statement of environmental effects additions and

am STATEMENT OF ENVIRONMENTAL EFFECTS

ADDITIONS AND ALTERATIONS 31GROSVENORSTREET

WOOLLAHRA

Submitted to Woollahra Municipal Council

MAY 2009

CULTURAL RESOURCES MANAGEMENT FOR SILKCARD PTY L TO

On Behalf of ABERCORN PTYL TD

4.0 Assessment of Planning Issues

4.1 Site Suitability 4.2 Impacts Upon Existing Features 4.3 Impacts Upon Views and Streetscapes 4.4 Impacts Upon Heritage Values 4.5 Noise, Acoustic Privacy and Overshadowing 4.6 Access 4.7 New Works 4.8 Construction 4.9 Compliance with Statutory Controls 4.10 Evaluation 4.10.1 Positive Outcomes 4.10.2 Neutral Outcomes 4.10.3 Negative Outcomes 4.11 Conclusions

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34 35 35 36 38 38 38 39 40 41 41 42 43 43

INTRODUCTION

III THE WORK

This Statement of Environmental Effects (SEE) accompanies a development application for additions and alterations to an existing single-storey building used as a medical clinic at 31 Grosvenor Street Woollahra. Council officers have reviewed earlier presentations for the DA and have made a request for further information in respect of WMCA DCP 20031

. This is taken to mean Woollahra Heritage Conservation Area DCP 2003; the proposed development falls within the Woollahra Heritage Conservation Area.

This report has been prepared to present the information required for a standard SEE and to address the specific controls determined for development within the Woollahra Heritage Conservation Area. Its purpose is to review the impacts of the proposed works on the site and its environment, describing the scope of those impacts and the measures taken when necessary to redress or mitigate them.

View of 31 Grosvenor Street, Woollahra.

1 WMC to Abercorn Pty Ltd 13 May 2009

STATEMENT OF ENVIRONMENTAL EFFECTS 31 GROSVENOR STREET WOOLLAHRA CRM for SILKCARO PTY L TO 4

DESIGN DEVELOPMENT

The proposed works shown in the plans accompanying this SEE have been prepared taking into consideration the long-term use of the place and its future needs, the issues concerning the heritage status of the property and the general requirements of Woollahra Municipal Council with respect to environmental standards and those specific to the Heritage Conservation Area.

SUMMARY

This Statement of Environmental Effects evaluates the impact of changes made to the rear yard of 31 Grosvenor Street Woollahra to provide for improved clinical facilities and additional car parking. The principal building was constructed in c.1894 as a private residence. It now houses a clinic. It is a contributory item to a heritage conservation area being one of the many nineteenth century houses that line both sides of Grosvenor Street. Its principal significance is for this street front presentation. The interiors have been extensively modified and the house has a skillion addition to the back added within the last thirty years.

Apart from the principal street access there is rear access from Dyson Lane, the original nineteenth century service lane for this and the other properties along the street. Only two boundary fences well to the north of the subject site and the kerbs and gutters remain from the original nineteenth century improvements made to this lane. The properties having access to it have altered their rear boundaries to provide vehicle access.

The works described in this report are confined to the rear yard of the property. Currently this is occupied by a store, probably built in the c.1930s and extensively modified for the purposes of the clinic and a toilet probably built as part of the skillion addition. The back wall of the store forms most of the eastern boundary along with a roller door. The southern boundary is defined by a two-storey height face-brick wall built in the mid-twentieth century. The northern boundary is enclosed by a rendered masonry wall of indeterminate date. The yard is used by the clinic for staff car parking; it has a cement surface.

The intention of the new works is:

• to extend and modernise the services of the clinic in line with improved technology and safety requirements

• to provide for additional car spaces and better vehicular access

• to improve drainage in the yard and upgrade air-conditioning.

This will be achieved by reconfiguring the yard and consolidating services and facilities in one purpose-built addition. To do so will require the demolition of an external toilet and store. Additional car spaces will be created within the yard through the space created by the demolition and consolidation. Access to them will be by means of two new roller doors placed on the eastern boundary on Dyson Lane.

This analysis has concluded that the proposed works are consistent with relevant planning controls and have no major environmental impacts on the site, on neighbouring properties or on identified heritage values for the place or the Woollahra Heritage Conservation Area.

