Blacktown Development Control Plan 2006 SECOND PONDS CREEK

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1.1 1.2 1.3 1.4 1.5

INTRODUCTION
Structure of this Part Land to which this Part Applies Date of Enforcement Relationship to Environmental Planning Instruments General Objectives

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1 3 3 5 5

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CONTENTS

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2.1

DEVELOPMENT PRINCIPLES AND OBJECTIVES
Overall Framework

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3.1

URBAN DESIGN

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8 8 11 11 11 14 14 14 17 18 18 23

Land Use 3.1.1 Neighbourhood & Community Facilities 3.1.2 Primary School 3.1.3 Open Space & Conservation Areas 3.1.4 Residential Density Distribution 3.2 Circulation Network 3.2.1 Site Access and Linkages 3.2.2 Streets 3.2.2.1 Street Character 3.2.2.2 Street Intersections 3.2.3 Public Transport 3.2.4 Pedestrian and Cycle Network

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4.1 4.2 4.3 4.4 4.5 4.6

SITE PLANNING
Site Drainage Stormwater Management Land Capability – Salinity and Sodicity Aboriginal Heritage Contamination Cut and Fill Flora and Fauna

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25 25 26 26 27 27

5.0
5.1 5.2 5.3 5.4

HOUSING
Introduction Dwelling House 5.2.1 Definition Dual Occupancy 5.3.1 Definition Integrated Housing 5.4.1 Definition 5.4.2 Design Principles 5.4.3 Development Application Requirements 5.4.4 Development Controls for Integrated Housing Medium Density 5.5.1 Definition 5.5.2 Development Controls for Medium Density Housing

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28 30 30 33 33 35 35 35 35 36 37 37 37

5.5

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Blacktown Development Control Plan 2006
5.6 5.7 Studios 5.6.1 Definition 5.6.2 Development Controls for Studios Common Issues 5.7.1 External Appearance 5.7.2 Safety – Crime Prevention through Environmental Design (CPTED) Requirements 5.7.3 Privacy 5.7.4 Solar Access 5.7.5 Landscaping 5.7.6 Fencing 5.7.7 Water Efficiency 5.7.8 Energy Efficiency 5.7.9 Services 5.7.10 Materials Selection 5.7.11 Salinity and Sodicity 39 39 39 39 39 41 42 42 42 43 43 43 44 44 44

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CONTENTS

6.0
7.0

NEIGHBOURHOOD/COMMUNITY USES
INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION

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APPENDIX A
A.1 Definitions

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APPENDIX B
B.1 Proposed Vegetation Species for Private Open Space

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APPENDIX C
C.1 Salinity Management Plan

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54

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Blacktown Development Control Plan 2006

FIGURES AND TABLES
Figure 1.1 Figure 1.2 Figure 2.1 Figure 3.1 Figure 3.2 Figure 3.3 Figure 3.4 Figure 3.5 Figure 3.6 Table 3.1 Table 3.2 Figure 3.7 Figure 3.8 Figure 3.9 Figure 3.10 Figure 3.11 Figure 3.12 Figure 3.13 Figure 5.1 Figure 5.2 Figure 5.3 Figure 5.4 Table 5.1 Figure 5.5 Table 5.2 Figure 5.6 Table 5.3 Table 5.4 Table 5.5 Table 5.6 Figure 5.7 Figure 5.8 Location Plan Area to which this Part Applies Design Structure Land Use Neighbourhood and Community Facilities Open Space and Conservation Area Residential Density Distribution Access and Linkages Plan Street Hierarchy Plan Street Character Road Carriageway and Width Typical Collector Road Typical Local Street Typical Local Street Adjacent to Trunk Drainage Typical Stanhope Parkway (Sub Arterial) and Access Street Typical Private Driveway Public Transport Pedestrian and Cycle Network Streetscape Planning Principles – Typical Block (Typical Street) Streetscape Planning Principles – Typical Block (Facing Open Space) Acceptable Orientation Acceptable Orientation Minimum Allotment Size for Subdivision of Dwelling Houses Minimum Setback Controls for Dwelling Houses Development Controls for Dwelling Houses Carport Controls Development Controls for Dual Occupancy Housing Development Controls for Integrated Housing Development Controls for Medium Density Housing Development Controls for Studios Architecture Treatment of Dwelling Façade Fencing Controls

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III

Description Adoption Enforcement Date Date IV .Blacktown Development Control Plan 2006 Amendments to Part M – Second Ponds Creek (as of 2 July 2008) Amendment Location No.

1 1.0 INTRODUCTION This Part of Blacktown Development Control Plan (DCP) 2006 has been developed to provide detailed development controls and standards to encourage innovative development.1 Structure of this Part Structure of this Part The following sections of this Part of Blacktown DCP 2006 present the development principles and establish corresponding development controls. Integrated Housing. Section 7 details information to be provided with any Development Application covered by the development guidelines identified in this Part of the DCP. Studios).1 (refer to page 2) indicates the location of this site.Blacktown Development Control Plan 2006 1. 1 . 1 INTRODUCTION 1. Figure 1. Dual Occupancy. conserving and managing the cultural and ecological significance of the site. and create a flourishing environment for communities to live in. Medium Density. urban Design and Site Planning Controls. This will be done within the context of: (1) (2) (3) ensuring the proper management. development and conservation of natural and man-made resources within the area. This Part is structured to provide guidance to the following levels: (a) (b) (c) (d) development Principles and Objectives (Overall Structure). and neighbourhood / Community Uses. housing Controls (Dwelling Houses. Each section has its own set of objectives and development controls that will be used to demonstrate the appropriate application of the controls.

Blacktown Development Control Plan 2006 Figure 1.1 Location Plan 2 .

such variations must be fully documented and submitted to Council for consideration. It amended Blacktown Development Control Plan 1992. Variations may be sought in special circumstances where that development standard may not provide the best solution.90 was adopted by Council on 22 March 2006 and came into force on 12 April 2006 in accordance with Clause 21 of the Environmental Planning and Assessment Regulation 2000. Accordingly. and that there are no current proposals to amend the provisions of the DCP that might relate to the intended development.Blacktown Development Control Plan 2006 1. and reasons for.3 1. The extent of.2. For subsequent amendments to the DCP refer to the amendment table on page III. On 10 May 2006 it was incorporated into the consolidated DCP 2006.3 Date of Enforcement Date of Enforcement 1 INTRODUCTION DCP Amendment No. 3 . When a development application is lodged which relates to land to which this Part applies.2 1. This Part (Part M) of the DCP applies to the land shown hatched on Figure 1. Persons using Blacktown DCP 2006 are advised to ensure that they have the latest version that has been formally adopted by Council. Council will take the provisions of Blacktown DCP 2006 into consideration in determining the development application.2 Land to to which this Part Applies Land which this Part Applies The overall Second Ponds Creek site comprises approximately 330ha of land which slopes from its east and west edges down to Second Ponds Creek that runs north south through the centre of the site. 1. Blacktown City Council is the consent authority for the site. The land is zoned under the provisions of Blacktown Local Environmental Plan 1988 (LEP).

