Item 8.2 - Attachment 2

Development Control Plan for Places of Public Worship Draft Amendment

 

Attachment 2

 

Development Control Plan for Places of Public Worship

Draft Amendment

 

Preparation of this DCP involved consultation with the community including representatives from several places of public worship within the local government area. It is recognised that many community and religious groups play an important role in providing social support for the community. A primary purpose of this DCP is to ensure the process of the assessment of any development proposal for a place of public worship is consistent, fair and accessible to all religious groups and to manage the impacts of places of public worship on the amenity of neighbourhoods.

 

1 Introduction

 

1.1 Name of this Development Control Plan

This plan is known as Parramatta Development Control Plan (DCP) for Places of Public Worship. This DCP was adopted by Council on (date to be confirmed) and came into effect (date to be confirmed).

 

1.2 Where this Development Control Plan Applies

This DCP applies to all land within the Parramatta Local Government Area.

 

1.3 Development to which this DCP applies

This DCP applies to all land in Parramatta LGA where places of public worship are permissible and specifically applies to applications for development for any of the following:

 

The establishment of a new purpose built place of public worship.

Alterations and/or additions to, or intensification of an existing place of public worship.

Conversion or adaptation of existing buildings to a place of public worship.

Any of the above, where the place of public worship is ancillary to an educational establishment.

 

1.4 Relationship to other Plans and Policies

This DCP is to be read in conjunction with Parramatta Local Environmental Plan (LEP) 2001, Parramatta City Centre LEP 2007, and Sydney Regional Environmental Plan (SREP) No. 28 Parramatta. If there is any inconsistency between this DCP and these instruments, the instruments shall prevail.

 

This DCP supplements the Parramatta DCP 2005, Parramatta City Centre DCP 2007 and Harris Park Precinct DCP.

 


1.5 Purpose of this Development Control Plan

The purpose of this DCP is to supplement the requirements of Parramatta DCP 2005, Parramatta City Centre DCP and Harris Park Precinct DCP, to provide detailed provisions to guide the preparation and assessment of applications for development of places of public worship.

 

Under Section 79C of the Environmental Planning and Assessment (EP&A) Act, 1979, the consent authority is required to take into consideration the relevant provisions of this DCP when determining applications for development. However, compliance with the provisions of this DCP does not guarantee that development consent will be granted. Section 79C of the EP&A Act contains other matters that must be considered in determining a development application.

 

1.6 Application of this Development Control Plan

Any application submitted but not yet determined at the time that this DCP came into force, will be subject to the provisions of this DCP.

 

 

2 Submitting a Development Application

As a first step in the development consent process, proponents of places of public worship are strongly advised to consult with Council officers.

 

The following requirements detail the specific information that must be provided to the consent authority as part of any development application for places of public worship. These requirements are in addition to the information requirements for all development applications.

 

Detailed information relating to:

 

The likely effects of the development on the amenity of nearby residents.

Traffic and noise generation.

The consistency of the proposed development with the zone objectives contained in the any environmental planning instruments pertaining to the land.

The suitability of the site and neighbourhood for the scale and intensity of development proposed.

The impact of the development on the character of the locality.

 

Operational Management Plan (refer to 3.4 below) which sets out necessary considerations to be addressed for the operation of the proposed place of public worship.

 


3 General Objectives of this DCP

 

Objectives

O.1 To limit and manage the impacts of places of public worship on the amenity of residential areas.

 

O.2 To ensure that places of public worship have a scale and intensity that is suitable to the site and consistent with the prevailing and likely neighbourhood character in which the development is proposed.

 

O.3 To encourage the location of larger places of public worship to lands zoned for business or industrial purposes.

 

O.4 To ensure that the development assessment process for proposed places of public worship is consistent for all religious groups.

 

 

4 Development Controls

 

4.1 Locational Requirements

Objectives

O.1 To prevent unacceptable impacts on the amenity of residential areas by encouraging the location of larger places of public worship within non-residential zones.

 

Design Principles

P.1 Larger places of public worship (ie. With a seating capacity of greater than 250) are to be located within lands zoned for business or industrial purposes.

4.2 Bulk and Scale

Objectives

O.1 To ensure that a consistency of built form is maintained in residential zones.

 

O.2 To ensure that the scale of places of public worship is consistent with the scale of existing or likely future development in the area.

 

O.3 To maintain the residential character of established residential areas.

 

Design Principles

P.1 Applications for places of public worship will be subject to the same height, floor space ratio and envelope controls that are identified in the planning instrument and any other DCP applicable to the land for permissible development within the applicable zone. Consideration will be given to variation of the applicable envelope controls to accommodate the unique architectural requirements of places of public worship as long as the objectives of the controls and this clause are maintained.

