Development Assessment Report for Alteration and Addition of Residential House at 30 Belmore Street, Enmore

This report presents an assessment of the proposed development on 30 Belmore Street, Enmore. The proposed development is the alteration and extension of existing structures. The project is located within a low density residential R2 area of Marrickvile. The developments are in line with MLEP 2011 and MDCP 2011 requirements. The client has submitted an application and submitted all of the necessary documents to prove the suitability of the project. In light of this, the project is approved without conditions.

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JRPP
DA No: DA201800382
PROPOSED DEVELOPMENT: 30 Belmore Street, Enmore
Alteration and additions to the first floor of
the existing residential house to incorporate a
garage and first floor studio
APPLICANT: URBAN STYLE DESIGN PIL
SUBMISSIONS: No submissions
RECOMMENDATION Approval without Conditions
REPORT BY:
Development Assessment Report
30 Belmore Street, Enmore

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Executive Summary
This report presents an assessment of the proposed development on 30 Belmore Street,
Enmore. The proposed development is the alteration and extension of existing structures. The
project is located within a low density residential R2 area of Marrickvile. The developments are
in line with MLEP 2011 and MDCP 2011 requirements. The client has submitted an application
and submitted all of the necessary documents to prove the suitability of the project. In light of
this, the project is approved without conditions.

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Introduction
The proposed development is for the modification and addition of the current dwelling on
30, Belmore Street, Enmore (Urban Style Design Pty Ltd, 2018). For the changes to be effected,
a few demolitions shall be effected particularly in the back end of the plot. Specifically, the
outbuilding, carport and outdoor W/C shall be demolished. The second alteration shall involve
the extension of the first floor to incorporate a new bedroom and an extra bathroom. A new
garage shall be constructed to replace the demolished carport. Above the garage, the first floor to
the existing building shall be extended to construct a loft. Next, a number of skylights shall be
added and the open space in the rear shall be landscaped. The proposed changes and
constructions shall cost a total of $350,000. The applicant is Urban Style Design PIL.
Building and Use
The proposed development is the alteration and improvement of the existing urban
residential building on the location. The building is primarily a residence with all of the major
expected amenities for such a structure. The existing building has a carport, access to amenities
and an open space with a small vegetable garden (Urban Styles Design Pty Ltd, 2018).The
proposed alterations shall improve the building’s capacity to host people, improve the property’s
aesthetics, and leave a suitable amount of open space.

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The Proposal
The proposed development shall involve a few alterations to the existing structures and
new constructions. First, the first floor of the existing house shall be extended to add a new
bedroom and an accompanying bathroom. This construction will not increase the height of the
building beyond the current height (Urban Style Design Pty Ltd, 2018).
Next, the existing carport shall be demolished to make room for the garage and loft. The
loft will be detached from the main building by about 33.5 feet (Urban Styles Design Pty Ltd,
2018). The loft will be constructed above the garage space leaving the garage as an open but
covered parking area. As a result, the studio shall be on the first floor level of the existing
building. In the studio, there shall be a living space, bed space and a bathroom. A staircase shall
be constructed floor the garage floor to provide access to the studio (Urban Style Design Pty Ltd,
2018).
Next, new and modified lighting and landscaping on the remaining open space shall be
done. Soft landscaping shall be done to the remaining open space between the studio and the
house building. Skylights shall be installed in selected locations to light up the compound. The
vegetable garden located in the current open space shall be done away with to create space for
the structures and landscaped open space (Mavridis, 2018). The site shall be connected to the
preexisting water, electricity and sewerage amenities.
Materials