Blacktown Development Control Plan 2006 Figure 1.2 Area to which this Part applies 4 .

the Blacktown Local Environmental Plan (LEP) 1988 as amended. the provisions of this Part should prevail to the extent that it applies to the land to which this Part being Part M (Second Ponds Creek) relates. Where an element is not covered by this Part then other sections of Blacktown DCP 2006 may apply. General Plan Objectives General Objectives 1 INTRODUCTION & Regional The Second Ponds Creek site provides an opportunity to create a diverse residential and complimentary use development that integrates with the existing landscape qualities of the site.5 Blacktown Local Environmental Plan 1988. indigenous heritage. waste management and pollution control. and specify the minimum standard of information to be submitted with any development application and to ensure a clear process for applicants to follow. outline criteria which would be relevant to the broad types of development. meet ecological. Where there is an inconsistency with this Part and any other Part of the DCP in force.Blacktown Development Control Plan 2006 1. Relevant State Environmental Planning Policies Environmental Plans. ecologically sustainable development. Other relevant Council Policies. The Blacktown LEP 1988 takes precedence over the DCP to the extent of any inconsistency. Relevant S94 Plans adopted by Blacktown City Council. transport. social and economic needs of the community and ensure intergenerational equity between all stages of the development. This Part is to be read in conjunction with the following: (1) (2) (3) (4) (5) 1. and conforms with. Blacktown Development Control Plan 2006. It is intended that the this Part of the DCP will achieve the following: (a) (b) outline the broad strategic planning intentions for the Second Ponds Creek site and to provide detailed development controls. (c) (d) (e) 5 . car parking.4 1. traffic and access. landscaping.4 Relationship to Environmental Planning Instruments Relationship to Environmental Planning Instruments This Part is made under. specify criteria to be applied in the assessment of development proposals and to ensure that such development is consistent with the planned character of each locality.5 1. covering issues including urban character.

1 2. worthy of conservation. This Part creates a number of new residential neighbourhood areas in one of the main urban development fronts in the Sydney metropolitan area. 2. The Second Ponds Creek trunk drainage corridor forms a linear open space through the proposed new residential area and establishes connections to many of the proposed community facilities. The linear Parkland commences from Schofields Roads to Patterson Reserve. It also aims to ensure the appropriate management. The following sections describe underlying principles to achieve the desired built form and public domain. a distance of approximately 3 kilometres.1 Overall Second Ponds Creek DCP Framework Overall Framework 2 DEVELOPMENT PRINCIPLES The plan design allows for a potential yield of approximately 3. development and conservation of natural and man-made resources within the area to which this Part relates. The parkland comprises an average width in the order of 100m and encompasses much larger areas where there are existing significant stands of vegetation. Two primary schools and various community facilities are proposed to support the new residential community.400 new residential lots.Blacktown Development Control Plan 2006 2.1. 6 .0 DEVELOPMENT PRINCIPLES AND OBJECTIVES The aim of this Part of the DCP is to provide detailed planning and development controls to encourage innovative development which optimises the available land resource. The design structure is described in Figure 2. The treatment of the proposed linear parkland is critical to the success of this new suburban living environment.

1 Design Structure 7 .Blacktown Development Control Plan 2006 Figure 2.

Supporting the efficient and viable operation of existing local public transport services.1 3. Manage storm water and flood sustainability by incorporating Water Sensitive Urban Design (WSUD). open space and services. Locate community facilities within residential precincts that are usable and provides a range of social.1 Objectives Objectives (1) (2) (3) Facilitate sustainable communities to ensure intergenerational equity. 3 URBAN DESIGN The following sections set out the objectives and development controls that relate to those general elements.2. Development Control Development Control (1) (2) Community facilities such as childcare should be generally located as indicated on Figures 3.1 Neighbourhood & Community FacFacilities Neighbourhood & Community ilities 3. Locate facilities which will support community needs and facilitate interaction for residents. Manage and mitigate salinity.Blacktown Development Control Plan 2006 3.1 for Design Structure.1. active and passive functions.1 Land Use Land Use 3. jobs. 8 . Increase choice of available transport and reducing dependence on cars. cycle and public transport access to housing.0 URBAN DESIGN The public infrastructure and spaces which provides the overall framework for the development of the site should achieve the following: (1) (2) (3) (4) (5) (6) Provide the necessary public domain and infrastructure to support a community. Provide pedestrian. 3. Refer to Figure 2.1. A development application is required for each community facility and/or childcare site.1 and 3.

1 Land Use 9 .Blacktown Development Control Plan 2006 Figure 3.

2 Neighbourhood and Community Facilities 10 .Blacktown Development Control Plan 2006 Figure 3.

2 PrPrimary chool 3.3 (refer page 12).Blacktown Development Control Plan 2006 3.1. WSUD.4 Objectives Objectives (1) (2) Provide a variety of housing types to meet the needs of the community. indigenous and scenic importance. Integrate the primary schools with the neighbourhood centres and community uses.4 Residential DeDensityistribution Residential nsity D and Distribution 3. Ensure medium density dwellings are generally located near open space and facilities. salinity and sodicity management requirements. protecting and enhancing areas of natural. 3. local parks.Neighbourhood Parks B .1. Ensure an equitable distribution of open space throughout the development. Respond to natural systems.2 imary S School Objectives Objectives (1) Ensure that school buildings are of a scale and character consistent with the business centre and community facilities.Open Space C .1. 11 .1. Designs are to include identification of areas of native vegetation and aboriginal heritage and how the area will be developed without an overall adverse impact on these issues. Trunk Drainage Zone A . protecting and enhancing areas of natural. near bus routes and the central trunk drainage zone.1.1. schools. Detailed designs of each open space and conservation area to be submitted to Council for approval. Development Control Development Control (1) Medium density housing to be located generally around local centres.Open Space and Ecological Open space and conservation design is to have consideration to stormwater.4 on page 13). (refer to Figure 3. Provide for diversity of interests catering for a wide range of users. on collector roads. Development Control Development Control (1) (2) (3) (4) (5) (6) (7) (8) Provide a range of open space and conservation areas in accordance with Fig 3. indigenous and scenic importance. 3 URBAN DESIGN (2) Development Control Development Control (1) A development application is required for each school site. 3.3 Open Space & Cand rvation Areas Areas Open Space onse Conservation Objectives Objectives (1) (2) (3) Respond to natural systems.3 3.

Blacktown Development Control Plan 2006 Figure 3.3 Open Space and Conservation Area 12 .

Blacktown Development Control Plan 2006 Figure 3.4 Residential Density Distribution 13 .

In accordance with the road hierarchy the following streetscape character types have been defined reflecting their function and proposed streetscape. frame views and create attractive walking experiences and should respond to environmental conditions. Variation in the landscape character will be created through differing plant species and layout.1 Site Access and Linkages Site Access and Linkages Objective Objective (1) Provide linkages that create connections within the site and to adjoining places. The selection of plant and hardscape materials for the circulation system will be based on aesthetic. Trees and other landscape elements along roadways are designed to reinforce themes. 14 .2 reets 3. streets and paths.2. Street trees will provide a critical element of the landscape strategy as people often recall places because of the memories created by distinctive streetscapes. as well as future development areas to the east and west as indicated on Figure 3.2.5.6 on page 16) has been devised to comply with a design environment appropriate to road function and to facilitate safe environment for all users. 3 URBAN DESIGN Development Control Development Control (1) (2) Site access and provision for future linkages are to be provided as indicated on Figure 3. topography. 3.2.2 Circulation Network Circulation Network 3.2.5 (refer to page 15). The road (refer Figure 3. practical and safety considerations. views. taken collectively constitute the overall circulation system for the site and accommodate vehicular and pedestrian traffic into and throughout the development.2 3. existing trees as well as the street function and the role of the street in the circulation hierarchy. Access is to be provided to the existing development at Quakers Hill and Stanhope Gardens.2 StStreets The hierarchy of roads.1 3.Blacktown Development Control Plan 2006 3.

