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M A C D O N A L D + D U Q U E

a r c h i t e c t s

8 Santa Marina AvenueWaverley, 2024

NSW

STATEMENT OF ENVIRONMENTAL EFFECTS

Issue B

ALTERATIONS & ADDITIONS

TO

5 TILFORD STREETZETLAND

NSW

Prepared for

Bruce & Linda Crerar

14th June 2010


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APPLICATION DETAILS

Applicants Name: Caroline MacDonald

Owners Name: Bruce & Linda Crerar

Location of Development: DP 975364SEC D, 59

DESCRIPTION OF DEVELOPMENT

The existing dwelling on site is a two-storey terrace house and a one storeyhigh covered parking space; a courtyard separates the dwelling from theparking structure. The subject site is located within a Heritage Conservation

Area; however none of the existing structures are heritage listed.

The proposed Alterations & Additions are as follow:

Tilford Street Elevation.New front gate and fence (maintaining existing height), paving tiles to frontporch.Refitting of existing aluminum window at ground floor level with a new timberframed window of the same size.Refitting of existing sliding door to balcony at first floor level with new timberframed French doors of the same size.


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FIG 1


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Rear elevation of existing dwelling.

Extension to existing timber deck at ground floor levelRefitting of existing sliding door to deck at first floor level.

Extension to existing deck at first floor level.

FIG 2 existing rear lane elevation.

Rear lane garage.New storage, laundry and W.C to existing garage at ground floor level.One storey addition over existing garage for home office use, including onebathroom and an internal courtyard. The proposed first floor level follows theexisting footprint of the garage structure.

Courtyard.The proposed alterations to the existing courtyard include new paving,plantings and introduction of a water feature and external shower area. Theproposed courtyard layout also allows for rainwater storage facilities. A newtimber pergola is proposed over the existing rear deck, extending from thepergola, a new canopy provides limited weather protection to the path betweenthe dwelling and the garage entry door.


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FIG 3 Proposed courtyard

DESCRIPTION OF THE SITE.

The site is an enlarged rectangle with an area of 154.5 m; it follows a Northeastto southwest direction, The site is bounded by Tilford street to the Northeast;

No. 7 Tilford Street to the Southeast; Cook Lane to the Southwest and No.3Tilford Street to the Northwest. The site slopes gently toward the rear of thesite, the fall following a North to South direction.

There are no known contamination issues in this site.The site is located in a heritage conservation areas, specific controls apply.


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DEVELOPMENT STANDARDS

The following development and planning controls apply to the site:

South Sydney LEP

The site subject of the proposed Alterations & Additions is located in land zoned10a (mixed development) under the South Sydney LEP Zoning Map. Theproposed Alterations & Additions is permissible within the zoning and isconsistent with the objectives of the zone.

FIG 4


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South Sydney DCP

Part E: Environmental Design Criteria

SITE PLANNING

Site Analysis.

FIG 5


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Site Layout.

The proposed Alts & Adds do not extend beyond the footprint of the existingbuildings, maintaining the original site layout.

Private Open Space.

The proposed Alts & Adds does complies with the controls established in thisDCP; the proposal retains the existing Private Open Space Area 45.8m2 courtyard + front porch- , and adds 4.06m2 of open space in the first levelcourtyard, the proposal also includes improvements in materials finishes andlayout of the existing ground level courtyard.

Landscaping.

The existing dwelling does not include any landscaped areas; the proposalintroduces low maintenance indigenous species.

Parking, Access and Service.

The proposed Alts & Adds. comply with the objectives and controls of thisclause.

Height And Scale.

The proposed Alts & Adds. Complies with the objectives and controls of thisclause as well as the further requirements established in Part G of this DCP. Theoverall height of the Garage and home office above is within the 5.4m heightlimit.

Setbacks.

The proposed Alts & Adds. complies with the objectives and controls of thisclause.

Faade treatment

The proposed Alts & Adds. complies with the objectives and controls of thisclause.The most significant alterations are to the rear lane, where the storey additionis proposed. The proposed building form, while being a single interventionresponds to the predominant architectural features of the lane.Neither of the bounding properties have developed in the rear lane recently,

the majority of the lane however present a two storey pitched roof typology.The building responds to these features and interprets them to provide aharmonizing variety to the streetscape, effectively allowing a transition for

future developments to explore the formal possibilities of the lane.


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FIG 6. Cook Lane looking east towards rear garage entry

FIG 7.Cook Lane looking east towards rear lane of Elizabeth Street buildings.


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Stormwater Drainage.


Site Facilities.

The proposed Alts & Adds. improves the proportions and accessibility of sitefacilities as well as introducing others not presently available in the site inaccordance with the objectives established in this DCP.

Fire Regulations.

