Schedule B Narrabeen Lagoon Catchment Locality Statements
Appendix B Narrabeen Lagoon Catchment Locality Statements
LOCALITY B1 FRENCHS FOREST EAST
DESIRED FUTURE CHARACTER
The Frenchs Forest East locality will remain characterised by detached style housing in landscaped settings interspersed by a range of complementary and compatible uses.
Future development will maintain the visual pattern and predominant scale of existing detached style housing in the locality. The streets will be characterised by landscaped front gardens and consistent front building setbacks. Unless exemptions are made to the housing density standard in this locality statement, any subdivision of land is to be consistent with the predominant pattern, size and configuration of existing allotments in the locality.
The relationship of the locality to the surrounding bushland will be reinforced by protecting and enhancing the spread of indigenous tree canopy and preserving the natural landscape including rock outcrops, remnant bushland and natural watercourses.
The use of materials that blend with the colours and textures of the natural landscape will be encouraged. Development on hillsides or in the vicinity of ridgetops must integrate with the natural landscape and topography.
The locality will continue to be served by the existing local retail centres in the areas shown on the map. Future development in these centres will be in accordance with the general principles of development control listed in clause 39 (Local retail centres).
LAND USE
Category One
Development for the purpose of the following except within local retail centres—
• housing
Development for the purpose of the following only within the local retail centre shown on the map—
• business premises
• health consulting rooms
• housing (not on ground floor)
• housing for older people or people with disabilities (not on ground floor)
• medical centres
• offices
• restaurants
• shops
Note—
With the exception of health consulting rooms, housing and housing for older people or people with disabilities, these uses are Category 3 uses in the remainder of the locality.
Category Two
Schedule Schedule B - Warringah Local Environmental Plan 2000 - Narrabeen Lagoon Catchment Locality Statements | Zoe
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• entertainment facilities
• hire establishments
• hotels
• industries
• motor showrooms
• recreation facilities
• registered clubs
• retail plant nurseries
• service stations
• short term accommodation
• vehicle repair stations
• warehouses
For land outside the local retail centres, also development that is Category 1 within those centres, except development for the purpose of health consulting rooms, housing or housing for older people or people with disabilities.
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 600m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained,
• the site area is the area of an allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per each such allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling,
(b) (Repealed)
(c) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29, and
(d) for housing located within a local retail centre.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback.
The minimum front setback is 6.5 metres.
The front building setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
However, consent may be granted to development that will contravene the minimum front setback—
• on corner blocks or blocks with double street frontage, the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings or the topography, for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres.
The rear building setback area is to be landscaped and free of any structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street up to any structure on the allotment.
The rear building setback does not apply to corner allotments.
The rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre.
To measure the side boundary envelope and side setback—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
Consent may be granted for development that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area, and
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area, and
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with for it to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
| Business uses, offices and shops, being—• a different use resulting from change of use from one type of approved business, office or shop use to another type of business, office or shop use.• internal alterations to business premises, offices and shops. | As described in Schedule 12—Part D |
HERITAGE ITEMS
The following heritage items of local heritage significance are within this locality—
The present character of the Oxford Falls Valley locality will remain unchanged except in circumstances specifically addressed as follows.
Future development will be limited to new detached style housing conforming with the housing density standards set out below and low intensity, low impact uses. There will be no new development on ridgetops or in places that will disrupt the skyline when viewed from Narrabeen Lagoon and the Wakehurst Parkway.
The natural landscape including landforms and vegetation will be protected and, where possible, enhanced. Buildings will be located and grouped in areas that will minimise disturbance of vegetation and landforms whether as a result of the buildings themselves or the associated works including access roads and services. Buildings which are designed to blend with the colours and textures of the natural landscape will be strongly encouraged.
A dense bushland buffer will be retained or established along Forest Way and Wakehurst Parkway. Fencing is not to detract from the landscaped vista of the streetscape.
Development in the locality will not create siltation or pollution of Narrabeen Lagoon and its catchment and will ensure that ecological values of natural watercourses are maintained.
LAND USE
Category One
Nil.