Blacktown Development Control Plan 2006 Figure 3.5 Access and Linkages Plan 15 .

Blacktown Development Control Plan 2006 Figure 3.6 Street Hierarchy Plan 16 .

No direct vehicular access except at controlled intersections will be permitted to arterial or sub arterial roads.2. Formal avenue tree planting in verge.' Canopy tree planting. closed canopies. designed to make them more individual and intimate. detention zones and permeable zones. 4 5 Access street Private Driveway Regular spaced. (4) Development Control Development Control (1) (2) (3) The road and street hierarchy is to conform with that shown on Figure 3. Formal median and verge planting.2.7 to 3. 17 . Make adequate provision for bus services to service the site. Wide residential street with leafy. Cater for the integrated provision of landscaping. Planted with a variety of less formal evergreen canopy tree species. 3 3a Local Streets Treed avenues in alternate staggered arrangements.1 reet C Character 3.5m radius. Local Street with greenway adjacent to road edge Continuous informal/staggered canopy tree planting Informal tree planting indigenous riparian vegetation with open canopy on one side of the road.Blacktown Development Control Plan 2006 Street Type Streetscape Character Criteria 1 2 Sub Arterial Road Collector Road Wide leafy 'Parkway' Avenue with a central planted median. Include planting to the entryway verge and one tree minimum.6. The street is equivalent to local street with verge incorporating bioswales.11. parkway character. safe and convenient network of "all weather" pathways for pedestrian and cyclists including users with disabilities and limited mobility in accordance with provisions contained in the Disability Discrimination Act.1 StStreet haracter Objective Objective (1) (2) (3) Provide acceptable levels of access. trees should be large. Corner lots are to have a minimum 5m splay kerb returns to be a minimum 8. Table 3. in scale with the road and its environment.2 and Figures 3. Table 3. public utilities and drainage.2. Plant as a traditional 'driveway.1 Street Character 3. safety and convenience to all users ensuring acceptable levels of amenity. Provide a legible.2.

2.3 Public TrTransport Public ansport Objectives Objectives (1) (2) Facilitate the provision of a future efficient bus service. Development Control Development Control (1) (2) (3) (4) At least 90% of all dwellings are to be within 400m safe walking distance from a future bus route.2 StStreetnIntersections 3.2 reet I tersections Objectives (1) (2) Ensure a hierarchy of intersections consistent with the street hierarchy. 1.2. 3.5m 16m 13.2.2. All four way intersections to comply with a Traffic Management Plan.8m adjacent to reserve 3.2m .5m including cycleway) 1.Blacktown Development Control Plan 2006 ROAD TYPE MINIMUM CARRIAGEWAY WIDTH (M) 11m MINIMUM VERGE WIDTH (M) EACH SIDE 4. Development Control Development Control (1) (2) A Traffic Management Plan showing intersection controls to be submitted with the first subdivision application for Council approval.5m 1.2.5m.5m MINIMUM ROAD RESERVE (M) 20m MINIMUM FOOTPATH REQUIRED (M) 1. 18 .5m (2. The pedestrian routes and their road crossings are to be located conveniently to designated bus stops.2 Road Carriageway and Reserve Width * For a maximum length of 80m ** Up to 15 dwellings *** Except where street connects to an adjoining street 3.6m 5. An indicative bus route is indicated in Figure 3.12.2.5m 1.3 3.1. A Traffic Management Plan showing location and configuration of bus stops be submitted with the first subdivision application for Council approval.2m nil*** COLLECTOR ROADS LOCAL STREETS ACCESS STREET* PRIVATE DRIVEWAYS 9m 5. Provide bus stops at appropriate intervals and in locations determined in consultation with the service providers and Council.1m 8m (NOT DEDICATED) Table 3.0m** 3. Facilitate safe vehicle and pedestrian crossings.

8 Typical Local Street 19 .Blacktown Development Control Plan 2006 Figure 3.7 Typical Collector Road Figure 3.

10 Typical Stanhope Parkway (sub arterial) and Access Street 20 .9 Typical Local Street Adjacent to Trunk Drainage Figure 3.Blacktown Development Control Plan 2006 Figure 3.

Blacktown Development Control Plan 2006 3 URBAN DESIGN Figure 3.11 Typical Private Driveway Note: RTA turning templates are to be applied to garages abutting private driveways to ensure adequate manoeuvring can be achieved within the private driveway. 21 .

Blacktown Development Control Plan 2006 Figure 3.12 Public Transport 22 .

width and design that can link into existing or possible future pedestrian networks. For reasons of safety.4 Objectives Objectives (1) Provide a network of pedestrian and cycle linkages to allow residents easy and safe access to the main open space and other public amenity features of the site including access to public transport as indicated on Figure 3.4 Pedestrian andand Cycle Network Pedestrian Cycle Network 3. Provide legible and convenient pedestrian and cycleway connections that link existing and new neighbourhoods and connect open spaces.13. 3 URBAN DESIGN (2) (3) Development Control Development Control (1) (2) (3) (4) (5) (6) Provide on grade pedestrian and cyclist crossings at Stanhope Parkway to future developments. Provide an all weather pedestrian network of suitable material. Road crossings are to be located where there is adequate sight distance and suitable lighting provided at road crossings.2. Provide off road cycle paths within open space areas. Pedestrian and cycle links are to be generally provided as indicated on Figure 3.13 (refer page 24).2. 23 .Blacktown Development Control Plan 2006 3. significant pedestrian links across sub arterial routes should be at signalised intersections. Cycleways to be built in accordance with Council specifications. and parallel to Stanhope Parkway and Schofields Road.

13 Pedestrian and Cycle Network 24 .Blacktown Development Control Plan 2006 Figure 3.

improving or at least maintaining the current condition. Salinity and sodicity management related to Appendix C is to complement WSUD strategies. Development Control Development Control (1) (2) Comply with the Salinity Management Plan at Appendix C (see page54). erodability and acid sulphate soils.1 4. Land Capability – Salinity and Sodicity Land Capability – Salinity and Sodicity 4. 4. 4 SITE PLANNING Development Control Development Control (1) (2) (3) (4) Stormwater systems to be designed to cater for all storm events up to the 1:100 year ARI storm event. design and construction of infrastructure from Salinity damage and to minimise the potential impacts the infrastructure may have on salinity.0 SITE PLANNING The following sections set out the objectives and development controls that relate to site planning and the subdivision development of the site.source street level and neighbourhood scale stormwater quality strategies. rehabilitation works and during the siting. An appropriately qualified consultant is to oversee and monitor the bulk earthworks. Apply WSUD strategies to minimise stormwater pollution by treating initial runoff and reducing the connectivity of impervious surfaces.1 Site Drainage Stormwater Management Site Drainage Stormwater Management Objectives Objectives (1) (2) Provide adequate drainage of all lots and roads within the development area. Maximise at . the consultant is to verify that the land is appropriate for the proposed development. Integrate landscape design into the Water Sensitive Urban Design (WSUD) drainage measures and salinity and sodicity management measures on a lot and subdivision scale. without detriment to the waterway environment. (3) (4) (5) (6) (7) 25 . Further. sodicity and aggressivity. based on using current best practice to achieve pollutant load reduction targets set by Department Environment and Conservation in their stormwater management guidelines. An appropriately qualified consultant is to certify that the subdivision has been completed in accordance with the requiements of the Salinity Management Plan at Appendix C prior to the release of a subdivision certificate. Salinity shall be considered during earthworks. The soil type of each lot is to be sampled. Any works within the central woodland corridor are to comply with the requirements of the Salinity Management Plan.2 Objectives Objective (1) Manage and mitigate the impacts of. and on. improving or at least maintaining the current condition. WSUD strategies are to complement salinity and sodicity management related to Appendix C. tested and classified for soil salinity. sodicity.2 4. having regard to but not limited to salinity. without detriment to the waterway environment.Blacktown Development Control Plan 2006 4. salinity and sodicity.