The proposed alterations to the garage structure include upgrading of theboundary walls to comply with BCA Fire Protection requirements. To the

existing dwelling alterations are very minor and do not require structural ormasonry work to allow the opportunity to upgrade the boundary walls.


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BUILDING AND APPEARANCE

Floor Space Ratio

The FSR for this site is 1:1 under the South Sydney FSR Map.

The proposed Alts & Adds. comply with this DCP as follow.

Site Area: 154.5m2

Existing Building GFA: 116.5m2

Proposed additions GFA: 32.7m2

TOTAL GFA 149.2m2

Proposed FSR Ratio 0.96:1

Energy Efficiency.

The controls established in this DCP regarding Energy efficiency are notrequired to be complied by the proposed Alts & Adds. The proposal howeverintroduces passive design concepts to reduce the impact of the building on theenvironment.The location of the internal courtyard in the home office allows increasednorthern exposure to the main interior volume, combined with the thermal

properties of the concrete slab; the building effectively reduces the energyrequirements during the colder months.Fenestrations to the Northeast and Southwest of the Home Office level harnessthe prevailing wind pattern during the hot months to allow cross ventilation.Solar shading devices are proposed to the northern openings of the homeoffice, allowing control the solar gain during hot periods.The bulk and form of the proposed addition, recognizes the adjacent openspace and is designed to minimize the impact of the proposed building on thesurrounding environment.

Operational Controls.

The proposed Alterations & Additions complies with the controls in this DCP. ASite management Plan will be submitted prior to construction.


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Part F: Design Criteria for Specific Types

Site Planning

Site Layout

The proposed Alts & Adds does not extend beyond the footprint of the existingbuildings, maintaining the original site layout.

Private and Communal Open Space.

The proposed Alts & Adds does not comply with the controls established in thisDCP; the proposal retains the existing Private Open Space Area 40m2which is under the DCP requirement of 45m2, the proposal however does

include improvements in materials finishes and configuration.

Parking, Access and Service.


Building Form and Appearance

The proposed Alts & Adds. complies with the objectives of this clause.

Height and Scale


Setbacks.


Faade Treatment

The proposed changes to the house frontage are consistent with the objectivesof this DCP, however the alterations to the front fence & gate do not follow thecontrols as exactly described in the DCP.The approach to the design for the front fence & gate at 5 Tilford Street is tomaintain the height of the existing fence while changing the appearance andlocation of the elements that make up the architectural features, in order toimprove the presentation and amenity of the property along its main frontage.The existing 1800mm iron fence is replaced with a 900mm high black wrought

iron fence on top of a 600mm high rendered wall. 1800mm high piers areplaced at each end of the face and an intermediate pier is added to the interior


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end of the gate to express the gate / fence sections of the structure. Althoughthese dimensions are outside of the text of the DCP for a new fence, theproposed structure does follow the pattern and character of other existing frontfences along Tilford Street.Following are a series of photos and written description of properties along

Tilford street with fences higher than what is established in the DCP, whichhave been used as a reference when proposing the front fence & gate of 5Tilford St.

35 Tilford St. Blue Terrance. The pillar on the right hand side is 1800

mm and the pillar on the far left side is 2100mm.The arrow head fence starts at 1500mm and raises to 1800mm.


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37 Tilford St. Beige Double Fronted Detached. Arrow head fence starts at1600mm on the right hand side and raises to 1800 mm. Heritage Listed

Building


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Given such existential evidence, the proposed front fence & gate structure for5 Tilford Street achieves the desired fence height while harmonizing with the

streets character and architectural typologies. The case is particularly strong ifone takes into account the fact that 37 Tilford Street is a Heritage listedBuilding. Therefore it can be argued that the pattern set by this buildingtypology is significant enough to allow interpretations, which is what thearchitect is proposing in the drawings.

The rear of the lane comprises a one-storey addition which using acontemporary language, blends with the predominant architectural style of thelane.

Front Verandahs and Balconies



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Upper Level Decks

The proposed Alts & Adds. complies with the controls of this clause.

Privacy to adjacent buildings

To the eastern boundary the adjacent dwellings 1st level boundary wall extendsbeyond the proposed deck depth, completely obscuring views to and from theadjacent dwelling. To the western boundary, the deck is setback from theboundary by more than 2 meters; additionally, privacy screening is proposed tofurther obscure any views.

FIG 8. Existing 1st level deck and boundary wall along No.7 Tilford Street


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FIG 9. Looking toward the rear of the site at the setback of the proposed deckto boundary to No.3 Tilford Street

Location of proposed privacy

screen to deck


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Noise generation:

The deck is an extension of the 2nd bedroom of the first level, due to the natureof its use, a bedroom activities are expected to generate reduced noise levels,unobtrusive to adjacent properties, also the proposed privacy screen will

provide an additional sound buffer to further reduce noise generation.


