Preliminary Building Envelopes | Preliminary Building Envelope Controls - Residential Development

2 - Preliminary Building Envelopes

Preliminary Building Envelope Controls - Residential Development

	Dwelling House	Dual Occupancy
Frontage	Minimum 15m	Minimum 15m Minimum 12m for sites with 2 street/lane frontages
Height	Maximum 2 storeys and a maximum building height of 9 metres except as below Battle axe - One storey, additional accommodation may be permitted in roof	Maximum 2 storeys and a maximum building height of 9 metres except as below Fronting rear lane or On land containing a heritage item or within a heritage conservation area One storey, additional accommodation may be permitted in roof
Street Setback	Is to be consistent with the prevailing setback along the street within the range of 5 - 9 metres Minimum 3m on secondary street for corner allotments Small lot (less than 550m²) consistent with prevailing setback along the street, but not less than 3 metres	Is to be consistent with the prevailing setback along the street within the range of 5 - 9 metres Minimum 3m on secondary street for corner allotments Rear Lane - minimum 3 metres and maximum 5 metres
Rear Setback	Minimum 30% of length of site Small lot (<550m²) Minimum 6m or consistent with prevailing rear setback	Minimum 30% of length of site. (this provision does not apply on corner sites) Except: On land containing a heritage item or within a heritage conservation area 15% of length of site.
Side Setback	Minimum 900mm	Minimum 1.5m

	Granny Flat
Minimum Allotment Size	A granny flat is not to be erected on an allotment of land which has an area of less than 550 square metres, unless the allotment of land existed as a separate parcel on 9 March 1979. No more than one granny flat is permitted on an allotment of land. No form of subdivision of a granny flat from the principal dwelling is permitted.
Height	Maximum 1 storey and a maximum building height of 4.5 metres, except: fronting rear lane where 2 storeys and a max building height of 8.0 metres may be permitted, or when attached to the principal dwelling, the granny flat is subject to the same height controls that apply to the dwelling house, except for any part of the granny flat that is located within the rear setback applicable for the dwelling house, where the maximum building height is to be 1 storey
Street Setback	Not to be erected within the area between the front alignment of the principal dwelling and the street boundary, except where the granny flat is part of and integrated with the design of the principal dwelling and the street setback requirements for the principal dwelling are satisfied. Minimum 3m on secondary street Rear lane - minimum 1.5 metres
Rear Setback	Minimum 3m, whether attached or detached from the principal dwelling.
Side Setback	Minimum 900mm

	Multi-unit Housing
Site Frontage	Minimum 24 metres, including for each street frontage on a corner site.
Height	Maximum 2 storeys and maximum building height 11m, within a building envelope determined by projecting a plane at 45° - from the ceiling level of the uppermost storey. Exceptions: Maximum 1 storey (attic may be permitted) and Maximum building height 8m, within a building envelope determined by projecting a plane at 45° - from the ceiling level of the uppermost storey. This applies to: Row(s) or other arrangements of townhouses that are situated to the rear of townhouses at the street frontage (eg a second row of townhouses). A row of townhouses that predominantly faces the side boundary rather than the street, for that part of the building that is not within the first 20 metres of building length (ie the first 20 metres is permitted to be 2 storeys and the building is then required to step down to 1 storey). These exceptions do not apply if the row of townhouses has frontage to a road, lane, public reserve or land zoned Residential 2(c) or 2(d). In such cases, 2 storeys and a maximum building height of 11m may be permitted.
Street Setback	Rectilinear areas* Is to be consistent with the prevailing setback along the street within the range of 5-7 metres Secondary Street/lane: 3 - 5 metres Curvilinear areas* Is to be consistent with the prevailing setback along the street within the range of 7 -10 metres Secondary street/lane: 5 - 7 metres Basement carparks are not to extend beyond the building envelope into the front setback
Rear Setback	Minimum 15% of length of site
Side Setback	Minimum 3 metres, except where dwellings primarily address side boundaries, where the side setbacks must be a minimum of 4.5m On corner allotments, to measure the side boundary setback, the side boundaries are taken to be the boundaries that do not have frontage to a street.

* The street setback controls for multi unit housing are differentiated according to the prevailing streetscape character of the area. Within the Residential 2(b) zone, areas typically fall within one of two prevailing character types- which are referred to in this DCP as rectilinear and curvilinear areas.

Rectilinear areas - typically have a rectilinear or grid street pattern laid over a generally flat topography. The streetscapes in these areas are defined by the regularity of the pattern of built and landscape elements. Vistas extend along the street corridors in a linear fashion. The majority of lots within this street pattern are regular in shape with strong landscaping elements at the rear of the lot. Examples of these areas are Granville, Merrylands and Guilford.
Curvilinear areas - typically have a curvilinear street pattern laid over a generally undulating topography. The streetscapes within these areas are more dominated by the landscape setting of buildings that 'softens' the streetscape. Views and vistas extend to hills and gullies, along the curved streets and between buildings. Many lots within this street pattern are irregular in shape, with strong landscaping elements within a generous front setback. Examples of these areas are Dundas Valley and Telopea.

Map 1: Curvilinear + Rectilinear Areas within Residential 2(b) zoned land.

Map 1: Curvilinear + Rectilinear Areas within Residential 2(b) zoned land. (368kb)

Map 2: Insert showing Curvilinear 2B zones.

Map 2: Insert showing Curvilinear 2B zones. (432kb)

	Terrace Housing
Frontage	Minimum 18m
Height	Maximum 2 storeys Attics which are located in two storey buildings may be permitted only in dwellings which face the street or which directly face another element of the public domain such as a park. Accommodation may be permitted above garage(s) located on rear lanes
Street Setback	1.5m-3.5m
Rear Setback	Minimum 1.5m to rear lane
Side Setback	Minimum 1.5m
Depth	Maximum 14 metres

	Residential Flat Building *	High Density Housing
Frontage	Minimum 24m 18m for sites with 2 street/lane frontages	Minimum 24m 18m for sites with 2 street/lane frontages
Height	Maximum 3 storeys Maximum 2 storeys where adjoining existing single storey dwelling houses/dual occupancies in Residential 2(a) or 2(e) zones, unless the 3rd storey has a further setback of 6 metres Loft apartments facing rear lane - 2 storeys	Maximum 6 storeys
Street Setback	5-9m Secondary Street/lane 3-5m	5-9m Secondary Street/lane 3-5m
Rear Setback	Minimum 15% length of site	Minimum 15% length of site
Side Setback	Minimum 4.5 m	Minimum 4.5 m

* Includes residential flat buildings in Mixed Use (10) zones other than Woodville Rd. (Refer Sec 5.2 for Woodville Rd)

Parramatta Development Control Plan 2005

2 - Preliminary Building Envelopes

Preliminary Building Envelope Controls - Residential Development