3 Aboriginal Heritage Aboriginal Heritage Objectives Objectives (1) (2) Manage the Aboriginal heritage values of the site to ensure that the conservation outcome is enduring. The Plan of Management must be submitted to Council concurrently with applications for development.Blacktown Development Control Plan 2006 (8) (9) All building works to comply with the requirements of the Salinity Management Plan at Appendix C. A Plan of Management must be produced and submitted to Council to ensure that all sites identified are managed appropriately for their cultural heritage values.3 4. The DCP be reviewed on a two yearly basis to ensure that best practice salinity and sodicity techniques have been incorporated. Ensure areas identified as archaeologically significant are managed appropriately. Development application must identify any areas of Aboriginal heritage value that are within or adjoining the DA area. Where the necessary consents have already been obtained from the DEC. Developments that will impact on Aboriginal heritage will require consent from the department of Environment and Conservation (DEC) under the National Park and Wildlife Act 1974 and consultation with the relevant Aboriginal communities. 4 SITE PLANNING Development Control Development Control (1) (2) Management of Aboriginal heritage on the site must generally comply with the recommendations contained within the Jo McDonald Cultural Heritage Archaeological Report (May 2005). Ensure that potential site contamination issues are adequetely addressed at the subdivision stage. (3) (4) (5) (6) 4.4 4. 26 . 4.4 Contamination Contamination Objectives Objectives (1) (2) Minimise the risks to human health and the environment from the development of potentially contaminated land. the development application must demonstrate that the development will be undertaken in accordance with any requirements of that consent. Development Control Development Control (1) Comply with Part Q (Contaminated Land Guidelines of Blacktown Development Control Plan 2006. including any areas within the development site that are to be retained and protected (and identify the management protocols for these).

Comply with Council's provisions on cut and fill.6 Cut and fill on the site is to be minimised. A tree survey is to be submitted with each subdivision DA.5 Cut and Fill Fill Cut and Objectives Objective (1) Manage and mitigate the impacts of cut and fill throughout the site. Development Control Development Control (1) (2) 4.Blacktown Development Control Plan 2006 4. Flora and Fauna Flora and Fauna 4 SITE PLANNING Objectives Objective (1) Manage the flora and fauna of the site to ensure that the conservation outcome is enduring.5 4. 27 . Development Control Development Control (1) (2) Comply with the provisions of the Threatened Species Conservation Act 1995.6 4.

1 Streetscape Planning Principles – Typical Block (Typical Street) Figure 5. 5 HOUSING Figure 5.1a and 5. Dual Occupancy.0 5. Refer figures 5.1 HOUSING Introduction Introduction The pattern. scale.1b which indicate streetscape principles.1 5. Integrated Housing.2 Streetscape Planning Principles .Typical Block (Facing Open Space) 28 .Blacktown Development Control Plan 2006 5. Medium Density Housing and Studios. The following sections set out the objectives and development controls that relate to the design and development of Dwelling Houses. and types of dwellings are important elements in creating a successful residential community.

Blacktown Development Control Plan 2006 Figure 5.4 Acceptable Orientation 29 .3 Acceptable Orientation Figure 5.

1 Definition Definition A "Dwelling House" is defined in Blacktown LEP 1988 as: "A building containing 1 but not more than 1 dwelling.Blacktown Development Control Plan 2006 ALLOTMENT TYPE Corner Battle-axe adjoining open space or community land (exludes access handle) Other Battle-axe (exludes access handle) Other Table 5.5 Minimum Setback controls for Dwelling Houses 30 .2 Dwelling House Dwelling House 5.2." Figure 5.1 5.2 5.1 Minimum allotment size for Subdivision of Dwelling Houses REGULAR SHAPE 500 450 IRREGULAR SHAPE 550 485 500 450 550 485 5.2.

5m 2 . carport and garage door width Floor level above the 1%.articulation zone (minor architectural features) 5.0m Double .directly accessible from living areas 4m x 6m Minimum width of POS Minimum dimension of Principal POS Setbacks (min/m) • Primary Front (Building) • Primary Front (Garage) • Fronting Open Space • Side and rear (Main Dwelling) • Side and rear (Garage) • Corner Lots (Secondary Street Frontage) Max no.4 bedrooms or more Generally to be located at the side or rear of dwelling 2.2m .5.single storey 1.5m x 3.where frontages is to open space 2 14m 7.two storey Zero 3m .garage door 3.5.at least one space needs to be covered Single .2 Development Controls for Dwelling House’s 31 .5m .5m .5m .Blacktown Development Control Plan 2006 CONTROL Minimum Allotment size Minimum Frontage width Minimum Lot Depth Private Open Space (POS) REQUIREMENTS 450 sqm 12m 20m 80sqm . of storeys Max building depth of second storey component Max height dwelling Max height of carport Car parking spaces Garage minimum internal dimension Max.for a max length of 9m 4m . 1:100 year flood level 4.to uppermost ceiling 10m . 2 or 3 bedroom 100sqm .5m Not more than 5m wide or 50% of the dwelling width whichever is the lesser 500mm Table 5.building facade 900mm .1.5m .5m x 5.to ridgeline 3.building facade 2m .along both street frontages for length of frontages beyond 9m 3m .5m .

Blacktown Development Control Plan 2006 Figure 5.6 Carport Controls 32 .

3 5.1 Definition Definition 5. 5 HOUSING Dual occupancy housing includes: (a) (b) (c) (d) the alteration or addition to an existing dwelling-house erected on an allotment so as to create two dwellings. and the part of the allotment on which the dwellings are not situated is available for use by the residents of the dwellings. but only if not more than two dwellings will be created as a result of the development being carried out. or the erection of another detached dwelling-house in addition to one already erected on an allotment.1 "Dual Occupancy Housing" is defined as two dwellings on a single allotment of land. or the erection of two attached dwellings on an allotment. The subdivision (whether Torrens Title.3. whether or not the dwellings are attached where: (a) (b) the dwellings have the general external appearance.3 Dual Occupancy Dual Occupancy 5.Blacktown Development Control Plan 2006 5. 33 .3. character and scale of a dwelling-house or dwelling-houses. Strata Title or Community Title) of an allotment on which there are two dwellings as a result of an approved dual occupancy development is prohibited except where the approved development is a detached dual occupancy located on a corner lot. or the erection of two detached dwelling-houses on an allotment.