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Part G: Special Precincts

Residential Development on Rear Lanes

The proposed Alts & Adds. complies with the objectives and controls of this

section.

Width and length of allotment.

The rear lane addition, retains the existing garage footprint and is compliantwith the controls in this clause.

Parking

The proposed Alts & Adds. retain the existing car space allocated to the

dwelling. The present proposal does not involve approval for a self containedunit, therefore no additional parking space are required.

Private Open Space.

The existing buildings do not comply with the clause, as the proposed alts &adds retain the existing garage, the existing P.O.S ratio will be retained.

FIG 10.


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Setback from rear lane

The proposed Alts & Adds complies with the controls in this clause. Regarding

the performance criteria, the storey addition to the rear lane is proposed as tomaximize the volume available within the prescribed controls, as well asinterpreting the predominant architectural typology of the lane. The bulk of theproposed storey is scaled down by means of volume articulation responding tothe surrounding environment.

Privacy

The rear lane addition does not generate privacy issues as no fenestrations areproposed to adjoining properties. Within the site, the proposed home office

introduces an internal courtyard accessible only from inside, this area is suitablyscreened around the boundary as well as over the existing dwellings courtyard,obscuring any views to and from these areas.

Solar Roof form.

The proposed rear lane addition carefully responds to the constraints andopportunities of the sites orientation. There are two main aspect to consider:

The proposed home office courtyard is strategically located to harness solar

access, while maximizing the internal usable area. The courtyard location andform, also respond to the planning characteristics of the existing dwelling as anextension of the setback to the No.3 Tilford Street.

Neighboring properties overshadowing.

Due to its orientation and relation to the subject site, the property located at No7 Tilford Street has open space, which may be sensitive to overshadowing froma storey addition to the rear lane.Based on the existing building typology along the lane, the proposed additionendeavors to satisfy the functional requirements of home office demandmaximizing the usable area at first floor level, while controlling theovershadowing effect of the proposal. A careful approach to the massing andlayout of the addition, minimizes the impact on the adjacent property. Steppingdown the building height along its northeastern edge and shifting the roofsridge south as possible within the existing lane typology, the building reducesthe effect on the adjacent property. At the same time, this formal gestureprovides building articulation opportunities to reduce the bulk and scale of thebuilding as perceived form the private and public domain.


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FIG 11.


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Heritage Impact Statement

The dwelling subject to of the proposed alterations & additions is not heritagelisted, under the Heritage Conservation Map of South Sydney LEP the site islocated in the conservation area CA53.

FIG 12

According to the Heritage Conservation Map there are two heritage items listedin the immediate vicinity of the site, both of them are residential buildings bothalso accessible from Cook Lane. On Tilford Street the Heritage Item is locatedat the eastern corner of the street, under number 1105, the second dwellingfaces Elizabeth Street and is located toward the western corner of the street,under number 410.


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Neither of these conservation items have a developed rear area, the majority ofthe lane however has been almost fully developed following a two storybuildings pitched roof typology. (refer to figs. 6&7)

FIG 13. The subject site is highlighted in blue, the heritage items are

highlighted in red

Alterations to Front Faade.

The proposed work to the existing dwelling, consist of improvements to theFront facade of the house by replacing the framing of the existing fenestrationsof the terrace frontage at ground and floor levels. New painted timber framesmaintaining the original proportions and location in the faade. The proposalrespects the existing layout and proportions of the faade.

A new front fence and gate relocation are proposed as well as a new balustradeto the balcony, following the guidelines of heritage conservation areas as wellas the architectural character of the adjacent dwellings.

Additions.

The proposed additions consist of improved site facilities located within theexisting garage envelope as well as additional storage space.

A one storey addition is proposed following the footprint of the existing garagestructure following the objectives of this DCP. The proposed alterations &

additions are contained within the prescribed maximum ridge height of 5.4m.Although the adjacent properties do not have one storey developed at the rear


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lane, the predominant building typology along the lane is a two storey pitchedroof structure, none of which are part of the two heritage listed propertiesalong the lane. Both heritage listed properties are terrace houses but do notcurrently have developed rear lane buildings.The proposed development adopts significant architectural features such as

roof character and building height and interprets them in a contemporarymanner which follows the predominant building scale and hierarchy.

CONCLUSION

As described in the above statement the proposed alterations & additionsgenerally comply or exceed council requirements, and where control issuesappear; it is demonstrated that the objectives and/or performance criteria aresatisfied as to grant development consent.

The proposed building addition respects the character and typology of itssurrounding environment through a contemporary interpretation ofrepresentative elements. The resulting development is a positive addition to theneighborhoods character, which respects the natural environment and deliversefficient use of space.


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References.

South Sydney DCP

So4th Sydney LEPHeritage Development Control PlanPhotos by the author.Google Maps.

tilford street see b

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