Category Two
Development for the purpose of the following—
• agriculture
• housing
• housing for older people or people with disabilities (on land described in paragraph (c) under the heading “Housing density” below)
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• animal boarding or training establishments
• bulky goods shops
• business premises
• child care centres
• community facilities
• entertainment facilities
• further education
• health consulting rooms
• heliports
• hire establishments
• hospitals
• hotels
• industries
• medical centres
• motor showrooms
• offices
• places of worship
• primary schools
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• veterinary hospitals
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• housing for older people or people with disabilities (other than on land described in paragraph (c) under the heading “Housing density” below)
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 20 ha of site area, except—
(a) where this standard would prevent the erection of one dwelling on an existing parcel of land, being all adjacent or adjoining land held in the same ownership on 8 March 1974 and having a combined area of not less than 2 ha, and
(b) on Portions 199, 200, 985, 986, 1001, 1002, 1003, 1004, 1011, 1012, 1018 and 1019 Parish of Manly Cove and Lot 33 DP 870625 Pinduro Place, Cromer, where one dwelling may be erected provided the land exceeds 4,000m2 in area and was lawfully created prior to 13 August 1982, or was otherwise lawfully created, and
(c) on land that adjoins a locality primarily used for urban purposes and on which a dwelling house is permissible, where there is no maximum housing density if the development is for the purpose of “housing for older people or people with a disability” and the development complies with the minimum standards set out in clause 29.
However, consent may be granted for development that will contravene these housing density standards but, if by more than 10 per cent, only with the concurrence of the Director.
The matters which shall be taken into consideration in deciding whether concurrence should be granted are—
(a) whether non-compliance with the development standard in issue raises any matter of significance for State or regional environmental planning, and
(b) the public benefit of maintaining the planning controls adopted by this plan.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained,
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback.
The minimum front building setback to all roads is 20 metres. On corner allotments fronting Forest Way or Wakehurst Parkway the minimum front building setback is to apply to those roads and the side setback is to apply to the secondary road.
The minimum front building setback area is to be densely landscaped using locally occurring species of canopy trees and shrubs and be free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Rear and side building setback
Development is to maintain minimum rear and side building setbacks.
The minimum rear and side building setback is 10 metres.
The rear and side setback areas are to be landscaped and free of any structures, carparking or site facilities other than driveways and fences.
Landscaped open space
The minimum area of landscaped open space is 30 per cent of the site area.
To measure an area of landscaped open space—
(a) impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area, and
(b) the water surface of swimming pools and impervious surfaces that occur naturally such as rock outcrops are included in the landscaped open space area, and
(c) landscaped open space must be at ground level, and
(d) the minimum soil depth of land that can be included as landscaped open space is 1 metre.
National Park setback
Development is to maintain a minimum setback from National Park boundaries of 20 metres. The minimum setback area is to be fire fuel reduced and landscaped with local species.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with for it to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
HERITAGE ITEMS
The following items of local heritage significance are within this locality—
• Oxford Falls Public School, Dreadnought Road, Oxford Falls
CONSERVATION AREAS
• Land adjacent to Wakehurst Parkway as shown on the map
LOCALITY B3 OXFORD HEIGHTS/CARNARVON DRIVE
DESIRED FUTURE CHARACTER
The Oxford Heights/Carnarvon Drive locality will be characterised by detached style housing in landscaped settings interspersed by a range of complementary and compatible uses.
Future development will maintain the visual pattern and predominant scale of existing detached style housing in the locality. The streets will be characterised by landscaped front gardens and consistent front building setbacks. The relationship of the locality with the surrounding bushland will be reinforced by protecting and enhancing the spread of indigenous tree canopy and preserving the natural landscape, including rock outcrops, remnant bushland and natural watercourses. The use of materials that blend with the colours and textures of the natural landscape will be encouraged. Development on hillsides or in the vicinity of ridgetops must integrate with the natural landscape and topography. Future development will not dominate long distance views of the locality. Unless exemptions are made to the housing density standard in this locality statement, any subdivision of land is to be consistent with the predominant pattern, size and configuration of existing allotments in the locality.
LAND USE
Category One
Development for the purpose of the following—
• housing
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• business premises
• entertainment facilities
• hire establishments
• hotels
• industries
• medical centres
• motor showrooms
• offices
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 600m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained,
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling, and
(b) (Repealed)
(c) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback.
The minimum front building setback is 6.5 metres.
The street setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes or fences.
Consent may be granted for development to be carried out within the minimum front setback area—
• on corner blocks or blocks with double street frontage, where the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings, or by the topography, if it is for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres. The rear building setback area is to be landscaped and free of any structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street up to any structure on the allotment.
The rear building setback does not apply to corner allotments.
The rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre.
To measure the side boundary envelope and side setback—
• on corner allotments, the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
However, consent may be granted for development that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area,
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area,
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with for it to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
LOCALITY B4 NARRABEEN VILLAGE
DESIRED FUTURE CHARACTER
The Narrabeen Village will retain its retail character incorporating a mix of small retail and business uses with shop-top housing. A range of retailing and after-hours activities at street level will reinforce the character of the centre.
Future development will maintain the continuity of existing streetscapes by ensuring building facades are broken into distinct vertical segments reflecting the traditional pattern of shopfront development. The design and treatment of buildings will also reflect the exposed nature of the locality and create a pedestrian environment which is safe, comfortable and interesting.
