Statement of Environmental Effects

Statement of Environmental Effects

No. 52 Drummond Rd Oyster Bay NSW 2225 of 10


Proposal: Proposed alterations and additions to existing

dwelling and new pool Address: Lot 376 DP 14716, No. 52 Drummond Rd Oyster Bay

NSW 2225

Prepared by: Paperseed Design

Version/Date: Revision 01, 10 September 2018

Applicant: Grace Leung, Paperseed Design



Contents1 Introduction ......................................................................................................................................... 3

2 Site suitability ....................................................................................................................................... 4

3 Present and previous uses of the land ................................................................................................. 4

4 Compliance with development standards ........................................................................................... 5

5 Access and traffic ................................................................................................................................. 5

6 Privacy, views and overshadowing ...................................................................................................... 5

7 Drainage ............................................................................................................................................... 7

8 Erosion and sediment control .............................................................................................................. 7

9 Energy efficiency .................................................................................................................................. 7

10 Site management ............................................................................................................................... 8

11 Finishes Schedule ............................................................................................................................... 8

12 Variation Justification Statement ....................................................................................................... 8

13 Conclusion ........................................................................................................................................ 10

14 Appendix .......................................................................................................................................... 10



1IntroductionThe proposal consists of the following works at Lot 376 DP 14716, No. 52 Drummond Rd Oyster Bay

NSW 2225

Proposed alterations and additions to existing dwelling and new pool

The statement accompanies plans prepared by:

Architectural Plans by: Paperseed Design

Basix Plans by: Paperseed Design

In this document, the scheme is presented and appraised having regard to the relevant planning

controls of Sutherland Shire Development Control Plan 2015 and Sutherland Shire LEP 2015.



2SitesuitabilityThe subject site is located at No. 52 Drummond Rd Oyster Bay NSW 2225. The site is 659m2 in size,

single frontage rectangular block, with frontage to Drummond Road facing North. The site steeply

slopes from the North side of the property to the South side of the property. The site is located

700m walking distance to a Bus Stop and 1.2km distance to Como Station.

The site is zoned ‘R2’, which permits dwelling houses in the LEP requirements. Adjoining

development surrounding the property include a mixture of single and two storey dwellings, varying

in age and styles.

The proposed property meets the local planning objectives being compatible with the established

character and streetscape. The proposed property is of a scale and density that is compatible with

the predominantly single dwelling character of the locality.

Figure 1 ‐ Location of house

3PresentandprevioususesofthelandThe present use of the site is a single storey weatherboard clad dwelling. The present uses of

adjoining land are residential dwellings.

There are no potentially contaminating activity on the property or nearby the property that we are

aware of. No testing of the site for land contamination has been done.



4CompliancewithdevelopmentstandardsThe following planning instruments impact on the proposed development:

The Sutherland Shire Development Control Plan 2015

The Sutherland Shire Local Environment Plan 2015

The proposed development complies with the requirements of each code that is set out by

Sutherland Shire Council. Refer to the compliance table below:

Site Area 659m2

FSR 0.55:1 231m2 0.35:1 (COMPLIES)

Height 8.5m2 8.5m (COMPLIES)

Landscape area 35% 272m2 41.2% (COMPLIES)

Native Trees (4 minimum) 3 existing native trees at front setback, 2 new native trees planted at rear

5AccessandtrafficThe proposal includes 2 car lock up garage parking for its residence. Vehicle access is proposed via

Drummond Road

The site is located 700m walking distance to a Bus Stop and 1.2km distance to Como Station.

6Privacy,viewsandovershadowingVisualPrivacyWindows placed relative to adjacent dwellings and common areas have been designed to prevent

overlooking by minimizing side windows and facing windows to the front and rear.

There are no views between living rooms and the private yards of other dwellings. The outlook from

the balcony to the rear neighbour is obscured by trees, hence there is no overlooking into rear

neighbours. Refer to Figure 2.

The pool cannot be seen from the street as the site slopes steeply from the street to the rear. The

view from the street to the front of the house is also obscured by trees. Refer to Figure 4.



Figure 2 – View to rear neighbour – showing privacy of trees obscuring view

AcousticPrivacyBedrooms have been separated from outdoor areas and parking areas, where they are placed on the

second storey.

Living rooms have been directed to face the rear yard, away from adjoining properties.

