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 –
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.