statement of envrionmental effects

STATEMENT OF ENVRIONMENTAL EFFECTS – 60 EVANS ST. ROZELLE BRIANNA JESSUP/ 307172686

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STATEMENT OF ENVRIONMENTAL EFFECTS

Proposed Addition and Alteration

at:

60 Evans Street, Rozelle, NSW 2039

for:

Clients

27th September 2010


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TABLE OF CONTENTS

Introduction 3

Description of site and locality 4

Subject and adjoining properties 4 - 5

The proposal 6

Development controls and policies 7 - 11

Conclusion 11


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INTRODUCTION

This planning report has been prepared as part a development application for alterations andadditions to the existing residence at 60 Evans Street, Rozelle, corner of Evans and Goodsir Street.

In describing the proposed development the opportunities and constraints of the subject site havebeen taken into account. The relevant planning requirements relating to the proposal will also bereviewed.

Plans of the proposed development have been supplied by Brianna Jessup Architects, dated11/09/10.

The merits of this proposal will be considered with reference to the relevant State, Regional andLeichardt Council planning controls.

Fig.1 – Map image from Googlemap.com


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DESCRIPTION OF SITE AND LOCALITY

The site is situated within the Balmain Peninsula Conservation Area in ‘The Valley’ DistinctiveNeighbourhood (Rozelle) as described by the Leichhardt DCP. The area contains a diverse mix ofbuildings including late Victorian style shop fronts, turned residences (such is the case with thesubject site), mid Victorian workers cottages, modern terraces and commercial buildings.

The subject site at 60 Evans street, Rozelle, is identified as Lot 1, D.P. 436211. The land is arectangular shape and is situated on the corner of Evans Street and Goodsir Street. It has a 10.72mfrontage to Evans Street and a depth of 12.48m along Goodsir Street. The site has an area of 293.1 msq.

The site is slopping towards to east and has a fall of approximately 2 metres. The backyard of theresidence is densely treed; none of the trees will be affected by the proposal.

SUBJECT AND ADJOINING PROPERTIES

The existing development on the land comprises a two storey, double fronted dwelling which wasoriginally a mid Victorian style, brick shop front built in 1883 as a bakery. Also of significance are theoriginal bakery ovens which have been retained and are located in the backyard.

Later works have taken place at the rear of the building on the ground floor addition dramaticallyaltering the Eastern facade. The existing residence comprises of three bedrooms, bathroom and astore/ workroom, the later additions include a family room, kitchen, bathroom and an outsidecovered deck.

Adjoining properties include #62 Evans Street, a two storey brick house to the south and #1 GoodsirStreet, a single storey timber house to the east. A brick commercial building, The Hardware Shop issituated on the other side of Goodsir Street to the North.

Fig.2 - View of the diverse architecture along Evans Street from the first floor balcony of 60 Evans Street


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Fig.3 – Satellite image from Googlemap.com

Fig.4 – Satellite image from Googlemap.com


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THE PROPOSAL

A series of alterations and additions have been proposed to the property. These works have beendesigned by Brianna Jessup. The following is a summary description of these proposed new works to60 Evans Street, Rozelle. They are as follows:

Kitchen- Retention of original room layout, French doors and timber flooring- Removal of the existing dividing wall between the kitchen and proposed lounge room- New island bench between kitchen and proposed lounge room- Make good the existing ceiling

Lounge Room- Removal of existing wall, dividing proposed dining and proposed lounge room- Floor level lowered in line with existing floor level of kitchen- New French doors opening out onto the new outdoor deck- New double hung window in Southern facade- New ceiling and roof structure

Study- Retention of original timber flooring- Make good the existing ceiling- New folding doors to divide proposed study from proposed dining- New sliding door and fixed window connecting the proposed study to the existing outdoor deck

General ground floor exterior- New Eastern facade akin to existing rear facade.

- New timber panel cladding consistent with existing extension.- New outdoor timber deck on the Eastern facade connecting to the existing outdoor deck.