STATEMENT OF ENVIRONMENTAL EFFECTS: 31 GROSVENOR STREET WOOLLAHRA CRM for SILKCARO PTY L TO 5

SURROUNDING DEVELOPMENT: STREETSCAPES

The principal building on the allotment is one of several nineteenth century houses that line both sides of Grosvenor Street. It is situated between double-storey later nineteenth century houses and has views across to similarly dated houses. The nineteenth century streetscape is reduced by the impact of the elevated road of Syd Einfield Drive just to the south of the study area.

View of the houses to the immediate north of 31 Grosvenor Street

View of the houses to the immediate south of 31 Grosvenor Street and the termination of the view by the elevated road of Syd Einfield Drive.

The houses immediately opposite 31 Grosvenor Street

Until the construction of Syd Einfield Drive the block on which 31 Grosvenor Street is built, and that of the houses across the street extended to the south with several more houses and terraces. Grosvenor Street is a remnant of the full nineteenth century streetscape.


BUILDINGS and STRUCTURES

The House

31 Grosvenor Street is a free-standing, single-storey domestic building. It has lost much of its original detail but was probably originally designed as a late Victorian bungalow. It was built in 1894 (refer Section 2.10.2). It has a stepped front with a bay window to the north and verandah. It has a tiled gable roof.

The house is set back from the street and is raised above it to accommodate the fall in land from south to north. There is a small landscaped garden between the house and footpath. It has a disabled access ramp. None of the works described in this SEE are located at the front of the house.

The house has been extended at the back by a simple skillion, now used as a sterile store (on the southern side) and a small office on the northern side. There is no specific evidence for the date of that extension but the materials suggest that it was made in the last thirty years.

The skillion has been extended once with a timber-framed structure that supports a clear roof along the back of the original skill ion and from the skill ion to a store on the eastern boundary. These additions provide shelter for movement around the yard.


View east of the northern part of the skillion addition to the clinic; this houses a small office.

View inside the small office in the skillion.

STATEMENT OF ENVIRONMENTAL EFFECTS 31 GROSVENOR STREET WOOLLAHRA CRM for SILKCARD PTY L TD 14

The Store

In the north-eastern corner of the yard is a brick-built building now used as a store. It measures 2.8 x 4.3 metres and has a corrugated iron roof. The back, eastern wall of this building has taken the place of the original rear boundary wall of the property. The northern wall has also taken the place of part of that boundary. Within the property boundaries the face brick walls have been rendered and a wrought iron gate has replaced the door. Inside the walls have been lined, a new ceiling installed and shelves fixed to provide storage for files. There is a cement floor in place of what may have been a timber floor.

View east of the store and its entry from the yard. The timber framing is part of the covered way linking this to the skillion at the back of the clinic.

View inside the store


PROPERTY BOUNDARIES AND YARD

Boundary Walls

The northern boundary of the yard is defined by a rendered masonry wall with lattice added to the top to provide additional privacy and security. It extends from the back of the clinic to the front western wall of the store. The northern wall of the store provides the rest of this boundary to the lane. It is impossible to determine whether this is a remnant of the original boundary wall but its relationship to the store suggests that it could be so. Alternatively, it would have been added as part of the skillion addition of the last thirty years.

The southern boundary of the property is defined by a two-storey height face-brick wall. This has been built over out-cropping sandstone. It is not the original property boundary; the materials used in it suggest that it was built approximately in the mid-twentieth century. It completely surrounds the adjoining property to the north; several bricked up windows are visible in it. The purpose and origin of this wall are unknown.

The back wall of the store, as discussed in the preceding section largely contains the eastern boundary. Only a small fragment of the original stone-built wall (or stone foundation and paling fence) that would have enclosed the property is preserved at the base of the northern end of this building. A large roller door has replaced the remainder of the eastern boundary wall; this allows vehicle access to the site.

View of the northern boundary wall between the skillion to the left and the store to the right.


The Yard

The Yard behind the clinic encompasses the space between the skillion and toilet and the rear lane, less the space occupied by the store. It is completely cement paved and is used for car parking for the clinic's staff. The surface is level with only a slight fall to the west. Access is from a roller door on Oyson Lane. There is no planting in the yard.

View west of the yard (above) and to the east (below).

