8. Explanatory notes - City of Parramatta Council · 8. Explanatory notes 8.0 EXPLANATORY NOTES The...

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80 PARRAMATTA CITY CENTRE DCP 2007 8. Explanatory notes 8.0 EXPLANATORY NOTES The following information is provided as general guidance to applicants. In preparing a development application, applicants should also seek advice from Council regarding any additional guidance and documents relevant to their proposal. 8.1 WHEN IS A DEVELOPMENT APPLICATION (DA) REQUIRED? There are many instances where a Development Application needs to be submitted to Council. Development is defined in the Act as: The erection of a building on that land; The carrying out of a work in, on, or under that land; The use of land or of a building or work on that land; and The subdivision of that land. It includes construction of new buildings, use of land for a new business, changing an existing land use, additions or alterations to existing premises and land subdivision. A development application is not required for some development prescribed in the regulations to the Act and the Exempt and Complying provisions of the Parramatta City Centre LEP 2007. 8.2 SUBMITTING A DEVELOPMENT APPLICATION The requirements of a development application should be discussed with Council’s Development Assessment Unit prior to making an application. A pre-lodgement application is encouraged to identify key planning and urban design issues at an early stage. Some or all of the following will be required at the DA submission stage dependant on the complexity of the development. Completed Development Application Form (registered owners must sign development applications and where applicable the stamp/seal of the company or firm is also required.) Correct Application Fees. Statement of Environmental Effects that includes a description of the site, the proposed development, the relevant planning controls, a compliance table and a statement regarding the environmental impacts of the development. Drawings including site analysis, location and site plans, and up-to-date survey plan showing relative levels of natural and build features on the subject site and adjoining properties, detailed architectual plans, elevations and sections, stormwater plans, landscape plans and shadow diagrams. Three dimensional representations, such as a model, perspective sketches, CAD generated photo montages or digital model in electronic form. Indicative materials and finishes. Supporting reports by specialist consultants, such as geotechnical, arborists, wind mitigation studies, equitable access plans, heritage reports, economic studies for retail development, BASIX or energy efficiency certification, traffic impacts and management, reflectivity study, waste management and stormwater management. 3D Virtual Reality Modelling It will be mandatory for any proposed development in the city centre to be represented in a 3D format in the context of the Parramatta city centre 3D model. The 3D Model will be used on the basis of a two-way sharing of data, with the Council providing to the prospective developer a 3D file extract of the relevant area from the Model in the early stages of design, in order to assist in design development. The applicant will be required to provide Council with a set of electronic data (not an already developed 3D model) including 2D/3D files such as: site plan with survey, floor plans, roof plan and elevations with AHD levels (refer to Council’s Development Unit for further specific modelling requirements). Following receipt of this electronic data, it will be converted to teh 3D VR model format and facilitate both design and assessment of the proposed development.

Transcript of 8. Explanatory notes - City of Parramatta Council · 8. Explanatory notes 8.0 EXPLANATORY NOTES The...

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8. Explanatory notes8.0 EXPLANATORY NOTES

The following information is provided as general guidance to applicants. In preparing a development application, applicants should also seek advice from Council regarding any additional guidance and documents relevant to their proposal.

8.1 WHEN IS A DEVELOPMENT APPLICATION (DA) REQUIRED?

There are many instances where a Development Application needs to be submitted to Council. Development is defined in the Act as:

The erection of a building on that land;

The carrying out of a work in, on, or under that land;

The use of land or of a building or work on that land; and

The subdivision of that land.

It includes construction of new buildings, use of land for a new business, changing an existing land use, additions or alterations to existing premises and land subdivision.

A development application is not required for some development prescribed in the regulations to the Act and the Exempt and Complying provisions of the Parramatta City Centre LEP 2007.

8.2 SUBMITTING A DEVELOPMENT APPLICATION

The requirements of a development application should be discussed with Council’s Development Assessment Unit prior to making an application. A pre-lodgement application is encouraged to identify key planning and urban design issues at an early stage. Some or all of the following will be required at the DA submission stage dependant on the complexity of the development.

Completed Development Application Form (registered owners must sign development applications and where applicable the stamp/seal of the company or firm is also required.)

Correct Application Fees.