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The following materials (or equivalents) shall be used:
I. Roof sheeting and garage door-color bond steel monument
II. Fascia and gutters-color bond steel monument
III. External wall-face brick pgh nickel flash
IV. External walls studio-lightweight fc sheeting monument
V. Windows-pc aluminium monument
VI. External walls to dwelling-fc sheeting surfmist
Description of Locality
The proposed site is located on the southern side of Belmore Street. It is situated between
Belmore Street to the front and Belmore Lane to the rear. The site plot is rectangular in shape.
The front side is 7m wide and the rear width is 6.9m (United Consulting Engineers Pty Ltd,
2018). The compound has a total area of 212.5 square meters. The site slopes towards the front
with a difference of two meters between the elevation of the rear side and the front side. The
front end is only accessible by foot while the rear side is accessible by vehicles.
The site is currently occupied by a two storey building which is located to the front of the
site. The building is brick walled and occupies almost the entire width of the site. The house is
positioned about 2.65m from the font edge of the site (Urban Style Design Pty Ltd, 2018).
Consequently, there is little open space in the front end of the site where the house is located.
There are two additions to the house including a carport and an outbuilding. The two structures

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are located to the rear of the site. Further, there is a small vegetable garden in the remaining open
space in the rear end of the site.
The locality is predominantly comprised of medium density residential housing.
Specifically, the site is part of Newton Central and Enmore North precinct. The precinct is
characterized by small plot sizes. Consequently, it is suitable for the construction of low to
medium density residential buildings (Planning Laws Solutions, 2018). The adjacent buildings
between Belmore Street and Belmore Lane, the buildings are mainly one or two storey homes.
The neighboring areas are a mixture of medium density residences and commercial
buildings. The region opposite the rear side of the site across Belmore lane is mainly comprised
of four storey residential and commercial buildings. On the other side across Belmore Street, the
structures are mainly medium density residential buildings; one or two stories high ( Inner West
Council, 2018).
Statutory Controls
Compliance with MLEP 2011 Controls: Permissibility in the Zone
As mentioned previously, the development site is located within a low density residential
(R2) zone. The primary objectives of R2 planning is to maintain the single residence character
and the associated landscape (Singh, 2015; New South Wales, 2018). To achieve these
objectives, NLEP 2011 imposes some height, floor space ratio (FSR) and the minimum

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requirements for landscaped area among others as discussed below (Gurran, 2003; Inner West
Council, 2018; Pikes & Verekers Lawyers, 2018).
 Zoning-Low Density residential. The property is zoned in a low density (R2) residential
location adjoining a B2 rated local business center (LCD) on the Southside.
I. Height-MLEP 2011 limits the permissible height for low density residential areas to a
maximum of 9.5m. Any buildings and/or structures constructed above this height
must seek special authorization from planning authorities ( Inner West Council,
2018). The current development plans indicate that the tallest part of the proposed
development will be way below the limit. Specifically, the one bedroom addition to
the first floor will have a maximum height of 6.45 meters while the detached loft will
have a 6.1 meters peak. Therefore, the development is in compliance with the height
requirements.
II. Floor Space Ratio (FSR)-the MLEP 2011 outlines that structures constructed in an R2
zone should not exceed an FSR of 0.9:1. This requirements enables a GFA upper
bound of about 186 meters square ( Inner West Council, 2018). The proposed
development’s FSR is 0.89:1. This is below the threshold and is therefore in
compliance with the zone’s FSR restrictions.
III. Landscaped area-MLEP 2011 requires that each single residence should have
sufficient landscaped private open space ( Inner West Council, 2018). The proposed
development shall leave a total of 17.5 square meters of landscaped area on the site.
In addition to the open garage space, the open space is sufficient for a single dwelling
located in a low density zone.
IV. Item of Heritage-The site and the structures currently on it are not heritage item

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V. In Vicinity of Item of Heritage- The site is located in the vicinity of two heritage
conservation items (34 Belmore Street and Enmore and King Street Conservation
Region). However, the development will not affect the qualities of the heritage items
nor their structural integrity.
VI. Conservation Area-The site is not located on a conservation area
VII. Acidic Sulphate Soil-MLEP 2011 requires special authorization for construction in
regions with acidic sulphate soils (Marrickvile Council, 2011). The proposed
development is not located on a region with these soils (Mavridis, 2018).
VIII. Flooding-The region is not regarded as a flood risk.
Policy Controls
Compliance with MDCP 2011 Controls
I. Urban Design
Urban design specifications under MDCP 2011 are intended to generate economic and
environmental advantages, enhance urban development quality, improve community
sustainability and enhance cultural development among others (Inner West Council, 2011).
The proposed development is in compliance with MDCP urban design modalities. First, the
proposed modifications are in line with the trends in the immediate surrounding areas.
Second, the development will improve accessibility both for the site and the adjacent
Belmore Lane. The new garage door shall provide enough space for cars to maneuver better
while coming into the site or going to Bemore lane than the current get.

