strathfield municipal council, po box 120, … · s4.55 patio(above) da approved patio(below)...

Suite 6F, Level 6, 9-13 Redmyre Road Strathfield NSW 2135 Ph/Fax 9746 6993 [email protected]

ABN 88 288 149 971

STATEMENT OF ENVIRONMENTAL EFFECTS

Date: 1st of August 2018

Attention: The General Manager

Project: 13 Courallie Ave, Homebush West– DA – S4.55 amendments

Site: 13 Courallie Ave, Homebush West

To Whom it may concern,

Please see the below summary of amendments:

Strathfield Municipal Council,

PO Box 120,

Strathfield NSW 2135.


ABN 88 288 149 971

AMENDMENT SUMMARY TABLE

Request to delete

DA condition 34

“Fire Saftey

Schedule”

By aligning the party wall of the garage individual lots will no longer

overlap between stories Ie Unit A Garage will not be partially

underneath Unit B – First & Mezzanine floors. The configuration is now

that of a standard dual occupancy and will not require a fire safety

schedule, a letter from the private certifier is provided:

Dear Sirs,

We are the Private Certifier for the above project.

We have been instructed to review the amended plans with a view to

removing DA condition 34 “Fire Safety Schedule”. Previously, The

partition wall between each dwelling was not aligned with the

centreline of the two lots & party wall. This skewed configuration was

deemed to create additional an fire safety hazard.

We note that the amended Plans now align the party wall of the garages,

and the individual lots will no longer overlap between stories. i.e. Unit A

Garage will not be partially underneath Unit B – First & Mezzanine floors,

as was previously the case with the original DA approved plans. We are

of the opinion that the configuration is now that of a standard dual

occupancy and will not require a fire safety schedule.

Further, the Garage Partition now also comes out of the garage and

creates two separate garage door entries, which further negates any

potential fire issues.

We trust this now clarifies the matter. If you require anything further, please

do not hesitate to contact our office.

S4.55 Section (Above)

DA Approved Section (Below)


ABN 88 288 149 971

1. Garage

Partition

aligned

with party

wall

The partition wall between each dwelling was not aligned with the

centerline of the two lots & party wall. This skewed configuration is deemed

undesirable for the potential user and created additional fire safety hazard

as described previously.

S4.55 Garage (Above)

DA Approved Garage (Below)

2. Garage

Doors

Extended

The proposed “Decowood “Chesnut” Garage doors have been slightly

widened to keep proportion with the proposed brick garage element

and allow ease of vehicular access.


ABN 88 288 149 971

3. Garage

Extended

With the partition moved further towards Unit B, the outer walls of the garage

would also need to be shifted to accommodate enough space. The result is

also a more symmetrical and aesthetically pleasing street elevation.

S4.55 Front elevation (Above)

DA Approved Front Elevation (Below)


ABN 88 288 149 971

4. Adjusted

driveway path

Driveway Adjusted to accommodate new locations of the garages.

S4.55 Driveway (Above)

DA Approved Driveway(Below)


ABN 88 288 149 971

5. Rear

Patio

Extended

The rear patio or balcony on the ground floor has been extended to encourage

outdoor use. The previous design provided only possible circulation or standing

space accessible directly from the living room and a resulting substandard

landscaped “nook” area directly below and overall inefficient usage. The

amendment addresses this while still maintaining the same level of privacy with

full height dense timber privacy screens.

S4.55 Patio(Above)

DA Approved Patio(Below)

Approved DA with undesirable landscaped areas between rear stairs above


ABN 88 288 149 971

6. Entry stairs

reconfigured to allow

900mm setback as per

conditions of consent

The Notice of determination conditioned that the stairs were to be

setback 900mm from the side boundary which is achieved as shown

in the image below:

S4.55 Stair & Portico(Above)

DA Approved Stair & Portico(Below)


ABN 88 288 149 971

7. Internal

configuration change

A small redistribution of area from the garages to the internal ground

floor entry spaces which results in a more functional entry space.

S4.55 Stair & Portico(Above)

DA Approved Stair & Portico(Below)


ABN 88 288 149 971

8. Modification of

facade articulation

Façade Articulation has been modified for aesthetic preference.

S4.55 Front elevation (Above)

DA Approved Front Elevation (Below)

9. Rear awning

modified to match

extent of rear Patio

The Awning has been modified to cover the patio extended below. It

has become wider but has reduced in depth.

S4.55 Awning (Above)

DA Approved Awning (Below)


ABN 88 288 149 971

10. Modifications of

external finishes

Finishes schedule modified for aesthetic preference.

S4.55 Finishes Schedule(Above)

DA Approved Finishes Schedule(Below)

11. Change of first

floor RL

The First floor RL (relative level) has been increased to allow a

minimum floor to ceiling height of at least 2.7 meters which is the

minimum standard for residential units under the apartment design

guide. (Note ADG is intended for apartment developments only, but

establishes minimum standards that will ultimately benefit the

wellbeing of any occupants served by it)

Building height has not been modified overall.




ABN 88 288 149 971

12. Reduction of Roof

Pitch

The roof pitch has been reduced from 22° to 18° to accommodate

additional ceiling height in first floor & mezzanine level. This would

ensure that habitable bedrooms can also achieve a floor to ceiling

height of 2.7m which is also required in apartments under SEPP 65.



In Conclusion, we are confident that the above mentioned design changes indicated in the

submitted plans and as described above constitute a positive environmental effect and will

also benefit any future occupants of these dwellings.

Should you have any query or clarification in this regard, please do not hesitate to contact our

office

Kind Regards

GIHAD BECHARA B.Arch (UNSW)

D i r e c t o r

strathfield municipal council, po box 120, … · s4.55 patio(above) da approved patio(below)...

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