Land to which this Section applies
Purpose of this Section
Relationship to other Sections of the DCP
Vision
Development principles
Transit-oriented development (TOD) involves creating compact, walkable, mixed-use communities around public transportation hubs. The future population should be provided with access to open space, recreation and community facilities consistent with the lifestyle enjoyed by existing residents.
Desired Future Streetscape Character
The 'Urban Active Edge Streetscape' applies to streets near the railway station and Castle Hill Centre. The 'Landscape Setback Streetscape' applies to streets further from the station and Castle Hill center which will generally consist of medium to low-rise apartment development.
Castle Hill North Precinct Structure Plan and Key Elements
Where variations are proposed, the development must indicate how the vision is to be achieved, the development principles, key elements for the site area and relevant specific objectives. Junction treatments including roundabouts at Carramarr Road/ Castle Street, Gilham Street/ Carramarr Road, Gilham Street/ Old Castle Hill Road and Garthowen Crescent/ Old Castle Hill Road.
Movement Network and Design
The land along the north side of Castle Road and along the east and west sides of Old Hill Castle Road as identified in the Castle Road and Old Hill Castle Road - Road Widening Plans (Figures 23-25) will are bought by the Council for the road being widened.
Public Domain
Attractive and high quality outdoor spaces for children's play will be integrated into the public domain within the centers where appropriate. The Council will require as a condition of any development consent that any existing overhead electricity network services be moved underground, with the exception of main transmission lines.
Integrated Water Management
WSUD must be adopted throughout development, including water quality management and mitigation of runoff to acceptable levels after development. Each rainwater tank must be fitted with a potable water flow fill with a backflow prevention device in accordance with Sydney Water requirements. Stopping in place must be provided in accordance with Section 4.22 of Council's Design Guidelines Subdivision / Developments.
Cut and Fill
Ecologically Sustainable Development
Where possible, understory plantings and permeable surfaces should also be provided to reduce the extent of paved areas and increase the pleasantness of the street environment. Buildings are encouraged to include a tri-generation facility that provides energy efficient power, heating and air conditioning for site use. Reduce dependence on mechanical heating and cooling by using eaves, awnings, good insulation and landscaping;
Ecology
The entrance to the building must be visually identifiable from the street frontage with clear sight lines. At least 20% of the total number of dwellings (to the nearest whole number of dwellings) included in the development must be 3 or more bedroom dwellings. Continuous canopies should be provided over retail uses and the full length of active frontages.
Parking spaces must be provided at the rates stated in the parking rate table below. Garages and parking garages do not protrude beyond the building line and are shielded from the public domain through active use. The access path to the building must be accessible and visible from the street.
Parking spaces are available at the rates stated in the parking rate table below.
Safety & Security
Heritage (Garthowen House)
To ensure that development in the vicinity of Garthowen House does not affect the heritage significance of the heritage item. Development adjacent to a heritage site must ensure adequate maintenance of significant views to and from the heritage site. Communal open space of deep soil with a size of at least 1,900 m2 directly adjacent to the western side of the heritage site;.
Site Requirements
An orderly isolated town development can be achieved which is consistent with the provisions of The Hills LEP and DCP. This should include the applicant providing an envelope for that site that specifies height, building form, setbacks and separations (building and basement) sufficient to understand the relationship between the proposed development and the isolated site and the implications for the streetscape. Development on an isolated site must not detract from the character of the streetscape and must achieve a satisfactory level of amenity, including access to sunlight, visual and acoustic privacy.
Setbacks (Building and Upper Level)
For all buildings, on a street reservation equal to or greater than 20m in width (Old Castle Hill Road and Castle Street), all floors above the 6th floor shall be set back 6m behind the front building line. For all buildings on a street reserve less than 20 m in width, all floors above the 4th floor must be set back 6 m behind the front building line.
Open Space and Landscaping
Internal open spaces should provide opportunities for larger communal gatherings and/or active recreation (i.e. kitchen facilities, tables and chairs, small-scale gymnasium, health studio or swimming pools). Plant species appropriate to the context and specific microclimate within the development should be selected to maximize the use of endemic and native species and opportunities for urban biodiversity. Priority should be given to drought-tolerant plant species and species that improve habitat and ecology.
