Building Elements

3 - Building Elements

Building Form and Massing

The form and massing of individual buildings, including height, bulk and scale, is a critical element in creating character and unity within a streetscape. To ensure successful integration of new development within existing neighbourhoods and centres in Parramatta, it is important to have sympathetic relationships between the form and massing of buildings and for development to be compatible with site conditions.

Objectives

O.1To ensure buildings are compatible in form relative to the spatial characteristics of the local area.
O.2To ensure building mass and form reinforces, complements and enhances the visual character of the street.
O.3To ensure the distribution of building height and mass preserves and enhances neighbourhood amenity and has regard to site characteristics and environmental constraints.
O.4To ensure that where changes in building scale, mass and/or height is proposed, it occurs in a manner that is sensitive to amenity issues of surrounding or nearby development.

Design Principles

P.1Buildings are to be of a height that responds to the topography and the shape of the site.
P.2The proportion and massing of buildings is to relate favourably to the form, proportions and massing of existing building patterns in the street.
P.3Building height and mass should not result in unreasonable loss of amenity to adjacent properties, open space or the public domain.
P.4The form and massing of buildings is to provide a transition between adjoining land use zones and building types.
P.5Building form and massing is to increase the legibility of the development, giving prominence to individual and communal entries.

Design Standards

Granny Flats

S.1The granny flat and principal dwelling together are not to exceed a maximum floorspace ratio of 0.5:1
S.2Granny flats that are attached to the principal dwelling are to be integrated with the design, colour and materials of the principal dwelling.
S.3Granny flats are to be of a construction that is durable and robust and meets the standards specified under the Building Code of Australia. In particular, where the granny flat is proposed as the conversion of an existing structure, applicants should seek expert technical advice to ensure compliance with the relevant standards.
S.4The appearance of a granny flat is not to detract from the visual amenity of the development on the site and surrounding locality.

Dual Occupancies

S.1Attached dual occupancies should not be in the form of paired, mirror image housing.

Multi-Unit Housing

S.1Large areas of blank or minimally articulated walls are not acceptable. Measures to avoid this may include windows, awnings, sun shading devices, pergolas, or a recognisable increased setback to the upper storey.

Attics within one or two storey buildings (multi-unit housing, terrace housing, dual occupancies, dwelling houses)

S.1are to be no greater than 25 square metres in floor area
S.2are included as floorspace for the purpose of calculating the floorspace ratio.

Note: Refer to Appendix - Neighbourhood Character Areas for details of the patterns, form, proportions, materials and detailing of housing styles that characterise different areas. These are to be used to assist in developing contemporary design of new housing development that fits sympathetically with existing local context.

Development in the Mixed Use (10) Zone

S.1Floor space ratio for mixed use development:
- Woodville Rd = 0.8:1
- Northmead off Briens Rd = 1.5:1
- Westmead = 1.5:1
- North Granville = 2:1 and 2.5:1 on corner sites
S.2Floor space ratio for residential flat buildings in the Mixed Use (10) zone: 0.8:1 (under Parramatta LEP 2001)

Note: Refer to Parramatta LEP 2001 for the floorspace ratio controls for other types of development. Refer also to The Epping Commercial Centre Masterplan adopted by Council in December 1999 for the floorspace ratio for development in the Epping Centre Business 3A Zone.