The use of materials that blend with the colours and textures of the natural landscape will be encouraged. Buildings will incorporate street level retailing, cafes and restaurants beneath continuous footpath awnings. The ground floor of buildings will be predominantly used for business purposes while, if the first floor is used for housing, the building will be designed to enable the first floor to be adapted for business use in the future.
Buildings greater than 2 storeys in height are to be designed so that the massing is substantially reduced on the top floors thereby reducing the visual bulk of the development.
Development that adjoins residential land is not to reduce the amenity enjoyed by adjoining occupants. In this regard the built form of development in the village should provide a transition to adjacent residential development, including reasonable setbacks from side and rear boundaries, particularly above the ground floor level. Development adjacent to Narrabeen Lake is to address the Lake and associated parkland.
LAND USE
Category One
Development for the purpose of the following—
• business premises
• health consulting rooms
• housing (not on ground floor)
• medical centres
• offices
• restaurants
• shops
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• entertainment facilities
• hotels
• housing for older people or people with disabilities
• recreation facilities
• registered clubs
• short term accommodation
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• further education
• hire establishments
• hospitals
• industries
• motor showrooms
• places of worship
• primary schools
• retail plant nurseries
• service stations
• vehicle repair stations
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Building height
Buildings are neither to exceed 3 storeys nor 11 metres.
Buildings must comply with both the maximum height measured in storeys and the maximum height measured in metres.
To measure the height of a building—
• the maximum height in metres is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and natural ground level below,
• a storey is the space between two floors, or the space between any floor and its ceiling or roof above,
• foundation spaces, garages, workshops, store rooms and the like which do not project more than 1 metre above natural ground level (at any point) are not counted as storeys, and
• the number of storeys is the maximum number of storeys which may be intersected by the same vertical line, not being a line which passes through any wall of the building.
Front building setback
Development is to maintain a minimum front building setback. The ground floor of buildings must be aligned on the street frontage. The minimum front building setback to any storey higher than the second storey is 5 metres.
Attached elements such as pergolas, sun control awnings and balcony balustrades which are composed of substantially transparent structures may encroach within the minimum front building setback area.
Setback to Narrabeen Lake
The minimum setback to any boundary adjoining Narrabeen Lake is 15 metres.
Adaptable buildings
Where the first floor of a building is proposed to be used for housing it will be provided with a separate access to any subsequent floor to facilitate the adaptation of the first floor for business use.
Footpath awnings
Continuous footpath awnings must be incorporated into the design of buildings.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with if it is to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Business uses, offices and shops, being—• a different use resulting from change of use from one type of approved business, office or shop use to another type of business, office or shop use.• internal alterations to business premises, offices and shops. | As described in Schedule 12—Part D |
HERITAGE ITEMS
The following heritage items of local heritage significance are within this locality—
• Shops and Residences, 59–69 Waterloo Street, Narrabeen
The following heritage items of regional heritage significance are within this locality—
• Bus Shelter (former tram shelter), Pittwater Road, Narrabeen
LOCALITY B5 NARRABEEN LAKESIDE
DESIRED FUTURE CHARACTER
The Narrabeen Lakeside locality will remain characterised by detached style housing and apartment style housing in landscaped settings interspersed by a range of complementary and compatible uses. The development of further apartment style housing within the locality will be confined to the “medium density areas” shown on the map.
Future development will maintain the visual pattern and predominant scale of existing detached style housing in the locality except in the areas marked as “medium density areas” on the map. In these medium density areas the scale of development is to relate to existing apartment style housing in the area. The streets are to be characterised by landscaped front gardens and consistent front building setbacks. Unless exemptions are made to the housing density standard in this locality statement, any subdivision of land is to be consistent with the predominant pattern, size and configuration of existing allotments in the locality.
The spread of indigenous tree canopy will be enhanced where possible and the natural landscape, such as rock outcrops, remnant bushland and natural watercourses will be preserved. The use of materials that blend with the colours and textures of the natural landscape will be encouraged. Development on hillsides, or in the vicinity of ridgetops, must integrate with the natural landscape and topography.
New development along the edge of Narrabeen Lake will be of a low scale with generous spaces between buildings to enhance the open character of the area and avoid dominating the parkland areas adjacent to Narrabeen Lake.
The locality will continue to be served by the existing local retail centres in the areas shown on the map. Future development in these centres will be in accordance with the general principles of development control listed in clause 39 (Local retail centres).
