehicles.
2. The design of parking areas should take account of the need for multiple use of the parking
areas and the need to provide adequate parking areas to satisfy the demand for each use.
Pedestrian access
1. The primary pedestrian access into a building should be separate from vehicular access to
the site.
Controls
1. Minimum clear headroom in undercover car parking areas are to be 2.4m.
Design of car parking structures
1. Car parking should be located below street level and should not be visible from the street.
2. Car parking should not take the place of shopfronts at street level.
3. Car parking at or above ground level should be screened behind a facade which is visually
integrated with the main building form.
Part C – General Development Guidelines
Page C4-24
WDCP
4. Parking at or above ground level should relate to the scale, massing, proportions, materials
and finishes and should be designed as an integral part of the main facade.
5. Vehicular entrances should not be located on the street facade, but to a side or rear facade
where possible. Where it is necessary for vehicular access to be from the street frontage,
this access should be well integrated into the streetscape. Garage doors, shutters and
grilles should be set behind the front building line and should blend in with the appearance
of the buildings.
6. All car parking spaces must be adequately drained and line marked on the site.
Vehicular access and driveways
1. No part of a vehicular crossing shall be located closer than 6m to an adjacent street
alignment and closer than 1.2m to an adjacent property boundary.
2. The maximum width of a singular vehicular crossing is to be 3m at the kerb.
3. Provide a minimum distance of 5.5m between the kerbline and the parking area for
temporary off carriageway standing.
Pedestrian access
1. Provide safe and convenient pedestrian access from car parking and other public areas,
with well co-ordinated signage, lighting, security, direct paths of travel with stairs and
disabled access ramps.
The additional provisions relating to site access and car parking in Part E, Specific Controls for
Commercial and Shop Top Housing development should also be considered.
Part C – General Development Guidelines
Page C4-25
WDCP
C.5
Water Management
In a natural environment, stormwater may be absorbed into the ground, temporarily stored in
ponds, it may evaporate into the atmosphere or drain off into Middle Harbour or Lane Cove
River via natural waterways. As a result of urban development, most of these natural systems
have been altered so that stormwater runoff is instead conveyed to Middle Harbour and Lane
Cove River through pipes or channels.
As the impervious area increases due to continuing development there are less opportunities
for infiltration and ponding. The quantity and velocity of stormwater runoff from urban areas
therefore increases, putting greater pressure on both the remaining natural waterways and the
built drainage systems. The results may include:
•
urban flooding
•
channel erosion and loss of vegetation along the banks of watercourses
•
transportation of exotic garden vegetation (weeds)
•
increased sediment loads, and
•
increased chemical and gross pollutant loads.
All of these results are detrimental to the local environment.
An integrated approach to the management of water in urban areas is essential for supporting
the conservation of our land resources and biodiversity. It is one way in which we can protect
the quality of life for all urban inhabitants and make a significant contribution toward
sustainability.
Part C.5 of WDCP endeavours to strike a balance between the demands for safe, habitable
areas within the Willoughby City Council boundaries and the preservation of local natural
resources.
Objectives
The purpose of Part C.5 is to ensure that all development undertaken in the Willoughby City
Council area:
•
applies Water Sensitive Urban Design (WSUD) principles which minimise impacts on
the natural water cycle,
•
fosters ecological sustainability,
•
provides a safe and effective framework for the control, re-use and disposal of
rainwater and stormwater,
•
reduces flooding risk in urban areas,
•
maintains public health and safety,
•
uses water resources efficiently,
•
improves water quality within natural watercourses and receiving waters by:
o
protecting groundwater,
o
controlling soil erosion during and after construction of the development,
o
minimising pollution, and
o
reducing the amount of pollution entering natural water bodies,
•
protects and restores aquatic, riparian and estuarine ecosystems, vegetation and
habitats,
•
protects the scenic, landscape and recreational values of natural watercourses and
receiving waters, and
•
prevents, mitigates and controls land degradation.
Part C – General Development Guidelines
Page C5-1
WDCP
Water management
The scale of the proposed development (as defined in the Table: “Water Management
Requirements” will determine what level of detail is required in a Development Application
submission.
In preparing your submission it is important to refer to the table: “Applicability of Technical
Standards Relating to Water Management” .This table sets out the standards that must be
considered when designing a stormwater management system for various types of
development and discharge conditions.
Additional submission requirements may have to be addressed in the Development Application,
as prescribed by the applicable Technical Standards.
On-site constraints and opportunities
rock and soil hazards -
Is the development at risk from slope instability, reactive
soils, erosion hazards, acid sulfate soils, land
contamination or archaeological relics?
flooding –
Is the land affected, or potentially affected, by flooding
from stormwater drains, overland flow paths, drainage
easements, watercourses or open channels?
catchment details –
Does the site draining to adjacent land which is either a
watercourse, riparian community, bushland or reserve?
stormwater source controls
and discharge points -
Consider ground levels and the location of existing
stormwater drains when designing new drainage facilities.
rainwater and stormwater
reuse -
Consider potential site areas which may maximise
rainwater and stormwater collection for reuse.
greywater and sewer mining
Large-scale development should consider potential
recycling facilities and reuse options.
landscape and open space -
Consider the potential use of existing landscape features
as part of the proposed stormwater source controls.
Design of appropriate WSUD measures
design response –
How does the design respond to the site constraints and
opportunities identified?
Drainage plan
Rainwater and/or stormwater management design details must be submitted with every
Development Application that involves a new development or Alterations and Additions that
increase the total impervious site area to more than 50%.
The applicant must also refer to the table: “Applicability of Technical Standards relating to Water
Management”. These standards set out the minimum technical requirements that must be
considered when designing a stormwater management system. Additional water management
Part C – General Development Guidelines
Page C5-2
WDCP
information may be required in the drainage plan for the DA submission dependant on the
nature and scale of the proposed development.
Drainage Plans should include the following:
orientation -
north point
scale -
1:100 for detail plans and 1:200 for site plans
site details -
boundaries and dimensions; site area including pervious
and impervious areas; right-of-ways; covenants;
easements; site access – vehicular crossings, driveways,
parking areas, footpaths, public roadways and laneways;
location of buildings; fences, walls and poles on and
adjoining the site
landform and vegetation -
existing and proposed contours or reduced levels
extended to approximately 5 metres into adjoining road
reserve and properties showing the differences in ground
levels between the site and adjoining land; landfill,
embankments, rock outcrops, retaining walls; existing
trees on and adjoining the site (location, height, species)
drainage -
easements; overland flow paths; watercourses and
channels; location of proposed stormwater management
devices eg on-site detention basins or rainwater tanks
services -
location of other existing service easements, sewer, water
and gas mains, electricity and telecommunication cables
and stormwater pits and pipelines
design calculations
clear design details to be submitted by a competent
professional engineer
Please refer to Willoughby City Council’s current Development Application Checklist for
additional information regarding the level of detail required in the Drainage Plan.
Water management submission requirements
Once an analysis of the site has been completed, and all applicable Technical Standards have
been considered, the applicant must supply written details of water management measures to
be included in the proposed development. The scale of the development will dictate the level of
detail required. Most Development Applications will only require an additional statement
regarding the proposed management of rainwater and/or stormwater in the Statement of
Environmental Effects (SEE).
Water Management Statement
The Statement of Environmental Effects (SEE) accompanying all Development Applications
must include a Water Management Statement that summarises the proposed water
management measures for the development.
Part C – General Development Guidelines
Page C5-3
WDCP
The expected performance of these measures should be compared with the applicable
Technical Standards for water outlined in the Attachments and with strategies or policies
adopted by other Government authorities.
This requirement applies to all Development Applications which:
1.
2.
3.
4.
5.
incorporate less than 15 dwellings
accommodate less than 50 residents, occupants or employees
generate a water demand of less than 5,000 litres per day
involve the creation of less than 2,500 square metres of impervious surface, or
involve the subdivision of less than 2,500 square metres of land for commercial or
industrial purposes.
For all other large-scale development refer to “Total Water Plan” below.
Total Water Management Plan
A Total Water Management Plan that sets out a comprehensive water cycle management
strategy must support Development Applications for large-scale development projects.
A large-scale development is defined as one that:
6.
7.
8.
9.
10.
incorporates 15 or more dwellings
accommodates 50 or more residents, occupants or employees
generates a water demand in excess of 5,000 litres per day
involves the creation of 2,500 square metres or more of impervious surface, or
involves the subdivision of 2,500 square metres or more of land for commercial or
industrial purposes.
A comprehensive water cycle strategy is an investigation of hydrological and hydraulic issues
affecting the feasibility, performance, sustainability and implementation of the proposed
development. The purpose for undertaking a comprehensive investigation is to ensure full
consideration of the site’s constraints and opportunities at the earliest stage of the design, that
water management measures are selected with regards to the site conditions and likely
effectiveness and to achieve better integration of the water management issues and responses
for the development project.
The Total Water Management Plan should address the following matters:
Existing environment –
a summary of the current condition of the land and its
catchment context with particular reference to the
following:
• catchment hydrology and hydrogeology;
• soil conditions;
• vegetative cover - eg remnant native vegetation and
condition
• site constraints and hazards such as flooding, slope
stability, reactive soils, erosion, urban salinity, acid
sulfate soil, and land contamination
Planning and design principles, objectives and performance standards –
water cycle outcomes that are to be achieved during
construction and throughout the life of the development
should be consistent with those contained in this DCP,
associated Technical Standards, strategies and policies
Part C – General Development Guidelines
Page C5-4
WDCP
adopted by other relevant Government Authorities as
relates to the affected catchment. In this regard the
following should be considered where applicable to the
development:
• flood risk;
• stream erosion;
• erosion and sedimentation;
• water quality;
• groundwater conditions;
• water consumption;
• post-development stormwater volume discharged
from the site during a typical rainfall year should not
exceed 90% of the volume that would be expected if
no measures were applied to reduce the stormwater
volume;
• grey water generation, level of treatment and reuse;
• water dependant ecosystems such as streams;
riparian zones; wetlands and estuaries;
• biodiversity and habitat conservation;
• public health;
• recreational use of waterways and related areas;
• aesthetic, visual and landscape issues.
Water management measures –
management measures are to meet objectives and
performance standards outlined in this section and
associated Technical Standards and strategies or
policies adopted by other relevant Government
Authorities as relates to the affected catchments.
Infrastructure program –
an infrastructure program that integrates aspects of
water cycle management including: water supply,
sewerage, drainage, wastewater treatment and
reuse, water quality control, flood risk management,
open space provision and ecological protection.
Developer contributions –
proposed arrangements regarding Section 94
contributions (if applicable) as relates to the affected
catchment.
Ongoing operation –
strategies to ensure effective ongoing maintenance of
on-site water management measures, maintenance
and regulatory requirements as specified by the
Sydney Water Corporation and NSW Health
Department and proposed enforcement mechanisms.
Monitoring program –
arrangements for monitoring the achievement of
objectives and performance standards.
The Total Water Management Plan is to be submitted to Council together with the development
application. The applicant should consult with all relevant agencies regarding issues which may
need to be addressed including: - Willoughby City Council, Sydney Water Corporation, NSW
Health Department, Department of Planning and Infrastructure and Office of Environment and
Heritage.
Part C – General Development Guidelines
Page C5-5
WDCP
The table below provides the submission requirements for water management dependant on
the scale of the proposed development. It should be noted that, where the development
characteristics indicate that the applicant be required to submit both a Water Management
Statement and a Total Water Management Plan, it will only be necessary to submit a Total
Water Management Plan.
REQUIREMENT
WATER
MANAGEMENT
STATEMENT
TOTAL WATER
MANAGEMENT
PLAN
NUMBER OF DWELLINGS PROPOSED
Less than or equal to 15
X
DEVELOPMENT CHARACTERISTICS
Greater than 15
X
NUMBER OF EXPECTED RESIDENTS,
EMPLOYEES OR VISITORS
X
Less than or equal to 50
X
Greater than 50
EXPECTED WATER DEMAND
Less than or equal to 5000 litres per day
X
Greater than 5000 litres per day
X
IMPERVIOUS AREA PROPOSED
Less than or equal to 2500m
Greater than 2500m
2
X
2
X
SUB DIVISION OF LAND FOR INDUSTRIAL AND
COMMERCIAL DEVELOPMENTS
Less than or equal to 2500m
Greater than 2500m
2
X
2
X
Table: WATER MANAGEMENT SUBMISSION REQUIREMENTS
Soil management submission requirements
Soil Management Statement
A statement that summarises the proposed soil management measures and the expected
performance of those measures must be included in the Statement of Environmental Effects
(SEE) accompanying all development applications which disturb an area of less than 250
square metres and are not:
• adjacent to public open space or a watercourse;
• located on a sloping site exceeding 18 degrees; or
• involving any cut or filling of the land which may alter the rate, volume or direction of
overland flow.
Part C – General Development Guidelines
Page C5-6
WDCP
For further information refer to Technical Standard No.4 – Sediment and Erosion Control at
Attachment 23.
Site Management Plan
A Site Management Plan specifying soil erosion minimisation and sediment control measures
may be required where a proposed development will expose a soil surface area:
•
•
Greater than 250 square metres up to 2,000 square metres, or
Less than 250 square metres if the site:
o immediately adjoins public open space or a watercourse, or
o is on a slope exceeding 18 degrees, or
o involves cut or filling of the land which will alter the rate, volume or direction of
overland flow, or
o where a new residential, commercial or industrial building is proposed to be
demolished and/or constructed.
For further information refer to Technical Standard No.4 - Sediment and Erosion Control at
Attachment 23.
Soil and Water Management Plan
A Soil and Water Management Plan specifying proposed measures to control erosion and
pollution sources of water both during and after the construction phases will be required where:
• the proposed area of soil surface exposure is 2,000 square metres or more, or
• the development contains 10 or more car parking spaces, or
• new commercial, industrial or institutional development.
For further information refer to Technical Standard No.4 – Sediment and Erosion Control at
Attachment 23.
Part C – General Development Guidelines
Page C5-7
WDCP
Water Sensitive Urban Design (WSUD)
Introduction
Water sensitive urban design (WSUD) seeks to integrate the management of the natural soil
and water resources on a development site. It includes finding ways of preventing or reducing
runoff during storms, because runoff contributes to the incidence of:
•
localised flooding,
•
soil erosion,
•
sediment deposition in streams and estuaries,
•
the loss of vegetation and habitat from stream banks and stream beds,
•
the loss of diversity of freshwater organisms,
•
an increase in pollution loads, and
•
the inefficient use of valuable natural resources.
It is possible to design with nature and retain many natural elements within an urban
development, for example by minimising disturbance to land surfaces, natural drainage patterns
and native vegetation. Retaining or restoring the natural site features can provide aesthetic
benefits, maintain biodiversity and protect the local uniqueness.
During the initial development phase, the designer should seek an understanding of the site and
how it relates to surrounding properties and the downstream catchment. This understanding
will assist in addressing any site constraints or opportunities, meeting WSUD objectives
effectively and avoiding adverse impacts on the natural water cycle.
Water Conservation
Existing potable water supply systems are approaching their limits. We therefore need to use
water more efficiently as the urban population increases.
New development, redevelopment and alterations to existing buildings can contribute to
environmental sustainability by incorporating a variety of water efficient measures, such as:
•
installation of water efficient fixtures and appliances,
•
use of rainwater tanks and surface runoff retention tanks, and
•
water sensitive landscape and gardening practices.
The selection of appropriate water conservation measures will depend on site conditions, likely
effectiveness and economics.
Role of Landscaping in WSUD
Landscaping can help control stormwater pollution and reduce stormwater runoff volumes,
conserve potable water and reduce reliance on artificial fertilisers and herbicides. For example,
the landscape design of a development may include:
•
stormwater and rainwater tanks as a water source for irrigation systems, fountains,
ponds or other water features,
•
plants with a high water demand in areas such as rain gardens to filter nutrients and
reduce runoff from the site, or
•
depressions, swales, contour banks, rock channels, pebble paths, sedges, reed beds
or similar measures to capture and retain runoff.
Ways of reducing the development’s reliance on potable mains water may include:
Part C – General Development Guidelines
Page C5-8
WDCP
•
•
•
•
•
reducing the lawn area and instead planting native grasses, groundcovers or mulched
garden beds,
choosing species that require little or no watering,
giving preference to locally indigenous species,
using mulch to control weed growth and reduce watering requirements, or
installing water-efficient drip irrigation systems in areas likely to be subjected to high
water demand.
Any stormwater management practices incorporated in a development should:
•
maintain, protect and enhance the existing native vegetation and habitat areas for
indigenous species within the site,
•
demonstrate appropriate consideration of the landscape character of the site and
local area,
•
satisfactorily manage stormwater flows, and
•
not adversely impact on adjacent properties or open space.
Extended Detention
Extended detention is the term applied to a permanent pool, shallow wetland or subsurface
wetland that is designed to capture and treat stormwater during regular rainfall events with an
average recurrence interval (ARI) in the range of three to six months. Its purpose is to control
stormwater pollution and reduce the incidence of downstream flooding and stream erosion.
Extended detention should be avoided:
•
in areas where the water table is shallow,
•
where there is an existing overland flow path,
•
on sites adjoining bushland, or
•
where there is land contamination.
The design and construction specifications for extended detention measures, and supervision of
the construction works, are to be undertaken by a competent professional engineer.
Other Measures for Water Treatment
WSUD requires that the on-site collection, treatment and use of stormwater and rainwater form
part of an overall integrated water treatment approach. Measures that may be applied include:
•
on-site detention,
•
reuse of roof water for purposes such as irrigation, clothes washing, toilet flushing
and the topping up of chemically treated swimming pools,
•
reuse of stormwater surface runoff for irrigation,
•
infiltration,
•
landscaping that cleanses runoff and conserves water,
•
protection of native vegetation by minimising site disturbance and conserving habitat,
or
•
protection of stream corridors.
Site characteristics such as soil type, slope, flow paths, water table and rainfall need to be
considered when designing the water treatment measures for a development, because their
suitability will depend on site conditions and constraints. For example, infiltration may not be
possible due to the presence of heavy clay soil or shallow soil which reduces the soils capacity
to absorb water or the proximity of protected native trees and bushland which could be
adversely affected by changes in the moisture content of the soil. The scale of the development
may also affect the suitability of a particular treatment measure.
Part C – General Development Guidelines
Page C5-9
WDCP
X
Extended detention devices
X
XX
X
Filtration and bioretention devices
X
X
X
XX
X
X
XX
XX
X
Detention devices
Grassed swales
Grey water reuse systems
XX
X
Infiltration devices
Landscape measures
X
Ponds and wetlands
X
X
Porous paving
Rainwater tanks (multiple uses)
Surface runoff retention tanks
Improving ecological
stream health
X
MEASURE
Maintaining water
balance
Preventing increased
stream erosion
XX
OUTCOME
Conserving water
Preventing increased
flooding
Controlling stormwater
pollution
The table below indicates possible outcomes from the installation of various types of measures.
XX
XX
X
X
X
X
X
X
X
X
XX
XX
X
X
XX
X
XX
X
X
X
X
X
X
Table: TREATMENT MEASURE OPTIONS and potential WSUD OUTCOMES
X
XX
Can make a minor contribution to water management
Can make a major contribution to water management
Discharge Requirement
Site stormwater will be discharged under gravity either directly or via an easement into
bushland, watercourse or a street or trunk drainage system. The general water management
and discharge controls specified below must be adhered to.
Part C – General Development Guidelines
Page C5-10
WDCP
General Water Management Controls
Charged Systems
Stormwater drainage from all properties shall be discharged under gravity via an easement or
directly into bushland, a natural watercourse, or street and trunk drainage system.
However, a charged drainage system (where part of the piped system is below the level of the
discharge outlet point and permanently holds water) may be permitted under exceptional
circumstances and only for single residential dwellings where there is no requirement for on-site
detention and/ or rainwater retention and re-use systems. Council may consider the use of a
charged system where all of the following controls are met:
•
•
•
•
•
•
•
•
Should the system fail, downstream property(s) are not adversely affected.
There is a gravity flow across the road reserve from the property boundary to the
street gutter to preclude the possibility of street water backflow.
A minimum of 1.5 metres head height shall be available from the roof gutter to the
invert of the inlet in the stilling pit and a maximum of 1.5 metres head height between
the invert level of the inlet in the stilling pit and the base of the downpipe.
Hydraulic grade line calculations shall be undertaken by a suitably qualified and
experienced engineer demonstrating that the proposed system will have sufficient
operating head. A freeboard of at least 300mm is to be allowed between the roof
gutter level and the hydraulic grade line at the top of the respective downpipe.
The discharge pipe is fully sealed to a minimum level of 1 metre above the inverted
level of Council’s street gutter.
A grated cleanout pit shall be established adjacent to all system low-points which is
provided with a screw-capped sealed extension of the respective main charged
drainage line that connects to an on-site dispersal trench system.
Leaf guards, mosquito mesh and/ or an appropriate flap valve shall be established
over the inlet pipes to the stilling pit in order to minimise mosquito nuisance.
Exposed aerial drainage will not be approved by Council, except for guttering and
vertical downpipes and diagonal lines where they are feeding directly into a rainwater
tank.
On-site Dispersion Systems
On-site dispersion as a primary method of stormwater disposal is not permitted as it can cause
inundation of downstream properties in built environments. In addition, dispersion at the rear of
properties backing onto bushland could change the moisture content in the bushland area and
have an adverse impact on the local flora.