STATEMENT OF ENVIRONMENTAL EFFECTS 31 GROSVENOR STREET WOOLLAHRA CRM for SILKCARD PTY L TD 20

SERVICES, SITE CONDITIONS AND CONTAMINATION

DRAINAGE

There are no drainage easements through the property (refer to attached survey). There are two existing drainage junction pits measuring 450 x 450 x 600mm (shown on a separate plan). There are no absorption pits, sumps or pumps within the site. The existing connection point to Council's curb and gutter system is located in Grosvenor Street. Drainage is by means of a 1500mm PVC pipe. There is no connection to Dyson Lane.

The yard is currently surfaced with cement exacerbating the run off towards the west and the skillion. The area has not been identified as being flood prone4

.

CONTAMINATION

There history of the site provides no indication that it is likely to contain any land contamination. It is not within an area of acid sulfate soils. There has been no separate evaluation to confirm this conclusion.

AC PLANT

The air-conditioning plant is housed at the southern end of the skillion, between it and the southern boundary wall as seen below. The space also acts as an overflow store.

4 Information for this section has been provided by Silkcard Pty Ltd


SIGNIFICANCE

The only assessment of significance that currently exists for this property is its recognition as a contributory item to the Grafton Heritage Precince. With respect to the specific significance of this place and its components an evaluation based on the standard exclusion criteria of the NSW Heritage Branch is presented in this section.

Criterion (a): Importance in the course or pattern of either state or local cultural or natural history.

The property and its component parts derive from the mid-1890s. They were constructed on an already well-established block of a residential estate. They represent a relatively modest development in comparison to buildings either side and elsewhere on the street. Additions made in the early-mid twentieth century and those of the last ten years illustrate the ongoing process of adaptation of older yards for new purposes.

Criterion (b): Strong or special associations with the life or works of a person or group or the cultural history of the state or local area.

The property has no identifiable associations with any architect or builder. None of the known residents have been particularly significant or outstanding in the development of the area.

Criterion (c): Important in demonstrating aesthetic characteristics and/or a high degree of creative or technical achievement

The house retains sufficient evidence of its plan, volume and details to identify its period of construction and original function. For this reason it makes a contribution to the streetscape. It can be interpreted as a relatively modest and restrained cottage of its period. It is not an outstanding example of either architectural merit or construction. The detailing, particularly of the interior, has been substantially modified thereby constraining its value as an example of its type. The yard has been particularly modified; it retains almost none of its original boundaries and the original out-house has also been demolished. It does not provide a good or instructive example of the secondary spaces of a house of this period. There is an earlymid twentieth century building constructed in the space. It is utilitarian and has been heavily modified in the last ten years. The building provides some evidence of the adaptation of the space to later needs, as do the additions made in the last thirty years, but they have no aesthetic or technical value.

Criterion (d): A strong or special association with a particular community group for social, cultural or spiritual reasons

There are no identified associations of this type for this property.

Criterion (e): The research potential of an item to yield information that will contribute to an understanding of the cultural or natural history of an area.

The structural components of the property are common examples of their several periods of construction and in some cases, the skillion, not especially good examples. The modifications made to all elements lessen any ability to yield information that is not readily available from other sources. The site does have the potential to contain archaeological evidence of the original out-house but that evidence is not rare and will not contribute in any significant way to illustrating or defining the development or use of the place.

7 Woollahra HCA OCP 2003: Schedule 5


PROPOSED DEVELOPMENT

This section draws from and compliments the plans provided with the development application. The intention of the new works is:

• to extend and modernise the services of the clinic in line with improved technology and safety requirements

• to provide for additional car spaces and better vehicular access

• to improve drainage in the yard and upgrade air-conditioning.

DEVELOPMENT PRINCIPLES

The design principles adopted for this development were as follows:

• To comply with relevant building codes and the objectives of planning controls

• To maintain the identified heritage values of the site by ensuring that none of the new works are visible from Grosvenor Street and, as far as possible, from Dyson Lane.

• To respond to the adjoining residential development by ensuring acoustic and visual privacy

• To internalise traffic impacts by removing potential street parking by the clinic's staff

• To improve the amenity and operation of the property by rationalising and better using the limited space.

OVERVIEW

The store and external toilet will be demolished and the plant now housed in the space between the skill ion and southern boundary will be relocated. The facilities provided by these buildings will be replaced with a new structure that links into the existing skillion. The plant used for the air conditioning unit will be placed on the roof.

The site is being reconfigured to provide similar services in a building that has better access and modernised to meet new and future standards and improved technology. The reconfiguration of the site allows for the addition of three car spaces and a washing area for bins.