LAND USE
Category One
Development for the purpose of the following except within local retail centres—
• housing
Development for the purpose of the following only within the local retail centre shown on the map—
• business premises
• health consulting rooms
• housing (not on ground floor)
• housing for older people or people with disabilities (not on ground floor)
• medical centres
• offices
• restaurants
• shops
Note—
With the exception of health consulting rooms, housing and housing for older people or people with disabilities, these uses are Category 3 in the remainder of the locality.
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• retail plant nurseries
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• entertainment facilities
• hire establishments
• hotels
• industries
• motor showrooms
• recreation facilities
• registered clubs
• service stations
• short term accommodation
• vehicle repair stations
• warehouses
For land outside local retail centres, also development that is Category 1 within those centres, except development for the purpose of health consulting rooms, housing or housing for older people or people with disabilities.
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 600m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained,
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling,
(b) (Repealed)
(c) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29,
(d) within the “medium density areas” shown on the map, where the housing density will be determined by the way the design responds to the general principles of development control, the desired future character of the locality and the remaining built form controls, and
(e) for housing located within a local retail centre.
Building height
Except within the areas shown as “medium density areas” on the map—
• buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below, and
• buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Within the areas shown as “medium density areas” on the map, buildings are neither to exceed 3 storeys nor 11 metres.
Buildings must comply with both the maximum height measured in storeys and the maximum height measured in metres.
To measure the height of a building—
• the maximum height in metres is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and natural ground level below,
• a storey is the space between two floors, or the space between any floor and its ceiling or roof above,
• foundation spaces, garages, workshops, store rooms and the like which do not project more than 1 metre above natural ground level (at any point) are not counted as storeys, and
• the number of storeys is the maximum number of storeys which may be intersected by the same vertical line, not being a line which passes through any wall of the building.
Front building setback
Development is to maintain a minimum front building setback. The minimum front setback is 6.5 metres.
The front building setback area is to be landscaped and generally free of any structures, basements, carparking or site facilities other than driveways, letterboxes, and garbage storage areas.
Consent may be granted for development to be carried out within the minimum front setback area—
• on corner blocks or blocks with double street frontage the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings or the topography, if it is for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres.
The minimum setback from boundaries adjoining Narrabeen Lake is 15 metres.
The rear building setback area is to be landscaped and free of any above or below ground structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street or boundary which adjoins Narrabeen Lake up to any structure on the allotment.
The rear building setback does not apply to corner allotments other than those which adjoin Narrabeen Lake.
Outside the medium density areas the rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area, except on allotments which adjoin Narrabeen Lake, or
• exempt development only on those allotments.
Within medium density areas, above and below ground structures and private open space (including basement carparking, balconies, terraces and the like) must not encroach the rear boundary setback, except—
• light fittings, electricity or gas meters, or other services, infrastructure and structures not more than 1 metre above natural ground level (including steps, landings, ramps and stormwater structures) may encroach beyond the required setback to within a minimum distance of 2 metres of a rear boundary, and
• entrance and stair lobbies at ground floor level may encroach beyond the required setback to within a minimum of 2 metres of a rear boundary.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre except within the medium density areas where the minimum setback from a building to a side boundary is 4.5 metres.
To measure the side boundary envelope and side setback outside the medium density areas—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Outside medium density areas—
• fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope, and
• screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
Consent may be granted for development outside medium density areas that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
To measure side boundary envelope and side setback within the medium density areas—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Within medium density areas, fascias, gutters, downpipes, eaves, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Within medium density areas, above and below ground structures and private open space, including basement carparking, vehicle access ramps, balconies, terraces and the like, shall not encroach beyond the side boundary envelope or side setback, except—
• light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level including steps, landings, pedestrian ramps and stormwater structures may encroach beyond the required setback to within a minimum of 2 metres of a side boundary, and
• entrance and stair lobbies at ground floor level may encroach beyond the required setback to within a minimum of 2 metres of a side boundary.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area, except within medium density areas where the minimum of landscaped open space is 50 per cent of the site area.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of 2 metres are excluded from the landscaped open space area,
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area,
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
HERITAGE ITEMS
The following items of local heritage significance are within this locality—
The War Veterans locality will continue to provide housing for older people and associated uses to meet the needs of residents within the locality.
Future development will respond to the prominence of this locality by keeping buildings below the predominant tree-line when viewed from the Narrabeen Lake viewing catchment. Articulated building forms, landscaping and colours will combine to break up apparent building mass and reduce the impact of new development on long distance views of the locality. The redevelopment of existing buildings so that their visual presence in the Narrabeen Lake viewing catchment are reduced will be strongly encouraged.
The scale and height of development along Veterans Parade and Lantana Avenue will be consistent with the adjacent established residential development and buildings are to address the street.
New buildings will be grouped in areas that will minimise disturbance of vegetation and landforms. Bushfire hazard reduction measures and stormwater detention required as a result of development will be confined to the locality.