Statement of Environmental Effects that includes a description of the site, the proposed development, the relevant planning controls, a compliance table and a statement regarding the environmental impacts of the development.

Drawings including site analysis, location and site plans, and up-to-date survey plan showing relative levels of natural and build features on the subject site and adjoining properties, detailed architectual plans, elevations and sections, stormwater plans, landscape plans and shadow diagrams.

Three dimensional representations, such as a model, perspective sketches, CAD generated photo montages or digital model in electronic form.

Indicative materials and finishes.

Supporting reports by specialist consultants, such as geotechnical, arborists, wind mitigation studies, equitable access plans, heritage reports, economic studies for retail development, BASIX or energy efficiency certification, traffic impacts and management, reflectivity study, waste management and stormwater management.

3D Virtual Reality Modelling

It will be mandatory for any proposed development in the city centre to be represented in a 3D format in the context of the Parramatta city centre 3D model.

The 3D Model will be used on the basis of a two-way sharing of data, with the Council providing to the prospective developer a 3D file extract of the relevant area from the Model in the early stages of design, in order to assist in design development.

The applicant will be required to provide Council with a set of electronic data (not an already developed 3D model) including 2D/3D files such as: site plan with survey, floor plans, roof plan and elevations with AHD levels (refer to Council’s Development Unit for further specific modelling requirements). Following receipt of this electronic data, it will be converted to teh 3D VR model format and facilitate both design and assessment of the proposed development.

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The process will be the subject of a licence agreement between the developer and Council and will be subject to payment of a prescribed fee.

The fees associated with this requirement are outlined in Council’s fees and charges policy.

Public Notification

Applications will be notified in accordance with the requirements of the EP&A Act and Council policy. Notification may include writing to surrounding and potentially affected property owners and residents, advertisements in local newspaper(s) and placement of notices on site.

Referrals

All DAs are referred for comment to other Council departments (for example, building and engineering). They may also be referred to the Traffic Development Committee or where relevant or required by the EP&A Act, to other Government agencies such as the RTA, the Department of Planning and the Department of Lands. Where referrals to such external organisations are required the DA may take longer to process.

Design Review Panel

State Environmental Planning Policy 65 (SEPP 65) is aimed at raising the design quality of residential flat development across the state through the application of a series of design principles. It also provides for the establishment of Design Review Panels to provide independent expert advice to the council on the merit of residential flat development. The Residential Flat development, applicants should consult with Council regarding presentation to the Design Review Panel.

Design Excellence

For all development requiring architectural competitions, Council will issue the applicant with the Architectural Design Competition Procedures issued by Director General of the Department of Planning.

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8. Explanatory notes8.3 GLOSSARY

Above awning sign A projecting sign on top of an awning.

Awning An awning is a predominantly horizontal structure that projects over a footpath from the host building to provide weather protection for pedestrians

Awning fascia sign A sign on the fascia of an awning or verandah.

Fascia sign A sign on the fascia of an existing awning or verandah.

Floorplate The gross floor area (GFA) per floor.

Habitable room Any room or area used for normal domestic activities, including living, dining, family, lounge, bedrooms, study, kitchen, sun room and play room.

Identification sign A sign used to identify a site, building, building use or tenant.

Illuminated sign A sign which is internally or externally lit by artificial lighting whether that lighting is integral to or separate from the sign, include signs that have flashing or sequenced lighting, spotlighting, directional, projected or laser lighting.

Lane An external space which is uncovered and open to the sky and which provides permanent pedestrian and/or vehicle connections through the city fabric at all hours.

Through site link A link that can be open to the air or enclosed and has a public character, provides right of way and is open and accessible at each end.

Non-habitable room Spaces of a specialised nature not occupied frequently or for extended periods, including bathrooms, toilets, pantries, walk-in wardrobes, corridors, lobbies, photographic darkrooms and clothes drying rooms.

Porte cochere A porch, often used in hotel development, large enough for vehicles such as tourist coaches to pass through.

Projecting wall sign A sign projecting in either a horizontal or vertical direction from the wall of a building.

Promotional sign A sign on land or a building that advertises either:

goods or services not provided by an occupier of a significant portion of the premises on which the sign is attached, or

an event or activity not conducted on the land or in the building.