However, Council may consider the use of the dispersal trench system on a case by case basis
where all of the following controls are met:
•
•
•
It is demonstrated that no drainage easement exists either over adjoining properties or
are readily available through negotiation.
It is demonstrated that all other alternatives have been comprehensively examined and
demonstrated to be inappropriate and ineffective.
Installation of rainwater tank(s) with an effective capacity of 10,000 litres to capture
runoff from all roof areas for re-use. The tank shall be connected to supply non-potable
use including toilet flushing, laundry devices, car washing, and landscape irrigation etc.
Overflow from rainwater tank(s) shall be piped to the on-site dispersion system.
Part C – General Development Guidelines
Page C5-11
WDCP
•
Surface runoff from hard paved areas shall be collected via a filtration device prior to
discharging into the system to prevent blockage by silt and/or debris.
The design and construction of the system are undertaken in accordance with the
controls contained in Technical Standard No.2.
•
Infiltration
Infiltration or stormwater absorption systems for residential developments will only be permitted
in exceptional circumstances. The applicant will have to prove that physical constraints make it
impossible to drain to a downstream system under gravity.
The applicant will be required to meet the following criteria for any on-site absorption system:
•
•
•
•
•
•
•
•
•
Unless specified by a qualified civil or geotechnical engineer, an absorption system
shall not be installed where the soil or terrain condition is:
o Loose sand
o Heavy clay
o Bedrock exposed on the surface
o Shallow soil over rock or shale
o Steep terrain (slopes greater than 10%)
o High water table (depth of less than 1 metre below the surface) or
o Contaminated soils
o Soils with a hydraulic conductivity of less than 0.36mm/hr
The base of the trench shall be at least 1 metre above the underlying water table or
rock stratum.
A maximum of 5% of the total impervious area (i.e. driveways and/or paved areas) of
the site may be drained to the system.
The system should be at least 5 metres from the downstream property boundaries.
The system should be at least 3 metres from any buildings.
The system should not be located where it could have an adverse impact on any
existing or proposed tree.
If the system is being constructed in conjunction with any new structure (including
residential buildings) the foundations of the structure are to consist of pier and beam.
The piers are to be to a solid stratum.
The system must be at least 1 metre from pavements that are subjected to vehicular
traffic.
A debris/silt collection pit is to be constructed immediately upstream of the absorption
system.
If more than 5% of the impervious surface area of the site will drain to the infiltration system, the
applicant is required to:
•
•
submit a detailed soil assessment and test report from a qualified geotechnical
engineer confirming that the site is suitably permeable.
submit design details and hydraulic calculations from a suitably qualified
civil/hydraulic engineer that demonstrates to Council that such a proposal would have
no adverse effect on any building, soil stability, local vegetation, drainage system or
watercourse.
The design must include the following design criteria:
•
•
the designed system will enable infiltration of up to a 1:20 year storm event for all
storm durations without surcharging onto neighbouring properties.
the designed system shall completely drain within 72 hours.
Part C – General Development Guidelines
Page C5-12
WDCP
•
•
•
•
the design infiltration area shall be the area of the base(s) of the trench(es) only.
a 50% clogging factor is to be added to the trench area.
trench aggregate fill to have a minimum of 35% void.
installation of an access pit(s) for cleaning.
A Positive Covenant and Restriction of Use (see Attachment 20 for guidelines) shall be placed
over the infiltration system to ensure that it is maintained and not altered in any way.
Site Impermeability Factors
Impermeable surfaces are non-porous surfaces that do not allow water to penetrate the
underlying soil resulting in an increase in surface runoff from the site. All non-porous surface
areas are to be included in the impermeable area calculations when designing an On-Site
Detention system.
As some surface types may be partially permeable, the following table outlines the appropriate
‘impermeability factor’ which must be applied when calculating the total area:
Surface Type
Material
Impermeabilty Factor (1)
Roof surfaces
Metal, tile, slate and other
Impermeable materials
1.0
Roof gardens
0.5
Concrete/paving (non porous)
1.0
Gravel landscape – path,
patio
0.25
Gravel driveway/Porous
Paving
0.50(2)
Concrete/paving (non porous)
1.0
Timber (unroofed over natural
Soil)
0
All types
1.0 or 0
Ground Surfaces
Decks
Swimming Pools(3)
(1)
These factors have been taken from the Water Sensitive Planning Guide: for the
Sydney Region (2003) with some modification for the Willoughby City area.
(2)
Subject to supporting documentation as specified in “Overland Flow Paths” below.
(3)
Existing swimming pools generally do not have high level overflows connected to
the sewer by gravity will have a Factor of 1.00.
New swimming pools with high level overflows directed to the sewer by gravity
shall have a Factor of 0.
Part C – General Development Guidelines
Page C5-13
WDCP
Swimming pools with pool covers above the high level overflow shall have a
Factor of 1.00
Swimming pools with pool covers below the high level overflow shall have a Factor
of 0.
Please Note: Overflow details for the swimming pool must be included with the
Development Application to obtain a reduction in the impermeable site area.
Porous Paving
Porous paving is a surface material that enables water to infiltrate via a coarse sub-base to the
underlying soil or to a subsoil drainage system.
Porous paving should not be used in areas which:
•
comprise of impermeable soils with a hydraulic conductivity of less than 0.36mm/hr
•
have a surface of rock or shale
•
have a slope greater than 5%
•
have a high water table level
•
receive high vehicular traffic volumes or regular use by heavy vehicles, or
•
are located downstream of areas likely to contribute significant amounts of sediment,
debris, or windblown material. Partial or total clogging with sediment and oil is a major
cause of failure that limits the application of porous paving.
Soil assessment and permeability testing must be undertaken as part of the design process for
porous paving. In the case of shallow soil cover over rock or shale, testing is also required to
ensure that seepage will not cause any damage or nuisance to downstream sites. Assessment
and testing reports are to be submitted together with the Development Application if it is
proposed to use porous paving as part of a site stormwater management system.
Overland Flow Paths
Existing overland flow paths, including flows from adjacent allotments, are to be preserved and
retained. Naturally diffuse surface waters (sheet flows) are not to be concentrated.
Catchment flood studies or drainage analysis must be carried out for sites where there is a risk
or record of flooding from overland flow.
Approval to straighten, widen, line or pipe open channels may be granted in some instances,
subject to environmental and hydrological considerations.
No structure or fill is to be placed within the flow path where it could:
•
cause a rise in the flow depth
•
increase the velocity beyond the allowable safety limit as defined by AR&R (1997), or
•
have an adverse effect on adjacent properties.
Pumps
Stormwater drainage from all properties shall be by gravity. The use of pumps is permitted only
for reuse systems such as rainwater tanks.
Pumps may also be used to drain seepage from underground basements and a minor amount
of direct runoff from basement driveway ramps. The pumps shall be dual submersible pumps
and shall be sized and constructed in accordance with Section 9.4 of AS 3500.3.
Part C – General Development Guidelines
Page C5-14
WDCP
Wet wells shall have a minimum storage capacity equivalent to the runoff volume from a 2 hour
100 year ARI storm event and shall be designed and constructed in accordance with AS/NZ
3500 Part 3.
Direct connection of a pump’s rising main to the kerb will not be permitted. The rising main shall
be directed to the on-site detention system. Grease, oil and sediment must be separated from
the water before the water enters Council’s stormwater drainage system.
Noise emission from any pump is not to exceed Office of Environment and Heritage guidelines.
Surface Run off Retention Tanks
Water stored in underground tanks which are designed to capture runoff from paved or other
ground surfaces may be reused for outdoor irrigation and other purposes except drinking. This
will assist in conserving water, maintaining the water balance for the site, controlling stormwater
pollution and reducing site runoff.
•
•
•
•
•
•
•
•
The retention system shall incorporate suitable treatment measures such as a first
flush or filter system.
The retention system shall be connected to a sub-surface or drip irrigation system
rather than a hose or sprinkler system to reduce possible health risks.
The system should not be connected to indoor water fixtures without suitable
treatment to standards of quality Australian Guidelines for Water Recycling: Managing
Health and Environmental Risks (Phase1)
All fixtures connected to the stormwater tank system are to be marked ‘NOT
SUITABLE FOR DRINKING’.
The tank shall be enclosed and inlets screened to prevent the entry of foreign matter
and to prevent mosquito breeding.
The tank shall be sited in a location where it will not affect the structural integrity of
any nearby buildings.
Discharge overflow is to be connected to an OSD device or Council’s stormwater
drainage system.
Design and construction of the stormwater tank is to be undertaken by a competent
professional engineer.
Details of the proposed stormwater tank are to be submitted to Council together with the
Development Application.
Sub-Soil Drainage
Sub-soil drainage systems, which may be necessary in certain types of development, are to be
designed and constructed in accordance with AS/NZ 3500.3. Sub-soil drains should generally
not be directly connected to the street kerb. Instead they should be connected under gravity to
an internal stormwater drainage system via a pit. Water in the system should be disposed of in
a manner that will not adversely affect adjacent properties. It is recommended that the applicant
consult a hydraulic engineer in this regard.
Part C – General Development Guidelines
Page C5-15
WDCP
Discharge via Easement, into Bushland or via a Trunk Drainage System
Introduction
All methods of discharge into or through public open space require the approval of Council’s
Director of Infrastructure Services. No uncontrolled runoff is permitted to discharge into or
through public open space. (Public open space includes road reserves, drainage reserves,
public carparks, public parks, public reserves and bushland.)
The street and trunk drainage system, which consists of a network of pipes, overland flow paths
and natural and constructed channels, is used to carry water collected in gully pits along the
roads and in valleys to the receiving waters. The care, control and management of this system
is the responsibility of Council and any work performed on it may only be carried out in
accordance with current Australian Standards, Council’s approval and Aus-spec specifications.
Discharge via Easements
Creation of new interallotment drainage easements
For all proposed developments, including subdivision and dual occupancy developments, the
acquisition of downstream easement(s) is necessary if the site is unable to discharge into
Council’s stormwater drainage system by gravity.
In this event, the Development Application must include:
•
evidence of a legal agreement for the acquisition of a drainage easement
•
a detailed design of the proposed stormwater interallotment pipeline.
Documentary evidence of the registration of the drainage easement(s) must be provided prior to
issue of the Development Consent. The proposed pipeline in the interallotment drainage
easement must have adequate capacity to convey the 1:100 year ARI uncontrolled runoff from
the development site(s). This pipeline must be constructed prior to commencement of any other
construction activity. At completion, the applicant must submit to Council certification from a
competent professional engineer and works-as-executed drawings from a registered surveyor
that the installation of the pipeline has been completed and complies with the approved
drawings, the current Australian Standards and Council’s AUS-SPEC. The registered surveyor
shall also certify that all drainage structures are constructed wholly within the drainage
easement(s).
It should be noted that the applicant must show any easement(s) on the Linen Plan for any
Subdivision Application.
Inability to provide a gravity stormwater drainage system or drainage easement(s) may result in
a Development Application being refused. If the downstream property owner does not grant the
necessary easement, the developer may apply to the Supreme Court under Section 88K of the
Conveyancing Act 1919 for the matter to be adjudicated.
In exceptional circumstances and only for single residential dwellings, where physical
constraints make it clearly impossible to drain to a downstream system under gravity, Council
may consider alternative methods of stormwater disposal. This will only occur if the applicant
can demonstrate that the method proposed would not have any adverse effect on any
downstream land, drainage system or watercourse.
Using an existing inter-allotment drainage easement
Part C – General Development Guidelines
Page C5-16
WDCP
An applicant may propose discharging runoff through an existing pipeline across an adjoining
property. With the Development Application in this case the applicant must submit evidence
that the property being developed has the right to use the inter-allotment drainage easement.
The necessary information is generally available from Land and Property Information NSW (part
of the Department of Finance and Services).
The applicant must also submit a hydrologic and hydraulic assessment indicating that the
existing pipeline has adequate capacity to carry the 1:100 year ARI uncontrolled runoff from the
development site. If the pipeline is unable to convey the additional discharge from the
development, the applicant will have to upgrade the pipeline as a condition of Development
Consent.
With the Development Application in this case, the applicant will have to submit the following
documents to Council for approval:
•
evidence in the form of a legal agreement showing that the property has the right to
drain via the existing easement, and
•
design details of the proposed upgraded stormwater pipeline.
The applicant will be required to construct the approved upgraded pipeline in the easement
prior to the commencement of any other construction activity. At completion, the applicant must
submit to Council certification from a competent professional engineer and works-as-executed
drawings from a registered surveyor that the installation of the pipeline has been completed in
accordance with the approved drawings, the current Australian Standards and Council’s AUSSPEC. The registered surveyor shall also certify that all drainage structures are constructed
wholly within the drainage easement(s).
Connection to a Council drainage easement or reserve
For any proposed stormwater pipeline discharging directly into a Council-owned stormwater
drainage system such as a pipeline, channel, inlet pit or discharge onto a vegetated drainage
reserve, the applicant may be required to submit hydrological and hydraulic analyses confirming
that there will be no surcharges due to backwater effects within the system or adverse impacts
to neighbouring property.
When establishing a direct connection to either a Council stormwater pipeline or pit, the
applicant must give Council a minimum of two (2) working days advance notice for an
inspection prior to backfilling.
Drainage easement widths
The following easement widths are required for inter-allotment (or private) drainage pipelines:
PIPE (mm dia.)
<300
300
375, 450
525, 600, 675
750, 825, 900
1350, 1500
1650, 1800
Drainage Easement Width (m)
1.25
1.5
2.0
2.5
3.5
4.0
4.5
It should be noted that an inter-allotment drainage pipeline is to be contained within an
easement of not less than an 0.9m width.
Part C – General Development Guidelines
Page C5-17
WDCP
The following easement widths are required for Council pipelines:
PIPE (mm dia.)
<300
300
375, 450
525, 600, 675
750, 825, 900
1350, 1500
1650, 1800
Drainage Easement Width (m)
2.5
2.5
2.5
2.5
3.5
4.0
4.5
When installing pits in a drainage easement, the easement boundaries must be a minimum of
300mm clear of the pit. This also applies to any other drainage structure.
In exceptional circumstances, e.g. where the existing width between the house and fence is
limited, drainage easements may be of variable width.
Structures within easements
Council will not approve the construction of any permanent structure or the placing of fill over a
drainage easement if the structure or fill will prevent or hinder overland flows, construction,
reconstruction, maintenance, cleaning or access to the pipeline or easement. Permanent
structures include habitable dwellings, eaves, balconies, garages, impervious fences, swimming
pools and retaining walls.
Paving and demountable carports over a drainage line or easement may be approved subject to
Council assessment.
Structures adjacent to pipelines must be sufficiently clear of easement boundaries or
independently supported to avoid placing any load within the zone of influence of pipeline
elements.
Footings must be extended to a minimum of 100mm below the invert of the pipe or to solid rock.
Discharge to Natural Watercourses or Bushland
The applicant will need permission to discharge stormwater directly into a natural watercourse,
creek or bushland reserve. A plan detailing any proposed drainage and remedial works on
Council reserves must be submitted to Council for approval.
Uncontrolled water discharge into natural watercourses and creeks increases embankment
erosion and streambed scour. The applicant must ensure that any watercourse or creek bank
and bed is protected against erosion and scour at the point of discharge.
Uncontrolled water discharge into bushland reserves increases erosion, weed growth and
causes long-term degradation of the bushland. If an applicant has approval to discharge
stormwater through bushland, the discharge must be conveyed to the nearest substantial
drainage line or watercourse via a natural-looking rock-lined channel or underground pipeline.
The construction of the channel can be incorporated into the existing landscape and/or drainage
lines and rock outcrops while protecting existing trees and vegetation.
The system for conveying the stormwater must incorporate:
Part C – General Development Guidelines
Page C5-18
WDCP
•
•
energy dissipation structures that reduce the velocity of the stormwater discharge
(please refer to Council’s Sediment and Erosion Control Technical Standard No.4 at
Attachment 23 for more detailed information), and
facilities for retention of gross pollutants and sediment. These structures and facilities
are to be constructed on private property.
The applicant is responsible for the rehabilitation of any disturbed bushland area as a result of
the drainage works being undertaken.
Discharge to Street and Trunk Drainage
Discharge from property to Council’s drainage system
Stormwater that discharges to Council’s drainage system must be conveyed by gravity.
Development site(s) that discharge less than 20 litres per second will be permitted to discharge
directly to the street kerb using 125x75mm galvanised rectangular hollow section (RHS). Only
one (1) discharge line will be permitted across the nature strip from each property.
The pipe discharging to the street kerb should be located within the frontage of the subject
property at an angle no less than 600 to the kerbline. If drainage is beyond the subject property
frontage, Council’s street drainage system is to be extended using a minimum 375mm diameter
Reinforced Concrete Pipe (RCP) with a kerb inlet pit to a point near the frontage of the subject
property. In exceptional circumstances and only for single residential dwellings, Council may
consider the extension of property drainage line for a maximum of 20 metres or the frontage of
one property. The drainage line shall cross the nature strip perpendicular to the kerb with two
450 bends to turn the pipe running directly behind, and parallel to the street kerb.
Connection to a Council stormwater pipeline
For any stormwater pipeline proposed to discharge directly into a Council-owned stormwater
drainage system such as a pipeline, channel or kerb inlet pit, the applicant may be required to
submit hydrological and hydraulic analyses confirming that there will be no surcharges due to
backwater effects from the system.
When constructing a direct connection to either a Council stormwater pipeline or pit, the
applicant must give Council a minimum of two (2) working days advance notice to arrange for
an inspection prior to backfilling.
Discharge to roads or land controlled by other statutory authorities (Integrated
Development)
An applicant who proposes connecting the site discharge to a stormwater drainage system that
is under the control of another statutory authority must have the authority’s written approval for
the work. The approval must be submitted to Council before Council will release the
Development Consent.
Construction of a public pipeline
The proposed stormwater management system may include a public pipeline or other
stormwater infrastructure built by the developer in Council’s road reserve or public open space
as a condition of approval. Usually such infrastructure should be designed for all storm events
up to and including a 1:20 year ARI storm event.
Part C – General Development Guidelines
Page C5-19
WDCP
However, where the existing road may be unable to carry excess flows in larger storm events
and where there may be danger to persons or risk of property damage, Council may require a
larger ARI as a basis for the design. Additional information on public stormwater drainage
infrastructure design requirements is available in Councils Aus-spec.
Developers must give Council at least two (2) working days advance notice to arrange for
Council to inspect works carried out on public roadways or involving Council owned or operated
structures.
Inspections by Council normally take place:
•
after the excavation and bedding of pipeline trenches
•
after the laying of pipes
•
prior to backfilling and
•
after the completion of pits and connection points.
Further work on the site must not proceed until each construction stage, as defined above, are
approved by Council’s Infrastructure Services Division.
Compliance and non-compliance
Failure to comply with consent conditions is likely to attract penalties such as the imposition of
re-inspection fees, part or full loss of surety, and the issue of stop-work notices.
Council may take legal action for non-compliance with the requirements set out in Part C.5,
under the following legislation:
•
•
•
•
•
Roads Act 1993
Protection of the Environment Operations Act 1997
Environmental Planning and Assessment Act 1979
Local Government Act 1993
Soil Conservation Act 1938
Works-as-executed plans
On completion of the drainage works and prior to release of the Linen Plan (where applicable),
works-as-executed plans prepared by a registered surveyor together with certification from a
competent professional engineer are to be submitted to Council’s Infrastructure Services
Division.
Ownership responsibilities of on-site water management measures
Introduction
On-site water management measures not only serve the immediate site but also provide
benefits to the downstream catchment. If on-site measures fail, either through lack of
maintenance or through accidental or deliberate actions that make them ineffective, long-term
adverse impacts on the environment could result.
Part C – General Development Guidelines
Page C5-20
WDCP
Maintenance requirements
Initially the effectiveness of any stormwater management device relies on good design and
good construction. However, regular inspections and maintenance long after the devices have
been installed are just as important.
People responsible for the stormwater management are more likely to carry out regular routine
maintenance of well-designed devices that are easy, safe and economical to inspect, clean and
refurbish. Complicated or expensive maintenance regimes are less likely to be maintained.
Legal requirements
As a condition of consent and to ensure the continued effectiveness of any on-site detention
device, rainwater tank, surface runoff tank and/or other stormwater water management
measure, installed for the purpose of ongoing management of rainwater and/or stormwater on
the developed site the applicant must place a restriction on the property title in favour of Council
in the form of a Positive Covenant and/or Restriction of Use under the Conveyancing Act 1919.
These restrictions are to be drafted in such a way that the devices will be protected and should
include:
•
prohibiting any action (including removal) that would make the devices inoperable or
ineffective
•
ensuring the devices are maintained regularly and kept in good working order, and
•
requiring the measures to be maintained in good working order; and enabling Council
to undertake regular or emergency inspections.
Compliance and non-compliance
Any departure from Part C.5 that does not have the prior consent of Council, and/or departure
from an approval granted by Council relative to this Plan constitutes a breach of the
Environmental Planning and Assessment Act, 1979.
Similarly, any failure of a responsible person or party to maintain a stormwater system in
accordance with any approval or covenant may also result in action being initiated by Council.
