Electronic Determination Local Planning Panel Item 2.1
ITEM NUMBER 2.1
SUBJECT ELECTRONIC DETERMINATION: 2-4 Boundary Street and 85 Railway Street, PARRAMATTA NSW 2150 (LOT 2 DP 202700, LOT 6 DP 16496, LOT 1 DP 202700)
DESCRIPTION Demolition of existing structures, tree removal, lot consolidation and the construction of a four (4) storey Residential Flat Building with basement parking.
REFERENCE DA/61/2022 - D08855444
APPLICANT/S Mr A Ibshara
OWNERS Infinity Idea P/L
REPORT OF Group Manager Development and Traffic Services
RECOMMENDED Deferred commencement consent
DATE OF REPORT 14 February 2023
REASON FOR REFERRAL TO LPP
This application is referred to the Parramatta Local Planning Panel for the following reasons:
1. SEPP 65 building with 4+ storeys; and
2. More than 10% variation of Clause 4.3 Height of Building.
EXECUTIVE SUMMARY
This is a summary of the full assessment of the application the Section 4.15 Addendum Assessment Report
Relevant Background
On 15 November 2022, the development application was considered by the Parramatta Local Planning Panel, where it was deferred for the following matters to be addressed:
• Provision of information (including sketch plans) regarding shading required to the north, east, and west facing windows as referred to at point 17 of the Design Excellence Assessment Panel comments on page 10 (of 66 pages) of the council report. Any proposed shading device must not affect solar access requirements under the Apartment Design Guidelines.
• Assessment of impacts including impacts on vegetation of any required drainage easement through 7 or 9 Rosehill Street Parramatta.
• Detailed plans and sections including screening and landscaping details to be provided to address privacy issues along the northern boundary between adjoining neighbours and ground floor courtyards.
Summary of Amendments
The amendments made to the original proposal are summarised below:
Ground floor level
1. Addition of 450mm awning to windows on the north and east facades;
2. Recede the northern side courtyard fence of units G01 and G02 by 1m and replace with planter box;
3. Addition of a 600mm privacy screen on top of the 1.2m courtyard fence to the north and east of Unit G02, to the east of Unit G03 and to the north of Unit G01;
4. Addition of a 1.8m privacy screen on the northern side of the pedestrian ramp between the ground level communal open space and the northern side nature strip;
First floor level – second floor level
1. Addition of 450mm awning to windows on the north and east facades;
2. Replacement of fixed louvres with operable louvres to the north, east and west of the elevations;
Third floor level
1. Operable louvres to the north, east and west of the elevations
Assessment
The application is made pursuant to Parramatta Local Environmental Plan 2011, which permits the proposed development on land within the R4 high Density Residential zone.
The application was assessed against the relevant environmental planning instruments, including SEPP (Resilience and Hazards) 2021, SEPP (Building Sustainability Index: BASIX) 2004, SEPP (Transport and Infrastructure) 2021, SEPP (Biodiversity and Conservation) 2021, SEPP No. 65 – Design Quality of Residential Apartment Development, and Parramatta Local Environmental Plan 2011, as well as Paramatta DCP 2011.
It is of note that the proposal is generally compliant with the relevant planning provisions applicable to the development
Further, during the assessment of the application the proposal was referred to the following Council Officer’s for comment:
1. Landscape and Tree Management Officer
(a) That, the Parramatta Local Planning Panel, exercising the functions of Council, pursuant to Section 4.17 of the Environmental Planning and Assessment Act 1979, grant deferred commencement consent to DA/61/2022 for a period of five (5) years within which physical commencement is to occur from the date on the Notice of Determination, subject to conditions of consent in Attachment 1.
(b) Further, that objectors be advised of the Panel’s decision.
Reasons of Approval
It has been recommended for approval for the following reasons:
1. The height variation is not significant and retains the primary presentation of the building as a 4-storey residential flat building that is consistent with other residential flat buildings with the locality;
2. The building has been appropriately articulated and modulated. Façade treatment, material variation and private open spaces have been provided in order to minimise the external bulk and scale;
3. The height variation does not result in reasonable amenity impact on the neighbouring properties;
4. Council is satisfied that the Applicant’s Clause 4.6 variation request has adequately addressed the matters required to be demonstrated in Clause 4.6(3) of Parramatta LEP 2011;
5. The proposed density is reasonable for the site, with regards to context and zoning;
6. The development is permissible in the R4 zone and satisfies the requirements of all of the applicable planning controls;
7. The design of the development was considered satisfactory by Council’s Design Excellence Advisory Panel subject to recommended amendments;
8. The development will be compatible with the emerging and planned future character of the area; and
9. For the reasons given above, approval of the application is in the public interest
Sumitava Basu
Development Assessment Officer
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1⇩ |
Addendum Report with draft conditions |
43 Pages |
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2⇩ |
Amended plans used during assessment |
5 Pages |
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Amended internal Plans used during assessment (confidential) |
5 Pages |
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4⇩ |
Amended BASIX Certificate |
15 Pages |
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Addendum to an Arboricultural Impact Statement (confidential) |
8 Pages |
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REFERENCE MATERIAL