 

Note: For example, a place of public worship application within a Residential 2B zone will be subject to a maximum floor space ratio of 0.6:1, height of 2 storeys and an envelope applicable to town house type development.

 

P.2 Site planning must be sensitive to the streetscape character and views.

 

P.3 Places of public worship are to be designed and landscaped in a manner that enhances the quality and visual amenity of the streetscape.

 

P.4 Development for the purpose of a place of public worship within a residential zone is to have a maximum seating capacity of 250.

 

4.3 Acoustic Privacy

Objective

O.1 To minimise noise levels from places of public worship that may impact upon neighbouring or nearby properties.

 

Design Principles

P.1 The design of the proposed place of public worship should minimise the projection of noise from the various activities anticipated to occur within the site. Adjoining and nearby residents should not be exposed to unreasonable levels of noise arising from the proposed use.

 

A noise impact assessment statement, prepared by a suitably qualified acoustic engineer, is to be submitted with all new development within residential zones or which adjoin residential zones. This should describe hours of operation and predicted noise levels for regular events and for special events such as festivals and religious celebrations. Where possible, reference should be made to similar operating uses whether or not within the Parramatta Local Government area.

 

Consideration will be given to exempt this requirement where applications are received for minor modifications or alterations to existing premises.

 

Note: Clause 4.3.3 of the Parramatta Development Control Plan 2005 also contains provisions relating to acoustic amenity.

 

4.4 Traffic, Parking and Access

Objectives

O.1 To ensure that pedestrian safety is maintained and protected.

O.2 To ensure that the surrounding street network and intersections continue to operate effectively and within design parameters.

O.3 To minimise the impact of parking on the local streets.

O.4 To minimise impact upon the amenity of the neighbourhood.

 

Design Principles

P.1 For all new development or intensification representing a capacity of 50 persons or more, a traffic impact statement is to be included with the application. The statement shall:

assess the impact upon the surrounding streets and the measures proposes to mitigate such impacts

identify the number of parking spaces required on the basis of the general use of the site. Reference should be made to similar existing and operating premises in similar neighbourhoods as far as possible.

Identify the celebrations, festivals and other gatherings which are likely to attract larger than normal attendances at the premises, the attendance numbers associated with such events and measures to mitigate and manage their impacts associated with traffic movements.

Adequately consider future parking needs that may result from anticipated growth in the congregation.

Note: Applications for alterations and additions representing an increase in capacity of less than 50 persons will be assessed on merit as to the need for additional car parking.

 

P.2 On site parking shall be provided at the rate determined by the traffic impact statement having regard to the objectives of this clause. As a general guide, new development shall provide 1 car parking space per 7m2 of useable floor space area or 1 car parking space per 5 seats, whichever is the greater. (Useable floor space not being corridor space, stairways, storage areas, toilets and other floor space that will not increase the capacity of the development.)

 

P.3 Basement or at-grade parking must be provided for all new developments.

P.4 Clear distinctions should be made for vehicular traffic and pedestrian movements, both on site and off site. Measures should be taken to separate these and reduce potential conflict through design and management practices.

P.5 To ensure adequate traffic flow, worship services are not to commence until thirty minutes have elapsed following the completion of any preceding service.

 


4.5 Operational Management Plan

 

Objective

O.1 To provide certainty for both the consent authority and the local community about the ongoing management practices to be employed by the proposed use to manage its impact upon the neighbourhood.

 

Design Principles

P.1 A development application for the purposes of establishing a new place of public worship must include an operational plan of management. This will be used both for the assessment of the application as well as a means to manage the ongoing operation of the proposed premises through the conditions of development consent. The Operational Plan of Management (as may be amended) will be incorporated as a condition of development consent. This plan must include, but is not limited to the following information:

 

i) Details of the proposed hours of operation, a schedule of regular services held and recurring events and special events throughout the year. Where special events attracting greater than 250 people will occur, details including the expected numbers of people are to be provided.

ii) A list of the types of community purposes (i.e. community colleges, senior citizens groups, youth groups etc) the building may be used for outside the regular services. How often and how many people it will attract.

iii) A list of the type of organisations that may let or use the building and for what purposes. How often and how many people it will attract.

iv) An explanation of the measures that will be in place to manage parking and local traffic when a special event is scheduled.

v) The estimated number of people to be in attendance at regular services, main events and those other times where it is described that the place of public worship will be in use.

vi) Contact persons who will be responsible for complaints handling. This is to be updated periodically.

vii) Anticipated growth of the congregation and how these long term projections will be factored into the development and managed in the future.