ATTACHMENT 11 PLAN OF MANAGEMENT (19 PAGES)
6. Streetscape and Character
LOCAL PLANNING PANEL MEETING 17 MARCH, 2021 THE HILLS SHIRE
unreasonable impacts are expected as a result of the proposed cut. The DCP states that excavation in excess of 1 metre may be permitted, subject to there being no adverse effect on the adjoining owners and the submission of structural engineering details of retaining walls with the Development Application.
Up to 730mm of fill is proposed, which is primarily located along the Parsons Circuit frontage. Considering the location of the proposed fill, no unacceptable amenity impacts to neighbouring properties are expected as a result of the proposed fill. A condition of consent will be imposed restricting the height of the front fence to 1.2 metres inclusive of any retaining walls. Therefore, the fill along the Parsons Circuit frontage will not be visible from the public domain. Fill located along the northern boundary is limited to a maximum of 540mm, contained by proposed retaining walls. This variation is minor and will not have an adverse impact on the amenity of the adjoining property to the north. The proposal is consistent with the objectives of the control and the variation is considered satisfactory in this instance.
LOCAL PLANNING PANEL MEETING 17 MARCH, 2021 THE HILLS SHIRE
In terms of the physical impacts of development the following points are made:
• Considering the siting of the child care centre and the orientation of the lot, there is minimal overshadowing to adjoining properties, with adjoining properties retaining adequate solar access at mid-winter,
• Privacy impacts have been addressed through the careful design and orienting to the street frontages and reserve.
• Noise impacts associated with the play areas have been addressed through the design and orientation of the building.
• Therefore, it can be seen that the additional physical impacts associated with the modification is considered acceptable.
In response to the second question set out in the planning principle, the following comments are made:
• It is clear that the scale of the proposed building is consistent with the anticipated character of residential buildings within the locality. The proposal continues to comply with the building height control, setbacks and other key controls as prescribed within the LEP and DCP and therefore respects the character of the local area.
The amended scheme, whilst contemporary in nature draws cues from residential built forms in the locality notably through:
• The adoption of compliant setbacks and varying articulation and modulation of the building façade to avoid an unbroken ‘boxy form’ despite many observed ‘boxy’ forms in the locality.
• The adoption of large areas of face brick and render elements which are typical residential materials and elements.
• The limiting of extensive glazed areas to the street frontages- such that the extent of glazing is not atypical in a residential context.
• The adoption of a contemporary form with a flat roof, which is observed in the locality.
This is observed clearly in the photographs over the page and the visual catchment includes the 2 storey apartments that adopt a contemporary form and large areas of balconies overlooking the street.
• The adoption of suitable landscaping along the perimeter of the site.
• Consideration of context- with regard to the number and extent of contemporary forms of buildings in the immediate locality.
The proposal has been modified throughout the assessment process to be more responsible to the existing and desired future character of the neighbourhood, and to reduce the commercial appearance of the development. Figures 1 and 2 below depict the original and revised architectural design of the child care centre.
LOCAL PLANNING PANEL MEETING 17 MARCH, 2021 THE HILLS SHIRE
Figure 1 – Original Building Façade of the Proposed Development
Figure 2 – Revised Building Façade of the Proposed Development
As concerns have been raised throughout the assessment process in respect to the compatibility of the proposal with the existing streetscape and character of the neighbourhood, the application has been considered using the planning principle established by the Land and Environment Court in relation to criteria for assessing the compatibility of proposed development with surrounding development by Project Venture Developments v Pittwater Council [2005] NSWLEC 191. An assessment of the proposed centre-based child care centre against the relevant provisions of Project Venture Developments v Pittwater Council [2005] NSWLEC 191 is provided below:
• For a new development to be visually compatible with its context, it should contain, or at least respond to, the essential elements that make up the character of the surrounding urban environment. In some areas, planning instruments or urban design studies have already described the urban character. In others (the majority of cases), the character
LOCAL PLANNING PANEL MEETING 17 MARCH, 2021 THE HILLS SHIRE
needs to be defined as part of a proposal’s assessment. The most important contributor to urban character is the relationship of built form to surrounding space, a relationship that is created by building height, setbacks and landscaping. In special areas, such as conservation areas, architectural style and materials are also contributors to character.
The proposal generally responds to the essential elements that make up the character of the surrounding low density residential neighbourhood. The proposed development is two storey and is compliant with the maximum building height standard. The proposal incorporates dark face brick and white render, which is consistent with surrounding residential development.
The variations to the setbacks are considered minor and will not impact on the overall streetscape of Parsons Circuit. A high quality landscape outcome to the primary and secondary street frontages is proposed. It is noted that the proposal is not located within any Special Character Area, Heritage Conversation Area and is not in the vicinity of a heritage item. Additionally, Clause 25(d) of SEPP (Educational Establishments and Child Care Facilities) 2017 states that a centre-based child care facility may be of any colour or colour scheme, unless it is a heritage item or in a heritage conservation area. It is considered that the proposal is visually compatible with surrounding development, and will not have an adverse impact on the existing or desired future character of the neighbourhood.
• Buildings do not have to be the same height to be compatible. Where there are significant differences in height, it is easier to achieve compatibility when the change is gradual rather than abrupt. The extent to which height differences are acceptable depends also on the consistency of height in the existing streetscape.
The proposed two storey built form of the development is compliant with the maximum LEP height of 10 metres. As previously discussed, the contemporary flat roof form of the proposal is consistent with the desired future character of the Balmoral Road Release Area. The proposal is considered compatible in respect to the overall height of the built form.
• Front setbacks and the way they are treated are an important element of urban character. Where there is a uniform building line, even small differences can destroy the unity. Setbacks from side boundaries determine the rhythm of building and void. While it may not be possible to reproduce the rhythm exactly, new development should strive to reflect it in some way.
The proposed setbacks to the building line are consistent with the 6 metre building setback.
Minor articulation elements are proposed to porch elements which will not detract from the existing and desired future character of the area. The bin store room is located within the front setback, however, this element is adequately screened via the provision of suitable landscaping.
• Landscaping is also an important contributor to urban character. In some areas landscape dominates buildings, in others buildings dominate the landscape. Where canopy trees define the character, new developments must provide opportunities for planting canopy trees.
The development provides a high quality landscape outcome to front and side property boundaries. In the front setback, the landscape plan details the provision of screen planting which will assist in softening the built form as perceived from the public domain. A combination of ground covers, accent plants and shrub plantings are also proposed in the
LOCAL PLANNING PANEL MEETING 17 MARCH, 2021 THE HILLS SHIRE
front setback to further contribute to the landscaped setting of the neighbourhood. It is considered that the proposal provides an acceptable landscape outcome.
• Conservation areas are usually selected because they exhibit consistency of scale, style or material. In conservation areas, a higher level of similarity between the proposed and the existing is expected than elsewhere. The similarity may extend to architectural style expressed through roof form, fenestration and materials.
The subject site has not been identified as containing any heritage items, and the subject site is not located with a heritage conservation area.