Such action may include the following:
a) the issue of Penalty Infringement Notices (PIN’s) of not less than $600 in fines,
b) the issue of Notices or Orders that require the demolition, removal or reconstruction of
the stormwater management device, and
c) prosecution or enforcement proceedings through the Local Court or Land and
Environment Court of NSW.
Any pollution of stormwater will result in action by Council pursuant to the provisions of the
Protection of the Environment Operations Act, 1997.
Technical Standards
Introduction
Council has six technical standards that relate to the management of stormwater runoff and
water conservation. These standards are outlined in Attachments 20-24 and 29. The standards
Part C – General Development Guidelines
Page C5-21
WDCP
applicable to different types of development and how the standards link to the objectives of Part
C.5 of this DCP are outlined below.
Technical Standards relating to Water Management
Council’s technical standards set out the minimum stormwater management and water
conservation requirements that a development in the Council area must meet. Applicants
should review these standards before lodging a Development Application.
Further information and specifications for all six technical standards relating to water
management are at Attachments 20-24 and 29.
Technical Standard No. 1: On-site detention (OSD)
A copy of Technical Standard 1 is at Attachment 20.
As a result of urban development, large impervious areas such as roads, driveways, footpaths
and roofs have reduced the opportunity for water to infiltrate, pond or flow steadily overland
towards the receiving waters. Both the volume of stormwater runoff from the urbanised areas
and overland flow velocities have therefore increased. Council’s stormwater drainage systems
(including the natural streams and creeks) are currently operating at capacity.
On-site detention (OSD) devices include storage ponds or pits, discharge control outlet pits, and
overflow and debris screens. If installed correctly, such devices can reduce the stormwater
discharge rate from an urban site with large impervious surface areas, so that it mimics the
relatively slow release of runoff from non-urbanised sites. OSD devices therefore take some of
the pressure off Council’s stormwater drainage systems (including the natural streams and
creeks) even though they do not reduce the total volume of water leaving the site.
SUMMARY OF REQUIREMENTS
An OSD device is to be designed to capture and detain stormwater runoff for all storm events
up to and including the 1:100 year ARI storm event and the rate of stormwater discharge
controlled by reducing the size of the outlet.
The installation of an OSD device is required for:
•
all new developments and subdivisions
•
alterations and additions for all types of development where the post-developed
impervious areas exceed 50% of the site area. It should be noted that no credit is
given for existing impervious areas.
Installation of an OSD device may be waived where the development is:
•
an alteration or addition for a single residential dwelling in which the net increase of
the impervious areas is less than 50 square metres and where the post-developed
impervious areas cover no more than 55% of the site area provided that a rainwater
reuse tank with a minimum capacity of 3000 litres is installed.
•
the discharged stormwater does not pass through any of Council’s stormwater
structures, i.e. gutters, culverts or open channels, before it enters the receiving
waters.
•
Installation of an OSD device may be waived or its required capacity reduced where a
rainwater tank is installed and plumbed to the toilet and laundry. For information
regarding eligibility for a discount in On-Site Detention storage capacity, please refer
to On-Site Detention Technical Standard No.1 and Rainwater Tank Technical
Standard No.2.
Part C – General Development Guidelines
Page C5-22
WDCP
Technical Standard No.2: Rainwater tanks
A copy of Technical Standard 2 is at Attachment 21.
Although OSD devices assist in reducing the incidence of localised flooding by slowing the
release of stormwater runoff, they do not reduce the total volume of stormwater leaving the site.
During storm events a large volume of water will still flow from urbanised areas through
Council’s stormwater drainage systems (including the natural streams and creeks) but for
longer periods of time than would have occurred in a more natural environment. These longer
periods of high stormwater flows are having a devastating effect on the local streams and
creeks.
By installing a rainwater tank and capturing roof water that can be reused for non-potable
purposes such as washing cars, irrigating gardens, topping up chemically treated swimming
pools, flushing toilets and washing clothes, the total volume of water leaving the site can be
considerably reduced.
With a growing population in the Sydney region, there is also an increasing demand being
placed on Sydney’s potable water supplies. It is a waste and no longer sustainable to use
drinking-quality mains water for non-potable purposes. A rainwater tank can greatly assist in the
conservation of this natural resource by reducing potable water supply demands.
SUMMARY OF REQUIREMENTS
The technical standard for rainwater tanks:
•
sets the minimum requirements for installation of rainwater tanks used as an offset to
OSD devices subject to prescribed conditions being met
•
supports Part C.3- Sustainable Development which requires the installation of 5,000
litre rainwater tanks with all new single dwellings and 2,500 litre rainwater tanks per
unit in medium and high-density developments
Rainwater Tanks that do not fall under the provisions of State Environmental Planning Policy
(Exempt and Complying Development Codes) 2008 and those rainwater tanks that are
constructed as required by a condition of consent, are required to comply with this Technical
Standard.
Technical Standard No.3: Floodplain Management
A copy of Technical Standard 3 is at Attachment 22.
Prior to urban development, the naturally formed overland flow paths and creeks were able to
accommodate storm runoff and reduce the flow velocity within those systems. Over recent
years, however, the flows have increased in both volume and speed. Therefore, some
properties within the Council area may be subjected to sporadic inundation during intense
storms or extended periods of rain.
Inundation is due to a number of factors including increased impervious surfaces and
development occupying part of a naturally occurring overland flow path or an area that once
formed part of the creek. It may also be due to the stormwater pipes or channels inability to
cope with the higher volumes of stormwater runoff from the catchment.
Part C – General Development Guidelines
Page C5-23
WDCP
Effective management of proposed development adjacent to overland flow paths and creeks is
therefore necessary to meet specific safety standards, prevent an increase in inundation on
adjoining properties and protect riparian corridors along creek banks.
SUMMARY OF REQUIREMENTS
This limit is based on the 1% Annual Exceedance Probability (AEP) event, also referred to as
the 1 in 100 years Average Recurrence Interval (ARI) storm event.
•
•
When a proposed development site is adjacent to a creek or a drainage reserve or
stormwater drainage pipeline or within a low point, the applicant must assess whether
the property is at risk of inundation.
A flood study must be submitted for developments deemed to be at risk so that the
overland flow volume, depth, velocity and extent can be ascertained.
Technical Standard No.4: Sediment and erosion control
A copy of Technical Standard 4 is at Attachment 23.
Urban development that involves any earthworks typically increases the risk of sediment and
other pollutants from the site being washed into the local waterways via the stormwater
drainage system. This results in poor water quality and the loss of aquatic habitat in the local
waterways.
This technical standard on soil and erosion control gives some guidance on simple, practical
steps that may be taken to reduce the risk of polluting runoff from construction sites during
storms. Every site is different, and the more complex the site, the more varied the treatments
that may be required. The standard lists relevant sources of further information.
SUMMARY OF REQUIREMENTS
All Development Applications involving earthworks and/or the generation of additional
stormwater runoff must submit a Site Management Plan detailing the proposed method for
treating sediment and controlling erosion.
Technical standard No.5: Water Quality
A copy of Technical Standard 5 is at Attachment 24.
All of Council’s stormwater drainage systems flow into either Middle Harbour or the Lane Cove
River. Both the harbour and the river are used for recreational purposes and also support flora
and fauna habitat and a wide range of remnant ecosystems. As the stormwater passes through
the urban environment, it collects pollutants such as litter, sediment, nutrients, chemicals, oil
and grease that are then deposited further downstream causing adverse impacts in the natural
ecosystems.
SUMMARY OF REQUIREMENTS
Attached dwellings, multi dwelling housing, residential flat buildings, office, business ,industrial
and retail development must incorporate pollution control measures that ensure the discharge
of an acceptable level of water quality after completion of construction during the operational
phase of the development.
Part C – General Development Guidelines
Page C5-24
WDCP
Technical Standard No.6: Alteration to existing On-Site Detention (OSD) Tanks for the
retention of water for non-potable purposes
Sydney’s demand on potable water supplies and poor rainfall in the catchment continues to
place pressure on this valuable natural resource. Using drinking-quality water for non-potable
purposes such as washing cars, irrigating gardens, topping up chemically treated swimming
pools, flushing toilets and washing clothes is recognised as being wasteful and unsustainable.
This standard details the process necessary to safely and responsibly alter an existing OSD
tank to retain runoff for non-potable purposes. Potential health issues and the need to maintain
safeguards against potential future flood events have been considered during the development
of this standard.
It may not always be possible to alter an existing OSD tank to operate effectively as a retention
tank. Altered tanks must comply with WDCP Part C.5 - Water Management, Sydney Water
Corporation’s Plumbing Requirements and this Technical Standard. Professional assistance
should be sought to assess any proposed system.
SUMMARY OF REQUIREMENTS
The technical standard for Alteration to existing On-Site Detention (OSD) Tanks:
•
sets the minimum requirements for the alteration of an existing OSD device for the
purpose of retaining and using a non-potable water supply subject to prescribed
conditions being met
•
approval must be granted by Council prior to any alteration being undertaken on an
existing OSD tank. Each application will be considered on a case-by-case basis.
Applicability of Technical Standards
The table below presents a guide to the technical standards applicable to various types of
development. For example, when preparing a submission for a dual occupancy development
which discharges stormwater into bushland, Technical Standard No.2 - Rainwater Tanks and
Technical Standard No.4 - Sediment and Erosion Control must be considered.
It should be noted that all applicants are required to ascertain whether their development site is
situated adjacent to a creek, drainage reserve, pipeline or within a low point and is at risk of
inundation. If in the preliminary assessment of the proposed development the applicant can
answer yes to any of the above, the applicant must refer to Technical Standard No.3Floodplain Management.
Part C – General Development Guidelines
Page C5-25
WDCP
Table: APPLICABILITY OF TECHNICAL STANDARDS RELATING TO DEVELOPMENT TYPE AND DISCHARGE POINT
DEVELOPMENT TYPE
SITE DISCHARGE POINT
DISCHARGE TO COUNCIL
STORMWATER SYSTEM,
including KERB, PIPELINE AND
OPEN CHANNEL
DISCHARGE TO BUSH LAND
OR NATURAL WATER COURSE
Residential
Development,
including single
dwelling
construction,
alterations and
additions
T.S.No.1 - On Site Detention
T.S.No.2 - Rainwater Tank
T.S.No.1 - On Site Detention
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.4 - Sediment and Erosion
Control
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
Dual Occupancy,
semi detached
dwellings, and
Subdivision of
existing
allotments
T.S.No.1 - On Site Detention
T.S.No.2 - Rainwater Tank
T.S.No.1 - On Site Detention
T.S.No.4 - Sediment and Erosion
Control
T.S.No.4 - Sediment and Erosion
Control
T.S.No.4 - Sediment and Erosion
Control
Industrial,
Commercial and
Institutional
Development,
including
alterations and
additions
T.S.No.1 - On Site Detention
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.1 - On Site Detention
Attached
dwellings,
multiple dwelling
housing and
residential flat
buildings
T.S.No.1 - On Site Detention
Part C – General Development Guidelines
T.S.No.2 - Rainwater Tank
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.5 - Water Quality
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
DISCHARGE VIA DRAINAGE
EASEMENT
T.S.No.2 - Rainwater Tank
T.S.No.5 - Water Quality
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.5 - Water Quality
T.S.No.5 - Water Quality
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.5 - Water Quality
T.S.No.1 - On Site Detention
T.S.No.2 - Rainwater Tank
T.S.No.4 - Sediment and Erosion
Control
T.S.No.5 - Water Quality
Page C5-26
WDCP
Performance criteria
The table below is provided to clarify the level of performance required in water management
systems, linking these to the objectives of Part C.5 and to available reference material.
Objective
Performance standard
Safe, functional and effective
control, re-use and disposal
of rainwater and stormwater
runoff.
The design, construction and
maintenance of rainwater,
stormwater and site drainage
systems and connections to
Council’s street or trunk
drainage systems in
accordance with engineering
best practice.
Technical references
•
•
•
•
Efficient use of water
resources.
Reduce flooding risk in urban
areas and maintain public
health and safety.
Reduce potable water usage
through supplementing
applicable water uses with
stored rainwater and/or
stormwater.
•
•
No increase in peak
discharges from a site during
major storm events.
•
No increase in standard flood
levels and flow paths and
creeks must be kept free of
structures.
•
Improve water quality within
natural watercourses and
receiving waters.
No sediment or chemicals to
leave a site as a result of
construction, building or
landscaping activities or
ongoing land use.
Protect and restore aquatic
and riparian ecosystems,
vegetation and habitats,
scenic landscape and
recreational values and
prevent and controls land
degradation.
Reduce the total volume of
stormwater discharge from
individual sites through onsite retention and reuse.
•
•
WSUD, Discharge
Controls and
General Water
Management Controls in
Part C.5 of this DCP;
T.S. No. 1 – On-Site
Detention,
T.S. No. 2 – Rainwater
Tanks, and
T.S. No.3 – Floodplain
Management.
BASIX;
WSUD in Part C.5 of this
DCP, and
T.S. No.2 - Rainwater
Tanks.
T.S. No.1 – On-Site
Detention,
T.S. No.2 – Rainwater
Tanks, and
T.S. No. 3 – Floodplain
Management.
•
T.S. No.4 - Sediment
and Erosion Control
and
• T.S. No.5 – Water
Quality
•
•
WSUD in Part C.5 of this
DCP, and
T.S. No.2 - Rainwater
Tanks
Table: PERFORMANCE CRITERIA
Part C – General Development Guidelines
Page C5-27
WDCP
C.6
Access, Mobility and Adaptability
C.6.1 Introduction
The purpose of Part C.6 of this Plan is to provide minimum development standards for
builders, developers and others on the provision of access in the built environment. The
main principle involved is that of a “continuous accessible path of travel” which is
fundamental to the provision of access for all people. It may be defined as an uninterrupted
path of travel to or within a building, providing access to areas normally used by the building
occupants. This means one in which people with mobility, vision, hearing or intellectual
disabilities can use the facilities independently, equitably and with dignity.
Equitable access involves more than providing ramps and toilets for people who use
wheelchairs. Also included is the provision of appropriate lighting and colour contrast for
people with visual impairment, tactile surface indicators for people who are blind, visible
outcomes for people who are hearing impaired or deaf, appropriate signage for people with
visual impairment and those with an intellectual disability.
This section aims to ensure that all members of the community have unimpeded access to
the services and facilities available in the City of Willoughby, including a wide choice of
housing, shops, offices, entertainment and other facilities. Willoughby's community includes
people with disabilities of a temporary or permanent nature, people with age-related
disabilities as well as people with particular temporary restrictions on their mobility – for
example, parents pushing strollers and those with personal shopping trolleys.
The Australian Government introduced the Disability (Access to Premises-Buildings)
Standards (the Premises Standards) which clarifies accessibility requirements under the
Disability Discrimination Act (DDA) and enables consistency between building law and the
DDA.
The Premises Standards came into operation on 1 May 2012. The Building Code of
Australia has been amended to account for the Premises Standards, effective from 1 May
2012.
This section also aims to provide adaptable housing, which provides flexibility in residential
dwellings to cater for current and future demands for accommodation. Adaptable housing
can avoid the personal and economic costs that accompany social dislocation if people are
forced through disability to relocate. Designing dwellings to be adaptable from the outset
leads to a significant cost saving when compared to later retrofitting. A significant number of
homebuyers desire adaptable features such as larger main bedrooms and open plan rooms.
C.6.2 Access and Car Parking for People with Disabilities
C6.2.1
Building Code of Australia and Disability (Access to PremisesBuildings) Standards 2010.
All developments will be required to comply with the accessibility requirements of the
Building Code of Australia and the Disability (Access to Premises- Buildings) Standards
2010 at Construction Certificate stage where they apply. Nevertheless at Development
Application stage, sufficient consideration must be given to the Disability (Access to
Premises- Buildings) Standard 2010 to demonstrate that at the detailed design stage for the
Part C – General Development Guidelines
Page C6-1
WDCP
purposes of a Construction Certificate the development will not require design change to
comply.
C6.2.2
Accessible Car Parking
Accessible Car parking must comply with the design requirements of AS/NZS 2890.6 and
the number of accessible spaces shall comply with the following table:
Table: Number of Accessible Spaces to be Provided
BCA
Type of Development
Class 1a. A single dwelling-house, terrace
house, townhouse, row house,
and villa house, or the like,
which may be detached or
separated by a common wall; or
Class 1b. A dwelling-house used as a
boarding house, hostel, group
house, or the like, in which not
more than 12 persons would
ordinarily be resident
Class 2.
A building containing two or
more sole-occupancy units each
being a separate dwelling
excluding buildings of class 1.
Number of Accessible Spaces
Nil
Class 3.
The greater of (a), (b) or (c):
(a)
1 accessible space;
(b)
1 accessible space for each
accessible or adaptable unit; or
(c)
3% of total car parking spaces. That
is:
10 to 33 spaces – 1 accessible
space;
34 to 66 spaces – 2 accessible
spaces;
67 to 100 spaces – 3 accessible
spaces;
101 to 133 spaces – 4 spaces, etc.
Class 4.
Class 5.
A residential building, other than
a building of class 1 or 2 which
is a common place of living for a
number of unrelated persons,
including:
a) a boarding house, guest
house, hostel, or lodging house;
b) a residential part of a hotel or
motel;
c) a residential part of a school;
d) accommodation for the aged,
disabled or children; and
e) a residential part of healthcare related building which
accommodates members of the
staff.
A dwelling in a building that is
Class 5, 6, 7, 8 or 9 if it is the
only dwelling in the building.
An office building used for
professional or commercial
purposes, excluding buildings of
class 6, 7, 8 or 9.
Part C – General Development Guidelines
1 accessible space for each accessible or
adaptable unit.
Adaptable units to comply with Section
C.6.2 of WDCP.
1 accessible visitors space in parking area
with more than 50 spaces.
Adaptable units to comply with Section
C.6.2 of WDCP.
.
In parking areas with 5 or more spaces.
The greater of (a) or (b):
(a)
1 accessible space; or
(b)
3% of total car parking spaces. That
is:
5 to 33 spaces – 1 accessible
space;
34 to 66 spaces – 2 accessible
spaces;
Page C6-2
WDCP
67 to 100 spaces – 3 accessible
spaces;
101 to 133 spaces – 4 spaces, etc.
Class 6.
A shop or other building for the
sale of goods be retail or the
supply of services direct to the
public, including:
a) an eating room, cafe,
restaurant, milk or softdrink bar;
b) a dining room, bar shop or
kiosk portion of a hotel or
motel;
c) a hairdresser’s or barber’s
shop;
d) public laundry;
d) undertaker’s establishment;
or
e) market or sales room, show
room, or service station.
Class 7.
A building which is:
a) a public carpark; or
b) for storage, or display of
goods or produce for sale
by wholesale.
Class 8.
A laboratory, or a building in
which handy craft or process for
the production, assembling,
altering, repairing, packing,
finishing, or cleaning of goods or
produce even carried on for
trade, sale or gain.
Class 9a. A building of a public nature:
a) a health-care building
including those parts of the
building set aside as a
laboratory
As above
Class9b
In parking areas with 5 or more spaces.
The greater of (a) or (b):
(a)
1 accessible space;
(b)
3% of total car parking spaces.
That is:
5 to 33 spaces – 1 accessible
space;
34 to 66 spaces – 2 accessible
spaces;
A building of a public nature:
b) an assembly building;
including a trade workshop,
laboratory or the like in a
primary or secondary school,
but excludes any other part of
these buildings that are of
another class.
Part C – General Development Guidelines
As above
As above
4% of total car parking spaces. That is:
1 to 25 spaces – 1 accessible
space;
26 to 50 spaces – 2 accessible
spaces;
51 to 75 spaces – 3 accessible
spaces;
76 to 100 spaces – 4 accessible
spaces;
101 to 125 spaces – 5 accessible
spaces, etc.
Page C6-3
WDCP
67 to 100 spaces – 3 accessible
spaces;
101 to 133 spaces – 4 spaces, etc.
Class
10a.
a)
Class
10b.
b)
a non-habitable outbuilding
or structure: an open
garage, private garage
shed or the like;
a fence, mast antenna,
retaining or free-standing
wall, swimming pool, or the
like.
Parking areas associated with any
swimming pool or the like are to comply
with Classes 5,6,7 and 8.
C.6.3 Adaptable Housing
A.
Introduction
Part C.6.3 applies to development for the purpose of secondary dwellings, attached
dwellings, multi dwelling housing, residential flat buildings and shop top housing. While Part
C.6.3 of this Plan does not apply to alterations and additions, single dwelling houses, dual
occupancy development, semi-detached dwellings and boarding houses, the use of the
design guidelines is encouraged to make housing more liveable and accessible.
Adaptable housing is housing that is designed with basic accessible features which can
easily be complemented with further features to meet the individual’s needs over time. The
dwelling can easily be adapted, if required, to cater for the changing needs and capabilities
of an older or disabled occupant, and then be re-adapted to a conventional configuration if
that person moves out. Adaptable housing has also been referred to as universal design,
flexible housing, and inclusive design.
It is particularly important in attached dwellings, multi dwelling housing, residential flat
buildings and shop top housing to provide the capacity for later adaptation for specific needs
as there is little opportunity to change major features such as hallways, door widths etc. in
such developments. Residential dwelling houses as freestanding buildings are more capable
of adaptation without impacting on other dwellings and therefore it is not as critical to require
these buildings to be adaptable.