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II. Acoustic and Visual Privacy
MDCP 2011 outlines the controls on both noise and visual privacy for private buildings.
The goal is to minimize any conflicts between neighboring properties with regard to noise
and sight (Marrickvile Council, 2011; Twafik, 2016; New South Wales, 2012). First, the site
is between the 25th and the 20th contours on the Australian Noise Exposure Forecast map. The
proposed developments are designed well to reduce aircraft noise on these location. Next, the
site is beside a small street that does not have heavy and noisy traffic. Further, the open space
on the property will be situated on the backend of the plot like in all adjacent properties.
Consequently, any noise originating from functions held there is not likely to reach the street
nor the living spaces of adjacent dwellings.
The design of the new developments comply with visual privacy requirements.
Specifically, there are no open spaces or balconies facing towards the adjacent properties.
Further, apart from one window, all other windows that face towards the adjacent properties
are small and high; highlight. This limits the visual view to a small region of the room and
the exterior.
III. Solar Access and Overshadowing
Studies of the solar access and shadowing by the current building on the adjacent
properties were conducted on June 21st 2018. The results showed that the adjacent properties
receive the required amount of solar and the structures on the site does not cause excessive
shadowing (Urban Style Design Pty Ltd, 2018).
The existing and proposed new developments and additions are designed to receive the
maximum direct sunlight. This is as a result of the positions of the openings (windows and

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doors) to allow as much light as possible within the limits of visual privacy restrictions. The
open space also requires adequate sunlight with about 7.5 meter square receiving more than
six hours of sunlight daily. As such, the solar access design is in compliance with MDCP
requirements (Inner West Council, 2011).
IV. Parking
MDCP 2011 requires that single dwellings located in R2 zones should have a car parking
space with a minimum capacity of one car (Marrickvile Council, 2011). The proposed
development includes plans for a single car parking space in the garage. The garage will be
accessible from Belmore lane through a huge roller garage door.
V. Waste Management
With regards to solid waste management, the site shall use the mobile recycling bins
provided by the city council. The bins will be located inside the compound in designated
locations for the ease of waste disposal and collection. The bins used shall be color coded
and labeled in words to indicate the type of materials to be deposited in each bin. This shall
enhance the separation of different types of wastes (Inner West Council, 2018). Second, the
site is connected to the preexisting sewerage systems. The waste management plan is in
accordance with MDCP controls.
VI. Storm Water Management
MDCP 2011 requires developers to conduct a storm water management plan particularly in
areas prone to storms and flooding. The storm water management plan for the proposed
development is in accordance with MDCP requirements (Mavridis, 2018).

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VII. Other MDCP Controls
A detailed analysis of the environmental effects of the new development showed that the
proposed development is compliant with other MDCP controls regarding energy efficiency,
open space and landscaping, heritage, fire safety and site suitability among others (Mavridis,
2018). Overall, the development has not been found to contravene any MDCP controls
significantly.
Relevant History
Other Applications on 30 Belmore Street
There have not been other development applications on the site in the recent past. The
current structures on the site are (particularly the house) are above ten years old. No major
changes that require an application to the council have been made ever since the original
construction.
Subject Application
The application for the proposed development was submitted to the council on the 11th of
September 2018 (Urban Style Design Pty Ltd, 2018). The applicant submitted the application
and other relevant documentations on the same day. These additional documentations include

