Site Analysis
The site address is 5 Wyargine Street, Balmoral. (Mosman). The total site area is 747.9 metres squared. The site is located near coastal surroundings, therefore having a broad community of beach goers, fishermen, boating, picnics etc. The land of the site is slightly on an angle which provide coastal views. The small and short road has a bus route going through with bus stops on the ends of the road which provides easy public transportation. Hunters bay (beach) is within 120m walking distance. All the surrounding buildings and landscape are consistent in design, shape and sizes creating an coastal and friendly environment relative to the Mosman community.
This site is controlled by the Mosman council which our proposed design must stay within the regulations and comply to Mosman council DCP (Development Control Plan) and LEP (Local Environment Plan).
Planning controls:
Floor Space Ratio: 0.5:1
Maximum Building Height: 8.5 metres
Foreshore Building Line: N/A
Setbacks: (The building line from the site boundary)
Front: Appropriate shape to adjacent buildings, minimum 9 metres away from the street.
Sides: 1 storey: 900mm, 2 storeys: 1.5m from site boundary.
Excavation: sewage must be 2 m away from sewage.
Views: Coastal views on the East
Sun orientation: NorthSea breeze: East
Hot winds: West
Rain and Storms: South to SouthWest
Maximum wall height: 7.2m above the existing ground level
- Council may allow an aditional storey in attic roof space
- Council may consider pitch roof to extend beyond building height when consistent pitch roof style is an important local character element
- Building should be sited with regard to topographical features minimizing cut & fill and should be sited to preserve existing significant trees, rock formations and other significant vegetation.
- The minimum landscaped area in percentage of the site is 42.4% ( (747.9 -500)/20 + 30) (msq = meters square)
- Building on a sloping site that complies with building height control can exceed maximum wall height if it does not obstruct views from neighbouring property
- Where there is a potential view loss, council may require a maximum building height of less than 8.5m
- General Design criteria: New development should incorporate articulated facade to avoid a bulky appearance and to create proportion consistent witrhin the streetscape.
- New development should be designed to minimize view lost to adjoining and adjacent properties
- Existing established trees which contribute to the amenity of the area and trees listed on council urban forest management register are to be retained and incorporated into the building design
- Where an existing tree are approved for removal adequate space in the landscape design is to be provided from a re-placement tree(s)
- When trees are planted as part of development they should not unreasonebly obstruct views from neighbouring properties or public views.
- Vegetation and landscaping should be consistent with the theme of vegetation in the street scape (C). Form part of the overall street scape thus contribute as a unifying element within the street
- Our site is part of the proposed habitat link which require wildlife friendly garden
- The landscape design needs to allow visual surveillance of the street.
- Minimum soil depths for planting on slabs for (A). for ground cover and small shrubs 500mm in height is 400mm depth of soil (B). For medium shrubs up to 1,5m the depth minimum is 650mm. (c). For tall shrubs and small trees up to 5m the depth is 750mm.
- List of prohibited trees. (DCP pg.46)
- Primary balcony should be located off the main living areas and be sufficient enough to promote indoor/outdoor living, in this instance a minimum depth of 3m.
- The distance between the building and the front property boundary is minimum 5.5m. Council may consider a single carport in front of the building if a lot requirements are met.