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DEVELOPMENT CONTROLS AND POLICIES

The Leichhardt Local Environmental Plan 2000 (last amended 20 July 2007) is the primary planninginstrument for the Leichhardt Council area.

Permissibility and site suitability

The site is within the Residential 2 zone and the proposed development is permissible, requiringdevelopment consent under Leichhardt LEP 2000.

There is no intention to neither change the residential usage of the property nor imposeunreasonable additional requirements on existing services and provisions.

Previous and present uses

Previous know uses of subject site: Commercial, bakery

Present use of subject site: Residential dwelling

Present use of adjoining lands: Residential dwelling

Heritage Conservation

The site is located within the Balmain Peninsula Conservation Area. Clause 16(8) required thatcouncil assess the extent to which the carrying out the development would affect the heritagesignificance of the conservation area.

The site is listed as having as having local heritage significance. 60 Evans Street was built as a bakeryin 1883; considerable additions have taken place at the rear of the property but some remnants ofthe ovens remain in the backyard.

The proposed additions and alterations have been carefully considered so that they don’t alter thecharacter of the existing residence’s shop front facades, nor does it interfere with the remnants ofthe ovens in the backyard. The works only effect the existing later additions at the rear of theproperty. Form, scale, siting and use of materials have been well thought-out so as to be compatiblewith the existing heritage listed residence.

For more information please refer to the attached Heritage Impact Planning Report.


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Floor Space Ratio

Clause 19(2) of the LEP required that for residential development in Balmain (Rozelle), the floorspace ratio should not exceed 0.7 : 1

Site area 239.1 m sq Existing Proposed Proposed FSR Complies?Gross floor area 145.62 162.84 0.56 YES

The proposed development has a floor space ratio of 0.56 and does comply with the floor spacecontrol.

Landscaped Area

Clause 19(3) of the LEP required that the minimum landscaped area for residential development is40% of the total site area.

Site area 239.1 m sq Existing Proposed Complies?Landscaped area 158.3 142.3

YESLandscaped area % of site 66 % 60 %

The proposed development complies with the Landscape area control.


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The following table demonstrated how the proposed development responds to the relevantprinciples for desired future character of the surrounding area, ‘The Valley’.

Urban FormConserve and complement the existing styles of housingwith special regard to the simple timber cottages andVictorian terraces

- The proposed roof form and materials complement theexisting house form, while respecting and not trying tomimic the existing heritage building.

- All proposed alterations and additions are at the rearof the building and do not affect the character of theexisting Victorian corner shop facade.

Conserve and complement the established streetscape withregard to setbacks, street trees and general lack ofdriveway crossings.

- No change to the streetscape on Evans Street- Nominal change to streetscape on Goodsir Street- The existing driveway access from Goodsir Street is no

longer in use. The proposed deck will prevent caraccess onto the property through this current access.

Buildings should step with the slop in order to facilitateview sharing.

- Proposed new roof level is set below the existingmaximum ground floor ridge height.

Building ElementsPreserve the consistency and simplicity of built form, styleand materials of the neighbourhood.

- The materials used are consistent with that of theexisting house, neighbourhood and conservation area.

- The scale is modest and will not alter the streetscape.

Complement the existing pitched, hipped or gabled roofforms as well as setbacks and fencing styles prevalent ineach street,

- The proposed new roofing has been carefullyconsidered as to minimise the height while maximisingsolar access into the rear of the property.

- No change to existing fencing

LandscapeMaintain the prevalence of mature trees in both privateand public spaces

- No mature trees are proposed to be removed

Building EnvelopeThe maximum building wall height applying to theneighbourhood is 3.6m

- Proposal complies

SetbacksFront building setbacks within the neighbourhood are to bea minimum of 1m however, where the prevailing setbacksin the immediate area (within 3 houses) is different, thesetback for new development should be consistent with theprevailing setbacks.