Visually and ecologically significant vegetation species and communities and significant natural landforms will be preserved in their natural state. There will be no development within areas within the locality shown cross-hatched on the maps, except for pathways and other passive recreation purposes and the existing approved vehicular access.
LAND USE
Category One
Development for the purpose of the following—
• housing
• housing for older people or people with disabilities
Category Two
Development for the purpose of the following—
• hospitals
• other building, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• business premises
• child care centres
• community facilities
• entertainment facilities
• further education
• health consulting rooms
• hire establishments
• hotels
• industries
• medical centres
• motor showrooms
• offices
• places of worship
• primary schools
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• veterinary hospitals
• warehouses
On land shown cross-hatched on the map, any development other than for the purpose of bushfire hazard reduction.
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality
BUILT FORM
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area not shown cross-hatched on the map.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area, and
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area, and
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with for it to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
HERITAGE ITEMS
The following items of local heritage significance are within this locality—
• ANZAC War Memorial, Veterans Parade, Collaroy
• “Legacy Park”, Veterans Parade, Collaroy
• Ruins of Wheeler Homestead, War Veterans’ Home land, Wheeler Heights
LOCALITY B7 NARRABEEN LAKE SUBURBS
DESIRED FUTURE CHARACTER
The Narrabeen Lake Suburbs will remain characterised by detached style housing in landscaped settings interspersed by a range of complementary and compatible uses which are compatible with the residential nature of the locality. The land occupied by the Cromer Golf Club will continue to be used only as a recreation facility.
Future development will maintain the visual pattern and predominant scale of existing detached style housing in the locality. The streets will be characterised by landscaped front gardens and consistent front building setbacks. Unless exemptions are made to the housing density standard in this locality statement, any subdivision of land is to be consistent with the predominant pattern, size and configuration of existing allotments in the locality.
The spread of indigenous tree canopy will be enhanced where possible and the natural landscape, such as rock outcrops, remnant bushland and natural watercourses will be preserved. The use of materials that blend with the colours and textures of the natural landscape will be encouraged. Development on hillsides, or in the vicinity of ridgetops, must integrate with the landscape and topography.
The locality will continue to be served by the existing local retail centres in the areas shown on the map. Future development in these centres will be in accordance with the general principles of development control listed in clause 39.
LAND USE
Category One
Development for the purpose of the following except within local retail centres shown on the map—
• housing (except at the existing golf course)
• recreation facilities (at the existing golf course)
The following uses only within the local retail centres—
• business premises
• health consulting rooms
• housing (not on ground floor)
• housing for older people or people with disabilities (not on ground floor)
• medical centres
• offices
• restaurants
• shops
Note—
With the exception of health consulting rooms, housing and housing for older people or people with disabilities, this development is Category 3 in the remainder of the locality.
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places and land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• entertainment facilities
• hire establishments
• hotels
• industries
• motor showrooms
• recreation facilities
• registered clubs
• retail plant nurseries
• service stations
• short term accommodation
• vehicle repair stations
• warehouses
For land outside local retail centres, also land that is Category 1 within those centres, except development for the purpose of health consulting rooms, housing or housing for older people or people with disabilities.
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 600m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained, and
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling,
(b) (Repealed)
(c) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29, and
(d) for housing located within a local retail centre.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback.
The minimum front building setback is 6.5 metres.
The front building setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Consent may be granted for development to be carried out within the minimum front setback area—
• on corner blocks or blocks with double street frontage the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings or the topography, if it is for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres.
The rear building setback area is to be landscaped and free of any structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street up to any structure on the allotment.
The rear building setback does not apply to corner allotments.
The rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre.
To measure the side boundary envelope and side setback—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
Consent may be granted for development that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area except on land equal to or greater than 3,000m2 in area, where a 50 per cent minimum shall apply.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area,
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area,
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
Column A of the following table identifies complying development in this locality. Development must comply with the requirements described in Column B to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
| Business uses, offices and shops being—• different use resulting from a change of use from one type of approved business, office or shop use to another type of business, office or shop use.• internal alterations to business premises, offices and shops. | As described in Schedule 12—Part D |
HERITAGE ITEMS
The following items of local heritage significance are within this locality—
James Wheeler Grave, 1 James Wheeler Place, Wheeler Heights
CONSERVATION AREAS
Governor Phillip Lookout, as shown on the map
LOCALITY B8 RED HILL
DESIRED FUTURE CHARACTER
The Red Hill locality will remain characterised by detached style housing in landscaped settings interspersed by a range of complementary and compatible uses.