Adaptable design involves a move away from designing special accommodation for different
community groups with different needs. It is design which avoids the personal and economic
costs that accompanies social dislocation. Disability is strongly correlated to age. The need
for adaptable housing is therefore substantial, and growing with the ageing of our population.
Consequently, the provision of adaptable housing should not be limited to special, purposebuilt housing for a sector of the community, but rather applied universally to all households.
Adaptable housing can avoid the personal and economic costs that accompany social
dislocation if people are forced through disability to relocate. Designing dwellings to be
adaptable from the outset leads to a significant cost saving when compared to later
retrofitting. A significant number of homebuyers desire adaptable features such as larger
main bedrooms and open plan rooms.
There are a range of features that provide for various accessibility needs, as discussed
below. Accessible housing means that people with a disability are able to reach the front
entrance to a residential dwelling via an accessible continuous path of travel. Visitable
features are available the moment the dwelling is built and enable a person in a wheelchair
or a person with a mobility impairment to visit the premises. Visitable features include an
Part C – General Development Guidelines
Page C6-4
WDCP
accessible entry and interior, level and wider doorways and corridors, access to at least one
living space and use of a toilet.
Adaptable features may be provided at a later stage, however it must be demonstrated how
these elements can be incorporated in the future. Adaptable elements include kitchen
counters which may be adjusted in height or replaced, sufficiently sized bedrooms and
bathrooms, strengthened walls onto which grab rails may be fixed, and provision for hobless
showers and balcony entrances. Adaptable housing is both visitable and accessible.
Later modification to adaptable housing will prove relatively easy to do at minimum
inconvenience and minimum costs, and will more than offset the extra initial costs, thus
encouraging the occupant to stay, rather than face the disruption and cost of shifting house.
Adaptable houses will have features, dimensions and materials designed for safety and ease
of use to avoid the need for later building modification and to enable provision for such items
to be added later for individual occupants.
For adaptable housing dwellings, compliance with this Plan is to be demonstrated by way of
a plan showing accessible travel paths from the street or an internal road to the dwelling
entry, and the dwellings in pre- and post –adaptive model. Where a design waiver is to be
requested for the provision of adaptable housing dwellings, an applicant must outline the
reasons for the non compliance with Council’s requirements and provide material to support
the application.
B.
Requirements for the provision of adaptable housing units
The following table indicates the minimum requirements for the provision of adaptable
housing dwellings. However it is recommended that applicants endeavour to provide
additional adaptable housing features or additional adaptable dwellings where possible.
Please note that the number of dwellings required is to be rounded up if 0.5 of a dwelling or
more is required.
Development type
Single storey attached dwellings and
multi dwelling housing (eg attached or
detached villas)
Two storey attached dwellings, multi
dwelling housing and residential flat
buildings
Three storey attached dwellings, multi
dwelling housing and residential flat
buildings
Multi dwelling housing and residential flat
buildings greater than 3 storeys.
Shop top housing
Secondary Dwellings
Part C – General Development Guidelines
Minimum Requirement
10% of units to be adaptable.
25% of all dwellings to be adaptable.
33% of all dwellings to be adaptable.
50% of dwellings to be adaptable.
If lift access is to be provided, 50% of all
dwellings to be adaptable.
All dwellings to be adaptable
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C.
Design Guidelines
AS 4299 sets out the requirements of adaptable housing.
AS 4299 encourages the certification of adaptable houses into one of three classes of
adaptable housing, A, B, and C. Appendix A of AS 4299 lists the schedule of features for
each class of adaptable housing.
A house is classified as Class A, B or C depending on the number of features specified in
AS 4299 that are incorporated in the design. AS 4299 designate features as being
“essential”, “first priority desirable”, or “desirable” depending on their importance to a person
with a disability.
An Adaptable House Class A is one in which all essential and desirable features are
incorporated.
An Adaptable House Class B has all essential and at least 50% of desirable features,
including all those designated as “first priority”.
An Adaptable House Class C has all essential features incorporated.
To meet Council’s minimum requirements, all adaptable housing dwellings shall be
designed and constructed to Adaptable House Class C- in accordance with AS 4299.
However, Adaptable House Class A & Adaptable Class B is encouraged.
Applicants are to provide ‘as built’ drawings of the adaptable housing dwellings showing the
housing unit in its pre-adaptation and post-adaptation stages at a scale of 1:50. A description
of how the adaptation is to be achieved shall also be provided.
Examples of adaptable housing designs are located in Attachment 5.
D.
Private Car Accommodation with Adaptable Housing
Developments should provide the required number of private car parking spaces in
accordance with Part C.4 of this Plan. However, all adaptable housing dwellings except for
secondary dwellings must be allocated a car space. A proportion of the adaptable housing
dwellings are to have adaptable car parking spaces provided as follows:
Number of adaptable housing
dwellings
1-4
5-9
10-14
15-19
(etc)
Number of adaptable car spaces
1
2
3
4
In order to ensure distribution of adaptable car parking spaces between adaptable housing,
no more than 1 adaptable car space shall be provided as part of the parking requirements
for each dwelling.
The adaptable car spaces should comply with the following design requirements:
Part C – General Development Guidelines
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(a)
be located as close as practicable to and be linked to an accessible entrance to the
building or to a wheelchair accessible lift by a continuous accessible path of travel;
(b)
have a firm surface, with a fall not exceeding 1 in 40 in any direction; and
(c)
have a minimum length of 5.5m, a minimum width of 3.2m and a minimum height of
2.5m.
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C.7
Bushland and Bushfire Hazard Management
Intent
1. To minimise risk to person and property from bushfire.
2. To design for bushfire prevention so that the landscape, biodiversity and environmental
qualities of the locality are maintained.
Performance Criteria
1. Development of sites prone to bushfire hazard will be designed and/or adopt measures
which minimise potential hazard.
2. Sites are maintained to minimise bushfire hazard without unduly altering the natural
qualities of the area.
3. Unencumbered access is to be provided for bushfire purposes.
Controls
1. Development in the area identified in the Bush Fire Prone Land map held by Council
must conform to the specifications and requirements of Planning for Bushfire Protection
produced by the Rural Fire Service. A Bush Fire Threat Assessment must be submitted,
to include the following information:
i) the extent to which the development is to provide for setbacks, including asset
protection zones,
ii) the siting and adequacy of water supplies for fire fighting,
iii) the capacity of public roads in the vicinity to handle increased volumes of traffic in
the event of a bush fire emergency,
iv) whether or not public roads in the vicinity that link with the fire trail network have
two-way access,
v) the adequacy of arrangements for access to and egress from the development site
for the purposes of an emergency response,
vi) the adequacy of bush fire maintenance plans and fire emergency procedures for
the development site,
vii) the construction standards to be used for building elements in the development,
viii) the adequacy of sprinkler systems and other fire protection measures to be
incorporated into the development,
ix) how the proposed development conforms with the requirements of Planning for
Bushfire Protection.
2. Applications may be referred to the Rural Fire Service for comment.
3. Council will not approve any part of the Asset Protection Zone to be located outside the
subject site.
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C.8
Waste Management
C.8.1 Introduction
The purpose of Part C.8 of this Plan is to encourage efficient building design and effective
ongoing management systems for the handling of waste and recyclable materials in all
developments. In addition, Part C.8 of this Plan seeks to facilitate the efficient and safe
waste and recycling collection from all premises in the Willoughby City Council area.
Part C.8 has been developed to ensure that Council’s domestic waste and recycling
collection services are available to all residential properties. It also ensures that all business,
office, retail industrial and other developments provide adequate facilities for waste and
recycling services.
Additionally, it has been developed to assist all stakeholders (including, owners, Council
staff, planners, architects and builders) to design for sustainable, safe and healthy waste
management systems.
Part C.8 deals with domestic waste (garbage, garden organics, and recycling) as well as
commercial waste arising from small business including, retail, offices, petrol stations and
restaurants etc. It excludes hazardous, medical or any liquid waste which requires special
licences and storing and disposal arrangements with other government authorities.
C.8.2 Guiding Principles
The guiding principles for the requirements in Part C.8 of the plan are:
1. Waste minimisation and resource recovery- encouraging improved environmental
outcomes and to help meet Council’s waste minimisation targets through increased
source separation of materials to ensure more efficient management of waste and
recyclable materials.
2. Access- ensuring waste systems are easy to use and that collection vehicles are able to
access buildings to remove waste and recycling materials.
3. Safety- ensuring safe practices for storage, handling and collection of waste and
recycling.
4. Pollution prevention- preventing stormwater pollution that may occur as a result of poor
waste storage and management practices.
5. Ecologically Sustainable Development (ESD) - promoting the principles of ESD through
resource recovery and recycling leading to a reduction in the consumption of finite
natural resources.
6. Hygiene- ensuring health and amenity for residents and workers in the Willoughby
Council area.
7. Noise minimisation- minimising the creation of noise during use by residents and
collection of waste and recyclables.
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8. Space- ensuring adequate space is provided for storage of waste and recycling
containers.
C8.3
C8.3.1
Controls for all developments
Submissions
A Resource Recovery Management Plan (RRMP) or a Commercial/Industrial Building Waste
Management Checklist (CBWMC) is required as part of the development application
documents for all developments, subdivisions and change of use (excluding dwelling
houses, secondary dwellings, dual occupancy and semi detached dwellings). See
Attachment 10 and 11 for the RRMP and CBWMC forms.
Provision must be made within the boundaries of all dwelling houses, secondary dwellings,
dual occupancy and semi detached dwellings for storing three bins and for them to be
wheeled to the kerb for servicing.
Plans and drawings of the proposed development that highlight the location of and space
allocated to the waste management facilities and the nominated waste collection point must
be attached to the RRMP or WMC. The path of access for both users and collection vehicles
must also be highlighted.
C8.3.2
General
A waste and recycling room shall be provided in all residential (excluding dwelling houses,
secondary dwellings, semi detached dwellings or dual occupancies, attached dwellings and
multi dwelling housing), office/ business /retail and industrial buildings for storage and
treatment of waste and recycling and other waste arising on the premises.
Waste and recycling bins must be stored behind the property line at all times. Bins cannot be
stored on the kerb. All waste and recycling bins serviced from the kerbside must be removed
back behind the property line after collection on the same day of service (how this will be
achieved must be stated in the RRMP or the CBWMC).
All waste management facilities (eg waste and recycling rooms) must comply with the
Building Code of Australia (BCA) and all relevant Australian Standards.
Heritage conservation considerations may alter some requirements of this plan for the
refurbishment of existing buildings and location of waste and recycling facilities.
In all residential developments, Council will provide all Mobile Garbage Bin (MGBs) and bulk
container bins for garbage and recycling except for bulk bins specifically designed for waste
compacting units. Council will carry out the maintenance on all bins except on bulk bins not
supplied by Council. Council will not be responsible for cleaning of any bins.
C8.3.3
Space
Sufficient space in the waste and recycling rooms must be provided for the equipment and
bins to handle or manage all waste and recycling likely to be generated on the premises
between collection periods (see Attachment 16 for dimensions of bulk bins and MGBs).
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Space must be provided within the kitchen or other convenient location, for the storage of
waste and recycling for at least two days. Indicative waste and recycling generation rates for
various commercial and residential developments are listed in Attachment 12 and 13.
C8.3.4
Access to garbage and recycling rooms and communal bin areas
Where collection vehicles are required to access the waste and recycling room on private
property all collection vehicles must be able to both enter and exit the premises in a forward
direction. However, where this is not possible it is permissible for the truck to reverse into a
site, and exit in a forward direction. Where this is not possible due to demonstrated site
constraints, Council’s Waste Management Staff must be consulted, and may approve some
other manner of ingress and egress. It is not acceptable for a truck to reverse out of a site.
Where a garbage truck is to enter private property to service bins, the driveway access to
the waste and recycling room needs to be suitable for the collection vehicles in terms of
width, strength and geometric design (see Attachment 14 for vehicle specifications). An
engineer’s report showing these geometric dimensions and the structural adequacy of the
driveway and the vehicle travel path must also be supplied with the Occupation Certificate.
The report will be supplied to the Council’s Waste and Recycling Contractor as evidence of
the strength of the driveway to support heavy vehicles.
When designing for waste collections to be carried out on private property a minimum
unobstructed height clearance of 3.8 m over all areas traversed by Council’s refuse
collection vehicles must be applied. The collection point where waste-loading operations will
occur must be on a level surface away from gradients and vehicle ramps.
The path for MGBs between the waste and recycling room and the collection vehicle must
be level and free of steps. The maximum travel distance between the storage point and the
collection point for 240 litre MGBs must not exceed 15 metres. For 660 litre MGBs and for
all bulk container bins including 1000, 1500L and 2000 litre the distance must not exceed 3
metres. Any proposed variations require further assessment and discussion with Council
Waste Management Staff.
C8.3.5
Amenity
The potential for noise, odour and vermin in the waste and recycling room must be
minimised. To achieve this all waste and recycling awaiting collection is to be stored in a
Council approved container (such as a MGB or bulk bin). The internal surface of garbage
and recycling rooms must be smooth and washable.
A sign posted on the door of the waste and recycling room should read, “please keep this
door closed at all times when not in use”.
An automatic deodoriser should be installed in enclosed waste and recycling rooms,
especially where there are a large number of refuse bins.
Waste and recycling rooms that are visible from outside the building must be constructed in
such a manner as to have no detrimental visual impacts.
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C8.3.6
Location
The waste and recycling room must be located in a position that is convenient for both users
and waste collection staff. It must also give consideration to streetscape, security of bins,
neighbouring properties and internal amenity. In residential flat buildings and/or shop top
housing developments over 3 storeys and with 18 or more units, waste and recycling rooms
should be located in the basement or in an undercover car park.
C8.3.7
Construction
The floors of waste and recycling rooms must be constructed of reinforced concrete at least
75mm thick or other approved material. They must be graded to a Sydney Water
Corporation approved basket trap drainage fitting located in the room. The floor should be
finished to a smooth even surface coved at the intersection with walls and plinths and
provided with a ramp to the doorway where necessary (There must be no lip or step
between the waste and recycling room and the collection point).
The walls of the waste and recycling room and waste service compartments (located on
each floor) must be constructed of approved solid impervious material and shall be cement
rendered internally to a smooth even surface coved at all intersections.
All walls, floors and ceilings of waste and recycling rooms and waste service compartments
must be of a fire resistance level (FRL) in accordance with the requirements of the BCA. Any
openings in walls, floors and ceilings shall be protected in accordance with the requirements
of the BCA. All walls must be finished with a rigid smooth faced non-absorbent material
capable of being easily cleaned.
The walls, floors and ceilings of the waste and recycling rooms, and waste service
compartments must be finished in a light colour.
A close fitting and self-closing door operable from within the waste and recycling room and
waste service compartments must be fitted. All doorways to waste and recycling rooms, and
waste service compartments must be fire protected in accordance with the requirements of
the BCA.
A protective galvanized metal railing must be placed around the inside wall of all waste and
recycling rooms and communal bin areas at 1 metre above the floor and at least 50 mm
clear of the wall to protect the walls from damage caused by moving bins.
C8.3.8
Water supply
All waste and recycling rooms and communal bin areas must be provided with an adequate
supply of cold water (excluding the waste service compartments located on residential floors
of residential flat buildings). A floor waste basket trap connected to the sewer shall be
provided within the bin room area. Storm water shall not be permitted to enter this floor
waste trap.
C8.3.9
Hygiene
The Owners Corporation will ensure all bins are cleaned internally and externally on a
regular basis (at least once every 3 months). To meet this requirement commercial services
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WDCP
are available for cleaning bulk and MGB bins so as not to cause pollution. Refer to the
Yellow Pages for these services.
C8.3.10
Management
Responsibility for transfer of bins from within the property to the collection point (i.e.
individual residents or hired cleaners) should be determined when designing the waste
management systems and clearly stated in the RRMP or the CBWMC.
Where it is unknown as to who will be responsible for the movement of bins, the applicant
shall state how they intend the system to work on site.
C8.3.11
Signage
Where a roller shutter door is installed in waste and recycling rooms or communal bin areas,
a sign must be erected in a conspicuous position drawing attention to the fact the door must
be kept closed at all times when not in use. This is necessary to prevent theft of bins.
Clear and easy to read “NO STANDING” signs and “DANGER” warning signs must be fixed
to the external face of the waste and recycling room/s and communal bin area/s where
appropriate, such as in circumstances where the waste collection is carried out near the bin
room on private property.
Standard signage on how to use the waste management system and what materials are
acceptable in the recycling system must be posted in all waste and recycling rooms, waste
service compartments and communal bin areas, after the Occupation Certificate is issued
but before the first residents/users occupy the building (signage is available from Council’s
Waste Services Branch). This signage is available from Council.
All waste and recycling receptacles must be clearly and correctly labelled to identify which
materials are to be placed in which bin (stickers available from Council).
C8.3.12
Ventilation
Waste and recycling rooms must have their own exhaust ventilation system exhausting at a
rate of 5L/s.m2 floor area, with a minimum rate of 100L/s minimum or permanent,
unobstructed natural ventilation openings direct to the external air, not less than onetwentieth (1/20th) of the floor area. Mechanical exhaust systems shall comply with AS1668
and not cause any inconvenience, noise or odour problem.
C8.3.13
Lighting
Waste and recycling rooms and waste service compartments must be provided with
sufficient artificial light controlled by a motion sensor located both outside and inside the
room.
C8.3.14
Safety
Any compactors or mechanical devices used for the storage of waste must be child proofed
and comply with Occupational Health & Safety requirements.
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C8.3.15
Servicing of bins
When designing how waste and recycling will be managed on sites it is necessary to take
into consideration the types of vehicles used by Council to service bins. Council services all
MGBs from the kerbside using a side-arm load vehicle for recycling, garbage and garden
organics for all residential developments on a once weekly basis.
Twice weekly garbage services are carried only where a bulk container bin is provided,
however, recycling remains once weekly. Council uses a rear loader compactor vehicle, to
service the bulk container bins and a small access side-load vehicle for servicing the MGBs
for recycling.
C8.3.16
Bin storage at the kerb
Where waste collections will take place from the kerb a clear and unobstructed space of 3
metres must be allocated per house frontage to allow bins to be serviced without difficulty
(this does not include the driveway to the property). A minimum gap of 1 m between trees or
other obstacles such as poles must also be allowed for to minimise damage to bins or other
structures while servicing bins. There must also be enough space so as not to cause an
obstruction to pedestrians while the bins are on the kerb. Bins must also be able to be
placed out on the kerb with a gap of 1 metre between each bin.
Where a waste and recycling service is to be carried out at the kerb consideration must be
given to the location of bus stops which may hinder the placement and servicing of bins from
the kerb. Consideration also must be given to whether the nearest kerb is located on a
roadway which can restrict garbage collection vehicles from stopping to service bins i.e.
such as where “No stopping” or “clearway” signs are erected.
C8.3.17
Refrigerated waste rooms
In some instances, Council may require that waste storage rooms be refrigerated. This is
likely if large quantities of food waste are generated on site and waste removal from the site
is difficult due to location or long trading hours. Where a waste storage room is refrigerated
the temperature should be maintained at or below 5°C with all refrigeration equipment
installed with sufficient space to facilitate cleaning.
C8.3.18
General requirements
Refrigerated waste storage rooms shall not contain any fittings, facilities, or matter not
associated with treatment, storage or disposal of garbage.
C8.3.19
Location and Access
Refrigerated waste storage rooms shall be situated in positions which will permit easy
access for the removal of waste without creating a nuisance from dust, litter, odour or noise.
Refrigerated waste storage rooms shall be situated within the main building but where this is
not practicable due to levels or other exceptional circumstances, the waste room shall be
situated in an approved position.
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Refrigerated waste storage rooms shall be situated in positions which will permit easy, direct
and convenient usage of the room.
Waste storage rooms in office, business and retail buildings shall be located so that their use
will not interfere with the use of access driveways, loading bays or parking bays.
The area between the refrigerated waste storage room and collection area shall be of
adequate width, level, smooth and direct.
The distance between the refrigerated waste storage room and collection area shall be as
close as practicable but in any case shall not exceed 10 m.
Refrigerated waste storage rooms shall be of adequate dimensions to accommodate waste
arising on the premises together with any facilities and equipment for handling and storage
of such waste.
The ceiling height of refrigerated waste storage rooms shall be a minimum of 2100mm.
The doorway opening to the refrigerated waste storage room shall be of adequate size to
allow easy access for receptacles or containers and permit the reinstallation and
maintenance of equipment that may be used in the refrigerated garbage room.
A minimum clearance width of 820mm shall be provided.
C8.3.20
Construction
The floor of refrigerated waste storage rooms shall be constructed of concrete at least 75mm
thick or other approved impervious material and shall be finished to a smooth even surface
coved at the intersection with walls and plinths.
The walls of refrigerated waste storage rooms shall be constructed of approved solid
impervious material and shall be cement rendered internally to a smooth even surface coved
at all intersections.
A door which at all times can be opened from inside without a key shall be provided to all
waste storage rooms. Doors shall be capable of being easily opened with the internal face
smooth and impervious.
The floor of the refrigerated waste storage room must be graded to the doorway and an
approved drainage outlet connected to the sewer shall be located outside the room as close
as practicable to the doorway.