2m length 500mm Not more than 5m wide or 50% of the dwelling width. Lot Depth Floor Space Ratio Private Open Space Min Dimension of Principal POS Min Width of POS Setbacks (min/m) • Primary front (Building) • Primary front (Garage) • Fronting open space • Side and rear.2.1.3m width.corner lot 20m 0.5m . 5. 2m .along both street frontages for length of frontage beyond 9m 3m . Otherwise 1 visitor space to serve both dwellings is to be provided off the driveway Covered . (Garage) • Corner lots (Secondary Street Frontage) Easement for Zero Lot Line Maximum no.5m width.5m 4. 2 or 3 bed dwellings 100 sqm for each dwelling .to uppermost ceiling 10m .5m .for max. dimensions Floor level above the 1%.to ridge line 3.for more length of 10m and internalised within development 3m .single storey 1. 1:100 year flood level Max.5:1 80 sqm for each dwelling .along both street frontages for length of frontage beyond 9m where frontage is to public or community open space 1m .5m 1 per dwelling .5m .1 or 2 bedrooms 2 per dwelling .3 Development Controls for Dual Occupancy Housing 34 . carport and garage door width Table 5.2 detached dwellings 600 sqm .garage door 3. (Main Dwelling) • Side and rear. height of Carport Resident Car Parking Spaces Visitor Carparking Garage and Parking Space min. of Storeys Max Building depth for any Second Storey Component Max.5m .2 storey Zero .5m . height of Dwelling Max.building facade 1m . length of 9m in the secondary street frontage 4m .single storey 1.4 bedroom dwellings 4m x 6m .Blacktown Development Control Plan 2006 CONTROL Min Allotment Size REQUIREMENT 450 sqm .2 attached dwellings 600 sqm .building facade.2m . whichever is lesser Min.3 or more bedrooms Visitor parking can be stacked in driveway where garage spaces are provided.two storey 2 14m 7. 5.directly accessible from living areas 2.5m length Uncovered .articulation zone (minor architectural feature) 5.

breezeway. 5. energy-efficient design of subdivision and dwelling-houses. floor.4 Integrated Housing Integrated Housing 5.4 5. provision of adequate site drainage. 5. adequate visual and acoustic privacy to each dwelling-house.1 Definition Definition "Integrated Housing" is defined as development that consists of: (a) (b) the subdivision of land into 5 or more allotments. retention of special qualities or features such as trees and views. Once approved. each proposed allotment must have a site area of 300 square metres or more.2 Design Principles Design principles 5. 5 HOUSING The definition of a "detached dwelling-house" is contained within Blacktown LEP 1988: "Detached Dwelling House" A dwelling-house that is not attached to another dwelling-house by a common wall. provision for landscaping and private open space. All integrated housing developments must be designed so as to ensure a compatible relationship between dwelling-houses within the development and dwellings on adjoining land.2 Integrated housing presents the opportunity to consider all aspects of building and site design together.4.1 5. ceiling. Further. solar access to adjoining dwellings/dwelling-houses.where a single application for consent for the subdivision and other development is submitted.3 Any person undertaking an integrated housing development is required to submit a combined Development Application to Council for the construction of the dwelling-houses and subdivision of the land.4. to be combined effectively to create a functional and attractive residential environment. relationship to adjoining dwellings/dwelling-houses.Blacktown Development Control Plan 2006 5.4.4. 35 . particularly solar access and privacy. and existing streetscape character. and the erection of a single detached dwelling-house on each of the allotments created by that subdivision.4. carport or any other structure. Factors which should be considered in the layout of an integrated housing development include: (a) (b) (c) (d) (e) (f) (g) (h) (i) slope and orientation of the land. no further Development Application is required.3 Development Application ReqRequirements Development Application uirements 5. It is essential in any integrated housing development that all proposed dwellinghouses are shown to be capable of being accomodated on proposed allotments without compromising Council's requirements.4. Integrated housing differs from most other forms of residential development in that a development must be made for both the subdivision and the proposed development concurrently.

building facade.5m . In determining the suitability or otherwise of any integrated housing proposal.garage door 3.uppermost ceiling 10m .single storey 1.5m width 5.55:1 .1.5m 3.along both street frontages for length of frontage beyond 9m where frontages is to open space 10m .5m .2m . dimensions 4.directly accessible from living areas. max.articulation zone (minor architectural feature) 5.for a max length of 10m and internailsed within development 3m .4. Internal living and external private open space areas should generally be oriented to the north.single storey 1.ridge line. 2m .along both street frontages for length of frontages beyond 9m 3m . Dwelling-houses should be positioned so that the possible overshadowing impact of and on existing or future adjoining dwellings/dwelling houses is minimised.4.5m .two storey Zero . Council will give consideration to the above matters together with those specified in Section 79(c) of the Environmental Planning and Assessment Act 1979.one side wall may be built on the boundary for a maximum continuous length 1m .2 or 3 bedroom 100sqm .4 CONTROL Minimum Allotment size Minimum Frontage width Floor Space ratio Private Open Space • Minimum dimension of Principal POS • Minimum width of POS Setbacks (Min/m) • • • • Primary Front (building) Primary front (garage) Fronting Open Space Side and Rear REQUIREMENT 300sqm 10m 0.5m length 36 . 3.Blacktown Development Control Plan 2006 Allotment orientation shall take into account the type of dwelling to be constructed thereon.5m . 2.4 bedrooms or more Generally to be located at the side or rear of dwelling 4m x 6m .4 Development Controls for fortegrated HouHousing Development Controls In Integrated sing 5. wall length Easement for Zero Lot Line Max no of storeys Max height dwelling Max height of carport Garage and parking space min.measured as an average over entire development and excludes garages 80sqm .building façade 1m .5m • Side and Rear (garage) • Corner Lots (Secondary Street Frontage) • Zero Lot.5m . 5 HOUSING 5.two storey 2 7.for a max length of 9m on the secondary street façade 4m .

Blacktown Development Control Plan 2006
CONTROL
Max. carport and garage door width Floor level above the 1%/1:100 year flood level Resident Car Parking Spaces Visitor Car Parking

REQUIREMENT
Not more than 5m wide or 50% of the dwelling width, which ever is the lesser 500mm 2 - Parking may be in tandem. Both spaces need to be covered Visitor parking can be stacked in driveway where garage spaces are provided. Otherwise 1 space per dwelling for Torrens Title or 1 space per 2.5 dwellings for visitor parking

Table 5.4 Development Controls for Integrated Housing 5.5 5.5 Medium Density Medium Density

5.5.1 5.5.1 Definition Definition "Medium Density Housing" is defined in the Blacktown LEP 1988 as three or more dwellings on the same parcel of land where each dwelling has an individual entrance and direct private access to private open space at natural ground level for the exclusive use of the occupants of the dwelling but, in the table to Clause 9 of the LEP, does not include any other form of dwellings elsewhere specifically defined in this Part of the DCP. Examples of Medium of density housing include development commonly known as villas and townhouses and but does not include dual occupancy housing, integrated housing or any other form of housing specifically defined in Blacktown LEP 1988. 5.5.2 Development Controls for foredium Dendensityusing Development Controls M Medium sity Ho Housing 5.5.2

CONTROL
Minimum Frontage width

REQUIREMENT
26m - Applications proposing the development of irregular shaped sites will be treated on their merits in terms of their compliance within the spirit of the site requirements below No greater than 2.75 times the width of the site On sites approaching the max allowable depth ratio Council may require buildings to be offset one from the other to create a development that is aesthetically pleasing 4 6 when opposite public or community open space

