The General Manager
Strahfield Council
PO,Box 120,
Strathfield NSW 2194
Date: 28th of October 2016
Attention: Luke Perkins
Project: Section 96 of DA2015/151
Site:
19 High St. Strathfield 2135
Dear Planning Officer,
We prepare this cover letter to provide a summary for the supporting S96 package to be lodged to the Strathfield Council as
requested by the planning officer.
The points to be addressed are as follow:
Architectural Amendment



Roof Structure modified & parapets raised to accommodate acceptable ceiling height.
1st Floor Ceiling Height raised to 2.7 Meters.
Rear Cabana & BBQ Area Increased width.
Addressing special conditions (DA2015/151)




Condition 5 - Amended window sizes
Condition 6 - Air conditioning units to be located 3m from any boundary.
Condition 7 - New Privacy Screen to pool fence with maximum of 2.1m in height
Condition 8 - Spacing between palings within the front fence design to be uniform
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971
The following table below is a brief summary of each variation for your review:
Architectural Amendment
The Roof is being proposed as a metal roof that will be hidden from external view by means of a
Roof Structure
parapet wall. The DA stage design did not accommodate for insulation and service ducts in the ceiling
modified &
parapets raised to void which would reduce the ceiling of the first floor to a level below which is acceptable for new
accommodate
houses in the area. The parapet wall has therefore been increased at its highest point from RL36.370
acceptable ceiling to RL 36.92 and at its lowest point from RL 35.465 to RL 36.125.
height
DA - Section through building
Proposed S96 - Section through building
1st Floor Ceiling
Height raised to
2.7 Meters.
As already mentioned the effective ceiling height was very low and detracted from the value
of the residence while also making it difficult to install insulation and service ducts for thermal
performance. As a result of increasing the parapet and roof we have been able to
accommodate a 2.7 meter Ceiling height in the first floor which is modest, but comfortable.
Rear Cabana & BBQ
Area Increased
width, Reduced rear
The rear setback to the outbuilding has been reduced from 3345mm to 2000mm, This is a
very minor change and is twice the required 1000mm setback to the rear outuilding. The BBQ
Area has been increased in width mostly by re-allocating area from the open cabana. This
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971
setback to
outbuilding.
improvement still complies with minimum landscape requirement.
DA - Rear BBQ and Cabana Area
Proposed S96 - Rear BBQ and Cabana Area
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971
Addressing Special Condition
Condition 5
As part of the S96 we wish to challenge Special Condition 5 Part (a) The western facing
Amended Windows
window to the butlers kitchen to have a sill height of 1.7 meters above floor level.
Size
-
The proposed height is 1 meter above floor level however this is lower than the boundary
fence which prevents overlooking
-
Furthermore the average eye level is above 1 meter so generally the view will be directed
downwards which should pose no privacy issues on ground floor.
-
The window is proposed as a splash back window just above the benchtop and below
kitchen cupboards above. Therefore we do not have the flexibility to raise it to 1.7 meters.
-
The window height has been reduced
Da condition 5(b) has been satisfied
DA – Butlers Kitchen Window – West Elevation
S96 – Butlers Kitchen Window – West Elevation
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971
DA – Ensuite Window – East Elevation
S96 – Ensuite Window – East Elevation
Condition 6
Air conditioning
S96 – Ground Floor Plan
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971
Condition 7
New Privacy Screen
to pool fence.
As per DA 2015/151, Special condition no. 7 regarding limited 2.1m maximum height of privacy
screen, We propose a new 2060mm high privacy screen anchored onto the Eastern wall of the
swimming pool area to further mitigate any loss of privacy to the neighbour. The privacy screen will
have 20mm spacings and be built to reduce the potential of children climbing into the pool area.
Condition 8
Spacing between
palings within the
front fence design
to be uniform.
S96 – Front Fence
In Conclusion, we can assure that our proposed modifications to the approved DA2015/151 are in light of improved functionality
and amenity of the residence and do not create any adverse effects
Should you have any query in this regard, please do not hesitate to contact our office.
Kind Regards
GIHAD BECHARA B.Arch (UNSW)
Director
Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]
ABN 88 288 149 971