CONSTRUCTION

The materials from the demolition of the store will be reused on site where possible. The new building will measure 4.8 x 7.3m with an internal ceiling height of 2700mm. The latter complies with WMC HCA DCP 2003 Part 3.4.4 (Building height, form, bulk, scale and character): C5. In detail it will be as fOllows8

:

• timber-frame construction

• external cladding will be blue board painted to match the existing building (Porters stone paint "Sable"). (Complies with WMC HCA DCP 2003 Design Controls: external finishes - Table 3.23)

• a flat roof of corrugated iron with a 5 degree fall (complies with WMC HCA DCP 2003 Design Controls: external finishes - Table 3.23)

• Cedar timber windows will be double hung with fixed panes as shown on the attached drawings. (complies with WMC HCA DCP 2003 Design Controls: external finishes - Table 3.23)

• The floor level of the existing skillion will be maintained and extended into the new building. This facilitates the movements of patients and equipment. It will be concrete with a non-slip surface covered at the wall junctions.

• The floor slab will be provided with a moisture barrier and termite prevention treated system.

• The walls and ceilings will be insulated for acoustic isolation and temperature variation using R1.5 rated fibre glass wall padding with R2.5 for the ceilings (complies with WMC HCA DCP 2003 Part 3.4.12 Acoustic and Visual Privacy -C1 and Part 3.4. 15 Energy Efficiency).

• External walls will have an additional application to the liner with Sisalation 499 light duty breather foil. (complies with WMC HCA DCP 2003 Part 3.4. 15 Energy Efficiency).

• Ceilings will have additional laminated sarking, being Sisalation 499 light breather foil. (complies with WMC HCA DCP 2003 Part 3.4. 15 Energy Efficiency).

• Lighting will be energy efficient, recessed batten type (complies with WMC HCA DCP 2003 Part 3.4. 15 Energy Efficiency).

• Appliances and toilet suite to be energy efficient, complying with appropriate greenhouse score . (complies with WMC HCA DCP 2003 Part 3.4. 15 Energy Efficiency).

8 Information for this and the following sections supplied by Silkcard Pty Ltd


VOLUME: FSR9

Area of Lot:

Existing Development Area: Exempt Areas Balance

Allowable Area for Zone: 0.625: 1

Areas to be Relocated on Site Brick store, external WC and plant room Repositioned areas Increased built-upon area:

SET-BACKS

341.537m2

259.490m2

38.200m2

221.290m2

213.460m2

7.830m2

26.806m2

33.977m2 7.171m2

The new building will have a 5.5 metre set-back from Dyson Lane and a 2.5 metre set back from the southern boundary. It will be built to the northern boundary where this wall will be a cavity wall above the roof-line to comply with BCA fire standards

ACCESS

Public access will be retained from Grosvenor Street.

The rear yard is currently used to accommodate two cars for clinic staff. The proposed works allow for five car spaces, four along the eastern boundary and one stacked along the southern boundary. Excavation of the site is required at the southern end because the surface level is almost that of the lane. A maximum of 1 OOmm will be removed from here.

The excavation increases in depth to the north to a maximum of 680mm. The depth is required to lower the existing yard at this end to match the lower level of the lane as it falls to the north. The work respects Council's desire to limit excavation (WMC HCA DCP Part 3.4.9 Parking and garages - C1). It will also be necessary to convert five metres of curb and guttering in Dyson Lane to a spoon drain. This is contrary to DCP objectives (refer Section 4.4).

It is proposed that two roller doors placed in the eastern boundary will provide access to the new car spaces. A single door already exists on this boundary at the southern end. This will be replaced. A second matching door will be placed where the back wall of the store presently encloses the site. The opportunity will be taken to improve the presentation of the site to the lane by incorporating these new doors in a masonry frame similar to those that already exist on properties adjacent to this site. The choice of a roller door and the masonry frame complies with the requirements of WMC HCA DCP 2003 (Part 3.4.7 Fences, gates and retaining walls: table 3.26).

9 These calculations are provided by Silkcard Pty Ltd


FIRE SAFETY

The new configuration will not require any additional provision for fire safety. A firewall exists on both boundaries and that on the north will be raised to meet SCA requirements. This will also add to increased security and privacy on that boundary. The northern wall of the new building will have a cavity fire-wall on this boundary raised above the roof line as per Council requirements.

WASTE

The existing waste facilities are adequate for the re-configured facility, however, the new plan allows for a bin washing area.

TRAFFIC

A separate report has been prepared on this aspect of the development1o.