An adequate supply of hot and cold water must be provided through a centralised mixing
valve with the hose cock located as close as practicable to the doorway.
All building elements are to comply with Parts C, D and E of the BCA (Volume 1) in respect
of fire resistance protection of openings, egress and fire services and equipment.
C8.3.21
Lighting
Refrigerated waste storage rooms shall be provided with artificial light controlled from a
switch located outside the room.
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Artificial light shall be provided where necessary outside refrigerated waste rooms.
C8.3.22
Safety devices
Refrigerated waste storage rooms shall be provided with an approved alarm outside, but
controlled only from within.
C8.3.23
Noise
Noise from the use of the refrigeration equipment associated with the waste room must not
give rise to “offensive noise” as defined under the Protection of the Environment Operations
Act 1997.
C8.3.24
Ventilation
Refrigerated waste storage rooms shall be ventilated by:
• an approved system of mechanical exhaust ventilation in accordance with the
requirements of the BCA; or
• permanent unobstructed natural openings, direct to the external air, having an
aggregated of not less then one-twentieth of the floor area.
C8.4
Specific Provisions – All Residential Developments
Intent: To encourage waste minimisation (source separation, reuse and recycling) to ensure
appropriate storage and collection of waste and to achieve good design of facilities.
The intent may be achieved where:
1. A waste cupboard or other appropriate space is provided within dwellings for temporary
storage of recyclables, garbage and compostable material.
2. In the case of single dwellings, dual occupancy, secondary dwellings, semi detached
dwellings an accessible and useable waste storage area and space for composting is to
be provided on-site.
3. In residential flat buildings where individual storage is proposed an accessible and
usable waste storage and recycling area is to be provided.
4. In circumstances where a communal bin storage area is proposed, the area or room is of
sufficient size to store Council’s standard bins and is easily accessible from each unit
and from Council’s usual collection point.
5. Adequate space has been provided to enable on-site composting for residential flat
developments
C8.4.1
Submission requirements
For new or major additions or alterations to residential flat buildings the application shall
include:
1. A completed Resource Recovery Management Plan
2. The following details on DA plans:
i) Location of waste cupboard space within each dwelling unit
ii) Location of waste service compartments on each floor (where a chute system is
installed)
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iii)
iv)
v)
vi)
vii)
C8.4.2
Location of waste and recycling room/s or communal bin areas.
Details of design for waste storage and recycling area/s or communal bin areas.
This should include floor plan, elevations and cross section drawings of the room
and also building materials and finishes.
Where applicable location of communal composting area
Where applicable design details of garbage chute system/s and any compaction
reduction equipment
Location of collection area for servicing bins
Communal Composting Areas
Council requires an area to be nominated on-site for communal composting. Whilst the
operation of such a facility will depend upon the attitudes of dwelling occupants and their
management body corporate the potential to compost should exist. It is appropriate for this
area to be incorporated in the landscaping plans for development.
The following advice is also relevant:
1. In locating the composting area, consideration must be given to its proximity to
residential buildings (including adjoining developments), odour and location of the site
drainage system.
2. The composting area or system should be purpose-built. There are a variety of
techniques available and advice on this and public health considerations can be obtained
from Council’s Waste Management staff.
3. The facility should be carefully signposted and be the responsibility of the body corporate
(or managing agent).
C8.4.3
Single dwellings/dual occupancy, secondary dwellings and semi detached
dwellings
Council’s standard waste and recycling service for single dwellings such as houses,
secondary dwellings , dual occupancy and semi detached dwellings is:
1.
2.
3.
4.
Garbage in 1 x 140 litre MGB collected once weekly
Recycling in 1x 240 litre MGB collected once weekly;
Garden organics in 1 x 240 litre MGB collected once weekly;
Quarterly clean up service.
C8.4.4
Space
Space to store one receptacle for waste and one receptacle for recycling must be provided
inside each residence (usually the kitchen) with the capacity to store at least 2 days worth of
materials.
Space must be allocated within each property boundary for storing Council specified waste
and recycling bins. Attachment 16 details the dimensions of all MGBs and bulk bins.
C8.4.5
Access
Consideration needs to be given to providing easy access for residents to wheel bins from
their property to the kerbside for servicing. Steps and steep drive ways greater than1:14
gradient are considered to be hindrances that should be avoided where possible.
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C8.4.6
Amenity
a)
Waste, recycling and garden organics not presented in the Council approved bins will
not be collected.
b)
All waste, recycling and garden organics must be contained within the bin so the lid
can shut to reduce the incidence of littering, storm water pollution and vermin. Waste,
recycling and garden organics will not be collected from outside a bin.
C8.4.7
Attached dwellings, Multi dwelling housing, residential flat buildings and
serviced apartments
This section is divided into 4 development types.
1)
2)
3)
4)
Attached dwellings and multi dwellings containing three or more in a complex
Residential Flat Buildings 4 storeys or more (high rise)
Residential Flat Buildings up to 3 storeys (“walk-ups”) and containing less than 18 units
Residential Flat Buildings up to 3 storeys (“walk-ups) and containing 18 units or more.
1)
Attached Dwellings and Multi dwelling housing containing three or more in a
complex
a)
General
Council’s standard waste and recycling service for attached dwellings and multi dwellings is
as indicated in Part C3.8.2. In most circumstances each dwelling can store their own bins on
site and the resident is responsible for placing the bin/s on the kerb on collection day.
However, depending on the number of dwellings and the design of the complex, a communal
waste and recycling room may be provided. Consultation with Council’s Waste Management
Staff prior to lodgement of the DA is essential for this development type.
b)
Communal bin area
A communal waste and recycling bin area is allowable for these types of uses. The
communal bin area is preferable where each individual dwelling does not have easy access
to the kerbside to present their bins for servicing. Attachment 13 states the waste and
recycling generation rates for residential premises. These rates can be used to determine
the size of the communal bin area needed.
c)
Location
Communal waste and recycling bin areas should be in a high pedestrian-traffic area for ease
of access. They should be close to the dwellings and the kerbside.
d)
Construction
Communal bin areas should be constructed out of similar material to that of the dwellings to
ensure no detrimental impact upon the streetscape. The communal bin area should be
provided with a weather proof roof, access door and a permanent supply of cold water to
facilitate cleaning of the area with an approved sewer connection. (Attachment 18 illustrates
sample drawings of outdoor communal waste and recycling areas).
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All building elements are to comply with the BCA with respect to fire resistance, protection of
openings, egress for fire services equipment.
e)
Storage of bins in basement carpark
Where it is possible that a waste and recycling room will be located in a basement carpark
consideration will need to be made as to whether the bins will be brought to the kerb for
servicing or if the contractor will be entering the property to service the bins. Council’s Waste
Management staff will advise what the allocation of bins will be and assist with developing
appropriate waste storage and management systems in these cases.
f)
Storage of bins in each unit
Where a communal waste and recycling room is not provided each resident will store bins
within the yard of their own dwelling. An area of approximately 1.8m x 0.8m will be needed
in each yard in which to store three MGBs. It is suggested that space should also be made
available for a home unit worm farm or compost bin, to allow residents to compost their own
food scraps. The space requirements for a typical worm farm are: height 800mm, width
700mm and length 700mm. The area requirements for compost bin are 1000x 1000mm.
g)
Access
On collection day residents will need to wheel up to 3 MGBs to the kerbside. Distance and
gradients of driveways and access points to the street for wheeling bins are important
considerations, particularly for elderly residents. Bins should not need to be wheeled more
than 15 m. The bin-carting grade should be a maximum of 1:14. Residents should not have
to wheel their bins through the house or over steps to get the bins to kerbside. Side or back
access should be provided to all units if bins are to be kept in rear yards.
h)
Design
Garbage facilities are to be screened to a minimum height of 1.5m, well ventilated, roofed,
floors graded and drained to sewer connection. A standpipe for hosing shall be provided
adjacent to this area.
Garbage storage areas should be:
• integrated into the overall building design and constructed of materials sympathetic to
the new development;
• conveniently located and easily accessible from each unit for on-site movement and
collection;
• located so as not to compromise the amenity of the occupants of the development and of
adjacent properties in terms of noise, odour and aesthetic impact, such as near
windowless walls, away from pedestrian areas and in the least visually obtrusive
position; and
• screened from view from the street and landscaped.
2)
Residential Flat Buildings or Serviced Apartments 4 storeys or more (includes
high rise)
a)
General
Council may specify the number and type of bins required depending on the size of the
development. This information can be determined at the pre-lodgement advice meeting or by
Part C – General Development Guidelines
Page C8-11
WDCP
discussion with Council’s Waste Management Staff. A method for calculating the number of
waste and recycling bins required is provided in Attachment 13.
In residential flat buildings with four (4) or more storeys or containing 18 or more units a bulk
garbage bin service is preferred. Provision must be made for waste collection vehicles to
enter and service bins on site. Where access by waste collection vehicles onto the site to
service a bulk container bin is not possible, a wheelie bin service can be installed and will be
serviced once weekly only. However, with this option, the waste and recycling room will need
to be larger to accommodate more bins. There must also be sufficient room at the kerb to
allow bins to be lined up for servicing. Refer to Attachment 14 for specifications on vehicle
type and clearances required.
Bulk garbage bins are serviced twice weekly and recycling MGBs once weekly. Council can
also provide a bulk bin for paper and cardboard serviced once a week and this is preferable
in high-rise developments.
Garbage chutes for high rise buildings are generally not recommended, as they do not
encourage recycling and are not compulsory. However, where a chute is to be installed in
high-rise buildings it is recommended that they discharge into a compaction unit. The
compaction unit will help to decrease the volume of waste and allow for a smaller number of
bulk bins needed and therefore, a smaller waste and recycling storage room.
Garbage chute outlets must discharge into the central waste and recycling room. The
building caretaker should not be required to transfer waste from one side of the building to
the other in order to get it from the chute outlet to the waste and recycling room.
b)
Space
Space must be allocated inside each unit for a waste and a recycling receptacle, each with
the capacity to store 2 days’ worth of waste and recycling.
c)
Waste Service compartments
In buildings where a chute system is installed, a waste service compartment must be
provided on each floor to contain the garbage chute hopper and intermediate storage of
recyclables generated on that floor.
The waste service compartment must have enough space to allow easy use of the chute
hopper and for the storage and manoeuvring of no more than 2 x 240 litre recycling bins or
for shelving to hold up to 2 x 50 litre containers to store recycling. Doors should open
outwards to allow maximum storage unless prevented by BCA requirements.
The space required to collect recyclables within the service compartment will depend upon
the number of units on each floor and how frequently the recyclables are transferred to the
waste and recycling room. It is recommended that recyclables are transferred daily, however
this arrangement will only work best when there is a full-time cleaner or maintenance person
employed and they are instructed to empty recycling from waste compartment rooms.
All building elements of the waste service compartment are to comply with the BCA with
respect to fire resistance, protection, egress and fire services and equipment.
Part C – General Development Guidelines
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WDCP
d)
Centralised garbage and recycling room
A centralised waste and recycling room must be provided in an area that is accessible to the
users and easy for servicing. It is desirable that where a bulk garbage service is installed
that the waste and recycling room be located within the underground carpark or basement.
This is only possible if the clearance is no less than 3.8 m high. See Attachment 13 for waste
and recycling generation rates for residential buildings.
In high rise residential developments where there is a full time caretaker on site, it is
advisable that access to waste facilities by residents is limited to only the service
compartments located on each floor, and the bulky items storage area if applicable. This is
to help prevent vandalism and contamination of recycling bins. Council will not collect
recycling bins that are contaminated with unacceptable materials.
A room or caged area must be allocated for the storage of discarded bulky items awaiting
collection and should be incorporated within the waste and recycling room. The allocated
space must be a minimum of 2 m². If it is not possible to provide this space please indicate
in the RRMP how bulky household items will be disposed of, i.e.: Is there sufficient space at
kerbside in front of the unit block to allow residents to present bulky household items for the
clean up collection?
e)
Amenity
Residential units must be adequately insulated from noise to comply with the residential
amenity provisions of Council’s Development Control Plan if they are adjacent to or above;
• chutes or waste storage facilities, or
• chute discharge, or
• waste compaction equipment, or
• waste collection vehicle access points
Where possible, chutes should not be situated adjacent to habitable rooms due to the noise
from hopper use and waste falling down the shaft.
f)
Management
The RRMP must describe how the waste management system will work and who is
responsible for the transfer of waste and recycling for each stage of the process. See
Attachment 10 for RRMP details.
Signage in waste storage compartments must encourage residents to wrap garbage prior to
placement in chutes, specify that no dangerous, or bulky items be placed into chutes, and
provide information about what is acceptable in the recycling system. Some signage on
recycling is available from Council.
3)
Residential Flat Buildings or Serviced Apartments up to 3 storeys and
containing less than 18 units
It is recommended that unit blocks up to 3 storeys and containing less than 18 units use
MGBs for waste, recycling and garden organics services. Where MGBs are used the bins
are serviced once weekly from the kerbside. The number of MGBs required can be
determined by following Council’s guidelines of waste and recycling generation rates for
residential premises in Attachment 13.
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In some circumstances a bulk service using a 660 litre bin can be installed. 660 litre bulk
bins are serviced twice weekly and are serviced from the bin room/bin bay area. Where a
660 litre bin is provided, recycling bins are serviced from the waste and recycling room, and
therefore do not need to be placed at the kerbside for collection (except for garden organic
MGBs which are serviced from the kerb). Therefore provision must be provided on site for
the safe and easy access of waste and recycling trucks in these circumstances. Refer to
Attachment 14 for specifications on Council’s waste and recycling vehicles and clearances
required.
Bin storage areas/bin bays for this type of development do not need to be totally enclosed
waste and recycling rooms.
The bin bay area should be located in a high pedestrian-traffic area, for ease of access and
to encourage good housekeeping. The bin bay(s) should be located in an area that allows
ease of use by residents and easy access to wheel bins to the kerb (see Attachment 18 for
sample bin bay designs).
Design
Garbage facilities are to be screened to a minimum height of 1.5m, well ventilated, roofed,
floors graded and drained to sewer connection. A standpipe for hosing shall be provided
adjacent to this area.
Garbage storage areas should be:
•
•
•
•
4)
integrated into the overall building design and constructed of materials sympathetic to
the new development;
conveniently located and easily accessible from each unit for on-site movement and
collection;
located so as not to compromise the amenity of the occupants of the development and of
adjacent properties in terms of noise, odour and aesthetic impact, such as near
windowless walls, away from pedestrian areas and in the least visually obtrusive
position; and
screened from view from the street and landscaped.
Residential Flat Buildings or Serviced Apartments up to 3 storeys and
containing 18 units or more
General
In Residential Flat Buildings up to 3 storeys and containing more than 18 units a bulk
garbage service shall be installed. Council provides 660, 1000 and 1500 litre bulk bins. A
garbage chute system is not required.
Provision must be made on site for the safe and easy access of both waste and recycling
trucks. Bulk garbage bins are serviced twice weekly, recycling and garden organic MGBs
once weekly. In some circumstances Council will also provide a bulk bin (1000 or 1500l) for
paper and cardboard.
To determine the number and type of bins required please consult with Council’s Waste
Management Staff.
Part C – General Development Guidelines
Page C8-14
WDCP
Refer to Attachment 14 for specifications on Council’s waste and recycling vehicles and
clearances required.
Design
Garbage facilities are to be screened to a minimum height of 1.5m, well ventilated, roofed,
floors graded and drained to sewer connection. A standpipe for hosing shall be provided
adjacent to this area.
Garbage storage areas should be:
• integrated into the overall building design and constructed of materials sympathetic to
the new development;
• conveniently located and easily accessible from each unit for on-site movement and
collection;
• located so as not to compromise the amenity of the occupants of the development and of
adjacent properties in terms of noise, odour and aesthetic impact, such as near
windowless walls, away from pedestrian areas and in the least visually obtrusive
position; and
• screened from view from the street and landscaped.
C8.5
Specific Provisions – Office, Business Retail and Industrial Developments
Included in this category are premises such as shops, offices, food premises, hotels, motels,
licensed clubs, education establishments, entertainment facilities and hospitals.
Intent: To encourage waste minimisation (source separation, reuse and recycling) and
ensure appropriate storage/collection of waste and quality design of facilities
The intent may be achieved where:
•
•
•
•
•
•
The system for waste management is compatible with collection service
On-site source separation is facilitated
An appropriately designed and well located waste storage and recycling area is provided
on-site
Clear access for the users of the bins and collection services is provided.
Facilities are carefully sited, well-designed and do not impact on adjoining premises or
the amenity
There are acceptable administrative arrangements for ongoing waste management.
C8.5.1
Submission Requirements
The applicant shall include:
• A Commercial/Industrial Building Waste Management Checklist (see Attachment 11)
• Details on DA plans of:
o The location of waste storage and recycling areas either per unit/per shop or
located communally on-site
o Design details of waste storage and recycling areas. This should include, floor
plan, with cross-sections and also show building materials and finishes
o If applicable, design details of garbage chute systems and any volume
reduction equipment
o Access for collection vehicles.
C8.5.2
Factory Units
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Page C8-15
WDCP
Factory unit developments are less predictable than single use operations. A number of
basic assumptions need to be made up-front:
• The use of the factory unit.
• Whether individual or communal facilities or a combination of both will be required.
• Degree of source separation.
• How to estimate generation rates (and therefore area requirements).
• How waste containers will be serviced.
These issues should be discussed with Council’s Waste Management staff at the early
stages of development.
C8.5.3
Special waste
Where special waste material will be generated (such as chemicals and medical waste)
special arrangements will be required. Contact should be made with Council and the Office
of Environment and Heritage (OEH) to determine what special licenses or waste disposal
arrangements may need to be made.
C8.5.4
Paper and Cardboard
Particular attention should be paid to encouraging paper and cardboard recycling in offices
and commercial premises. This should be included in the RRMP. Education of staff and
regular collection services are also important.
C8.5.5
Grease Arrestors
Contact should be made with Sydney Water to obtain their trade waste requirements for the
installation of grease arrestors where there is a likelihood of the need to dispose of liquid
waste to the sewer.
C8.5.6
Space
All commercial premises must have a dedicated and enclosed waste and recycling storage
area that has an adequate storage space to accommodate the waste and recycling
generated on site (Attachment 12 provides a guideline of the generation rates of garbage
from commercial premises).
Where liquid waste is produced space must be allocated for separate storage of liquid
wastes (oils etc). These liquid waste storage areas must be bunded, and drained to a grease
trap or other similar predisposal treatment apparatus as required by Sydney Waste and/or
other authorities.
C8.5.7
Access
Liquid waste from grease traps must only be removed by licensed waste contractors
approved by Sydney Water and the Office of Environment and Heritage (OEH).
Part C – General Development Guidelines
Page C8-16
WDCP
C8.5.8
Waste and recycling collections
C8.5.8.1
Access
Where waste and recycling collection takes place within private property, appropriate
clearances need to be allowed for the collection vehicle to enter the premises and service
the waste containers. It should be noted that some contractors use vehicles that require the
waste container to be lifted above the vehicle to be emptied (front end-loader). It may be
advisable to contact garbage collection contractors to determine maximum clearances
needed.
C8.5.9
Amenity
Refrigerated garbage rooms will be required where:
•
•
the waste generated contains 20% or more by weight or volume of fish, poultry or meat;
or,
50 litres or more of seafood, poultry, or meat waste is generated in total per day, unless
the waste is collected daily.
C8.5.10
Management
Contracts with cleaners, building managers and tenants should clearly outline the waste
management and collection system, and should clearly allocate responsibilities for
maintaining bins and bin rooms (for all developments a RRMP will be required).
C8.5.11
Retail premises
Space
A waste service compartment (or garbage and recycling area) must be provided on each
floor of the building. The waste service compartment or garbage and recycling holding area
on each floor should have the capacity to store at least one (1) day’s volume of waste and
recycling likely to be generated on that floor. In particular, provision must be made for the
separation of cardboard for recycling on each floor and in the centralised waste storage
area.
Material from the waste service compartment or waste and recycling holding area on each
floor must be transferred to the centralised waste and recycling room or holding area daily or
more frequently, as required.
If more than 10m³ of non-compacted waste and recycling is likely to be generated per day,
the central waste and recycling room must be separate from the goods receivable dock.
C8.5.12
Offices
Space
Provision must be made on each floor, and in the central waste and recycling room or
holding area, for the separation and storage of all recyclable paper and cardboard likely to
arise on the premises.
Part C – General Development Guidelines
Page C8-17
WDCP
Amenity
Storage of paper and cardboard should be in a dry, vermin-proof area. Paper and cardboard
should not be stored for more than two (2) weeks to prevent breeding of pests in the stored
material.
C8.6
Section D Specific Provisions – Shop Top Housing Developments
General
a)
Where a residential development and office/ business/ retail development occupy the
same site, the waste handling, storage and collection system for residential waste
(from the residential area) and office/business /retail waste (from the
office/business/retail area) are to be completely separate and self-contained. They
must have separate keys and locking systems.
b)
The RRMP must identify the collection points and management systems for both
residential and commercial waste streams.
The waste handling and management system for each component of the shop top
development must comply with the relevant section of this plan (e.g. separate residential and
office/business/retail collection areas).
C8.6.1
Space
Sufficient space must be allocated in each waste and recycling storage room to store the
amount of waste likely to be generated in each respective part of the development. See
Attachment 12 and 13 for guidelines on office/business/retail and residential waste
generation rates.
