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Item 7.3 - Attachment 2 |
Draft DCP for Places of Public Worship |
Draft DCP for
Places of Public Worship
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 PlanSavings
Provision
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.
a) 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.
b) 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
a. To limit and manage the impacts of places of
public worship on the amenity of residential areas.
b. 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.
c. To ensure that the development assessment
process for proposed places of public worship is consistent for all religious
groups.
4 Development Controls
4.1 Bulk and Scale
Objectives
a. To ensure that a consistency of built form is
maintained in residential zones.
b. To ensure that the scale of places of public
worship is consistent with the scale of existing or likely future development
in the area.
c. To maintain the residential character of
established residential areas.
NOTE:
Objective O.2 applies to all development applications currently lodged with
Council but not yet determined at the time this DCP was exhibited. For further information, refer to Council’s
resolution on 19 October 2009.
4.2 Design Principles
P1 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.
P2 Site planning must be sensitive to the
streetscape character and views.
P3 Places of public worship are to be designed
and landscaped in a manner that enhances the quality and visual amenity of the
streetscape.
P4 Development for
the purpose of a place of public worship within a residential zone is to have a
maximum
seating capacity of 250. Any new development must predominantly serve the
local community and have a maximum capacity of 250.
4.3 Acoustic Privacy
Objective
To minimise noise levels from places of public
worship that may impact upon neighbouring or nearby properties.
Design Principles
P1 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
a. To ensure that pedestrian safety is
maintained and protected.
b. To ensure that the surrounding street network
and intersections continue to operate effectively and within design parameters.
c. To minimise the impact of parking on the
local streets.
d. To minimise impact upon the amenity of the
neighbourhood.
Design Principles
P1 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.
P2 On site parking shall be provided at the rate determined by the
traffic impact statement having regard to the objectives of this clause.
P3 Basement or at-grade parking must be provided for all new
developments.
P4 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.
4.5 Operational Management Plan
Objective
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
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) A schedule of the regular services held,
recurring events and special events throughout the year.
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.