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a detailed description of the intended development in the form of architectural plans and
referral documents including the environmental impact assessment.
Community Consultation Submissions
No community consultations were conducted and neither were there any submissions to
the Council from community members. Under MLEP 2011, the council should conduct
community consultations under the direction of the ministry. The ministry relies on technical
and environmental effects analysis to determine whether a planned development will have
significant effects to warrant community consultation ( Inner West Council, 2018). In the
case of the planned development at 30 Belmore Street, the technical and environmental
analysis and expert referrals showed that the development is compliant with LEP 2011 and
MDCP 2011 requirements. Accordingly, there was no need to conduct community
consultation.
Referrals
New South Wales Planning and Infrastructure Department
The is tasked to enhance the flexibility of infrastructure and amenities with regard to their
location, to identify any issues that should be deliberated while assessing the suitability of
developments next to important infrastructure and enhancing the extent of cooperation

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between developers and regulatory authorities (NSW Department of Planning and
Infrastructure, 2018; NSW Governement, 2018).
The applicant submitted an application for a Basix Certificate from the New South Wales
Department of Planning and Infrastructure (DPI). The department gave the applicant the
certificate with the following comments (NSW Government Department of Planning &
Infrastructure, 2018).
Lighting: SEPP 2007 requires that at least 40% of any new or modified lighting systems
should make use of light emitting diodes, fluorescent tubes and/or compact fluorescent tubes.
The DPI confirmed that the development plans adhered to this requirement.
Fixtures: With regard to fixtures, the DIP imposed three conditions for the development. The
three conditions are intended to enhance water conservation by capping the flow of water out
of any added or renovated fixtures. The first condition requires that the water flow rate of any
new or modified showerheads should not exceed nine liters per minute and/or should be rated
at least three stars. The second condition is imposed on any added or renovated toilets and
requires that their water flow rate should not exceed four liters for every flush and/or should
have a minimum of three star rating. Finally, all new or modified taps are limited to a
maximum water flow rate of nine liters per minute and/or minimum three star rating. The
authority found that the design specifications submitted met all of the three requirements.
Insulation: The authority specified the minimum insulation requirements for all of the new
construction including any walls, roofs, partitions and roofs. The insulation requirements are
limited to any new structures or modified structures that were not previously insulated as

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required. According to the design specifications submitted to the department, the proposed
development meets all of the insulation requirements prescribed.
Windows and glazed doors: The DIP further outlined the specification requirements for
windows and any glazed doors that may be added or modified as a result of the development.
Further, the authority specified that alternatives to the minimum specifications in terms of U-
value of the glazing and the solar heat gain. Next, the authority required that any external
blinds and other coverings for windows and/or glazed doors should cover the entire openings
they are meant to cover when fully closed. The authority found that the plans for the
proposed development meet the specified requirements.
Structural Engineer
The engineer, United Consulting Engineers Pty Limited, reviewed the designs and
released a report on 29th March 2018. In the report, the engineer concluded that the
development is independent of the party wall and the structures to be constructed do not
depend on the preexisting party wall for both lateral and vertical support. Further, any new
support structures to the development are separate from the wall and will have no effect on
the wall whatsoever (United Consulting Engineers Pty Ltd, 2018).
Environmental Impacts Analysis

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The project has been subject to a thorough environmental impacts analysis. The analysis
checked the effects of the new development on the environment against the standards set out
in MLEP and MDCP 2011. In a report dated July 2018, the environmental impacts examiner
concluded that the proposed changes “are of an appropriate scale, bulk, form and height
permissible under the MLEP 2011 and consistent with the objectives of the MDCP 2011”.
Therefore, the constructions is permissible from an environmental point of view (Mavridis,
2018).
Recommendation
From the foregoing, the application for development on 30 Belmore Street, Enmore has
been made and all of the relevant documents submitted. The plans are for the modification
and extension of existing building and the construction of new structures. Based on the
preceding discussion, the development is in compliance with MLEP 2011 and MDCP 2011.
Further, the client has consulted the necessary quality control professionals including a
structural engineer, and environmental impacts committee and the state department of
planning. All of these authorities have given their approval for the project. Consequently, the
development meets the council requirements and is hereby approved without conditions.