Future development will relate to the existing topography and be visually unobtrusive when viewed from afar. The streets will be characterised by landscaped front gardens and consistent front building setbacks. Unless exemptions are made to the housing density standard in this locality statement, any subdivision of land is to be consistent with the predominant pattern, size and configuration of existing allotments in the locality.
Development is to integrate with the remaining indigenous tree canopy and remnants of the natural landscape such as rock outcrops. New development is to provide for landscaping to soften the impact of the built form.
LAND USE
Category One
Development for the purpose of the following—
• housing
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• business premises
• entertainment facilities
• hire establishments
• hotels
• industries
• medical centres
• motor showrooms
• offices
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 600m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained,
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling, and
(b) (Repealed)
(c) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback. The minimum front building setback is 6.5 metres.
The front building setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Consent may be granted for development to be carried out within the minimum front setback area—
• on corner blocks or blocks with double street frontage, the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings or the topography, if it is for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres.
The rear building setback area is to be landscaped and free of any structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street up to any structure on the allotment.
The rear building setback does not apply to corner allotments.
The rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre.
To measure the side boundary envelope and side setback—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
However, consent may be granted for development that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area except on land equal to or greater than 3,000m2 in area, where a 50 per cent minimum shall apply.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area,
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area,
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
LOCALITY B9 MONA VALE ROAD EAST
DESIRED FUTURE CHARACTER
The present character of the Mona Vale Road East locality will remain unchanged except in circumstances specifically addressed as follows.
The natural landscape including landforms and vegetation will be protected and, where possible, enhanced. Buildings will be grouped in areas that will result in the minimum amount of disturbance of vegetation and landforms and buildings which are designed to blend with the colours and textures of the natural landscape will be strongly encouraged.
Development will be limited to new detached style housing conforming with the housing density standards set out below and low intensity, low impact uses.
A dense bushland buffer will be retained or established along Mona Vale Road.
Development in the locality will not create siltation or pollution of Narrabeen Lagoon and its catchment and will ensure that ecological values of natural watercourses are maintained.
LAND USE
Category One
Nil.
Category Two
Development for the purpose of the following—
• agriculture
• community facilities
• housing
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• animal boarding or training establishments
• bulky goods shops
• business premises
• child care centres
• entertainment facilities
• further education
• health consulting rooms
• heliports
• hire establishments
• hospitals
• hotels
• industries
• medical centres
• motor showrooms
• offices
• places of worship
• primary schools
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• veterinary hospitals
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• housing for older people or people with disabilities
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 20 ha of site area, except where this standard would prevent the erection of one dwelling on an existing parcel of land, being all adjacent or adjoining land held in the same ownership on 8 March 1974 and having a combined area of not less than 2 ha.
However, consent may be granted for development that will contravene these housing density standards but, if by more than 10 per cent, only with the concurrence of the Director.
The matters which shall be taken into consideration in deciding whether concurrence should be granted are—
(a) whether non-compliance with the development standard in issue raises any matter of significance for State or regional environmental planning, and
(b) the public benefit of maintaining the planning controls adopted by this plan.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained, and
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback. The minimum front building setback from Mona Vale Road or Forest Way is 20 metres.
Otherwise, the minimum front building setback is 10 metres.
The minimum front building setback area is to be densely landscaped using locally occurring species of canopy trees and shrubs and be free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Rear and side building setback
Development is to maintain minimum rear and side building setbacks.
The minimum rear and side building setback is 10 metres.
The rear and side setback areas are to be landscaped and free of any structures, carparking or site facilities other than driveways and fences.
Bushland setting
A minimum of 50 per cent of the site area is to be kept as natural bushland or landscaped with local species.
National Park setback
Development is to maintain a minimum setback from National Park boundaries of 20 metres. The minimum setback area is to be fire fuel reduced and landscaped with local species.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
LOCALITY B10 NARRABEEN LAKE
DESIRED FUTURE CHARACTER
The Narrabeen Lake locality will be preserved in its natural state surrounded by areas of open space which complement the lake. Maintenance dredging and minor low intensity structures, such as viewing and fishing platforms constructed of sensitive materials and colours, may occur within the locality. In addition, the foreshore areas comprising community land within the locality, may be developed only in a manner that is consistent with the relevant community land plan of management.
Apart from the development described above, development will not occur within this locality.
LAND USE
Category One
Nil.
Category Two
Development that is consistent with an adopted plan of management applying to the land.
Category Three
Nil.
PROHIBITED DEVELOPMENT
Development that is not consistent with an adopted plan of management applying to the land.
LOCALITY B11 FOREST WAY VILLAGE
DESIRED FUTURE CHARACTER
The Forest Way Village locality will be characterised by medium density development of villa homes, town houses and small lot subdivision. Development within this locality is to be assessed with regard to a masterplan. Residential development will be interspersed by a range of complementary and compatible uses.