SECURITY

Security on the site because of the nature of the occupation is a major consideration. The substantial walls to the north and south assist in securing the place, as will new secure doors to the lane. The new addition will have security locks and alarms complying with Council requirements (WMC HCA DCP 2003 Security - C1).

CONSTRUCTION MANAGEMENT

A fence will secure the site across the lane frontage. Warning and instruction signage will be placed on it. Except for recycled materials (corrugated iron and roofing timbers), debris and demolition material (bricks, mortar and soil) will be loaded to trucks for removal from site. A gutter silt barrier will be erected on the lane to trap debris and prevent it entering the stormwater system. In addition the grade of the site to the west will turn all water into the site where an additional silt trap will prevent flow to the internal drainage system.

10 GTK Consulting (2009); Traffic and Car Parking Assessment Proposed Alterations 31 Grosvenor Street. Woollahra.


IMPACTS UPON EXISTING FEATURES

• There will be no direct impacts upon the house/clinic; all the works are planned for the rear yard. This is a positive outcome of the proposed work. It preserves the single-storey presentation to the street and preserves existing views and vistas.

• There will be some impact upon the skill ion addition to the back of the house through its modification to link it to the new building. This is assessed to be a minor impact because of the minimal significance of this element within the property (refer Section 2.10.3). This is a neutral outcome of the proposed work.

• There will be a substantial impact upon the store and toilet through their demolition. This is assessed to be of minor significance because of their minimal significance within the property. This is a neutral outcome of the proposed work.

• The southern boundary wall is unaffected by the work with the exception of the removal of some parts of the sandstone outcrop upon which it stands. This is a positive outcome of the work.

• The northern boundary wall is retained but modified; this is a positive outcome.

• The removal of the hard paved cement surface in the yard and its replacement with an impervious surface will aid drainage. This is a positive impact of the work.

• The excavation of the site may disturb some archaeological features but this is assessed to be of minor Significance due to the minimal significance of the likely evidence. This is a negative outcome of the work but the impact can be mitigated by appropriate measures with respect to the provisions of the NSW Heritage Act principally through application for an exception.

IMPACTS UPON VIEWS

• None of the works proposed for the site will impact upon the significant streetscape of Grosvenor Street. The works in the yard cannot be seen from the street. This is a positive impact of the proposal.

• The majority of the works will not be visible from Dyson Lane unless the doors are opened to the lane. Although the streetscape has not been identified as significant, due to the substantial loss of the nineteenth century character, minimising the visibility of any new work within the site helps to maintain the scale of the older streetscape. This is a far more successful outcome than development on several properties in the near vicinity that have development up to one storey above the lane. This is a positive outcome of the proposal.

• The principal element within the site that will be visible from the lane will be the condenser for the AC placed on the roof. It will only be partly visible from the lane and is assessed to be of minimal impact. This is a neutral outcome of the work.


and the proposed works do no alter this situation. This is a positive outcome of the proposal.

• The new work will not add to the drainage requirements of the site, which are adequately managed by the existing system. It will allow for better management of surface drainage through the introduction of a permeable surface in the yard in place of the present cement paved surface. This is a positive outcome.

• Fire-safety will be adequately managed by new and existing cavity walls.

• The new work will add approximately 7m2 to the existing FSR, which is already in excess of current allowances by the same ratio (although it was acceptable at the time of its approval in 1994). The excess is a negative outcome although it is a relatively minor percentage in terms of the total site. Several design options were considered to avoid the additional FSR but none could meet the requirements of the client with respect to the need for the new work to meet improved clinical standards. The design responds to the flow of clinical procedures. Apart from the better management and services for the clinic, the benefits of the new work will be improved drainage, improved energy efficiency, reduced street parking and better presentation to the lane with minimal impacts to the heritage values of the place or the amenity of neighbouring properties. The total site coverage is less than that of several adjoining properties.

• The alteration of the entry to the site to provide for two roller doors has an impact on heritage values (refer Section 4.4) in an area that has already been substantially impacted by earlier works. The choice of roller doors in a masonry portal complies with acceptable options outlined in the DCP.

m CONSTRUCTION

The construction of the extension to the clinic and the rationalisation of the yard will have short term and minimal impacts on surrounding properties through increased traffic movement and noise. Silt arrestors on the lane will adequately manage drainage.