The external air‐conditioning unit and swimming pool pump equipment will be acoustically screened

to ensure equipment will not exceed an LAeq (15min) of 5dB (A) above background noise at the

property boundary.

ViewsNo view will be affected by the proposed development.

OvershadowingThe proposed development has been orientated to maximise natural light penetration to indoor

areas, with northern windows that allow penetrate to the rear living areas.

The rumpus room in the proposed development has 9 hours of direct sunlight between 9am and

3pm in midwinter.

The private open space at the rear South has at least 3 hours of direct sunlight at 9am and 3pm.

Additionally, the private open space at the North corner has 3 hours of direct sunlight between 9am

and 12am. These private open areas equate over 10m2 of area that has 3 hours of direct sunlight.

Neighbouring dwellings have not been affected by the proposed development, allowing minimum 3

hours of solar access to living and private open spaces, between 9am and 3pm during midwinter.



7DrainageRefer to stormwater engineer’s drawings.

8ErosionandsedimentcontrolThe proposed development takes into consideration prevention of erosion and control sediment on

the site, with use of:

Sediment barrier fencing

Kerb inlet sediment traps

Stabilized access across driveway

Covering of stockpile storage and building materials

Refer to Erosion and Sediment Control Plan

9EnergyefficiencyThe proposed development has been orientated to maximise living areas to face the north, with the

rumpus room facing north.

A combination of setback of balconies, shading and blinds have been provided to the windows to

maximise summer shade and minimise winter shade.

Insulation proposed for the development meets the requirements for Basix.

Windows have good natural cross ventilation.

All heating, cooling and lighting systems meet the requirements for Basix.

The clothes drying space is located at the South with solar access from 12am‐3pm.



10SitemanagementThe proposed development takes into consideration the site management to ensure public safety

and minimise public inconvenience:

Perimeter fencing to restrict public access to the construction site. Storage of building materials and equipment, bin containers and material stockpiles located at

the flat area of the site. Any loose materials will be covered. Signs will be placed at the front fence to direct pedestrians for site contacts prior to entry. The access point for vehicles will be via the existing driveway. Refer to Erosion and Sediment Control Plan.

11FinishesScheduleLocation Material

Basement & Ground Floor External Walls Lightweight ‘Harditex’ rendered cladding in Quarter Lexicon – James Hardie

First Floor External Walls ‘Snaplock’ Metal cladding in ‘Monument’

Windows & Louvers Aluminium powdercoated in ‘black’ and ‘natural white’

Roofing ‘Snaplock’ Metal cladding in ‘Monument’

Refer to product specifications in the Appendix.

12VariationJustificationStatementThe proposal does not meet the numerical controls for the garage setbacks, which requires the

garage to be setback 1m behind the building line. The proposed setback for the garage is zero

setback on the front boundary. The justification for the zero setback is due to the pre‐existing

location of the house and the steep slope of the site. The characteristics of the streetscape show

that garages are located on the front boundary, hence the zero setback would be justified. See

Figure 3.

The proposal does not meet the numerical controls for the setbacks for the site, which require

maximum 60% depth being 28.41m. The proposed depth of the dwelling is 33.162m. The

justification for the non‐compliance is due to the pre‐existing location of the site being significantly

set back towards the rear of the property. The noncompliance does not affect any amenities to the

neighbours, where there are no issues with overlooking into the rear with trees obscuring views and

there is minimal impact on overshadowing. Refer to Figure 2.

Additionally, the proposal does not meet the numerical controls for the deep soil landscaping

requirements at the front of the building line, which require 50% deep soil landscaping within the

street frontage, being 101m2. The proposed deep soil landscaping within the street frontage is

87m2. The justification for the noncompliance is due to the pre‐existing location of the existing

dwelling being significantly set back towards the rear of the property. Being setback significantly

means that there would be significantly more deep soil landscaping that the DCP standard. There is



also more overall deep soil landscaping than the minimum DCP requirements of 35%, with the

proposal providing 41.2% of overall deep soil landscaping. Moreover, with the set location of the

garage, this also affects the deep soil requirement, hence the noncompliance would be justified.

Refer to Figure 4 showing landscaping at front setback.

