Week 8- Stage 1 (DA Submission)

"Between now and week 10 you are required to research all of the relevant information in relation to the site. It is up to you to determine what information (and controls) are relevant, and what they mean in relation to the site. The links above give you everything you need to carry out this task. You must provide a checklist of all of the relevant controls, with their rules, and the resulting calculation specific to the project site. You must also produce a drawing showing the application of those controls in graphic terms (such as building envelope setbacks, height controls, etc), and another drawing for the site analysis (Item 4 from the DA checklist, as well as pages 6-7 from the Mosman Residential DCP). These must be submitted (via your blog) no later than midnight, Thursday, October 10th."

HEIGHT

·      The maximum height of the building is 8.5m from the land as it is found. (Mosman LEP 2012 HOB)

o   Council may allow an additional storey in attic roof space (DCP pg. 25 p.1B)

o   Council may also consider a pitch roof to extend beyond the building height when consistent pitch roof style is an important local character element (DCP pg.25 P2)

-  Pitch or gable roof form (DPCS pg.25 obj.3)

o   Building on a sloping site that complies with building height control can exceed maximum wall height, if it does not obstruct views from neighbouring property (DCP pg. 35)

-  Where there is a potential view loss, council may require a maximum building height of less than 8.5m (DCP pg.35)

-  New development should be designed to minimize view lost to adjoining and adjacent properties (DCP pg.36)

o   The maximum wall height is 7.2m above the existing ground level (DCP pg.27 item, P8B)

FLOOR SPACE

·      The floor space ration is 1:50 (FSR map Mosman LEP)

o   Definition: Floor space ration of buildings on a site is the ratio of the gross floor area of all buildings within the site to the site area.

o   Total area of land is 713m²

o   50% of 700 is 350m²

o   40% of the remaining 13 is 5.2m²

o   The maximum floor space is 355.2m²

·      Primary balcony should be located off the main living areas and be sufficient enough to promote indoor and outdoor living, in this instance a minimum depth of 3m. (DCP pg.68 obj.P23)

·      The distance between the building and the front property boundary is minimum 5.5m. Council may consider a single carport in front of the building if requirements are met. (DCP pg.53 obj. P5D)

SETBACK

·      From street: Appropriate to neighbours (DCP pg.27 item, P8B)

·      To neighbours:

-  One storey: 900mm

-  Two storey: 1.5m

-  (DCP pg.27 item, P8B)

·      From any sewage + other structures that need to be excavated – 2m (DCP pg.27 item, P7B)

TOPOGRAPHY

·      The building should be sited with regard to topographical features minimizing cut and fill and should be sited to preserve existing significant trees, rock formations and other significant vegetation. (DCP pg.30 obj.9)

·      Existing established trees which contribute to the amenity of the area and trees listed on council urban forest management register are to be retained and incorporated into the building design (DCP p.29 obj.P2)

·      Where an existing tree are approved for removal adequate space in the landscape design is to be provided from a re-placement tree(s) (DCP pg.39 obj.3)

·      When trees are planted as part of development they should not unreasonably obstruct views from neighbouring properties or public views. (DCP pg.39 obj.7)

·      Vegetation and landscaping should:

o   (A). Soften the build form

o   (B). Be consistent with the theme of vegetation in the street scape

o   (C). Form part of the overall street scape thus contribute as a unifying element within the street (DCP pg.39 obj.P4)

·      Our site is part of the proposed habitat link which require wildlife friendly garden (DCP pg.42)

·      The landscape design needs to allow visual surveillance of the street. (DCP pg.43)

·      Minimum soil depths for planting on slabs for:  

o   (A). For ground cover and small shrubs 500mm in height is 400mm depth of soil

o   (B). For medium shrubs up to 1,5m the depth minimum is 650mm.

o   (C). For tall shrubs and small trees up to 5m the depth is 750mm. (DCP pg.43 obj.11)

GENERAL INFORMATION

·      Low density residential R2 (Mosman LEP 2012 HOB)

·      Major side for views – East

·      Sun orientation – North side

·      Weather:

o   Sea breeze from the East

o   Hot winds from the West

o   Rain and storm from the South (South West)