3 - Context & Site Analysis
Site Analysis
All development applications should submit a site analysis, except development applications for the purposes of:
- Change of use
- Minor alterations and additions, and
- Swimming pools.
The degree of detail required will vary according to the nature, type and scale of the development and its surroundings. The level of detail required should be clarified with Council's development assessment officers.
A site analysis assessment should document the key opportunities and constraints of a site and its surroundings and show how these, in conjunction with the provisions of this DCP have determined the final proposal for the site.
The site analysis may include plans, sketches, photographs and supporting written information and should include the following information:
Identifying Information:
- orientation
- scale and north point
- date
Property Details:
- site dimensions, property boundaries and site area
- easements for drainage, services and rights of carriageway
Landform and Vegetation:
- spot levels and contours
- differences in ground levels on site as well as between the site and adjoining properties
- existing vegetation on or affecting the site — location, height, canopy cover and species type
- important views — from the site and from adjoining land
- identification of any contaminated soils on the site and extent of any known landfill
- landscape features — cliffs, rock outcrops, embankments, retaining walls, foreshores
- soil type and depth
- flood liable land, existing means of stormwater drainage, existing stormwater detention systems, flow paths, drainage easements, watercourses, channels etc;
- sun and shade characteristics
- prevailing winds
Access:
- vehicle and pedestrian access to and from the site
- public roads, laneways, pathways
- on corner sites, the provision of a splay corner if required by Council
- driveways, parking areas, loading bays on the site and within the vicinity of the site
- existing cycle facilities within the area
- public transport services
Existing Development:
- existing buildings — on the site and on adjoining land. Show location, distance from the boundary, height, current use. Include elevations showing adjacent buildings
- existing neighbourhood character, including the pattern of development, built form, building materials & colours, fencing and garden styles
- Direction and distances to local shops, schools, public transport, parks, community facilities and local activity centres
- overshadowing of and by adjoining buildings
- fences and walls location, height, materials
- swimming pools, slipways
- privacy — adjoining private open spaces, doors and windows
- street frontage features — poles, trees, kerbs, footpaths, crossings, street furniture
- noise, odour and light spillage sources (e.g. main roads, railway lines, sports fields, air conditioning units, pool pumps, industrial areas)
- heritage and/or archaeological features (indigenous and non-indigenous) on site and in the vicinity of the site include landscapes, buildings, conservation areas, special character areas
- existing advertising signs
Assessment of Proposed Development:
It is imperative that a site analysis include likely impacts of the proposed development and the measures proposed to mitigate these impacts. It should also show where the site has been unable to incorporate the opportunities and constraints of the site and the requirements of the DCP. Written and graphical explanations should be provided, for any site analysis, ultimately showing the suitability of the site for the proposed use.