EVALUATION

bIll"

Positive Outcomes

• There will be no direct impacts upon the house/clinic; all the works are planned for the rear yard. This preserves the significant heritage streetscape value of this house.

• The majority of the works will not be visible from Oyson Lane unless the doors are opened to the lane. Although the streetscape has not been identified as Significant minimising the visibility of any new work within the site helps to maintain the scale of the older streetscape. This is a far more successful outcome than development on several properties in the near vicinity that have development up to one storey above the lane.

• The new work preserves all that remains of the original boundary wall at the northeastern corner of the site.

• The retention of the southern and northern boundary walls, although modified in both cases, maintains elements of limited heritage value.

• Access to the site will remain the same with public access from Grosvenor Street and staff access from the lane. The increase of car spaces will not materially change movement to and from the site. It will however, contribute to reducing street-side parking congestion by providing an additional three off-street car spaces. The presentation of the lane entry will be improved by the placement of new roller doors in a complete masonry portal in keeping with adjacent properties.

• The new work is located in the rear yard of the property and continues a use evident from at least c. 1900-1920 of constructing buildings in this yard to provide additional useable space for the main building. In that it maintains an established pattern of historical use.

• The new work has a restrained contemporary design in keeping with the accepted conservation philosophy of sympathetic but readily identifiable new work in relation to older structures.

• There are no identifiable overshadowing or noise issues. The new building will maintain the height of the existing building and is buffered on the south by the twostorey wall and on the north by the extended height of the boundary wall and planting on the neighbouring property. It will not be visible from the lane or from Grosvenor Street.

• The new work will not add to the drainage requirements of the site, which are adequately managed by the existing system. It will allow for better management of surface drainage through the introduction of a permeable surface in the yard in place of the present cement paved surface.

• The new work will allow for improved energy efficiency through the installation of a new air conditioning unit, lighting and fixtures that respond to greenhouse requirements.


Negative Impacts

• The excavation of the site may disturb some archaeological material but this is assessed to be of minor importance due to the minimal significance of the likely evidence. This can be mitigated by appropriate measures with respect to the provisions of the NSW Heritage Act.

• The removal of five metres of the existing curb and gutter to allow vehicle entrance to the site will change the appearance of the lane. On this side of the lane it is one of the few intact sections remaining although a larger and more intact section is preserved along the boundary of the adjoining property to the south. The most intact sections of the nineteenth century lane are found at its northern end. Most of the curb and guttering in the lane has been altered to accommodate vehicle entry to properties that originally only had pedestrian entrance. The changes already made to the yard entrance at 31 Grosvenor Street already encompass this fundamental change in use. The loss of the rest of the curb and gutter for the property is a continuation of the same process of adaptation.

• The new work will add approximately 7m2 to the existing FSR, which is already in excess of current allowances by the same ratio (although it was acceptable at the time of its approval in 1994). The excess is a relatively minor percentage in terms of the total site. Several design options were considered to avoid the additional FSR but none could meet the requirements of the client with respect to the need for the new work to meet improved clinical standards. The design responds to the flow of clinical procedures. Apart from the better management and services for the clinic the benefits of the new work will be improved drainage, improved energy efficiency, reduced street parking and better presentation to the lane with minimal impacts to the heritage values of the place or the amenity of neighbouring properties.

CONCLUSIONS

This analysis has concluded that the proposed works are consistent with relevant planning controls and have no major environmental impacts on the site, on neighbouring properties or on identified heritage values for the place or the Woollahra Heritage Conservation Area.

The principal issue identified in this analysis is an excess in FSR. It is considered to be relatively minor in terms of the overall site percentage. Several design options have been considered but none could meet the requirements of the client with respect to the need for the new work to meet improved clinical standards. The design responds to the flow of clinical procedures. Apart from the better management and services for the clinic the benefits of the new work will be improved drainage, improved energy efficiency, reduced street parking and better presentation to the lane with minimal impacts to the heritage values of the place or the amenity of neighbouring properties. These benefits are considered to redress the negative outcome of this FSR.

The design also requires the removal of five metres of existing curb and gutter to allow access through a new vehicle entry. This is contrary to the objectives of the DCP but it is in an area where this action has been a permitted for the majority of properties adjoining this site and where the streetscape has been substantially impacted for those reasons.

STATEMENT OF ENVIRONMENTAL EFFECTS: 31 GROSVENOR STREETWOOLLAHRA CRM for SILKCARO PTY L TO 43

statement of environmental effects additions and

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