C8.6.2
Access
Each waste and recycling room must be located in an area that is easily accessible for waste
service collection vehicles and convenient to the users.
C8.6.3
Amenity
Measures must be taken to ensure that noise and odour from the office/business/ retail
waste facility does not impact on residents.
C8.6.4
Management
Office/Business/retail tenants in a shop top development must be actively discouraged from
using the residential waste facilities.
C8.6.5
When to have Communal facilities for commercial units
In some circumstances waste management responsibility can be internalised with each
office/business /retail unit maintaining their own bins (waste and recycling) and individual
unit holders taking responsibility for putting them out for collection.
Part C – General Development Guidelines
Page C8-18
WDCP
In the following circumstances a communal area should be considered:
•
•
Where the design makes it difficult for all commercial units to have ready access to a
collection point.
Where site characteristics restrict entry of vehicles on to the site and bins must be
brought to the kerb for servicing.
The waste storage and recycling area shall be designed to enable each separately tenanted
or occupied area within the building or complex to be provided with a designated and clearly
identified space for the housing of sufficient commercial bins to accommodate the quantity of
waste and recycling material likely to be generated.
The waste and recycling area should be flexible in design so as to allow for future changes
in the use of the units.
Part C – General Development Guidelines
Page C8-19
WDCP
C.9
Preservation of Trees or Vegetation
This Section is made under clause 5.9(2) of WLEP 2012 Preservation of Trees or
Vegetation.
1.
Aims
•
•
2.
Objectives
•
•
•
•
•
•
3.
To promote sustainable vegetation management and conserve and enhance the
tree resources, natural systems including bushland, and landscape quality of
Willoughby City;
To encourage the use of professional best practice in tree management.
To minimise unnecessary damage to or removal of trees and bushland;
To conserve trees and bushland of ecological, heritage, aesthetic, botanic and
cultural significance;
To encourage the planting of trees that are appropriate for site conditions;
To encourage the planting of local native species where appropriate;
To facilitate the removal of noxious weeds, undesirable trees and inappropriate
plantings;
To provide for no net loss over time of tree cover and bushland in Willoughby
City.
Trees and Vegetation to which this Plan applies
This Plan applies to (except where
exempted under Clause 5):
1. All trees that have the following
dimensions:
a. a height exceeding 4
metres, or
b. a trunk girth
(circumference)
exceeding 600
millimetres measured at
1.2 metres above ground
level, or
c. a crown spread
exceeding 3 metres;
2. All trees, regardless of
dimensions, listed as Vulnerable
or Threatened or a component of
a Threatened Ecological
Community or the removal of
which would constitute a key
threatening process listed under
the Threatened Species Conservation Act 1995;
3. All trees, regardless of dimensions, listed as items under the Willoughby Natural
Heritage Register;
4. All native bushland vegetation on private property.
Part C – General Development Guidelines
Page C9-1
WDCP
4.
Prohibitions
Except as otherwise provided in this Plan, a person shall not poison, ringbark, cut
down, remove, transplant, lop, prune, injure or wilfully destroy any tree or vegetation
defined in Clause 3 except with the consent of Council under this Plan and in
accordance with any conditions imposed as a condition of consent.
5.
Exemptions
The following exemptions to clause 4 apply:
1. The pruning or removal of dead trees where hazard to life and/or property exists.
2. On properties zoned Low Density Residential R2 selective pruning of up to a total of 33%
of an individual tree’s crown over a 5-year period. This exemption does not apply to land
zoned Environmental Living E4. Pruning works must comply with Australian Standard
AS 4373-1996: Pruning of amenity trees, and shall consist of the following pruning
classes only:
•
•
•
•
•
•
•
•
•
•
General pruning;
Crown thinning;
Deadwooding;
Selective pruning;
Formative pruning;
Reduction pruning;
Crown lifting
Pollarding;
Remedial pruning; and
Powerline clearance.
For further explanation of these terms refer to Australian Standard AS 4373 or Willoughby
City Council Tree Pruning Fact Sheet.
NOTE: This exemption does not apply to trees located on properties listed as a
Heritage Item in Schedule 5 Part 1or to trees located in a conservation area listed in
Schedule 5 Part 2 of Willoughby Local Environmental Plan 2012; trees identified as an
item of natural heritage in the Willoughby Natural Heritage Register; and trees listed
as Vulnerable or Threatened Species, a component of a Threatened Ecological
Community, or the removal of which would constitute a Key Threatening Process,
under the NSW Threatened Species Conservation Act 1995.
3. Removal, pruning or control of plants declared a Noxious Plant under the Noxious
Weeds Act 1993;
4. Pruning or removal of recognised horticultural varieties of fruit trees grown for fruit
production;
5. Pruning or removal in accordance with Clause 5.9 of the Willoughby Local Environmental
Plan 2012;
Part C – General Development Guidelines
Page C9-2
WDCP
6. The pruning or removal of trees and bushland lawfully conducted in accordance with the
Telecommunications Act 1997 of the Commonwealth, the Roads Act 1993, the Rural
Fires Act 1997, the Local Government Act 1993, the Environmental Planning and
Assessment Act 1979, State Emergency and Rescue Management Act 1989, and the
Electricity Supply Act 1995;
7. Pruning or removal of the following undesirable trees;
Botanical Name
Acacia baileyana
Acacia saligna
Acer negundo
Ailanthus altissima
Alnus jorullensis
Celtis sinensis
Cinnamomum camphora
Common Name
Cootamundra Wattle
Golden Wattle
Box Elder Maple
Tree of Heaven
Evergreen Alder
Nettle Berry
Camphor Laurel
Cotoneaster spp
Cupressocyparis, leylandii
“Leighton Green”
Eriobotrya japonica
Erythrina x sykesii
Ficus elastica and cvs.
Gleditsia triacanthos
Grevillea robusta
Ligustrum spp.
Liquidambar styraciflua
Cotoneaster (all species)
Leighton Cypress
Olea europaea subsp.
cuspidata.(synonym
africana)
Phoenix canariensis
African Olive
Populus spp.
Salix spp.
Syagrus romanzoffianum
Robinia pseudoacacia
Poplar (all species)
Willow (all species)
Cocos Palm
Robinia
6.
Loquat Tree
Coral Tree
Rubber Tree
Honey Locust
Silky Oak
Privet (all species)
Liquidambar
Canary Island Date Palm
Restrictions
None
None
None
None
None
None
Only if less than 10 metres in
height
None
None
None
None
None
None
None
None
Only if less than 10 metres in
height.
None
Only if trunk less than 7
metres in height.
None
None
None
None
Matters for consideration
In determining an application under this Plan , Council shall take into consideration, but not
be limited to, the following matters relevant to the application:
1. The health, safety and amenity of the occupants of the property;
2. The contribution of the tree to the existing and possible future amenity of the property
and surrounding area;
3. The health and structural condition of the tree;
4. Whether the tree is suitable for the location given potential size, soil type and other site
conditions;
Part C – General Development Guidelines
Page C9-3
WDCP
5. Whether the tree has caused or will be likely to cause damage to property, and the
potential extent of that damage;
6. The viability of replacement tree planting;
7. Whether reasonable alternative options are available to avoid the necessity for tree
removal;
8. The existence and suitability of other trees on the property;
9. Relevant Environmental Planning Legislation, Instruments and Policies.
7.
Consents
1. An application for consent for works under this Plan shall be made on Councils
Application for Tree and Bushland Pruning/Removal Form by the owner of the property
on which the tree or bushland is located or by a person with the written consent of that
owner. An application fee is applicable.
2. The Approval Permit or Development Consent issued under this Plan is valid for a period
of 12 months from the date of issue.
3. Works consented to under this Plan cannot be carried out unless a copy of the Approval
Permit or Development Consent is held on site during the course of the works, and shall
be produced by persons carrying out the works on demand by a Council Officer.
4. Consent issued under this Plan will be subject to the requirement to plant appropriate
replacement trees or vegetation on site, or other conditions deemed appropriate by
Council. The size and species of replacement trees or vegetation may be specified on
the Approval Permit. Replacement planting shall be completed within 28 days of the tree
or vegetation removal works, or as otherwise specified by Council.
8.
Penalties
Any person who contravenes or causes or permits this Plan to be contravened shall be guilty
of an offence and liable for prosecution.
A person found guilty of contravening or causing or permitting the contravention of this Plan
shall be liable for a fine of up to 10,000 Penalty Units∗ . In addition, the Court may also
require the person to replace the damaged or destroyed tree/s and maintain such tree/s until
maturity.
∗
1 penalty Unit = $110 as at 1 June 2002
Note: Definitions for Tree, Council, Bushland, Injure, Owner, Vulnerable or Threatened
Species, Threatened Ecological Community and Undesirable Trees are contained within the
Dictionary of Terms.
Part C – General Development Guidelines
Page C9-4
WDCP
C.10 Foreshore Building Line
C.10.1 Intent
1. To preserve and enhance the natural features and vegetation of the foreshore area for
its scenic and ecological value and to ensure development does not detract from the
natural character of these areas.
2. To encourage the protection and regeneration of land which forms an integral part of the
foreshore setting and to maintain the amenity of foreshore properties.
A.
Placement criteria
Foreshore building lines (FBL) have been fixed on land within Willoughby City which fronts a
bay, a river, a creek, a lake, a lagoon or the harbour. Foreshore land is identified on the
attached maps as either “natural” or “modified” foreshore land as at the commencement of
this plan. Areas with foreshore building lines are indicated on maps in Willoughby Local
Environmental Plan 2012 (WLEP 2012).
Note: See Schedule 3 for definitions of natural foreshore land and modified foreshore land
and Attachment 4 for the Natural and Modified Foreshore Maps.
Natural foreshores
In order to preserve and enhance the
maximum amount of natural
foreshore possible on land the FBL is
located at the boundary of natural
landscapes which are connected to
the foreshore.
Where a site is vacant, the FBL is
placed in a position that meets the
WLEP 2012 objectives and the intent
of this clause, but which provides for
future development and is consistent
with the general placement of
dwellings in the area.
The FBL is positioned to retain significant topographical or other natural features of
the foreshore, including rock outcrops, escarpments or significant trees.
Part C – General Development Guidelines
Page C10-1
WDCP
Modified foreshores
Where land is identified as containing
modified foreshore the FBL is placed
to coincide with the general position
of buildings and significant structures
along the foreshores.
The FBL is positioned to retain
significant topographical or other
natural features of the foreshore,
including rock outcrops, escarpments
or significant trees.
Where an existing dwelling lies below the general position of the adjoining FBL, the
FBL has been located to go around the structure, acknowledging the existing state of
the land. This does not imply any precedent for future development on either side of
the building, which does not comply with the general position of buildings and
significant features along the foreshore.
C.10.2 Performance Criteria
A.
Development below FBL
The FBL is positioned to retain an area of land between the shoreline and dwellings or
significant structures and to retain the amenity, solar access to and views from neighbouring
properties. This area is to be predominantly occupied by landscaping and is to be free of
buildings.
B.
Views and amenity
The FBL is positioned so that it is consistent (where possible) with the alignment of adjoining
properties to maintain amenity and views. This prevents new structures being built forward of
the FBL that might affect the view of neighbours.
The design and siting of minor development permitted below the foreshore building line
should:
• be sensitive to the existing foreshore context;
• enhance the natural landscape character and features of the foreshore;
• protect the ecology of foreshore areas, in particular bushland, waterways and the natural
condition of the shoreline;
• protect the visual amenity of adjoining property;
• protect the significant scenic quality of the foreshore when viewed from the waterway;
• protect any habitat of threatened species;
• protect water catchment quality;
• retain significant rock outcrops, stands of shrubs, and cliff faces;
• protect views enjoyed from adjoining properties and public spaces; and
• contain features that allow for future potential plant growth of existing trees and
bushland, including branches, trunks and roots.
Part C – General Development Guidelines
Page C10-2
WDCP
C.
Exceptions to Development Standard
Any variation to the foreshore building line by development, other than the minor
development listed above, will be required to be supported by the lodgement of a written
request with the development application pursuant to clause 4.6 of WLEP 2012 specifying
the grounds to justify contravention of the development standard. Council may consider
development encroaching on the foreshore building line where:
•
•
•
•
the relevant objectives contained in the WLEP 2012 and Part D.1 of this Plan are met in
respect of either modified or natural foreshores;
significant trees and substantial natural landscape features on the site are retained;
major rock outcrops and other topographical features are not disturbed or concealed by
the development; and
the development is replacing an existing dwelling, e.g. one which is destroyed by fire or
other natural disaster, or making minimal additions to an existing dwelling which already
encroaches the building line.
D.
Variation to the foreshore building line
For development encroaching on or seeking variation to the foreshore building line,
applications will need to be accompanied by a plan showing:
•
•
•
the location of the proposed development relative to the foreshore building line;
the location of existing structures on adjoining land relative to the line; and
the location of major topographical features such as escarpments, rock outcrops,
watercourses, location of existing significant trees and contours of the site in 1m
intervals.
C.10.3
Controls
Proponents should have regard to the provisions of Sydney REP (Sydney Harbour
Catchment) 2005 and the Sydney Harbour Foreshores Area Development Control Plan.
Land in the Foreshore Area
The land below the foreshore building line (known as the foreshore area) located between
the shoreline and the dwelling should be left predominantly for open space or planting.
Minor structures which are permitted in the Foreshore Area
The only structures permitted to be erected in land between the foreshore area and the
water, subject to Council consent are:
•
•
•
•
single storey structures such as boat sheds and jetties that have a direct functional
relationship with the water;
inclinators, stairs or other structures designed to provide pedestrian access to the
waterway;
inclinators, stairs, or other structures designed to provide pedestrian access to the
waterway,
development for the purposes of boat sheds, sea retaining walls, wharves, slipways,
jetties, swimming pools (below or at the surface of the ground), fences, cycleways,
walking trails, picnic facilities or other recreation facilities (outdoors)
Part C – General Development Guidelines
Page C10-3
WDCP
Under Clause 4.3A of WLEP 2012, the height of a building on land in the foreshore area
must not exceed 3.5 metres above ground level (existing) on any part of the lot.
Permitted buildings and structures such as boat and garden sheds should:
•
•
•
•
be appropriately sited to avoid being prominent, be small in scale and not exceed the
maximum height of 1 storey;
be constructed of non-reflective materials;
not have a habitable or commercial component; and
have facades and rooflines generally broken up into small elements with the use of gable
or hipped roofs instead of skillion roofs.
Treatment of structures or works within the foreshore building line
The visual impact of minor structures in the foreshore area should be minimised with screen
planting.
Landscaping treatment within the foreshore building line areas should maximise the
retention and protection of local indigenous plants and natural topographical features such
as rock outcrops, cliffs and escarpments. Care should be taken in the selection of plant
species to prevent the spread of exotic plants and weeds.
Significant trees
Significant trees are to be preserved in accordance with clause 5.9(2) of WLEP 2012 and
C.9 of this DCP- Preservation of Trees or Vegetation. Care should be taken in the selection
and siting of new tree planting to minimise the potential, especially at maturity, of view
obstruction from adjoining or surrounding properties, including public spaces.
Earthworks
Extensive earthworks such as levelling, filling and high retaining walls are not to be carried
out in the foreshore area.
Landscaping and paving
Paved surfaces within the foreshore area should be minimised, with the predominance of
soft landscaping of native plants. Where paths, paving or terracing are proposed, porous
materials should be used such as pavers, gravel mulch or grasscrete.
Swimming pools
Swimming pools in the foreshore area are to be located at or below ground level. Where it is
not possible for a swimming pool to be located entirely below ground, the exposed structure
or undercroft area should be heavily screened by dense planting or screening made of
natural material or in dark non-reflective colour in order to minimise its visual impact.
Fencing
Pool fencing and screening should be of dark non-reflective colour to complement the
surrounding landscape and to minimise its visual impact from the waterways or bushland.
Part C – General Development Guidelines
Page C10-4
WDCP
Retaining walls and sea walls
High retaining and screen walls should be avoided. These walls should be broken by steps
or further terracing to relieve their height. Retaining walls should generally be no more than
1m high above natural ground level. The natural topography of the site should be retained.
Seawalls should be avoided where the foreshore is in a natural state unless the absence of
such walls will lead to accelerated erosion of the shoreline or generate risk to the existing
shoreline.
Materials used for terraces, seawalls and retaining walls visible from the water or bushland
should be in harmony with the natural vegetation, such as the use of natural sandstone
blocks, timber etc., or screened by appropriate planting. Unfinished concrete blockwalls are
not permitted.
Stairs and pathways
•
•
•
The width of stairs and pathways should be kept to the minimum required for safe
pedestrian access.
Materials should be compatible visually with the surrounding landscape, using stone or
timber.
Stairs and paths should follow the natural topography of the land and not cut through
major rock outcrops or cause major trees to be removed.
Inclinators
Inclinator rails should follow the topography of the site, to avoid and not cut through major
rock outcrops or cause major trees to be removed.
Existing dwellings
•
•
An existing dwelling which is located partially over a foreshore building line can be rebuilt
in the same position.
For existing dwellings which already encroach on a Foreshore Building Line, new
extensions or rebuilding must have regard to the objectives of the FBL.
Bush regeneration
A detailed Bush Regeneration Plan may be required where land below the FBL comprises
predominately remnant bushland and meets the definition of a Natural Foreshore.
Part C – General Development Guidelines
Page C10-5
WDCP
C.11 Safety by design
Intent
To provide personal and property security for residents and visitors within development.
Background
Under the Environmental Planning and Assessment Act, 1979, Councils have an obligation
to ensure that a development provides safety and security to users and the community.
Council has entered into a Crime Consultation Protocol for the review of development
applications with Chatswood Police. A copy of this protocol is at Attachment 8.
For certain major developments which fall under the Crime Protocol, a formal Crime Risk
Assessment will be conducted by the Council in conjunction with the Local Police. The need
for such an assessment will be identified at development application stage. The
development may be required to comply with the recommendations of the crime risk
assessment. Applicants submitting development applications for these developments should
refer to the Department of Planning’s “Crime Prevention and the Assessment of
Development Applications” Guidelines.
Council will consider the following four crime prevention principles when assessing a
development application:
•
•
•
•
Surveillance- people can see what others are doing;
Access control- physical and symbolic barriers that can be used to attract, channel or
restrict the movement of people;
Territorial reinforcement- clear design cues on who is to use space and what it is used
for; and
Space management- ensuring that space is appropriately utilised and well cared for.
These principles are further defined in the Dictionary at Schedule 3.
Controls
1. Natural security of the street and the entry point of buildings can be achieved by:
i) Providing front entries with high visibility;
ii) Careful siting of shrubs and landscape elements;
iii) Lighting of pathways or hidden spaces.
2. The use of high walls or fences is not considered to be an effective security measure
because of the ability to conceal intruders and the potential for graffiti.
3. Determine a functional hierarchy of spaces, leading from the public to private spaces
with clear definition of territory and ownership, using landscaping, fencing or paving
materials.
4. Pedestrian site access and car parking are to be direct, clearly defined, visible and
provided with adequate lighting.
Part C – General Development Guidelines
Page C11-1
WDCP
5. Entries to buildings should be clearly visible from the street and internal driveways, with
general surveillance of the site and approaches to entries possible from inside the
building.
6. Arrange buildings to overlook public areas and communal streets to maximise
surveillance.
7. Avoid the creation of public spaces that are little used or observed.
8. Avoid high fences and walls or high dense landscaping which can conceal intruders,
adjacent to entries or windows, to ensure safety and surveillance.
9. Provide security for common areas, communal open space, recreational areas by means
of swipe cards, intercoms, etc.
10. Provide clear lines of sight from parking areas to lobby areas and well lit routes.
11. Use a clear numbering and naming system.
Security by design to allow for casual surveillance of the street
Spatial hierarchy
Part C – General Development Guidelines
Page C11-2
WDCP
Additional controls for car parking areas
For all car parking areas (apart from car parking structures for single dwellings and dual
occupancies), the following issues will be considered, and these or other relevant conditions
of consent may be imposed where deemed necessary:
1. Entry to basement car parks, including pedestrian routes, must be available to tenants or
residents only through security access/ egress routes within main buildings.
2. Private enclosed car parks are to contain security controlled access at the vehicular
entry and exit points. Where appropriate, security devices such as intercoms, remote
lock facilities and boom gates may be required.
3. Consideration must be given to the location of visitor and disabled car parking spaces in
order that any security which may be required for residents or tenants parking can be
installed without impeding access to visitor spaces. Where visitor parking is provided
within a secure parking area (basement or otherwise), suitable access provisions must
be made such as a security intercom.
4. Developments generating a significant amount of pedestrian movement throughout the
car park (such as shopping centres or office car parks) are to establish clear and
convenient pedestrian routes. These routes must minimise the number of points which
cross vehicle paths and be appropriately marked to heighten driver awareness (e.g.
painting, use of contrasting materials, lighting and/ or signage).
5. The use of appropriate surveillance devices, such as help points, emergency phones
and patrolling security staff may be required in larger car park developments.
6. All proposed lighting of the carparking areas must comply with Australian Standard/ NZS
1158- the lighting of public roads and other public thoroughfares.
7. In multi-level car parks, each car parking level is to contain identification signage to
ensure legibility within the car park area.