Maximum Depth

Maximum no. of attached dwellings in one group

Min. gap between group of attached 5m (Fig 5.2c) dwellings comprising two or more dwellings per group Min. gap between group of attached dwellings and a detached dwelling 2.5m (Fig 5.2b)

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Blacktown Development Control Plan 2006
CONTROL
Max. number of dwellings of same facade type in a single street block Private Open Space (POS)

REQUIREMENT
4 50sqm - 1 bedroom 60 sqm - 2 bedroom 70 sqm - 3 or more bedroom Generally to be located at the side or rear of dwelling. 6m x 4m - directly accessible from living areas 2.5m 4.5m - building facade 2m articulation zone (minor architectural feature) 5.5m - garage door 3.5m - building façade 1m - single storey 1.5m - two storey Zero - for a max length of 10m and internalised within development. 3m - for a max length of 9m on the secondary street façade. 4m- along both street frontages for length of frontages beyond 9m 3m - along both street frontages for length of frontage beyond 9m where frontage is to open space 1m - single storey 1.5m - two storey 5m

• Minimum dimension of Principal POS • Minimum width of POS Setbacks (Min/m) • Primary Front (Building) • Primary Front (Garage) • Fronting Open Space • Side and Rear • Side and Rear (Garages) • Corner Lots (Secondary Street Frontage)

Easment for Zero Lot Line

Minimum gap between groups of attached buildings Max no of storeys Maximum Building Depth of any Second Storey Component Max height dwelling Max height of carport Maximum carport and garage door width

2 (excludes attic) 14m 7.2m - to uppermost ceiling 10m - to ridge line 3.5m Not more than 5m wide or 50% of the dwelling width which ever is the lesser 1 per dwelling - 1 and 2 Bedroom 2 per dwelling - 3 Bed or more 1 space covered stack - parking permitted 1 space per 2.5 dwellings 500mm Covered - 3m width, 5.5m length Uncovered - 2.5m width, 5.2m length

Car Parking Spaces

Visitor Car Parking Floor level above the 1% 1:100 year flood level Garage and Parking space, min. dimension

Table 5.5

Development Controls for Medium Density Housing

38

Blacktown Development Control Plan 2006

5.6 5.6

Studios Studios

5.6.1 5.6.1 Definition Definition A "Studio" is defined as a room or suite of rooms no greater than 60m² in floor area located above a garage and detached from the dwelling. A studio may, but does not have to, contain a kitchen.

5
HOUSING

5.6.2 Development Controls for for Studios Development Controls Studios 5.6.2

CONTROL
Private Open Space (POS) Minimum width of POS Setbacks • Rear • Side Car Parking

REQUIREMENT
Self Contained (with kitchen): 25sqm - in addition to normal requirement Non-self Contained (without kitchen): No requirement 2.5m Zero Zero or garage setback 1 space - Self contained No requirement - Non-self contained

Table 5.6 Development Controls for Studios (1) Studio accommodation: (a) Studios above garages in private driveways can be attached as long as there are no more than 2 in a continuous row; (b) Studio accommodation should not be located over garages directly opposite in a private driveway unless adequate separation for privacy is achieved; (c) No more than 1 studio per 7 dwellings; and (d) A studio is to be on the same title as the main residence. Common Issues Common Issues

5.7 5.7

5.7.1 External AAppearance External ppearance 5.7.1 Objectives Objectives (1) (2) (3) (4) Enhance the streetscape amenity and residential character of the site. Create a high standard of architectural design for both individual dwellings and groups of dwellings. Consider proportions in the design of the building elevations. Reinforce significant street intersections particularly on open space and other key strategic areas through articulation of corner buildings.

39

Modulation of the façade should be integral to the design of the building. (d) balcony and other elements. Attention to both the building base and roof is required. (e) shutters. Materials such as fibre cement cladding is to be rendered with either a reveal joint or no joints. pergolas and attic storey. satellite dishes and similar elements are not to be visible from the street. Windows to living area should be directed either to the street or rear private open space (and private driveway) to provide visual surveillance to the street and other open space areas. An upper storey eaves overhang of at least 450mm is required. Building entries are to be clearly visible from the street. not ‘stuck on’. Corner buildings should be articulated by addressing both street frontages. Roofs are to be either pitched between 20 and 40 degrees with simple forms that avoid small pieces of roof with messy flashing details.1) Development Control (Fig 5. Generally no bathrooms. corner elements such as verandahs. or designed as a flat or skillion roof. Lightweight material such as boarded cladding may be used to add interest to the façade. ensuite or laundry window to face a public road. including antennae. 5 HOUSING (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) 40 . Communication devices. except on party walls and zero lot line walls.7) (1) Articulate the building façade using: (a) variations in setbacks.8. awnings and louvres. and (f) attention to proportion of openings. (c) building entrances. window type and size. (b) material and detailing. Carports and garages should be constructed of materials that complement the colour and finishes of the main dwelling.Blacktown Development Control Plan 2006 Development Control (Fig 5.

verandahs. Varied roof scape to break up buiding mass 2. Articulate facade with balconies. Facade modulation by variations in setbacks 4. Where garages are located behind dwellings in car courts with private driveway access.7.2 ty – Cr – Crime Prevention gh Envi onmental Desi n (CPT 5. measures must be taken to minimise opportunities for crime. maximise surveillance and minimise opportunities for crime.Blacktown Development Control Plan 2006 1. pergolas and sun shading 7. Articulate proportion of opening and windows type 6. A covered entry is encouraged. Entries are to be adequately lit. Roofpitch between 20 degrees and 40 degrees or designed as a skillion or flat roof 5. Provide lighting both to streets and private driveways sufficent for surveillance. Development Control Development Control (1) (2) (3) Building entries to be clearly visible from the street. They are not to be obscured by carports or other elements. 41 .7 Architectural Treatment of Dwelling Facade 5. Legible building entry Figure 5. Articulate facade with materials and detailing 3. Living area windows directed to street or private open space 8.2 SafeSafety ime Prevention throuthroughrEnvironmentalgDesign ED) (CPTED) s RequirementRequirements Objective Objective (1) Enhance safety.7.

5 5. Enhance streetscape amenity. 42 .00pm on 21 June. Maintain adequate privacy between studio accommodation located on private driveways.7.3 ivacy 5. 5 HOUSING 5.7.Blacktown Development Control Plan 2006 5.7. Development Control Development Control (1) (2) Areas of private open space should achieve at least 3 hours of sunlight to 50% of the required private open space between 9am and 3pm on 21 June. First floor balconies or living room windows not permitted to directly overlook private open space of adjoining dwellings unless suitable screening is provided. Second storey windows to living areas that face directly to windows. Minimise requirements for irrigation and fertilisers. An application proposing a 2 storey dwelling must include shadow diagrams showing the impact of the proposal on site and adjoining site between 9am and 3pm on 21 June. Ensure planting success and continuity. Appendix B (refer page 52). balconies or private open space of adjoining properties to be offset. (3) 5.7.3 PrPrivacy Objective Objective (1) Ensure that buildings are designed and sited to provide privacy between neighbours and between occupants and the public. Development Control Development Control (1) (2) (3) (4) Windows to upper storeys to be located on front or rear facades where possible. A landscaping plan to be submitted for all development other than single dwelling houses. Dwellings to be designed to avoid unreasonable overshadowing of adjacent properties.00am and 3.7.4 Objective Objective (1) Maximise solar access to private open space and living areas of dwellings. Development Control Development Control (1) (2) (3) Indigenous species to make up a large percentage of the plant material mix.4 Solar Access Solar Access 5.5 Landscaping Landscaping Objective Objectives (1) (2) (3) (4) Maximising microclimate benefits to residential lots. Most plant species to be selected from the schedule.7. Buildings should be designed to ensure that 50% of the on-site private open space area of adjoining sites receive a minimum of 3 hours of sunlight between 9.

