3. Floor space ratio
The proposed new building is too big for the site and will loom over neighbouring dwelling houses. Under Leichhardt Local Environmental Plan 2013 the maximum FSR for the site is 0.5:1
This means that the internal floor area of buildings on the site must not be more than half of the site area. The FSR is not included on the plan but given the size of the building and given it has 2 floors it looks as if this will be exceeded. Generally, the basement area will be excluded from the floor area but not the area used for parking unless this is required by the consent authority. It is noted that a single dwelling house has no minimum parking required (see Table C4 of DCP) so the parking area must be included as part of the Gross floor Area (see definition of gross floor area in the Dictionary to Leichhardt Local Environmental Plan 2013 paragraph (g) makes it clear that car parking is to be excluded from the gross floor area if is a requirement of the consent authority). I also question whether the “plant room” in the basement is really intended to be a habitable room. I cannot imagine what “plant” will need to be included in this room.
4. Side setback
Part C page 346 of the DCP specifies a maximum height for a building at the boundary to be 2.6m. The height of the proposed wall at the boundary looks to be 6.95m above the floor level of 388 Catherine Street. The proposed plan shows the building to be built on the boundary line According to the DCP, a wall of this height should be set back more than 2m. I also believe that no surveying has been conducted for the boundary lines.
This will loom over 338 Catherine Street and block light. I believe it will make the side of 338 Catherine St gloomy.
1. Overall design
The house is boxy and does not match the streetscape of Catherine Street. It also does not accord with an objective of the R1 Zone which is to provide housing that is compatible with the character, style, orientation and pattern of surrounding buildings, streetscapes, works and landscaped areas. The site is in a raised position making it even more inappropriate to permit a building of this height.
2. Existing and Future Character of Catherine Street Distinctive Neighbourhood
338A Catherine Street is identified in the Development Control Plan (DCP) as forming part of the Catherine Street Distinctive Neighbourhood. The existing character of the Neighbourhood is said to be “an overwhelmingly low-scale character and consistency of residential form in the area. The dwellings are predominantly detached, single storey cottages”. The DCP goes on to specify controls for the desired future character of the neighbourhood C1 and C2 of the controls are
C1 to maintain the character of the area by keeping development consistent in architectural style, form and materials, and
C2 to maintain and enhance the predominant low scale 'cottage' character of the residential streets.
The design of the proposed building appears to make no attempt to satisfy these controls.
5. Landscaping
The site appears to have almost no landscaping and does not incorporate trees as required by C10 in Part C page 77 of the DCP.