8. Car parks must be designed and located to maximise opportunities for casual
surveillance.
9. Car parks must contain a minimal amount of internal structures such as concrete
columns and solid internal walls to minimise visual obstruction.
10. Consideration must be given to the installation of open style security grilles to enclose
individual parking spaces.
11. Hidden recesses must be avoided.
12. Pedestrian access to buildings should be separate to vehicular access to the site.
The characteristics of individual sites may warrant Council to impose certain other conditions
on the development consent with regards to crime prevention and safety where deemed
necessary.
Part C – General Development Guidelines
Page C11-3
WDCP
C.12 Fencing
Part C.12 of this Plan applies to residential development only including single dwellings, dual
occupancy and secondary dwellings, semi detached dwellings, attached dwellings, multi
dwelling housing and Residential Flat Buildings.
Intent
•
To ensure that the style and scale of front fences and walls are compatible with fencing
in the streetscape.
•
To ensure that front and side fences and walls, where used, provide privacy, security
and noise attenuation without having a detrimental impact on the streetscape, adjacent
properties, reserves and walkways.
Performance Criteria
A.
Fences and walls will be designed to:
i)
ii)
iii)
iv)
v)
vi)
vii)
provide visual interest to the streetscape;
enable surveillance of the street for security from dwellings;
form part of the architectural and landscaping concept for the site;
be compatible with the height and type of other front fencing in the
streetscape;
define and provide for privacy of open space areas between the dwellings and
public areas;
maintain significant views from the public domain; and
be of good quality using low maintenance materials.
Provide visual interest and integrate with landscape
Part C – General Development Guidelines
Page C12-1
WDCP
Controls for single dwelling houses, secondary dwellings, semi detached and dual
occupancy development
Height and design
1.
Where front fencing is provided, it should be constructed of materials compatible with
the proposed development and consistent with other fences in the streetscape i.e.
height, material and detail.
2.
The height of front fencing to the street should be kept to a minimum, not exceeding
1.1m high if solid, or 1.6m with the use of open/transparent picket or iron palisade
fencing with screen planting behind. Post or piers may be permitted to exceed this
height.
The use of low walls and semi-transparent fences encouraged
in preference to high solid walls
3.
Solid fences and walls located at the street alignment, up to a maximum 1.8m high,
are limited to where:
4.
i)
the dwelling is affected by
excessive traffic volumes and
noise from the street (6000
vehicles/day or 60dBA); or
ii)
the fence encloses the main
private open space of the
dwelling with length limited to
75% of the frontage; or
iii)
fencing incorporates openings or
consists of vegetation with
minimum 50% transparency.
Fence width at frontage related to traffic
conditions and location of private open spaces
Where existing stone/rock cutaways to the road act as a fence or retaining wall, this
should not be rendered, painted or otherwise altered.
Part C – General Development Guidelines
Page C12-2
WDCP
Setbacks
5.
Fences between 1.1m and 1.6m in height
are to be setback 1m from the street alignment for
at least 20% of the site frontage (excluding
vehicular gateways) with provision of low
maintenance planting in the setback area.
For fences between 1.1m and 1.6m:
A > 20% of frontage
6.
Fences higher than 1.6m are to be setback
greater than 1m from the street alignment for the
entire frontage with provision of low maintenance
planting in the setback area.
For fences > 1.6m high
7.
Allotments which are less than 10m wide when measured at the building line, may be
permitted to have a front fence 1.6m in height without setbacks except for any
necessary splays at vehicular gateways or street corners.
8.
Vehicular gateways are to be setback at least 1m and provided with a splay of not
less than 1m x 1m.
Sloping sites
9.
On sloping sites, fences are to be stepped in height to follow the levels of the land.
Height of fencing in relation to slope of land
Rear and side fencing
10.
The height of side and rear fences and privacy screens should generally not exceed
1.8m high.
Part C – General Development Guidelines
Page C12-3
WDCP
Corner allotments
11.
Side fences on corner allotments should be designed and sited to:
i)
ii)
maintain the streetscape character; and
be consistent with the established pattern of fences.
Privacy
12.
Council may require additional or new fencing or additional screening devices on
boundaries in order to preserve privacy to adjoining properties.
Views
13.
Fencing must not obstruct significant views from the public domain of bushland,
foreshores or waterways. This control can be achieved by:
i)
using low fences no more than 1.1m above footpath level; or
ii)
using open pipe rail or similar open style fencing.
Bushland
14.
Boundaries adjoining bushland should be fenced to identify the common boundary
and to restrict the access of domestic animals to the reserve. Fencing adjoining
bushland should be open mesh, pipe rail or chain wire fencing, of dark colour or of
colour harmonious with the bushland, and screened with planting.
Heritage Conservation areas
15.
Front fencing is not encouraged in areas where front fencing is not part of the overall
streetscape, particularly areas of Castlecrag, Castle Cove and West Chatswood. In
these areas, the front boundary can be defined by low hob walls, garden beds or
planting. See Part D.1 – Desired Future Character for further detail.
16.
Proponents within Heritage Conservation Areas are also required to comply with the
requirements of Part H of this Plan with respect to fencing.
Construction
17.
Fencing requiring the construction of footings should be avoided where they are likely
to interfere with significant vegetation. Where footings are required, the footing
should be bridged, having a lateral clearance of 250mm from the roots of existing
trees.
18.
Fencing should not use trees for support, with fence posts and panels being setback
at least 150mm from any tree trunks.
Part C – General Development Guidelines
Page C12-4
WDCP
Controls for Attached dwellings, multi dwelling housing and residential flat
development
1.
Front fencing is not mandatory for new development. However where front fencing is
provided, it should be constructed of materials compatible with the proposed
development and where appropriate, with attractive fences in the visible locality.
2.
On sloping sites, fences should be stepped in height to follow the levels of the land.
Height and design
3.
4.
The height of front fencing to the
street should be kept minimum, not
exceeding 1.1m high if solid, or with
the use of open palisade fencing with
screen planting, to avoid
impersonality of the streetscape with
a high solid fence. Demarcation
between the street and the private
property can be achieved through
landscape or low fencing.
The use of low walls and semi-transparent fences is
encouraged in preference to high solid walls.
Fences between 1.1m and 1.6m in
height are to be set back 1m from the
street alignment for 20% of the site
frontage (excluding vehicular
gateways).
For fences between 1.1 m and 1.6 m:
A > 20% of frontage
Part C – General Development Guidelines
Page C12-5
WDCP
5.
Fences higher than 1.6m are to be
set back greater than 1m from the
street alignment, with provision of
planting in the setback area.
For fences > 1.6 m high
6.
7.
Solid fences and walls located at the
street alignment, up to 1.8m high,
are limited to where:
–
the development is unduly
affected by excessive traffic
volumes and noise from the
street (6000 vehicles/day or 60
dBA);
–
the main private open space is
in front of the development, with
length limited to 75% of the
frontage; or
–
fencing incorporates openings
or consist of vegetation with
minimum 50% transparency.
Fence width at frontage related to traffic conditions and
location of private open spaces
The height of side and rear fences
and privacy screens should generally
not exceed 1.8m high.
Height of fencing in relation to slope of land
Part C – General Development Guidelines
Page C12-6
WDCP
C.13 Contaminated land
Controls relating to contaminated land are outlined in State Environmental Planning Policy
55- Remediation of Land, and this SEPP is augmented by the Department of Urban Affairs
and Planning, Environment Protection Authority (now known as Office of Environment and
Heritage) 1998 publication “Managing Land Contamination: Planning Guidelines SEPP 55 –
Remediation of Land.”
A consent authority must not consent to the carrying out of any development on land unless:
(a)
(b)
(c)
it has considered whether the land is contaminated;
if the land is contaminated, it is satisfied that the land is suitable in its
contaminated state (or will be suitable, after remediation) for the purpose for
which the development is proposed to be carried out; and
if the land requires remediation to be made suitable for the purpose for which the
development is proposed to be carried out, it is satisfied that the land will be
remediated before the land is used for that purpose.
A list of potentially contaminating activities is at Attachment 6 which gives a guide to possible
land uses which can lead to land contamination. This list is not exhaustive and there may be
other uses which can lead to land contamination.
Performance Criteria
Where sites have been identified as being contaminated, the site must be remediated in
accordance with the Department of Urban Affairs and Planning, Environment Protection
Authority(now known as the Office of Environment and Heritage) 1998 publication
“Managing Land Contamination: Planning Guidelines SEPP 55 –Remediation of Land”.which
requires:
•
•
•
•
•
A full Environmental Site Assessment (ESA) and comprehensive soil sampling program
to be carried out after removal of existing buildings on the site;
Preparation and submission to Council of a Remedial Action Plan (RAP) based on the
findings of the ESA;
Remediation of the site in accordance with the approved RAP;
Validation testing during remediation, and final validation tests on completion; and
Submission to Council of a Validation Report on completion of remediation.
Part C – General Development Guidelines
Page C13-1
WDCP
C.14 Development near Railway Corridors or Busy Roads
Controls
Development located in the vicinity of a rail corridor or busy road needs to take into
consideration the provisions of the State Environmental Planning Policy (Infrastructure) 2007
and the NSW Department of Planning “Development Near Rail Corridors and Busy RoadsInterim Guideline)”
Performance Criteria
Development should be designed and constructed so as to:
•
•
Protect the safety and integrity of key transport infrastructure; and
Ensure that the development achieves an appropriate acoustic amenity by meeting
the internal noise criteria as specified in the State Environmental Planning Policy
(Infrastructure) 2007.
Part C – General Development Guidelines
Page C14-1
WDCP
C.15 Undergrounding of services
All services are to be located underground for attached dwellings, multi dwelling housing,
residential flat buildings, shop top housing and redevelopment of sites in business, office,
retail and industrial zones. This includes publicly owned land immediately outside the
development site.
Part C – General Development Guidelines
Page C15-1
WDCP
C16 Development near Lane Cove Tunnel Ventilation
Stacks
C.16.1
Introduction
C.16.1.1
The Lane Cove Tunnel was completed and opened for traffic in March 2007.
C.16.1.2
Vehicle emissions from the Lane Cove tunnel are vented via two stacks: one at
the western end, Sirius Road (within Lane Cove Council LGA); and one at the
eastern end, in the Artarmon industrial area, Marden Street (within Willoughby
City Council LGA). Both stacks have potential impacts on land within the
Willoughby LGA.
C.16.1.3
Environmental assessments were undertaken at design stage, with specific
regard to potential impacts on existing buildings that are situated in proximity to
the stacks. The ventilation system was designed to ensure air impacts were
acceptable to all existing buildings.
C.16.1.4
An air quality assessment process was undertaken by Consulting Air Pollution
Modelling & Meteorology (CAMM). This process was undertaken to determine
likely characteristics of the plume and identify the zone of influence of the plume
(being a 3 dimensional zone also known as buffer volume). The assessment
process is detailed in the CAMM report referred to as the ‘Lane Cove Tunnel
Buffer Zone Analysis Report No: 21/06’ dated March 2008.
C.16.2
Land to which this section applies
C.16 2.1
This section of WDCP applies to land within a 800 m radius of the stacks in
Sirius Road, Lane Cove and Marden Street, Artarmon as indicated in Map A and
B in Attachment A below.
C.16.3
Objectives
C.16.3.1
Ensure new buildings are not exposed to excessive air pollution from the Lane
Cove Tunnel ventilation stacks.
C.16.3.2
Ensure new development does not reduce the effectiveness of the ventilation
stacks.
C.16.4
Buffer Zone Analysis
C.16.4.1
The CAMM report defines a building overlay with the purpose to ensure
adequate separation between the vent stacks and any future proposed buildings.
The derived overlay control has two key parts:
i) Ensure sufficient separation of proposed buildings from the vent stack
emissions so that occupants of those buildings would not be exposed to
predicted pollutant concentrations that exceed air quality objectives.
Part C – General Development Guidelines
Page C16-1
WDCP
ii) Ensure sufficient separation of proposed buildings from the vent stack so that
the building wake under any wind conditions would not interact with the vent
stack plume and reduce the effectiveness of the vent stack.
C.16.4.2
The height control / building overlay has been defined using conservative
assumptions as to the plume behaviour and the meteorology. Therefore, it is
intended that the overlay is used as a ‘trigger’ to determine if further detailed sitespecific investigation for a proposed building is required.
C.16.4.3
The overlay for each vent stack is presented in the form of a decision tree in
Attachment B together with worked examples.
C.16.5
Submission Requirements
C.16.5.1
The proponent is to assess the proposed building development against the
objectives in Section 4 using the decision trees as presented in Attachment B
unless the development meets any of the exemption criteria listed below.
C.16.6
Exemptions
C.16.6.1
Exemption criteria:
i) Outside the 800m radius from stack (Attachment A); OR
ii) Any proposal for a change of use for commercial or industrial premises; OR
iii) Alterations & Additions to existing residential, industrial & commercial
premises where the buildings floor area and building heights are not
increased or altered; OR
iv) Where the property is located within the 800m radius of the Sirius Stack:
a. The building height of proposed new work is less than or equal to 13
metres (ie AHD 42), OR
b. The building is located at a distance from the Sirius Stack that is greater
than five times the building height (when measured from the reference
elevation level of 29 metres AHD; OR
v) Where the property is located within the 800m radius of the Marden St Stack:
a. The building height of the proposed new work is less than or equal to 24
metres (ie AHD 98), OR
b. The building is located at a distance from the Marden St Stack that is
greater than five times the building height (when measured from the
reference elevation level of 74 metres AHD).
C.16.6.2
Where a result is achieved demonstrating that the building is permitted under the
decision tree assessment, no further action is required to be undertaken by the
proponent other than in circumstances as described in 6.3. The details showing
that this process has been undertaken are to be submitted with the development
application.”
C.16.6.3
Despite the Decision Tree, Council may require a site specific investigation if it is
considered necessary.
Part C – General Development Guidelines
Page C16-2
WDCP
This is due to the limitations of the Decision Tree process which is more
applicable to isolated buildings and replacement of existing / structures. For
example, two or more new adjacent buildings (that are larger than the existing
buildings) may together change the dispersion of the plume through building
wake effects and therefore require further investigation.
Buildings of unusual shape or materials may also require further investigation.
C.16.7
Site Specific Investigation for Non-Exempt Development based on the
Decision Tree Assessment
C.16.7.1
Where a site specific investigation is required the proponent should consult with
an appropriately qualified consultant to undertake investigations to demonstrate
that:
i)
ii)
C.16.7.2
Occupants of the proposed building would not be exposed to pollutant
concentrations that exceed air quality objectives.
The building wake from the proposed building under any wind conditions
would not interact with the vent stack plume and reduce the effectiveness of
the vent stack.
Site specific investigations should then take into account:
i)
ii)
The detailed geometry of the proposed building.
Any changes to the Office of Environment and Heritage (OEH) air quality
objectives.
iii) Any changes to ambient air quality at the location of the proposed
development.
iv) Any changes to the vent stack pollutant emission rates.
v) Cumulative changes to the built form array around the ventilation stacks that
may have altered the wind dispersion climate experienced by the Lane Cove
Tunnel vent stacks.
C.16.7.3
Where the investigations show that the proposal is still marginal, then it may
require physical scale modelling or computational fluid dynamic (CFD) modelling
to more accurately determine whether a new building development will satisfy
the purpose of the control.
C.16.7.4
The appropriate methodologies to be used to assess the impacts of the proposal
are described in the OEH documents relating to the Approved Methods for the
Modelling and Assessment of Air Pollutants in NSW.
C.16.7.5
At the time of assessment the current up to date published methodologies should
be used. Where this is not the case or where another methodology is used
consultation should be made with OEH.
Part C – General Development Guidelines
Page C16-3
WDCP
ATTACHMENT A
Part C – General Development Guidelines
Page C16-4
WDCP
ATTACHMENT B
Part C – General Development Guidelines
Page C16-5
WDCP
Assessment Procedure for Building Height wake/plume Interaction with Marden Street Vent
Stack
Step
Step 1
Step 2
Task Description
Action/Result
Measure the distance (Rb) from the Marden vent
stack to the leading edge of the proposed
building:
If Rb > 800 metres
No height constraint
If Rb ≤ 800 metres
Go to step 2
Determine the proposed building height (Hb)
measured from the ground level elevation at the
base of the Marden stack
(reference level of 74 metres AHD)
If Hb ≤ 24 metres
Building permitted
If Hb > 24 metres
Go to step 3
Step 3
On a site plan, measure the projected building
width (wb) perpendicular to the line joining the
building to the Marden vent stack.
Go to step 4
Step 4
Calculate the building aspect ratio (A):
A = Hb ÷ W b, Let A = 1 if Hb < Wb
Step 5
Go to step 5
Calculate the wake constraint height (Hwake)
control using the ‘trigger level’ curve and compare
it to the proposed building height (hb):
Hwake = 0.2 x A x Rb
Step 6
Step 7
If Hb ≤ Hwake
Go to step 6
If Hb > Hwake
Reduce building
dimensions (W b or Hb) or
go to step 7
Calculate the plume constraint height (HT) at
distance Rb from the ‘limiting curve’ and compare
it with the proposed building height (Hb):
If Rb > 270 metres
Building permitted
If Rb < 270 metres, use plume constraint equation
HT = (Rb + 90) ÷ 3
Compare Hb to HT
If Hb ≤ HT
If Hb > HT
Building permitted
Reduce height (Hb) or go
to step 7
Contact an appropriately qualified
Consultant
Detailed site-specific investigation required for the
proposed building.
Part C – General Development Guidelines
Page C16-6
WDCP
Marden St Vent Stack
Example 1
Proposed Building
Ventilation Stack
Marden St Artarmon
14m
10m
RL 80m AHD
RL 74m AHD
50m
100m
Example 1:
A building that is 14 metres tall and 10 metres wide by 50 metres long (i.e. squat building) is proposed
at a site located 100 metres to the east of the Marden St stack on Hotham Parade. The reference
level (RL) at the base of the proposed building is approximately 80 metres AHD.
Note: The RL ground elevation at the base of the Marden St stack is 74 metres AHD. Need to
determine RL of building at ground elevation (in this example we are using 80 metres AHD).
Using the Table Assessment Procedure for Building Height wake/plume Interaction with Marden
Street Vent Stack the assessment steps for the proposed building are as follows:
Step
Step 1
Step 2
Task Description
Example 1
Measure the distance (Rb) from
the Marden vent stack to the
leading edge of the proposed
building:
Rb = 100m
If Rb ≤ 800 metres
Rb < 800m
Determine the proposed building
height (Hb) measured from
the ground level elevation at the
base of the Marden stack
(reference level of 74 metres
AHD)
Hb = height of building on plan - (Stack RL Building RL)
Hb = 14 - (74 - 80)
Hb = 14 - (-6)
Hb = 20 metres above elevation at stack
base
Action/Result
Go to step 2
If Hb ≤ 24 metres
then building is
permitted.
Therefore in this example the building is permitted without further investigation. Building
satisfies both the building wake constraint and the pollution plume constraint.
Part C – General Development Guidelines
Page C16-7
WDCP
Marden St Vent Stack
Example 2
Proposed Building
Ventilation Stack
Marden St Artarmon
35m
10m
RL 80m AHD
10m
RL 74m AHD
100m
A building that is 35 metres tall and 10 metres wide by 10 metres long (i.e. tall building) is proposed at
a site located 100 metres to the east of the Marden St stack on Hotham Parade. The reference level
(RL) at the base of the proposed building is approximately 80 metres AHD.
Note: The RL ground elevation at the base of the Marden St stack is 74 metres AHD. Need to
determine RL of building at ground elevation (in this example we are using 80 metres AHD).
Using the Table Assessment Procedure for Building Height wake/plume Interaction with Marden Vent
Stack the assessment steps for the proposed building are as follows:
Step
Task Description
Step
1
Measure the distance (Rb) from the
Marden vent stack to the
leading edge of the proposed
building:
Rb = 100m
If Rb ≤ 800 metres
Rb < 800m
Step
2
Determine the proposed building
height (Hb) measured from
the ground level elevation at the
base of the Marden stack
(reference level of 74 metres AHD)
Example 2
Action/Result
Go to step 2
Hb = height of building on plan - (Stack RL Building RL)
If Hb > 24 metres
Go to step 3
Hb = 35 - (74 - 80)
Hb = 35 - (-6)
Hb = 41 metres above elevation at stack
base
If Hb < 24 metres,
then building is
permitted.
Step
3
On a site plan, measure the
projected building width (wb)
perpendicular to the line joining the
building to the Marden
vent stack.
Measure the projected building width (wb).
In this case the long side of the building
runs north-south, therefore, wb = 10m
Go to step 4
Step
4
Calculate the building aspect ratio
(A):
A = Hb ÷ W b, Let A = 1 if Hb < Wb
A = Hb / Wb
A = 41 / 10
A = 4.1
Note if A < 1 (i.e. building width is greater
than building height) let A = 1.
However, in this case A = 4.1
Go to step 5
Part C – General Development Guidelines
Page C16-8
WDCP
Step
5
Step
6
Calculate the wake constraint
height (Hwake) control using
the ‘trigger level’ curve and
compare it to the proposed
building height (hb):
Hwake = 0.2 x A x Rb
Go to step 6
If Hb ≤ Hwake
Hwake = 0.2 x A x Rb
Hwake = 0.2 x 4.1 x 100
Hwake = 82
Hb = 41 and H wake = 82
Hb ≤ H wake therefore go to Step 6
(i.e. building satisfies the 'wake' constraint
but still needs to be tested against the
'plume' constraint).