Front fences may be of solid construction to a maximum height of 0. Side and rear boundary fencing constructed behind the building alignment setback should be a maximum 1.8m in height. Fences to corner lots are to be a maximum 0. Incorporate outdoor clothes line and drying areas into all dwellings. Metal sheeting is not permitted.8 Energy EfEfficiency Energy ficiency 5. 5. Metal sheeting is not permitted.7. location and design will not affect traffic and pedestrian visibility at intersections.9m high on the primary street frontage and on the secondary street frontage to a point 4m from the dwelling frontage where it may then increase to 1.7 ater E ficiency Objective Objective (1) Minimise water consumption in accordance with State Government requirements.9m in height except corner lots.7. Maximise cross flow ventilation in all dwelling designs.6m. 5 HOUSING Development Control Development Control (1) (2) (3) (4) (5) (6) Fences to the street frontage are to be a maximum of 0. Development Control Development Control (1) (2) (3) The provisions of BASIX will apply with regards to energy requirements.8m high and constructed of materials to complement the design of the dwelling.Blacktown Development Control Plan 2006 5. 43 . Development Control Development Control (1) The provisions of BASIX will apply with regards to water requirements. Ensure that rear and side fencing will assist in providing privacy to open space areas. Retaining walls visible to a public place are to be masonry.7.7. Courtyard retaining walls will require fencing to be positioned on top of retaining wall.7.8 Objective Objective (1) Minimise energy usage and greenhouse emissions.7. 5.7 WWater fEfficiency 5. The balance of the fence is to have a minimum opening ratio of 50%.6 FeFencing Objectives Objectives (1) (2) (3) Ensure front fences contribute to the streetscape and creates a clear distinction between public and private domain.6 ncing 5. Ensure that fence height.

10 aterials S lection 5. 5. the requirements of both Council and Integral Energy shall be met.7. Development Control Development Control (1) Salinity shall be considered during the siting. the use of recycled and renewable materials. All electrical reticulation within the site shall be underground. salinity.9 SeServices Objective Objective (1) Ensure that services are not visually intrusive.7.7. foundation and brickwork must have sulphate resistant properties to cope with the saline conditions. Development Control Development Control (1) (2) The selection of materials for pipe infrastructure. Development Control Development Control (1) (2) (3) Should an electrical substation (located within the site area or on the street frontage of the site) be necessary.7. foundation selection and cut and fill activities. vegetation type and location. to ensure the protection of the dwelling from salinity damage and to minimise the impacts that the development may have on the salinity process. 44 . 5 HOUSING 5. and on. design and construction of dwellings including: drainage. Provision shall be made to illuminate all common accessways and driveways to the satisfaction of the Council.Blacktown Development Control Plan 2006 5. All common accessways shall be lit at the vehicular footway crossing by an approved means from dusk till dawn.9 rvices 5.7.7. Specify where possible.11 SaSalinity nd SoSodicity Objectives Objective (1) Manage and mitigate the impacts of.11 linity a and dicity 5.10 MMaterialseSelection Objective Objective (1) Select materials that minimise the use of non renewable resources.

Blacktown Development Control Plan 2006 Figure 5.8 Fencing Controls 45 .

Integrate the development with the adjoining land uses. An unobstructed footway of 3. Bed 12m² The minimum depth of all balconies should be 2m. (9) 46 . Private open space to be provided for each shop top dwelling in the form of a balcony: 1.5m width to be maintained along the street frontage. A distinctive identifying architectural element to be provided. Buildings to be a maximum of 3 storeys in height with the ground floor providing for retail/commercial uses only and/or commercial/ residential apartments above. Bed 8m² 2. Parking rates for all development to comply with the parking provisions of Part A (Introduction and General Guidelines) of Blacktown DCP 2006.Blacktown Development Control Plan 2006 6. Establish the community centre as the focal point for community identity and activity. Development to contribute to the creation of a distinctive main street character. Objectives Objectives 6 NEIGHBOURHOOD/ COMMUNITY USES Development Control Development Control (1) (2) (3) (4) (5) (6) (7) (8) Buildings to address the main street.0 (1) (2) (3) (4) NEIGHBOURHOOD/COMMUNITY USES Provide for retail and commercial development and associated parking to service the Second Ponds community in conjunction with higher density housing and community uses. Bed 10m² 3. Parking to be generally located with access from the local street system. Pedestrian linkages to be provided to the school and community uses.

Blacktown Development Control Plan 2006 7. as relevant to the type of development application. • detailed floor plans. A4 size) showing the location. showing canopy spread of trees and ground levels at the base of the trunk. Plans at a scale of 1:200 showing: • site dimensions. engineers. The Design Review Panel excludes a parcel of land in the North-West corner being Lot 1 DP124210. • existing vegetation. and in particular this plan. The amount of information required for a Development or Construction Certificate Application will vary depending on location. and • all elevations and relevant sections.0 INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION Applicants are encouraged to use the services of architects. must be submitted: 7 INFORMATION TO BE SUBMITTED WITH A DEVELOPMENT APPLICATION Application fees Application form as advised by Council. The following information. design development and to prepare the supporting documentation. Consultation with neighbours and Council officers before completing the proposal is highly recommended. a document including a statement of how the proposed development has addressed the site opportunities and constraints identified. and • easements for drainage and services affecting or benefiting the subject property. Architectural plans Notification plans Site analysis Statement of environmental effects Documents (8 copies. town planners. professional designers and other specialists as required to undertake the site analysis. a completed document signed by the owner of the land or accompanied by the written authority of the owner to lodge the application (including where appropriate the company seal or seal of the body corporate). • changes of levels on the site related to a fixed datum point. a plan detailing management and mitigation measures. Survey or site plan Salinity management plan 47 . independent of Council’s development approval process. gutters (eaves) and ridge-lines. height and external configuration of the proposed development. Documents (3 copies) at a minimum scale of 1:200 showing: • dimensions and reduced levels of all floors. and • demonstrates that the intent of the criteria outlined in this Part has been satisfied. A Design Review Panel. • spot levels of street frontage including road gutter. a document (for all development applications) which: • explains how the proposal has resolved the relevant items contained in Section 79C of the Environmental Planning and Assessment Act 1979. scale and complexity of the proposal as well as whether the application relates to land subdivision or building construction. has been established by Landcom to review applications prior to lodgement with Council. • explains how the project design has responded to the information contained in the site analysis.

