Medium Density Housing

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Task:

1 DEFINITION "Medium Density Housing" is defined as 3 or more dwellings on the same parcel of land where each dwelling has an individual entrance and direct private access to private open space at natural ground level for the exclusive use of the occupants of the dwelling. Examples of Medium Density Housing include development commonly known as villas, townhouses and cluster housing but does not include dual occupancy housing, integrated housing or any other form of housing specifically defined.

2 DRAINAGE Adequate provision must be made for the collection and disposal of surface and roof water run-off. All stormwater shall be either reticulated to the street gutter or piped to a suitable location as approved by Council. Where a site proposed for medium density housing has a slope which falls away from the fronting street, the Development Application must include information establishing that the written agreement of all relevant downstream property owners has been obtained. Such agreement must state that they have no objection to the discharge of stormwater through their properties to reach Council's drainage system nor do they have objection to the creation of necessary easements over any pipelines. If an easement is necessary over downstream properties this must be created prior to the release of the linen plan for the subdivision. Where any development will result in an increase in stormwater run-off, Council may require the developer to make satisfactory arrangements for the efficient disposal of stormwater from the site. These arrangements may include (but not be limited to) on-site detention of stormwater and/or appropriate augmentation of Council's stormwater disposal system. Special attention may be required regarding the siting of dwellings to provide or maintain overland flow-paths for the passage of large stormwater flows through the site. This is of particular importance where depressions or watercourses (either permanent or intermittent) are evident. In the Upper Parramatta River Catchment area on-site detention must be provided in accordance with the requirements of the Upper Parramatta River Catchment Trust in its publication "Catchment On-site Stormwater Detention (OSD) Policy".

3 SITE REQUIREMENTS Council has no specific site density requirements for medium density housing. The appropriate density of development proposals is determined by compliance with the totality of Council's requirements for this type of development. The minimum width, when measured at the building setback line to the street frontage, of any site on which medium density housing is proposed must be no less than 18m. The width is, in Council's opinion, the minimum across which a development can be designed to fulfil the requirements outlined in this DCP regarding setbacks, accessway dimensions, private court dimensions and the like. This width is also the minimum width within which Council considers acceptable medium density housing development can occur on land in the City of Nirimba. The maximum depth of any site must be no greater than 3.5 times the width of the site at the building line, when any depth is measured along a line drawn perpendicular to the building line. This depth is, in Council's opinion, sufficient to enable developments to be proposed on a range of large existing allotments whilst restricting the development of very large allotments where the depth is disproportionately large in relation to the frontage and where undesirable elongated development may result. 2 The "site", where referred to above, refers to the area of land on which the development is proposed to occur, whether or not the site is the whole or a part of an allotment or allotments. On sites approaching the maximum allowable depth ratio, Council may require buildings to be offset one from the other to create a development that is aesthetically acceptable. Applications proposing the development of irregular shaped sites will be treated on their merits in terms of their compliance with the spirit of the above site requirements.

4 BUILDING SETBACKS The building setback from the street for medium density housing shall be: 1. 7.5m in existing development localities or lesser where compatible with adjoining residential development; or 2. 6m in newer "release area" localities where residential development is occurring for the first time. The secondary building setback for a corner allotment shall be 3m in all suburbs, but only to the wall of the first building on the site located near the corner of this frontage. All other buildings on the secondary frontage shall comply with Council's normal building setbacks. Garages and carports should not project forward of the main front wall of any dwelling that adjoins a public road in a medium density development. The development site shall be densely landscaped to the depth of the setback along the front boundary. Corner sites shall also be required to incorporate landscaping along the frontage to the minor road to the minimum depth of the setback. This landscaped area may contain vehicular and pedestrian accessways only. Parking and private courts are not permitted in this landscaped area. The landscaped area will not count as part of the common open space required for the development.

5 BUILDING DESIGN Buildings shall generally contain a maximum of 3 individual dwellings. However, where the roof line and roof height of the building are significantly varied and the principal building facade is staggered, Council may permit a maximum of 4 individual dwellings. These standards will add variety and interest to developments and will result in designs which "break up" long lines of dwellings into better designed groups of 3 or 4 dwellings. Any medium density housing dwelling that directly adjoins a public street must be orientated towards that street, by way of front door, veranda, awning or other similar structure, in order to provide an aesthetically pleasing front facade. Blank walls facing the street will not be accepted. If a dwelling is proposed on a corner allotment, relief in the building facade must also be provided on the non-entry side. Any proposed medium density housing development must display relief in the roof form and articulation of the walls. Samples of all external materials and colours are to be submitted to and approved by Council's Development Services Unit prior to approval of the Development Application for the development.

6 SOLAR ACCESS Council will not favour development proposals which cause unreasonable overshadowing on either the adjoining sites or the proposed development site itself. Residential buildings should be designed to ensure that 50% of the common open space and private courtyard areas of both the proposed development and the adjoining sites receive a minimum of 4 hours of sunlight between the hours of 9am and 3pm on 21 June. The building design and site layout should ensure adequate sunlight access to the internal living spaces of the proposed and adjoining developments. The Development Application must include

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