Figure 3 – Garage and carport on front boundary line along Drummond Road



Figure 4 – View to front of house showing steep slope to rear & landscaping at front setback

13ConclusionIn conclusion, the proposal compliant and consistent with the relevant controls:

Compliments the existing streetscape of the area

Complies with the development standards

Complies with traffic and access requirements

Complies with Privacy, Acoustic and overshadowing

Complies with energy requirements

Complies with sediment and erosion control requirements

The proposal is consistent with complying with the Sutherland Shire Control Plan 2015 and therefore

recommended that Council give supportive consideration to the proposed development application.

14AppendixProduct specifications attached.

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James Hardie Product Catalogue

HardieTex™ systemHardieTex™ system is a strong, pre-primed base

sheet that is finished on-site with a specialised

texture coat system*, which includes joint

reinforcement. HardieTex™ system is the original

way to create a decorative, monolithic rendered

look without the need for masonry.

HardieTex™ system is suitable for use as

an external cladding in residential homes,

including alterations and additions, where a

lightweight system with a monolithic rendered

look is required. Ideal for full wrap or composite

construction designs on either timber or light

gauge steel framed homes.

HardieTex™

sheet

Product Code

Length (mm)

Width (mm)

Thickness (mm)

Mass (kg/m2)

Coverage per Panel (m2)

400293 2,440 900 7.5 11.33 2.20

401651 2,440 1,200 7.5 11.33 2.93

400295 2,725 900 7.5 11.33 2.45

400294 2,725 1,200 7.5 11.33 3.27

400296 3,000 900 7.5 11.33 2.70

400291 3,000 1,200 7.5 11.33 3.60

Selling units per pack: 30 sheets or each

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James Hardie Product Catalogue

James Hardie™ 7.5mm PVC Starter StripA perforated PVC extrusion, used with HardieTex™ base sheet to provide a straight edge to finish the texture coating or used with PrimeLine™ Newport or Summit weatherboard to kick out the bottom row to the correct angle.Length: 3,000mmSelling Unit: 25 per pack

HardieTex™ 7.5mm PVC Z FlashingA PVC extrusion for use with HardieTex™ system to provide an alternative detail option at horizontal control joints.Length: 3,000mmSelling Unit: 25 per pack

305568 305569

HardieDrive™ Screws 32mm long A class 3 finish self-tapping wing-tipped screw for fastening to 0.8mm to 1.6mm BMT steel frames.Selling Unit: 500 per box

HardieDrive™ Screws 40mm long A class 3 finish self-tapping wing-tipped screw for fastening to 0.8mm to 1.6mm BMT steel frames.Selling Unit: 500 per box

305532 305533

James Hardie™ Fibreshears Electric tool for cutting fibre cement sheets.Selling Unit: 1 each

Villaboard™ Knife A score and snap knife designed to efficiently cut through James Hardie™ external cladding and internal lining products ≤9mm thick. Selling Unit: 12 per pack

300653 305915

HardieBlade™ Saw Blade 185mm A poly-diamond blade for fast and clean cutting of James Hardie™ fibre cement.Diameter: 185mmSelling Unit: 1 each

HardieBlade™ Saw Blade 254mm A poly-diamond blade for fast and clean cutting of James Hardie™ fibre cement.Diameter: 254mmSelling Unit: 1 each

300660 303375

James Hardie™ Joint Sealant^ 300mL cartridge A general purpose, paintable, exterior grade polyurethane joint sealant.300mL cartridgeSelling Unit: 20 per box

James Hardie™ Joint Sealant^ 600mL sausage A general purpose, paintable, exterior grade polyurethane joint sealant.600mL sausageSelling Unit: 20 per box

305534 305672

Accessories & Tools Supplied by James Hardie

Notes: All dimensions and masses provided are approximate only and subject to manufacturing tolerances. Masses are based on equilibrium content of product. Products are to be installed in accordance with the relevant and current Product Installation Guide and Technical Documentation. For information relating to installation, best practices, warnings and warranties visit www.jameshardie.com.au or phone us on 13 11 03. Refer to the relevant and current Product Installation Guide for accessories and/or tools not supplied by James Hardie.

Key: * Not supplied by James Hardie. To be applied in accordance with the texture coat manufacturer’s guidelines. ^ Not to be used in fire applications.