Built Form Design
Services such as fire protection, water and electricity distribution must not interfere with the right of way for pedestrians, visually impair the appearance of the building, and must be protected from the street front with materials that are integrated with the architectural expression of the city. development. No more than 25% of the total number of apartments (to the nearest whole number of apartments) contained in the project shall be studios or 1-bedroom apartments or both and. Sky views and access to sunlight from public spheres and private open spaces are enhanced.
Active Street Frontages
Tower shapes should provide a unique profile compared to nearby existing and proposed towers of similar height. Retail and commercial uses at ground level shall be designed so that the ground floor for at least a portion of the premises is at the same level as the finished pavement level of the adjacent street and/or open space. Where an active frontage is required, a minimum of 80% of the building frontage must be transparent (ie windows and glazed doors).
Streetscape and the Public Domain Interface
Where a development includes a number of buildings with different orientations, an important part of the overall development is the street side. Any blank wall or part of a blank wall should be treated with an anti-graffiti paint application and/or vegetation treatment. All (semi-)public access roads must be illuminated for nighttime safety.
Residential Uses on Ground and First Floors
Solar Access and Overshadowing
Adaptable housing
Residential condominiums must meet the requirements for adaptable housing in Part B, Section 5, Residential Condominiums of The Hills DCP 2012. Flexibility in design must be considered in all types of housing to allow for adaptation to meet changing needs of residents due to aging or disability.
Noise
The location and means of access to customer car parking within a building must be clearly visible. A covenant must be registered with the strata plan indicating any car share parking space. Secure, conveniently located bicycle parking facilities must be provided at the rates specified in Table 5 below.
Where basement car parking is provided, the parking area should be accessed from a single frontage road. Basement car parking will be consolidated under the building footprint to maximize opportunities for deep soil planting on site.
Wind
Parking Rates and Access
Loading areas and vehicular access points for the development must be controlled from public roads and public access points. Shared car spaces must be for the exclusive use of car sharing scheme vehicles and be included in the number of car parking spaces permitted on a site. Development applications must demonstrate how the shared car parking space(s) are to be accessed, including where access is through a security gate.
Site Requirements
This section of the DCP applies to land within the Area zoned R3 Medium Density Residential. Development specified in this section of the DCP which is Torrens Title subdivision will have to comply with the requirements of Clause 4.1B Exceptions to minimum lot sizes for certain development under The Hills Local Environment Plan 2012.
Building Setbacks
Front articulation zone Smaller facade elements such as balconies, porches or verandas can be 1 m in front of the front building line. On corner blocks, the joint zone can be extended along the secondary facade for a maximum of 3m or 25% of the facade length with min. Must comply with the setback requirements contained in The Hills DCP 2012 (Part B, Section 4 – Multi Dwelling Housing).
Open Space and Landscaping
At least 50% of the private open space required for each dwelling and adjoining dwellings must receive direct sunlight for at least 3 hours from 9am to 3pm on 21 June. Folding or permanent clothes drying equipment should be provided within private outdoor areas and positioned to maximize the amount of direct sunlight received.
Rear Laneways
Entrance views should be finished with a neat treatment or lane continuation. Terraces should be designed to allow for passive control along the rear lane by placing windows and balconies facing the lane. Accordingly, any construction elements overhanging the rear lane reserve area will affect the operation of side-mounted waste collection vehicles.
Building Height
Building Design and Streetscape
For strata buildings, a minimum of 10m3 of storage space must be set aside for each home in either a lockable garage or basement. Where a building's facade is greater than 32 m, there must be a 4 m gap to break up the facades. There must be hedge and shrub planting or an open fence along the street frontage.
Car Parking
For any use not specified, the parking rates set out in The Hills Development Control Plan 2012 (Part C, Section 1 - Parking) apply. Where there is basement parking, waste collection must take place within the basement parking.
