Part 3(1) A consent authority must not consent to a development application made pursuant to this Chapter unless the consent authority is satisfied that the applicant has taken into account a site analysis prepared by the applicant in accordance with this clause.(2) A site analysis must:(a) contain information about the site and its surrounds as described in subclauses (3) and (4), and(b) be accompanied by a written statement (supported by plans including drawings of sections and elevations and, in the case of proposed development on land adjoining land zoned primarily for urban purposes, an aerial photograph of the site):(i) explaining how the design of the proposed development has regard to the site analysis, and(ii) explaining how the design of the proposed development has regard to the design principles set out in Division 2.(3) The following information about a site is to be identified in a site analysis:(a) Site dimensions:length
width
(b) Topography:spot levels and/or contour
north point
natural drainage
any contaminated soils or filled areas
(c) Services:easements
connections for drainage and utility services
(d) Existing vegetation:location
height
spread of established trees
species
(e) Micro climates:orientation
prevailing winds
(f) Location of:buildings and other structures
heritage features and items including archaeology
fences
property boundaries
pedestrian and vehicle access
(g) Views to and from the site(h) Overshadowing by neighbouring structures(4) The following information about the surrounds of a site is to be identified in a site analysis:(a) Neighbouring buildings:location
height
use
balconies on adjacent properties
pedestrian and vehicle access to adjacent properties
(b) Privacy:adjoining private open spaces
living room windows overlooking site
location of any facing doors and/or windows
(c) Walls built to the site’s boundary:location
height
materials
(d) Difference in levels between the site and adjacent properties at their boundaries(e) Views and solar access enjoyed by neighbouring properties(f) Major trees on adjacent properties(g) Street frontage features:poles
trees
kerb crossovers
bus stops
other services
(h) The built form and character of adjacent development (including buildings opposite on both sides of the street(s) fronted):architectural character
front fencing
garden styles
(i) Heritage features of surrounding locality and landscape(j) Direction and distance to local facilities:local shops
schools
public transport
recreation and community facilities
(k) Public open space:location
use
(l) Adjoining bushland or environmentally sensitive land(m) Sources of nuisance:flight paths
noisy roads or significant noise sources
polluting operations
(n) Adjoining land uses and activities (such as agricultural activities)
31 Design of in-fill self-care housing
In determining a development application made pursuant to this Chapter to carry out development for the purpose of in-fill self-care housing, a consent authority must take into consideration (in addition to any other matters that are required to be, or may be, taken into consideration) the provisions of the Seniors Living Policy: Urban Design Guideline for Infill Development published by the Department of Infrastructure, Planning and Natural Resources in March 2004.
32 Design of residential development
A consent authority must not consent to a development application made pursuant to this Chapter unless the consent authority is satisfied that the proposed development demonstrates that adequate regard has been given to the principles set out in Division 2.
33 Neighbourhood amenity and streetscape
The proposed development should:(a) recognise the desirable elements of the location’s current character (or, in the case of precincts undergoing a transition, where described in local planning controls, the desired future character) so that new buildings contribute to the quality and identity of the area, and(b) retain, complement and sensitively harmonise with any heritage conservation areas in the vicinity and any relevant heritage items that are identified in a local environmental plan, and(c) maintain reasonable neighbourhood amenity and appropriate residential character by:(i) providing building setbacks to reduce bulk and overshadowing, and(ii) using building form and siting that relates to the site’s land form, and(iii) adopting building heights at the street frontage that are compatible in scale with adjacent development, and(iv) considering, where buildings are located on the boundary, the impact of the boundary walls on neighbours, and(d) be designed so that the front building of the development is set back in sympathy with, but not necessarily the same as, the existing building line, and(e) embody planting that is in sympathy with, but not necessarily the same as, other planting in the streetscape, and(f) retain, wherever reasonable, major existing trees, and(g) be designed so that no building is constructed in a riparian zone.
34 Visual and acoustic privacy
The proposed development should consider the visual and acoustic privacy of neighbours in the vicinity and residents by:(a) appropriate site planning, the location and design of windows and balconies, the use of screening devices and landscaping, and(b) ensuring acceptable noise levels in bedrooms of new dwellings by locating them away from driveways, parking areas and paths.Note. The Australian and New Zealand Standard entitled AS/NZS 2107–2000, Acoustics—Recommended design sound levels and reverberation times for building interiors and the Australian Standard entitled AS 3671—1989, Acoustics—Road traffic noise intrusion—Building siting and construction, published by Standards Australia, should be referred to in establishing acceptable noise levels.
35 Solar access and design for climate
The proposed development should:(a) ensure adequate daylight to the main living areas of neighbours in the vicinity and residents and adequate sunlight to substantial areas of private open space, and(b) involve site planning, dwelling design and landscaping that reduces energy use and makes the best practicable use of natural ventilation solar heating and lighting by locating the windows of living and dining areas in a northerly direction.Note. AMCORD: A National Resource Document for Residential Development, 1995, may be referred to in establishing adequate solar access and dwelling orientation appropriate to the climatic conditions.
The proposed development should:(a) control and minimise the disturbance and impacts of stormwater runoff on adjoining properties and receiving waters by, for example, finishing driveway surfaces with semi-pervious material, minimising the width of paths and minimising paved areas, and(b) include, where practical, on-site stormwater detention or re-use for second quality water uses.
The proposed development should provide personal property security for residents and visitors and encourage crime prevention by:(a) site planning that allows observation of the approaches to a dwelling entry from inside each dwelling and general observation of public areas, driveways and streets from a dwelling that adjoins any such area, driveway or street, and(b) where shared entries are required, providing shared entries that serve a small number of dwellings and that are able to be locked, and(c) providing dwellings designed to allow residents to see who approaches their dwellings without the need to open the front door.
The proposed development should:(a) have obvious and safe pedestrian links from the site that provide access to public transport services or local facilities, and(b) provide attractive, yet safe, environments for pedestrians and motorists with convenient access and parking for residents and visitors.
The proposed development should be provided with waste facilities that maximise recycling by the provision of appropriate facilities.