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Works Cited
Inner West Council, 2018. Marickvile Local Environmental Plans (LEP). [Online]
Available at: https://www.innerwest.nsw.gov.au/develop/planning-controls/local-environment-
plans-lep
[Accessed 11 October 2018].
Gurran, N., 2003. Housing policy and Sustainable Urban Development, Sydney: Australian
Housing and Urban Research Institute.
Inner West Council, 2011. Generic Provisions: Solar Acces and Shadowing, Sydney: Inner West
Council.
Inner West Council, 2011. Generic Provisions: Urban Design, Sydney: Inner West Council.
Inner West Council, 2018. Waste Management Plan. Land use or activity proposed. [Online]
Available at: https://gotrim.marrickville.nsw.gov.au/WebGrid/default.aspx?
s=PlanningDocuments&container=DA*******82&ga=download&gdu=2708786
[Accessed 13Th October 2018].
Marrickvile Council, 2011. Generic Provisions: Acid Sulphate Soils. [Online]
Available at: https://www.innerwest.nsw.gov.au/develop/planning-controls/development-control-
plans-dcp/marrickville-dcp
[Accessed 13 October 2018].
Marrickvile Council, 2011. Generic Provisions: Acoustic and Visual Privacy. [Online]
Available at: https://www.innerwest.nsw.gov.au/develop/planning-controls/development-control-

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plans-dcp/marrickville-dcp
[Accessed 13 October 2018].
Marrickvile Council, 2011. Generic Provisions: Parking. [Online]
Available at: https://www.innerwest.nsw.gov.au/develop/planning-controls/development-control-
plans-dcp/marrickville-dcp
[Accessed 13 October 2018].
Mavridis, 2018. Statement of Environmental Effects: 30 Belmore Street, Enmore, Sydney: Inner
West Council.
New South Wales, 2012. Sydney Local Environmental Plan 2012 under the Environmental
Planning and Assessment Act 1979. [Online]
Available at: https://www.legislation.nsw.gov.au/EPIs/2012-628.pdf
[Accessed 13 October 2018].
New South Wales, 2018. Environmental Planning and Assessment Act 1979. [Online]
Available at: https://www.legislation.nsw.gov.au/inforce/8e4e6d49-4f1c-e1e3-981d-
d42d72d8bb80/1979-203.pdf
[Accessed 13 October 2018].
NSW Department of Planning and Infrastructure, 2018. Infrastructure – State Environment
Planning Policy (SEPP) 2007. [Online]
Available at: https://www.planning.nsw.gov.au/policy-and-legislation/infrastructure/
infrastructure-sepps
[Accessed 13 October 2018].

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NSW Governement, 2018. Planning and Environment. [Online]
Available at: https://www.planning.nsw.gov.au/
[Accessed 13 October 2018].
NSW Government Department of Planning & Infrastructure, 2018. Basix Certificate for
Alerations and Additions 30 Belmore Street, Enmore, Sydney: Inner West Council.
Pikes & Verekers Lawyers, 2018. Investigation of Unauthorised Building Works, Sydney: Pikes
and Verekers Lawyers.
Planning Laws Solutions, 2018. Legislation Update – The New Environmental Planning and
Assessment Act 1979, Sydney: Planning Law Solutions .
Singh, A., 2015. “Local Government Enforcement – New Powers Under the Environmental
Planning and Assessment Act, 1979.”. Sydney, Environment and Planning Law Association
Conference 2015.
Twafik, S., 2016. Pursuing sustainable urban water management through co-governance a case
study of Marrickvile Council, Sydney: Business Cooperatiove Research Centers .
United Consulting Engineers Pty Ltd, 2018. STRUCTURAL DESIGN STATEMENT: Proposed
Alterations and Additions, Sydney: Inner West Council .
Urban Style Design Pty Ltd, 2018. Calculations for 30 Belmore Street, Enmore, Sydney: Inner
West Council.
Urban Style Design Pty Ltd, 2018. Combined Architecturals, Sydney: Inner West Council.
Urban Style Design Pty Ltd, 2018. Inner West Council Development Application, Sydney: Inner
West Council.

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Urban Style Design Pty Ltd, 2018. Shadow Diagrams: 30 Belmore Street, Enmore, Sydney:
Inner West Council.
Urban Styles Design Pty Ltd, 2018. Site Analysis Plan 30 Belmore Street, Enmore, Sydney:
Inner West Council.