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Roof sign A sign above parapet level of a building on the uppermost structural elements and attached to lift motor and plant rooms.

SEPP 65 State Environmental Planning Policy 65 – Design quality of residential flat development

Silhouette A building outline viewed against the sky.

Street alignment The boundary between land allotments and a street or lane.

Street frontage height The vertical distance measured in metres at the centre of the street frontage from the average of the street levels at each end of the frontage to the parapet level of the frontage. The parapet level is the horizontal plane in which at least two thirds of the length of the top of the facade is situated.

Under awning sign A sign located below or otherwise supported from the underside of an awning.

View An extensive or long range prospect of particular objects or geographic features.

Vista A view along a street terminated by a building or structure such as an obelisk.

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Appendix 1APPENDIX 1 – DCPS, POLICIES AND CODES APPLYING TO PARRAMATTA

CITY CENTRE

DCPs

Notification and Exhibition DCP

POLICIES

Parramatta Arts Facilities & Cu ltural Places Framework (2005)

Parramatta Historical Archaeological Landscape Study (2005)

Aboriginal Cultural Heritage Study (2003)

Parramatta City Centre Transport Strategy (2004)

Outdoor Dining Policy

Parramatta Hoardings Policy (2003)

Urban Design Guidelines

Central Parramatta Baseline Movement Economy Model – Space Syntax Study (2006)

Parramatta Views Study 1997

Public Domain Plan

Parramatta Tree Planting Strategy

Parramatta Events Evaluation Framework (2006)

Parramatta Sport & Recreation Plan (2005)

Art and the Public Domain & Public Art Policy Statement (2003)

Commemorative Works and Memorials Policy (2002)

Parramatta Homelessness Strategy (2002)

Parramatta Events Policy (2001)

Section 94 Contributions Plan

NSW Police Crime Prevention Through Urban Design Guidelines

Church Street Colour Design Guidelines

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Appendix 2

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APPENDIX 2 – HISTORIC VIEWS

ecnacfiingiS weiV defiitnedI

1. ,revir eht ot tsaehtron weiv esuoH tnemnrevoG dlO Old King’s School building and site of former Government farm.

Key historic view demonstrating the relationship between the Governor, early Government farm and major school institution. Setting of both heritage items.

2. Views east to St John’s along Hunter Street, available back to Parramatta Regional Park.

Hunter Street framed view to St John’s church.

3. Views to St Johns church and square from north Historic main street approach to city centre and St John’s historic church and other heritage items in view.

4. ,llam ,erauqs fo edis nretsae morf ,tsew sweiV Civic Place and Town Hall.

Backdrop/setting of church. Views to church and spires.

5. ZNA fo weiv gnidulcni ,teertS hcruhC gnola htuos dna htron sweiV Dome and heritage buildings, St John’s Church spires to the south and St Peter’s church.

Historic main street and approach to city. A number of heritage buildings.

6. llenneF morf teertS hcruhC gnola htuos attamarraP ot hcaorppA Street, sequential views.

Historic main street and approach. Relatively consistent scale and setback of streetscape.

7. esuohetag kraP attamarraP ot teertS egroeG gnola sweiV and trees.

Key historic street approach to the park. City edge of park, framing views to gatehouse, trees and Old Government House (not now visible), views of streetscape, heritage items.

8. View from Marys Hill across Parramatta’s City Centre to distant hills.

Key historic viewing point from the highest part of the Parramatta Park with best views of the city in the river valley, glimpses to hills behind the city between buildings.

9. sllih tnatsid eht ot tnecserC ehT morf weiV Key historic viewing point from the ridge of The Crescent to glimpses of distant hills between buildings.

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Appendix 2

1. View from Old Government House north-east to Old Kings School, river and former Government farm site

4. Views from Civic Place and Town Hall to St Johns’ Church and spires

2. View east along Hunter Street to St Johns’ Church and spire

3. View from Church Street Mall south of St Johns’ Church and spires

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6. Approach to Parramatta south along Church Street from Fennell Street, sequential views

7. Views along George Street to Parramatta Park Tudor gatehouse and trees

5a. A view north along Church Street to ANZ dome, heritage buildings and river

5b. View along Church Street to St Peter’s Church from south.

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