The site dimensions is approximately 49m depth and 15.9m wide that
includes a single 2 storey dwelling that is situated on a higher landscape from street with an underground brick single garage which is embedded in a stone retaining wall. There are several existing medium sized trees mainly on the front and back of the site. Vehicular access is on the east side of the site and would be retained to retain existing mature street trees.
Planning Controls
Section 4
Maximum Building Height
8.5
meters refer to Mosman LEP 2012 – Height of Building Line map
RDCP
4.2
Sitting and scale
P1. For all residential zoned
land to a maximum building height of 8.5 metres applies under the LEP, the
following also applies:
(a) A maximum wall height of 7.2m;
(b) A maximum of two storeys.
Council may allow an additional storey in attic roof space of existing and new
buildings, or in the foundation space of existing building, provided that the
building height and bulk is of an appropriate form and scale.
Floor Space Ratio (FSR)
D1 –
0.5:1 refer to clause 4.4a
4.4A Area 1—floor space ratio
Despite clause 4.4 (2), the maximum floor
space ratio for a building on land shown within “Area 1” on the Floor Space
Ratio Map is:
(a) if the site area is less than or equal
to 700 square metres—0.5:1,
and
(b) if the site area is greater than 700
square metres—0.5:1 for
700 square metres and 0.4:1 for the
remaining area.
Result
Area:
713msq. The site has an area greater then 700msq therefore 4.4A (b) will be
applied.
Calculation
(700msq
x 0.5) + (13msq x 0.4) = (350 + 5.2)
Maximum
FSR = 355.2mq
Setbacks
O4.
To have front setbacks complementing existing setbacks in the street.
P3.
If a new development is to take place in a street with an established pattern
of development, new building should be setback a similar distance from the
street. 9 meters
O6.
To have adequate side setbacks to provide spatial relief between buildings,
encourage view sharing, and minimise overshadowing of neighbouring properties.
P8.
Development must have a minimum side boundary setback of:
(a) A single storey (or less than
3.6m wall height): 900mm.
(b) Two storeys (or up to 7.2m
wall height): 1.5m.
P.9
Upper storeys additions must be set back from the side boundary to comply with
the above.
P10.
For new dwelling houses, and for multiple dwellings, greater than single storey
the side boundary setback should be equal for all levels of the building.
P11.
Building bulk should be distributed to minimise overshadowing to neighbours,
streets and public open space. Building forms should enable a sharing of views
with surrounding residences and permit views from public Street and open space.
P13. Where sites adjoin single storey
dwelling houses, development should be stepped back a upper floors in addition
to the setbacks specified above to ensure adequate privacy for these properties
and to minimse overshadowing.
Land Zoning
R2 -
Low Density Residential refer to Mosman LEP 2012 – Land Zoning (LZN) map
Landscape
O1.
To have the landscape and townscape area character of Mosman’s residential
areas maintained and enhanced by requiring landscaping of site in conjunction
with other development.
O2.
To have a general visual dominance of landscape over buildings maintained,
particularly on harbour foreshores and on land in Zone R2 Low Density
Residential.
O3.
To have adequate and usable ground level open space for recreation, landscaping
and containing urban run-off.
P1.
The minimum landscaped area of a site (as a percentage of the site area) should
be:
(a) For land zoned R2 Low density
Residential:
(iii)
In accordance with the following formula, where the site area is more than
600sqm but less than 900sqm:
LA
= [30 + [(SA – 500)]]%
Where
LA is landscaped area and SA is site area.
O4.
To have the existing canopied and vegetated landscaped character of Mosman
protected and enhanced.
O5.
To have existing established trees protected.
P2.
Existing established trees which contribute to the amenity of the area and
trees listed on Council’s Urban Forest Management Register are to be retained
and incorporated into the landscape design.
P3.
Where an existing established tree or trees are approved for removal, adequate
space in the landscape design for a replacement tree or trees appropriate for
the site.
O6.
To have fount gardens and areas forward of the front building alignment include
vegetation and landscaping that makes a positive contributing to the
streetscape.
P4.
Vegetation and landscaping should:
(a) Soften the built form;
(b) Be consistent with the theme
of vegetation in the streetscape, if a predominate
theme exists;
(c) Form part of the overall
streetscape, and therefore contribute as a unifying element within the street.
O7.
To have the streetscape character, context and curtilage of heritage items and
conservation areas maintained through appropriate landscaping.
P5.
The landscape design for the heritage items or within a consecration area is
to:
(a) Utilise appropriate plant species in achieving a setting for the
item or consecration area;
(b) Avoid changing characteristic
landscapes;
(c) Avoid landscape designs which
have no relationship to the period of the item or conservation area; and
(d) Be simple rather than
complex.
O8.
To have the appearance, amenity and every efficiency of building enhanced
through innovative landscape design.
P6.
Vegetation types and landscaping styles which blend the development into the
streetscape and any surrounding building or parks, and are complementary to
planting identified for the townscape area, are to e incorporated into the
landscape design.
P7.
Where trees are planted as part of development they should not unreasonable
obstruct views from neighbouring properties or public views. Trees with a light
open foliage and canopy are preferred which do not obstruct views but do
contribute to the wooded landscape of Mosman. Species such as Leyland Cypress
(Leighton Green) and its cultivars should not be planted.