Future development will address public streets and spaces, create visual interest and will be situated in landscaped settings. Development, including its scale, form and appearance is to be designed to integrate with the landscape and topography and minimise its visual impact. The spread of indigenous tree canopy will be enhanced and natural features and remnant bushland will be preserved where possible and integrated with the development. Fencing adjacent to Forest Way is not to detract from the landscaped vista of the streetscape.
Development in the locality will not create siltation or pollution of Narrabeen Lagoon.
LAND USE
Category One
Development for the purpose of the following—
• housing
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• business premises
• entertainment facilities
• hire establishments
• hotels
• industries
• medical centres
• motor showrooms
• offices
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• canal estate development
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 315 m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained, and
• the site area does not include the transmission easement and the required embellished open space, and
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling, or
(b) for housing for older people or people with disabilities, where the site area per dwelling may be reduced provided the buildings are sited and designed and landscaping is used to ensure the development relates favourably to the pattern, scale and landscape character of the street and surrounding development and the development conforms with the minimum standards set out in clause 29, or
(c) for housing located within a local retail centre.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
On Forest Way, development is to maintain a minimum front setback of 10 metres south of Dawes Road and 15 metres north of Perentie Road. The front setback from all other roads is to be 6.5 metres. The front building setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Consent may be granted for development to be carried out within the minimum front setback—
• on corner allotments provided the development is compatible with development in the vicinity, or
• on allotments constrained by the location and use of existing buildings or the topography, if it is for the provision of carparking.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
Development will provide a setback of 4.5 metres to all boundaries.
Notwithstanding any other standard, development is to be set back to accommodate bushfire hazard reduction adjacent to bushland.
Landscaped open space
The minimum area of landscaped open space is 50 per cent of the site area.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area, and
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area, and
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
Parking design
Car parking for future development is to be provided for individual units at ground level.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
| Business uses, offices and shops, being—• a different use resulting from a change of use from one type of approved business, office or shop use to another type of business, office or shop use.• internal alterations to business premises, offices and shops. | As described in Schedule 12—Part D |
LOCALITY B12 PERENTIE AND DAWES ROADS
DESIRED FUTURE CHARACTER
The Perentie and Dawes Roads locality will be characterised by detached style housing in landscaped settings interspersed by a range of complementary and compatible uses. Development within this locality is to be assessed with regard to a masterplan.
Future development in the locality will maintain a visual pattern and predominant scale of two storey detached houses. The streets will be characterised by landscaped front gardens and consistent front building setbacks. The retention of existing landscaping is encouraged. The relationship of the locality to the surrounding bushland will be reinforced by protecting and enhancing the spread of indigenous tree canopy and preserving the natural landscape, including rock outcrops, remnant bushland and natural watercourses. The use of materials that blend with the colours and textures of the natural landscape will be encouraged.
Development on hillsides or in the vicinity of ridgetops must integrate with the natural landscape and topography.
Development in the locality will not create siltation or pollution of Narrabeen Lagoon.
LAND USE
Category One
Development for the purpose of the following—
• housing
Category Two
Development for the purpose of the following—
• child care centres
• community facilities
• further education
• health consulting rooms
• hospitals
• housing for older people or people with disabilities
• places of worship
• primary schools
• veterinary hospitals
• other buildings, works, places or land uses that are not prohibited or in Category 1 or 3.
Category Three
Development for the purpose of the following—
• agriculture
• animal boarding or training establishments
• bulky goods shops
• business premises
• entertainment facilities
• hire establishments
• hotels
• industries
• medical centres
• motor showrooms
• offices
• recreation facilities
• registered clubs
• restaurants
• retail plant nurseries
• service stations
• shops
• short term accommodation
• vehicle repair stations
• warehouses
PROHIBITED DEVELOPMENT
Development for the purpose of the following is prohibited within this locality—
• brothels
• extractive industries
• heliports
• potentially hazardous industries
• potentially offensive industries
• vehicle body repair workshops
Canal estate development is also prohibited within this locality.
BUILT FORM
Housing density
The maximum housing density is 1 dwelling per 740m2 of site area. The maximum housing density for constrained land to the north, as identified on the masterplan, is 1 dwelling per 1,050m2 of site area.
To measure housing density—
• the site area (which does not include the area of any access corridor, whether such access corridor is to be created or is in existence at the time of application for development consent) is divided by the number of dwellings proposed on the site, including any existing dwellings which are to be retained, and
• the site area does not include the transmission easement, required embellished open space, bushland to be retained on Portions 974 and 975 in the Parish of Manly Cove, and the fire reduction zone and perimeter road proposed to be located outside bushland area on Portion 975 in the Parish of Manly Cove, and
• the site is the allotment which existed on the day this plan came into effect, and
• granny flats are not considered to be a dwelling and are limited to one per allotment.