If Hb > Hwake
If Hb > Hwake
Reduce building
dimensions (W b or
Hb) or
go to step 7
Calculate the plume constraint
height (HT) at distance Rb
from the ‘limiting curve’ and
compare it with the proposed
building height (Hb):
Given distance from stack (Rb) is less than
270 metres we need to use the plume
constraint equation which is:
HT = (Rb + 90) ÷ 3
Building permitted
HT = (100 + 90) ÷ 3
HT = 63m
Hb = 41m
Compare Hb to HT
Hb < HT therefore building is permitted.
Step
7
If Rb > 270 metres
If Hb ≤ HT
Building permitted
If Hb > HT
Reduce height (Hb)
or go
to step 7
Detailed site-specific investigation
required for the proposed
building.
Contact an
appropriately
qualified
Consultant
Note: that if Hb was greater than Hwake or HT in the steps 5 or 6 above, the dimensions of the
proposed building would need to be reduced until compliance was achieved or further
investigations must be conducted to determine if the proposed building can be permitted.
Part C – General Development Guidelines
Page C16-9
WDCP
Assessment Procedure for Building Height wake/plume Interaction with Sirius Rd Vent Stack
Step
Step 1
Step 2
Task Description
Action/Result
Measure the distance (Rb) from the Sirius vent
stack to the leading edge of the proposed
building:
If Rb > 800 metres
No height constraint
If Rb ≤ 800 metres
Go to step 2
Determine the proposed building height (Hb)
measured from the ground level elevation at the
base of the Sirius stack
(reference level of 29 metres AHD)
If Hb ≤ 13 metres
Building permitted
If Hb > 13 metres
Go to step 3
Step 3
On a site plan, measure the projected building
width (wb) perpendicular to the line joining the
building to the Sirius vent stack.
Go to step 4
Step 4
Calculate the building aspect ratio (A):
A = Hb ÷ W b, Let A = 1 if Hb < Wb
Step 5
Go to step 5
Calculate the wake constraint height (Hwake)
control using the ‘trigger level’ curve and compare
it to the proposed building height (hb):
Hwake = 0.2 x A x Rb
Step 6
Step 7
If Hb ≤ Hwake
Go to step 6
If Hb > Hwake
Reduce building
dimensions (W b or Hb) or
go to step 7
Calculate the plume constraint height (HT) at
distance Rb from the ‘limiting curve’ and compare
it with the proposed building height (Hb):
If Rb > 150 metres
Building permitted
If Rb < 40 metres, HT =20 metres
If 40 ≤ Rb < 120 metres, HT = 0.5 x Rb metres
If 120 ≤ Rb < 150, HT = 2(Rb -90) metres
Compare Hb to HT
If Hb ≤ HT
If Hb > HT
Building permitted
Reduce height (Hb) or go
to step 7
Contact an appropriately qualified
Consultant
Detailed site-specific investigation required for the
proposed
building.
Part C – General Development Guidelines
Page C16-10
WDCP
Sirius Road Vent Stack
Example 1
Proposed Building
Ventilation Stack
Sirius Rd Lane Cove
11m
10m
RL 30m AHD
RL 29m AHD
50m
100m
Example 1:
A building that is 11 metres tall and 10 metres wide by 50 metres long (i.e. squat building) is proposed
at a site located 100 metres to the east of the Sirius Rd stack. The reference level (RL) at the base of
the proposed building is approximately 30 metres AHD.
Note: The RL ground elevation at the base of the Sirius Rd stack is 29 metres AHD. Need to
determine RL of building at ground elevation (in this example we are using 30 metres AHD).
Using the Table Assessment Procedure for Building Height wake/plume Interaction with Sirius Rd
Vent Stack the assessment steps for the proposed building are as follows:
Step
Step 1
Step 2
Task Description
Example 1
Measure the distance (Rb) from
the Sirius vent stack to the
leading edge of the proposed
building:
Rb = 100m
If Rb ≤ 800 metres
Rb < 800m
Determine the proposed building
height (Hb) measured from
the ground level elevation at the
base of the Sirius stack
(reference level of 29 metres
AHD)
Hb = height of building on plan - (Stack RL Building RL)
Hb = 11 - (29 - 30)
Hb = 11 - (-1)
Hb = 12 metres above elevation at stack
base
Action/Result
Go to step 2
If Hb ≤ 13 metres
then building is
permitted.
Therefore in this example the building is permitted without further investigation. Building
satisfies both the building wake constraint and the pollution plume constraint.
Part C – General Development Guidelines
Page C16-11
WDCP
Sirius Rd Vent Stack
Example 2
Proposed Building
Ventilation Stack
Sirius Rd Lane Cove
35m
10m
RL 30m AHD
10m
RL 29m AHD
100m
A building that is 35 metres tall and 10 metres wide by 10 metres long (i.e. tall building) is proposed at
a site located 100 metres to the east of the Sirius Rd stack. The reference level (RL) at the base of
the proposed building is approximately 30 metres AHD.
Note: The RL ground elevation at the base of the Sirius Rd stack is 29 metres AHD. Need to
determine RL of building at ground elevation (in this example we are using 30 metres AHD).
Using the Table Assessment Procedure for Building Height wake/plume Interaction with Sirius Vent
Stack the assessment steps for the proposed building are as follows:
Step
Task Description
Step
1
Measure the distance (Rb) from the
Sirius vent stack to the
leading edge of the proposed
building:
Rb = 100m
If Rb ≤ 800 metres
Rb < 800m
Step
2
Determine the proposed building
height (Hb) measured from
the ground level elevation at the
base of the Sirius stack
(reference level of 29 metres AHD)
Example 2
Hb = height of building on plan - (Stack RL Building RL)
Action/Result
Go to step 2
If Hb > 13 metres
Go to step 3
Hb = 35 - (29 - 30)
Hb = 35 - (-1)
Hb = 36 metres above elevation at stack
base
Step
3
On a site plan, measure the
projected building width (wb)
perpendicular to the line joining the
building to the Sirius
vent stack.
Measure the projected building width (wb).
In this case the long side of the building
runs north-south, therefore, wb = 10m
Go to step 4
Step
4
Calculate the building aspect ratio
(A):
A = Hb ÷ W b, Let A = 1 if Hb < Wb
A = Hb / Wb
A = 36 / 10
A = 3.6
Note if A < 1 (i.e. building width is greater
than building height) let A = 1.
However, in this case A = 3.6
Go to step 5
Part C – General Development Guidelines
Page C16-12
WDCP
Step
5
Step
6
Calculate the wake constraint
height (Hwake) control using
the ‘trigger level’ curve and
compare it to the proposed
building height (hb):
Hwake = 0.2 x A x Rb
Go to step 6
If Hb ≤ Hwake
Hwake = 0.2 x A x Rb
Hwake = 0.2 x 3.6 x 100
Hwake = 72
Hb = 36 and H wake = 72
Hb ≤ H wake therefore go to Step 6
(i.e. building satisfies the 'wake' constraint
but still needs to be tested against the
'plume' constraint).
If Hb > Hwake
If Hb > Hwake
Reduce building
dimensions (W b or
Hb) or
go to step 7
Calculate the plume constraint
height (HT) at distance Rb
from the ‘limiting curve’ and
compare it with the proposed
building height (Hb):
Given distance from stack (Rb) is less than
120 metres we need to use the plume
constraint equation which is:
HT = (0.5 x Rb)
HT = (0.5 x 100)
HT = 50m
Hb = 36m
Compare Hb to HT
Hb < HT therefore building is permitted.
Step
7
If Rb > 150 metres
If Hb ≤ HT
Building permitted
If Hb > HT
Reduce height (Hb)
or go
to step 7
Detailed site-specific investigation
required for the proposed
building.
Contact an
appropriately
qualified
Consultant
Note: that if Hb was greater than Hwake or HT in the steps 5 or 6 above, the dimensions of the
proposed building would need to be reduced until compliance was achieved or further
investigations must be conducted to determine if the proposed building can be permitted.
Part C – General Development Guidelines
Page C16-13
WDCP
C.17. Awnings, Public Road Encroachment and use of
Public Footways
No part of a building shall project beyond the alignment of a road or roads to which the
building has frontage.
However, the Roads Act, 1993, enables Council as the roads authority and owner of the
road to grant consent for use of the public road for various purposes. These range from
encroachments of buildings into the road, provision of awnings to buildings and use of
footpath space for seating associated with restaurants or street vending. A development
application that includes use of or involves development that encroaches into the road
reserve or its air space is integrated development for the purposes of the Environmental
Planning and Assessment Act, 1979.
This Part considers building encroachments and attachments that impact on the road
reserve or that are part of a building that fronts the road or is associated with a building that
fronts the road. It also establishes the criteria for the assessment of development
applications relating to encroachments and indemnities.
C.17.1
Building Encroachments
Street frontage developments in business centres or commercial centres may be enhanced
architecturally by allowing some encroachment of the building form into the road reserve.
The encroachment must add to the quality of the architectural form of the building.
C.17.1.1
Performance requirements
1.
To enhance the amenity of streets in the commercial areas.
2.
To allow architectural detailing that assists in managing building mass impacts on the
public domain.
3.
To promote opportunities for passive surveillance of the street.
C.17.1.2
Controls
1.
Building encroachments in the form of transoms, parapet detailing, mullions, sills and
the like, sun control louvers or shutters, public art elements, balconies and bay
windows may be acceptable forms of encroachments subject to Council approval.
2.
Building encroachments consisting of fire exit doors, security grilles or shutters,
pipes, services, footings or projecting wall signs are unacceptable encroachments.
3.
The building encroachments must add to and enhance the architectural form and
design outcomes for the development on which they are located.
4.
Encroachments beyond the road alignment must be constructed in a manner that
they may be removed at any time after their construction without causing the building
of which they are part to be structurally unsafe and without causing a reduction in the
required fire safety standards of the building.
5.
The encroachment shall not exceed 450mm beyond the road alignment.
Part C – General Development Guidelines
Page C17-1
WDCP
6.
Encroachments above ground level shall not be less than 3.6 metres above the level
of the footpath below measured to the underside of the encroaching structure.
7.
Encroachments of the building will be less than 50% of the road frontage of the
building at any level.
8.
Encroachments will be set back a minimum of 1200mm from the boundary with an
adjacent building.
C.17.2
Street Awnings
The provision of awnings can significantly affect the amenity and the appearance of
buildings as well as impact on the streetscape. They can provide the convenience to
pedestrians of weather protection. Their design needs to be considered as an integral part
of the building design as they are attached to and supported by the building. As they extend
into the public domain, they also contribute to the urban scene while creating connectivity
between sites.
C.17.2.1
Performance requirements
1.
Awnings will provide weather protection to pedestrians.
2.
Provision of awnings shall have regard to the awnings provided on adjacent buildings
to achieve consistency of style and form.
3.
Awnings will have a high quality of architectural design that complements the
architecture of the building while providing for light penetration of the public footpath
and allowing for street trees, utility poles and traffic movement.
4.
Awnings will provide visual continuity in the public domain.
5.
Awnings will not present unacceptable risks to public safety.
6.
Awnings will not interfere with street trees, utilities or traffic signals, signs etc.
C17.2.2
Controls
1.
Awnings will be provided to all buildings fronting the main pedestrian footpaths and
spaces in business centres.
2.
Awnings may not be required by the Council where a building provides a colonnade
on its site and adjacent to the public footway.
3.
Awnings will provide shelter from rain including wind-driven rain though-out the year
as well as protection from heat and UV radiation from the sun in summer.
4.
Awnings will be designed in such a way that some natural light is able to penetrate
the public footway of the road by use of skylights or glazed sections. Although many
old solid awnings already exist in Willoughby business areas, no new full solid
awnings will be permitted.
Part C – General Development Guidelines
Page C17-2
WDCP
5.
Awning design will have regard to the architectural design of the building to which it is
attached. Its style will provide continuity and have a compatible form to awnings
within the streetscape in the vicinity of the site.
6.
While awnings design along a street should be simple and uncluttered, it may be
modulated, especially across large sites, or used to highlight entrances to buildings
or to highlight gateway sites.
7.
Where the gradient of the street is sloping and an awning requires stepping, the
steps are to be overlapped or provided with a vertical component that maintains the
integrity of the weather protection.
8.
Fabric canopies may be permitted as an alternative to an awning structure where it
suits the design and streetscape context of a building or where an existing building is
not provided with an awning and its provision would enhance the amenity of the
public domain.
9.
Having regard to subclause 4, generally the awning design will fall into two possible
styles, that is, wholly glazed or partly glazed.
10.
The awning will not interfere with street trees, utility services, traffic signs, traffic
signals or vehicle or pedestrian circulation. Cut-out segments may be required for
street trees.
11.
In general awnings will be suspended from the host building except in heritage
precincts where post supported awnings are appropriate for the area. For further
discussion on post supported structures see Part C.16.3 on balconies.
12.
Conduits and stormwater drainage shall be concealed or disguised into the awning
structure. Drainage will be directed into the host building drainage system.
13.
The minimum depth of an awning is 2 metres and the maximum depth is 3.6 metres
subject to the face of the awning being set back from the face of any kerb-line to the
carriageway of the road by 600mm.
14.
The height of the underside of the awning above the footpath will be a minimum of 3
metres or such height as may be necessary where under awning signage (if
provided) has a clearance of a minimum of 2.7 metres above the footway.
15.
Glazing in awnings will comply with AS1288 – Selection and Installation.
16.
Structural design will be capable of withstanding likely loads including live loads,
lateral wind loads, self loads and so on. Structural design shall be certified by a
qualified practising structural engineer and achieve the fire resistance requirements
of the Building Code of Australia.
17.
Lighting will be provided to the underside of the awning to supplement street lighting
and any light-spill from the adjacent building. It will be recessed into the awning
under-surface and comply with pedestrian areas standards in AS/NZ 1158 - Lighting.
The light fittings will be accessible for easy maintenance and receive its power from
the host building.
Part C – General Development Guidelines
Page C17-3
WDCP
C.17.3
Street Balconies
Street balconies are balconies that encroach more than 450mm into the road and may be
approved as an alternative to awnings. The difference between an awning and a street
balcony is that the street balcony will be trafficable by pedestrians and may be provided with
posts for support. They may be appropriate in some areas especially in some heritage
precincts. Street balconies may also be contemplated when providing outside seating areas
to first floor level restaurants or other commercial uses. In these cases the street balcony
may also be provided with some form of cover or roof.
C.17.3.1
Performance requirements
1.
Street balconies are to be compatible with the streetscape, enliven the street or have
architectural benefits to the public domain.
2.
In conservation areas and on heritage items, street balconies are to be restored or
reinstated.
3.
Street balconies will not present unacceptable risks to public safety.
4.
The placement and design of street balconies will not interfere with street trees,
utilities or traffic signs and the like.
C.17.3.2
Controls
1.
Street balconies may be approved where they are compatible with the streetscape
for heritage or architectural reasons or to enable use of the street front for active
purposes to enliven the public domain.
2.
Street balconies may be approved with restaurants and the like to create semi-public
space that provides enhanced views over the public domain.
3.
The form and the design of the street balcony will consider the streetscape context,
the architectural style or heritage significance of the host building and adjacent
buildings.
4.
The street balcony will not interfere with street trees, traffic signs, traffic signals or
vehicle or pedestrian circulation.
5.
Street balconies may be a maximum of 3.6 metres in depth subject to the outside
face of the balcony being set back a minimum of 600mm from the face of the kerbline to the road carriageway. They shall generally be contiguous with the adjacent
awnings in alignment.
6.
The height to the underside of the street balcony will be a minimum of 3 metres or
such height as may be necessary to achieve a minimum clearance of 2.7metres to
the underside of any under-awning signage (if provided) above the level of the public
footway.
7.
The street balcony may be suspended from the host building or it may be post
supported. If the street balcony is post-supported. The posts will be set back from
the face of the kerb-line to the road carriageway by a minimum of 750mm.
Part C – General Development Guidelines
Page C17-4
WDCP
8.
The street balcony will not be enclosed by solid walling, glazing or louvers. Weather
protection to seating areas may be provided by removable drop-down clear blinds.
9.
A roof may be provided to a street balcony also support in the same manner relative
to the host building.
10.
Balustrades are to be of open design so as not to obscure view lines of the building
and the activity on the balcony.
11.
Post supported street balconies will be capable of retaining structural integrity in the
event of removal of one post or in the case of a potentially high traffic accident
location (such as corner lots) in the event of simultaneous removal of more than one
post.
12.
Footings and plinths for post supported street balconies will be concealed beneath
the public footway or integrated into the design of the post so as to avoid hazards to
pedestrians.
13.
Conduits and drainage will be concealed into the street balcony structure. Drainage
will be directed into the host building drainage system.
14.
Structural design of street balconies will be capable of withstanding all likely loads
including self loads, live loads, lateral wind loads and so on. The structural design
will be certified by a qualified practising structural engineer and will achieve the fire
resistance requirements of the Building Code of Australia.
15.
Lighting will be provided to the underside of the street balcony to supplement the
street lighting and any light-spill from the adjacent building. It will be recessed into
the underside of the street balcony and will comply with pedestrian area standards
under AS/NZ 1158 – Lighting. The light fittings will be accessible for easy
maintenance and will receive its power from the host building.
16.
Street balconies with active uses associated with the host building will require a
suitable lease agreement with the Council for use of the air space in which the
balcony is located.
C.17.4
Footway seating associated with a café or restaurant
In conjunction with restaurants or cafes and the like located with frontage to a public road,
Council may consider approving external seating associated with the restaurant and located
in the public footway area adjacent to the restaurant. The use of the public footway will
require a lease of the approved footway area from the Council.
C.17.4.1
Performance requirements
1.
To provide vitality to the streetscapes and passive surveillance.
2.
To provide seating without compromising pedestrian circulation, convenience and
safety or causing a distraction to passing vehicular traffic.
C.17.4.2
1.
Controls
The minimum area that will be considered for use as a footway restaurant is 2 square
metres.
Part C – General Development Guidelines
Page C17-5
WDCP
2.
Footway restaurants will only be considered where the public footway space is a
minimum width of 3.5 metres to the kerb-line.
3.
The proposed lease area must have regard to existing street elements such as trees,
planter boxes, street furniture, street lighting, pedestrian crossings, traffic lights and
their control cabinets and street signage. Any one or all may restrict the area
available for the footway restaurant or may preclude its possibility. A footway
restaurant is not acceptable adjacent to bus stops, taxi ranks, Australia Post mail
boxes and ATM’s.
4.
A clear width of 2 metres will be maintained from any existing street elements as
noted in 3 for pedestrian circulation.
5.
A footway restaurant must be located outside it host restaurant and within the “side
boundaries” of the restaurant to which it is attached. The “side boundaries” are
determined as a horizontal extension of the alignment of the extent of the frontage of
the restaurant to the public road. A variation to this requirement will only be agreed
to when the owner or tenant of the adjoining premises provides written agreement to
the proposal and that agreement is updated at each change of tenant or occupant of
the adjoining premises or annually, whichever come first.
6.
Where premises are located on a corner, the footway restaurant may be considered
on both frontages subject to separate consideration of all of the requirements in this
section for each frontage.
7.
Any proposal for a footway restaurant must provide details of furniture that
demonstrates that it is of high standard, safe and strong and is able to maintain a
quality presentation over time. Furniture includes tables, chairs, umbrellas, bins,
barriers, heating devices and the like.
8.
In general the furniture of the restaurant must be able to be removed from the lease
area when the restaurant is closed to avoid obstruction to the public footway.
9.
Permanent structures within the footway restaurant area will generally not be
acceptable unless provided by Council or on its behalf except in special
circumstances and at the discretion of Council. Any permanent structure must be set
back from the kerb-line by a minimum of 900mm or 600mm in the case of an
umbrella.
10.
Barriers must not be used to completely enclose the footway restaurant.
11.
Use of furniture for the purposes advertising is only acceptable where it is indicating
the name of the restaurant or the primary product sold by the restaurant, for example,
the brand of coffee.
12.
Where the footway restaurant is located on a footway that is between 3.5 metres and
4.5 metres in width, the footway restaurant is to be located against the shop front.
13.
Where the footway restaurant is located on a footway that is over 4.5 metres in width,
the footway restaurant may be located against the kerb-line subject to the following:
Part C – General Development Guidelines
Page C17-6
WDCP
14.
A minimum clearance of 900mm is to be maintained between the kerb-line and the
footway restaurant to ensure pedestrian safety and to allow for the opening of car
doors or unloading of vehicles.
15.
At least a 2 metre wide space is to be kept clear between the footway restaurant and
the property boundary (shop front) for pedestrian flow.
16.
The layout is consistent with other footway restaurants in the vicinity so that
pedestrian circulation and flow is not obstructed.
C.17.5 Locational Requirements for Bus Shelters
The location of bus shelters should:
i.
Provide a minimum 1.2m wide pedestrian access;
ii. Comply with Safer by Design principles;
iii. Consider impacts of the bus shelter location on retail shop fronts and awnings, siting
of street furniture and street trees.
Part C – General Development Guidelines
Page C17-7
WDCP