5 Wyagrine Street, Balmoral, Mosman
Client: Jeanne Gang
Legend:
Red: Site location
Red: Site location
Blue: Possible vistas and views
Red: Existing neighbour buildings
Green: Existing trees and other vegetation (Tree Spread/ Trunk Diameter/ Height)
Blue: Minimum boundary for a one story structure (900mm Setback)
Orange:Minimum boundary for a two story structure (1500mm Setback)
Black: Estimation of wind direction
Grey: Road
Yellow: Sun direction
Purple: Estimation of views from public and/or neighbors.
Notes
-The land slopes upwards
-The land has large amounts of ocean and bay views aswell as vistas. Sloping hills advantage the building.
-Community friendly environment:
*Is close to near by shopping centers/public places
*Has several places of worship in the area.
*Closes schools are south.
-Small distance from beaches, large public recreational space.
Planning Controls
Letter of Notification (set by assessment
officer)
-Letter to adjacent neighbours and any other neighbours
that could be affected.
-Notice on
site, on each façade towards street/public.
-Local
newspaper.
-Council’s
website.
Development Notifications
-Adjoining neighbours (build on neighbors house) have signed an agreement to development application.
-Minor
landscaping works do not significantly alter the topography or drainage
patterns.
-Notification
required for removal/changement of vegetation.
Maximum Height
-7.2m for
Walls
-8.5m
Maximum height of building.
-2 Stories
Max
-Additional
stories inc. attic
Building Setbacks
-Of the
building is to be developed in an already developed zone, the setbacks should
be similar from the street. (front setbacks)
-Excavation
within side setbacks are not allowed, except for the use of utility services
(eg. Drainage, structural support, footings).
-Minimum
side setback walls:
*Single story (or < 3.6m wall
length) = 900mm.
*2 storey (or up to 7.2m wall
length) = 1.5m.
-Additional
setbacks may be required to minimise sunlight loss. Counsel exceptions can apply to nil setback (maximum of one side).
-Excavation
for works or structures not related to the main building must have a minimum
side boundary setback of 2m.
-Backyards
need to have areas to preserve vegetation and water courses.
View Sharing
-Building
sites that compiles with building height control, should allows views from
neighbouring properties to not be affected.
-View and
vistas should be enhanced by the forms of the buildings surroundings.
-Minimise
the loss of view.
Landscape
-R2 Low
Density
-For minimum
landscaped area of the site
*713m^2
*Landscape Area = [30 + (Site
Area – 500)/20] %
= 40.65%
-Established
trees are to be retained and incorporated into the landscape. (needs approval
for removal)
-Planted
trees should not obstruct views and minimise risks of damage (ie, powerlines)
-Refer to
“5.9 Preservation of Trees or Vegetation of the LEP” for information on trees
that are protected.
Site Planning and Design
-Avoid bulky
appearances.
-Designed
“from the ground up”.
-Should not
dominate the other surrounding buildings.
-Pitched
roofs and matching exteriors (encouraged), should be identical. Flat roofs can
be built (details on wall/roof junction). Discouraged parapet walls.
-Encouraged
deep eaves for solar control.
-The uses of
single colour finishes on large areas of non-articulated walls is discouraged.
-Discourage
if highly reflective materials/textures (excluding zinc and copper roof
finish).
Carport and Garage design
-Must be
within boundaries, some allowance allowed. Carports outside the design must be:
*Not affecting the view
*No more than 5.5m from the
foundry
*No roller/shutters.
%Example, a
veranda is allowed.
-Cannot be
at rear of dwelling, some exceptions applied.
-Must not
exceed 3m or 20% width of the building (whichever is lesser).
-Located
close to side of boundary.
-Cannot
affect the landscape.
-No more
than 1 story.
-Cannot
exceed 40% of block frontage or up to 6m (whichever is lesser).
Fences and Walls
-Must be
consistent with landscape.
-No barbed
wired/electrified. Factory pre-coloured metal fences are discouraged.
-Front and
side fences cannot be larger than 1.2m above footpath level (some exclusions
allowd eg. High traffic).
-Picket
fences
*smaller than 1.2m: no greater
than 25% of width of the pickets
*larger than 1.2m: spacing no
greater than 50% of pickets.
-Where
public views are available from street, they should be preserved by open style
fencing.
Privacy and Security
-Q1 – P1
-Balcony,
verandahs, etc cannot directly overlook private open spaces.
-No rooftop
terraces, unless there is proven no loss of privacy/view blockage.
-24sqm of private
open space must be provided.
*at least 4m wide.
*at ground level.
*Directly accessible and adjacent
to a habitable room other than bedroom (eg. Living room).
Transport, access and parking
-Vehicular
crossings should not be more than 3m wide.
Swimming pools, spa pools/baths and water
features
-Water
features must have a setback of 2m (setback must be appropriately landscaped).
-Pools and
spas must be behind the main building and below ground level.
-Should keep
natural features of the area.
Town landscape (Balmoral)
-Sloping
east and north down.
-Vegetation
includes Eucalyptus, acacia, casuarina and jacaranda.
-Roof pitch
and building material similar to bungalow housing.
-Limit bulky
housings with horizontal emphasis.
-Encourage
low open front faces.
-Discourage
excessive glazing
-Significant
views heading towards Hunters Bay.
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