54

Altra Shutters | Interior | ExteriorDurable | Lockable | Sliding | Folding | Hinged | Fixed | Increased View

1 Altra Sliding Shutters. Wide Louvers, minimum frame, maximum view. 2 Altra Hinged shutters 3 Altra Exterior Multi-fold and fixed panels above, custom colour 4 Altra Fixed panels raked at top 5 and 6 Altra Exterior Multi-fold and fixed panels below, custom colour 7 Altra wall mount fixed U Chanel 100mm angle 8 Multi-fold with Flush Bolt. and recessed P94 track 9 Flush Bolt. 10 Key Lock Double Shoot Bolt 11 BRS (Bottom Roll Sliding) Tracks 12 Altra P94 Bottom track for top hang sliding and Bi-fold shutters 13 Recessed P94 track.

Options: Flush Bolts | Key Locks | Colours: Silver Anodised, Standard Powder Coat or Custom Colours.

3

1 Maximise the view with Sliding Altra 2 Altra Multifold hinged

Multifold Altra 4 Raked top - Altra Fixed U Channels 7 Altra fixed panel with 100mm angle 8 Altra Multifold

5 Altra Multifold and fixed panel 6 Altra Multifold and fixed panel

9 10 12 1311

Snaplock:: Modern take on traditional systems :: Suitable for roof and wall cladding :: Multiple laying pattern options :: Concealed fixing with no joint crimping :: Contemporary, linear aesthetic

Overview

Snaplock is ideal for modern architectural developments. Providing a similar

aesthetic to Standing Seam, Snaplock doesn’t require seam closing tools, as the profile is designed to “snap”

together.

Product Specs:: 25 mm or 38 mm rib heights (from base to rib top)

:: 165 mm to 500 mm pan widths, rib to rib (material dependant)

:: Up to 9000 mm long panels (material dependant)

:: Concealed fixing with countersunk screws and approved clips

:: Panels can be laid horizontally, vertically and diagonally

:: Custom curved systems available

:: 15 mm construction grade substructure for wall cladding

:: 17 mm construction grade substructure for roof cladding

:: For fire rated/BAL applications, consult Metal Cladding Systems; a

fireproof substrate will be required.

Advantages:: Suitable for commercial and residential projects

:: Low fuss alternative to Standing Seam, suitable for

installers and/or builders missing appropriate seam closing

tools

:: Attractive vertical fin, unique to Snaplock and Nailstrip

systems

:: Standard pan widths of 180 mm, 280 mm and 480 mm

(for all materials, excluding zinc)

:: Standard zinc pan widths of 233 mm and 400 mm

:: Custom pan widths available for design individuality

:: Combine fixed panel widths or random patterns within

the same facade

:: Minimal maintenance compared to other cladding

materials, such as rendered brick and timber

MaterialsBrands | Aurubis | COLORBOND® | elZinc

GALVABOND® | Rheinzink® | Vestis | VMZINC ZINCALUME® | zintek®

Metals | Aluminium | Brass | Copper Galvanised Steel | Stainless Steel | Steel | Titanium Zinc

Metal Cladding Systems Pty Ltd. www.metalcsystems.com.au / [email protected]

Phone 03 9587 4554 / Fax 03 9587 4559 13-19 Malcolm Road, Braeside, Victoria, 3195

Installation Metal Cladding Systems recommend all profiles be installed by a qualified and experienced cladding installer. All complimentary flashings

and cappings are available from Metal Cladding Systems, via sister company, Bayside Flashing & Ventilations Pty Ltd.

All Snaplock applications must use a construction grade substrate. When working with zinc, on wall cladding applications a 20 mm

continuous ventilation gap beneath the substrate, and a 40 mm gap on roof installations, must be allocated (note, this is for zinc only). The

substrate should be wrapped in a moisture proof membrane before cladding panels are laid. Approved stainless steel clips must be used to

fix each panel over the membraned substrate, in conjunction with countersunk screws For detailed installation instructions and expert advice, please contact Metal Cladding Systems directly.

Limitations

:: Different materials allow for different panel widths and lengths. Speak with Metal Cladding Systems to confirm your material’s capability

and recommended pan widths for minimal wastage.

:: If your project requires material sizes outside the dimensions noted in this document, enquire about Metal Cladding Systems’ on-site

fabrication.

:: If you’re thinking of using Snaplock in a non-standard application, confirm your design with Metal Cladding Systems, to ensure all

elements are feasible.

NOT TO SCALE

Statement of Environmental Effects

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