Assignment 2_DA Submission

Site And Surrounding descriptions

The site is located in Mosman, approx. 500m away from Port Jackson. This creates more constraints during construction. The current house faces east, and one would expect all future constructs to so the same, because of the water views. This creates sea breezes from the east, hot winds from the west, and rain and storms from the south west.

The site is sloped towards the south, the same direction as the road. The road itself is a two way street, with ample curb parking on either side. At present, there is an underground brick garage that travels under the site, from the street. Large formations of sandstone were pictured at the current site on nov 2009. A power line runs across the road, with the pole on the nature strip of the site.

There are tree’s lining the perimeter of the site with a larger one more towards the the backyard. The entire site is 713m². The front yard encompasses a stone retaining wall parallel to the street, and due to the sloping site, there is one parallel to the site boundaries on the southern side, and another one west of the house.

Planning Controls

Heights:

Maximum building height: 8,5m (Mosman LEP 2012 HOB) 

Low density residential R2 (Mosman LEP2012 HOB)

Maximum wall height 7.2m above the existing ground level ( DCP pg.27 item, P8B )

Council may allow an additional story in attic roof space ( DCP pg. 25 p.1B )

Council may consider pitch roof to extend beyond building height when consistent pitch roof style is an important local character element ( DCP p. 25 P2 )

Location:

Major side for views : E

Sun orientation : North side

Weather:

 - Sea winds from E

- Hot winds from W

- Rain & Storms S (SW)

Setback

From street: Appropriate to neighbors ( DCP pg.27 item, P8B )

To neighbors 1 story: 900mm, 2 story : 1,5m. ( DCP pg.27 item, P8B )

From any sewage (other structure that needs excevation) 2m ( DCP pg.27 item, P7B )

Topography

Building should be sited with regard to topographical features minimizing cut & fill and should be sited to preserve existing significant trees, rock formations and other significant vegetation. ( DCP pg. 30 obj. 9 )

Trees / Vegetation:

- Existing established trees which contribute to the amenity of the area and trees listed on council urban forest management register are to be retained and incorporated into the building design (DCP p.29 obj.P2)

 -Where an existing tree are approved for removal adequate space in the landscape design is to be provided from a re-placement tree(s) (DCP pg.39 obj.3)

 -When trees are planted as part of development they should not unreasonably obstruct views from neighboring properties or public views. (DCP pg.39 obj.7)

 -Vegetation and landscaping should (A). soften the build form (B). Be consistent with the theme of vegetation in the street scape (C). Form part of the overall street thus contribute as a unifying element within the street (DCP pg.39 obj.P4)

-List of prohibited trees. (DCP pg.46)

Extra Notes:

- Mosman Site is 747.9 meters squared (DCP pg. 37 obj.1)

- Building on a sloping site that complies with building height control can exceed maximum wall height if it does not obstruct views from neighbouring property (DCP pg.35)

- Where there is a potential view loss, council may require a maximum building height of less than 8.5m (DCP pg.35)

- General Design criteria (DCP pg. 48 obj. 1)

New development should incorporate articulated facade to avoid a bulky appearance and to create proportion consistent within the street.

-New development should be designed to minimize view lost to adjoining and adjacent properties (DCP pg. 36) 

-Our site is part of the proposed habitat link which require wildlife friendly garden (DCP pg.42)

-The landscape design needs to allow visual surveillance of the street. (DCP pg.43)

-Minimum soil depths for planting on slabs for (A). for ground cover and small shrubs 500mm in height is 400mm depth of soil (B). For medium shrubs up to 1,5m the depth minimum is 650mm. (c). For tall shrubs and small trees up to 5m the depth is 750mm. (DCP pg.43 obj.11)

-Primary balcony should be located off the main living areas and be sufficient enough to promote indoor/outdoor  living, in this instance a minimum depth of 3m.(DCP pg.68 obj.P23)

-The distance between the building and the front property boundary is minimum 5.5m. Council may consider a single carport in front of the building if a lot requirements are met.(DCP pg.53 obj.P5D)