- Proposal complies


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The following section sets out the compliance or otherwise of the proposed development with therelevant principle design elements listed in The Leichhardt Development Control Plan 2000(Residential development).

Site layout, subdivision and designPrinciple: Design new housing to integrate well with theneighbourhood and be consistent with and enhance existingstreet subdivision patterns, street character and maintainamenity to adjacent residents.

- The proposed alterations and additions at the rear ofthe property are all at ground level, minimising anyadverse amenity impact on adjacent properties andpreventing any major changes to the existingstreetscape character.

Building Form, Envelope and SitingPrinciple: Plan and design new housing, and additions andalterations to existing housing to maintain and enhance theestablished scale and character of the streetscape. Matchand complement existing building forms, private open spaceand landscaped areas.

Siting and Orientation- The proposal utilises the existing footprint of the

building, with minimal additional floor space incurred.

Building Location Zone The BLZ refers to the front andrear setbacks of a dwelling. Part B1.2 of the DCP states thatextension of dwellings should be carries out within the BLZ(front and rear alignments) of adjoining dwellings to eachside.- The proposal makes no change to the existing front

and rear BLZ of the house

Car parkingPrinciple: Ensure that where on site car parking is requiredthe layout and design respects the quality and integrity ofthe streetscapes of Leichardt; is safe and efficient; hasregard to the layout, siting and use of neighbouringbuildings; and is integrated with the overall site and buildingdesign.

- No existing garage on site

- Existing car access will be obstructed by the proposeddeck

Elevation and MaterialsPrinciple: Design to respect the elevational character andappearance of the streetscape and locality.

- Materials used are consistent with the existingmaterials at the rear of the building.

Thermal Mass and MaterialsPrinciple: Improve the energy efficiency and thermalcomfort of housing, by maximising thermal mass. Choosehousing construction materials that are of an ecologicallysustainable nature.

- All timber framed walls and roofs will be bulk insulatedas per the BASIX requirements to improve energyefficiency

- Timbers used will be limited to plantation or regrowthtimbers, timbers grown on Australian farms or stateforest plantations.

Solar control – External window shadingPrinciple: Integrate external window shading into thedesign of the building to improve comfort and energyefficiency of housing.

- The proposed retractable fabric awnings over theoutside decks will help shade the proposed addition tothe Eastern facade.

InsulationPrinciple: Improve the energy efficiency and comfort ofhousing by designing to make the best use of naturalventilation.

- Insulation and sarking will be installed to the wall androof framing to improve energy efficiency

- The proposal will comply with the BASIX requirements.


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Natural VentilationPrinciple: Improve the energy efficiency and comfort ofhousing by designing to make the best use of naturalventilation

- New windows and french doors at the rear of thehouse will help improve ventilation through thebuilding.

Using Solar Energy ActivelyPrinciple: Promote the use of renewable energy and energy-efficient technology in the design of new and existinghousing in order to: reduce greenhouse gas emissions fromthe residential sector, reduce dependence upon non-renewable energy consumption and increase the use ofrenewable energy.Minimise any negative visual impact of renewable energysystems on streetscapes and neighbouring properties whilemaximising positive attributes of such technology, includingpromoting such technology by enabling public visibility ofsystems.

- No renewable energy systems are proposed- A BASIX assessment has been carried out and a BASIX

certificate has been obtained confirming the targets forthermal and energy efficiency and water conservationhave been met.

CONCLUSION

The proposed alterations and additions to the subject building will be consistent with the relevantobjective for residential development of the Leichhardt Local Environmental Plan 2000 and relatedDevelopment Control Plan.

The proposed development has considered all the site issues and makes nominal impact on theamenities of the adjoining neighbours. For these reasons I support the proposal and I considerCouncil’s favourable determination of this development application is warranted.

Brianna Jessup

statement of envrionmental effects

Documents

corner of evans street

goodsir street

rozelle brianna jessup

localitythe site

g edescription of site

subject site havebeen

brianna jessup architects

development controls