In calculating housing density, the area of any access corridor (including any right-of-carriageway, access handle, accessway or other area that provides for vehicle access) is to be excluded, whether that access corridor is to be created or is in existence at the time of application for subdivision.
This control does not apply—
(a) where this standard would prevent an existing allotment accommodating one dwelling, or
(b) for housing located within a local retail centre.
Building height
Buildings are not to exceed 8.5 metres in height, where height is the distance measured vertically between the topmost point of the building (not being a vent or chimney or the like) and the natural ground level below.
Buildings are not to exceed 7.2 metres from natural ground level to the underside of the ceiling on the uppermost floor of the building (excluding habitable areas located wholly within a roof space), but this standard may be relaxed on sites with slopes greater than 20 per cent within the building platform (measured at the base of the walls of the building), provided the building does not exceed the 8.5 metre height standard, is designed and located to minimise the bulk of the building and has minimal visual impact when viewed from the downslope sides of the land.
Front building setback
Development is to maintain a minimum front building setback of 6.5 metres. The front building setback area is to be landscaped and generally free of any structures, carparking or site facilities other than driveways, letterboxes and fences.
Consent may be granted for development to be carried out within the minimum front setback—
• on corner blocks or blocks with double street frontage, the front building setback may be reduced to a minimum of 3.5 metres for the secondary frontage, but secondary street setback variations must consider the character of the secondary street and the predominant setbacks existing to that street, or
• on allotments constrained by the location and use of existing buildings or the topography, if it is for the provision of carparking.
Rear building setback
The minimum rear building setback is 6 metres. The rear building setback area is to be landscaped and free of any structures.
To measure the rear building setback—
• The rear building setback is the distance measured perpendicular to the boundary furthest from a public street up to any structure on the allotment.
The rear building setback does not apply to corner allotments.
The rear building setback may be encroached by—
• exempt development, swimming pools and outbuildings which, in total, do not exceed 50 per cent of the rear setback area.
Side boundary envelope and side setback
Buildings must be sited within an envelope determined by projecting planes at 45 degrees from a height of 4 metres above natural ground level at the side boundaries.
The minimum setback from a building to a side boundary is 0.9 metre.
To measure the side boundary envelope and side setback—
• on corner allotments the side boundaries are taken to be the boundaries that do not have frontage to a public street.
Fascias, gutters, downpipes, eaves up to 0.675 metre from the boundary, masonry chimneys, flues, pipes, or other services infrastructure may encroach beyond the side boundary envelope.
Screens or sunblinds, light fittings, electricity or gas meters, or other services infrastructure and structures not more than 1 metre above natural ground level such as unroofed terraces, balconies, landings, steps or ramps may encroach beyond the minimum side setback.
However, consent may be granted for development that, to a minor extent, does not comply with—
• the side boundary envelope, to allow the addition of a second storey to an existing dwelling, or
• the side setback, to allow a single storey outbuilding, carport, pergola or the like.
Notwithstanding any other standard, development is to be set back to accommodate bushfire hazard reduction adjacent to bushland.
Landscaped open space
The minimum area of landscaped open space is 40 per cent of the site area.
To measure an area of landscaped open space—
• impervious surfaces such as driveways, paved areas, roofed areas, tennis courts, car parking and stormwater structures, decks and the like and any areas with a width or length of less than 2 metres are excluded from the landscaped open space area, and
• the water surface of swimming pools and impervious surfaces which occur naturally such as rock outcrops are included in the landscaped open space area, and
• landscaped open space must be at ground level, and
• the minimum soil depth of land that can be included as landscaped open space is 1 metre.
COMPLYING DEVELOPMENT
The following table shows the development which is complying development in this locality. Column A describes the development and Column B shows the requirements that the development must comply with to be complying development.
| Column A | Column B |
| Development for the purpose of— | |
| Single storey detached houses, being—• construction of new single storey houses.• alterations to single storey houses.• additions to single storey houses.• construction of carports, garages and outbuildings associated with a dwelling. | As described in Schedule 12—Part A |
| Attached houses and apartment buildings, being—• internal alterations to attached houses and apartment buildings (excluding balcony enclosures and other devices which are externally visible).• construction of garages associated with these residential buildings.• outbuildings associated with these residential buildings. | As described in Schedule 12—Part A |
| Swimming pools | As described in Schedule 12—Part B |
| Business uses, offices and shops, being—• a different use resulting from a change of use from one type of approved business, office or shop use to another type of business, office or shop use.• internal alterations to business premises, offices and shops. | As described in Schedule 12—Part D |