217 Carpenter Street, St Marys NSW 2760

Demolition of Existing Structures & Construction of Detached Dual Occupancy

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We found this application for you on the planning authority's website ago. It was received by them earlier.

(Source: Penrith City Council, reference DA20/0690)

1 Comment

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  1. Shauna-Marie Wilson commented

    The proposal has not dealt adequately with contemporary best practice environmentally sustainable outcomes in context of glazing, insulation, building and roofing materials, energy use, rainwater capture in context of local annual precipitation, preventing entry of litter to stormwater drains through suitable pollutant traps and screens, internal amenity, light pollution and spill from the development and protecting residents from off site sources of light spill, solar access, water use and runoff of precipitation from the site.

    Rainwater tank provision is too low noting the annual and average monthly precipitation for the location.

    Vegetation species are not adequately detailed sufficiently and consent conditions need to be imposed that only native vegetation indigenous to the area be used throughout the development.

    Each lot should have installed 6 star lavatories connected to the alternative water system and whose waste is channeled through a sewer dosing unit such as the Drainwave or equivalent in order to achieve maximum sustainable best practices.

    Alternative water system should be connected to the laundry supply as the current specifications show it is not. The alternative water system should have an outdoor tap connected at the front and rear of each lot to provide for gardening and motor vehicle washing using the alternative water system.

    Precipitation that falls upon impervious areas of the site runs off onto the street. Impervious areas should be by use of suitable gradients and/or creation of bunded areas divert non-roof precipitation within the site to a suitably landscaped area in order to filter pollutants such as leaks from motor vehicle fluids and effluent from motor vehicle washing so that they do not flow directly into the stormwater network.

    Thermal load is excessive and could be reduced in line with contemporary best practice as well as installation of higher efficiency air conditioning systems and increased ventilation of the roof space via the eaves and ridgeline.

    Energy use for hot water on the site is excessive and does not adequately contemplate contemporary best practice in sustainability. All hot water pipes must by conditions be suitably lagged and the proposal does not adequately contemplate the use of solar energy for water heating. Consent conditions should be imposed that substantially reduce the sites hot water energy consumption by the use of roof mounted solar water heating.

    Glazed areas are too low in size - meeting or only slightly exceeding minimum requirements provides unacceptable internal amenity and a lack of proper ventilation as well as access to natural light. Bathrooms and rooms with a southern aspect could or indeed should have skylights added in addition to windows.

    The proposal does not for contemporary best practices in thermal load and sustainability contemplate materials other than brick veneer for the solar exposed walls and insulation of walls and ceilings to achieve the lowest possible thermal load.

    Lavatories lack best practice sustainability and it's sought if the projects approved that a condition of consent is imposed to fit only 6 star lavatories from a recognised supplier, in conjunction with the Drainwave device or a suitable equivalent.

    Proposed capacity for rainwater capture is considered too low based on annual precipitation data for the region, the number of bedrooms in each dwelling and it's not considered contemporary best practice unless pressurised and delivers rain water to laundry and garden supply and lavatories. I would contemplate as appropriate a minimum capacity of 3000 litres per dwelling noting numbers of bedrooms and occupancy potential..

    High roof height and pitch and walls of brick veneer indeed the use of extensive bricked areas on the western and northern aspects detract from the areas character, fail to positively respond to the surrounding context, contribute to domination of the surrounds and fail to ensure an outcome that pursues contemporary best practice sustainability in terms of thermal efficiency of the structures.

    The proposal does not adequately contemplate sufficient waste disposal and it's submitted that as a minimum there be provided in a lot a 120 litre weekly general or 240 litre fortnightly general refuse service, together with standard recycling and green/food waste to be provided to each lot as condition of consent.

    The verges need to have paved pedestrian access not wholly but according to the Australian standards.

    The proposal had not adequately contemplated suitable external lighting to avoid spill of light affecting other occupants within the site and lots neighbouring the site.

    The proposal is in a street corner site and does not adequately contemplate impacts upon visibility for traffic using the intersection to or from any direction.

    While I do not object to the development overall I would desire that unless the sustainability and amenity concerns be properly addressed by the Applicant and/or suitable consent conditions, that otherwise the determination in the alternate should be one of refusal.

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