or their habitats".Blacktown Development Control Plan 2006 Other information may also be required with the development application or as part of the Construction Certificate documentation. including: Cut and fill plan Landscape plan a plan with details of the exact depth and extent of excavation and filling on the site. 48 . a document signed by the applicant outlining why compliance with a particular development standard (contained in the LEP or other applicable environmental planning instrument) is unreasonable or unnecessary. drainage flow velocity mitigation and pollution control. This plan should also detail how waste and recyclables will be managed by occupants after construction including details on storage areas and accessways to Council collection points. a plan for civil and building activities. indicating those that are to be retained and proposed landscaping of the completed development indicating opportunities for providing native flora and fauna habitats. Diagrams for all two storey buildings or second storey additions in residential areas showing the effect of 9am. a plan showing the location of existing trees. a plan specifying the proposed method for stormwater collection and conveyance. a model to scale showing the relationship of the proposal for adjoining development for superlot applications. (minimum 15 dwellings). management of 100 year ARI events. a plan for demolition and construction specifying the proposed methods for minimisation and recycling of waste materials. populations or ecological communities. 12 noon and 3pm shadows during mid-winter. effects and management of blockages and rare storm event impacts. Model SEPP1 Objection Shadow diagrams Soil and water management and sediment control plan Species impact statement a document where a "significant effect" is "likely" to be imposed upon "threatened species. down stream flows. Stormwater management plan Waste management plan For further information. pursuant to Section 5A of the Environmental Planning & Assessment Act 1979. refer to Council’s application form or enquire with Council's Planning and Development Services staff.

1 Definitions Definitions A definition applying to terms used in this Part of Blacktown DCP 2006 will generally have the same meaning as ascribed to them as is set out in Part A (Introduction & General Guidelines) of Blacktown DCP 2006. Design Review Panel Design Review Panel (1) (2) (3) (4) (5) The Design Review Panel (DRP) consists of Landcom and/or Australand representatives. Articulation Zone Articulation Zone A 2m wide zone forward of the building facade that may include minor architectural features such as pergolas. The recommendation from the DRP must be attached as part of the supporting documentation for Council’s consideration. Attic Room Attic Room Is a habitable space located above the upper most ceiling between the roof of a dwelling and is accessed from within the dwelling and does not exceed 60m² in area per dwelling. stair enclosures and verandahs.1 A. Built upon Area Built upon area Means the area of the site containing the dwelling structure and any hard surface areas (unless permeable) but excludes paved landscape areas and courtyards. the estate Architect and a consultant Landscape Architect. Other definitions which are applicable in relation to this Part and related development are set out below. 49 . and as is set out in Blacktown LEP 1988.Blacktown Development Control Plan 2006 APPENDIX A A. bay windows. A recommendation from the Panel is required prior to the DA submission to Blacktown City Council. APPENDIX A DEFINITIONS Corner Lot Corner lot Is an allotment that has frontage to two or more intersecting roads. Finished Ground Level Finished ground level Is the finished ground level following any bulk earthworks required at subdivision development stage to create a land surface generally suitable for building. The Design Review Panel is independent of Council’s development approval process. Once a purchaser has selected a house type. as part of any formal DA. an application is to be submitted to the DRP.

sun control devices and any elements. Landscaped area Landscaped Area Includes all permeable areas. paved courtyard areas and pathways but does not include any driveways.Blacktown Development Control Plan 2006 Gross Floor Area Gross Floor Area The sum of the areas of each floor of a building where the area of each floor is taken to be the area within the outer face of the external enclosing walls as measured at a height of 1400 millimetres above each floor level excluding (a) columns. associated community uses. ancillary storage space and vertical air-conditioning ducts. (c) car parking needed to meet any requirements of Council and any internal access thereto. Landscape Plan Landscape plan Is a plan prepared by the applicant that shall accompany the Development Application and sets out the general principles of embellishment to be undertaken in subsequent stages of the development of those areas where the developer intends to undertake the embellishment of open space. Principal residence Principal Residence Is a dwelling which has direct access to a public road or public open space and is not studio accommodation. APPENDIX A DEFINITIONS 50 . cooling towers. professional services. The garage may be attached or detached from the dwelling. (b) lift towers. machinery and plant rooms. projections or works outside the general lines of the outer face of the external wall. Neighbourhood Centre Neighbourhood centre Local Centre containing a mix of retail. Private Driveways Private driveway A shared driveway to a group of dwellings that does not require garbage truck access and is not a through road. Significant Building Significant Building A corner building or other building identified as being an important element within the streetscape. fin walls. Semi Detached Houses Semi detached houses Are dwellings that have a common wall with an adjoining dwelling in a group of only two dwellings. and (d) space for the loading and unloading of goods.

Blacktown Development Control Plan 2006 Storage Space Storage space This includes any garage space in excess of the minimum dimensions for garages and also includes designated linen or other storage areas but not including wardrobes in bedrooms or kitchen storage cupboards. APPENDIX A DEFINITIONS 51 . WSUD WSUD Water Sensitive Urban Design. Zero Lot Line Houses Zero lot line houses Part of the dwelling wall is built to the property boundary but has no common boundary wall with any adjoining dwelling. Zipper lots Zipper Lots Are lots with at least one irregular side boundary and generally has a dwelling built to one boundary which has no common boundary wall with any adjoining dwelling.

3m 10m 3.1m 0.5m 6m 2.3m climbs to 1.5m 0.5m 0.1 Proposed Vegetation Species for Private Open Space Scientific Name Trees Acer buergeranum Agonis flexuosa Angophora floribunda Banksia integrifolia Casuarina glauca Corymbia maculata Eucalyptus amplifolia Eucalyptus crebra Eucalyptus microcorys Eucalyptus moluccana Eucalyptus tereticornis Fraxinus ‘Raywoodii’ Jacaranda mimosilfolia Melaleuca linarifolia Melaleuca nodosa Melaleuca stypheloides Melia azedarach Sapium sebiferum Trident Maple Willow Myrtle Rough Barked Apple Coastal Banksia Swamp She-Oak Spotted Gum Cabbage Gum Narrow Leafed Red Ironbark Tallow-wood Grey Box Forest Red Gum Claret Ash Jacaranda Snow In Summer Ball Honeymyrtle Prickly Paperbark White Cedar Chinese Tallow Tree Agapanthus Lilly Pilly Tall Kangaroo Paw Hairpin Banksia Blue Trumpet Tasmanian Christmas Bush Narrow-leaved Bottlebrush Crinum Lily Fortnight Lily Gymea Lily Giant Hop Bush Common Gardenia Grevillea Silky Hakea Tick Bush Finged Heath Myrtle NZ Purple Flax Rock Thryptomene Coastal Rosemary Cast Iron Plant Cut Leaf Daisy Kidney Weed Grevillea cultivar Purple Coral Pea Star Jasmine Native violet Australian Bluebell 6m 14m 20m 20m 15m 30m 30m 30m 40m 30m 40m 20m 20m 10m 4m 10m 15m 7m 0.5m 0.3m 3m 6m 6m 6m 5m 8m 5m 8m 8m 8m 4m 8m 8m 4m 2.8m 1m 0.0m 3m 3m 1.0m 1.2m 0.75m 2m 3m 1.Blacktown Development Control Plan 2006 APPENDIX B B.5m climbs to 6m 0.5m 0.3m 0.5m 1.5m 1.5m 2.15m 1.0m 1m 2.5m 0.4m 6m 2m 2.4m 1.25m X √ √ √ √ √ √ √ √ √ √ X X √ √ √ X X X √ √ √ √ √ √ √ X √ √ X √ √ √ √ X √ √ X √ √ √ √ X √ √ Common Name Mature Height Mature Spread Native Shrubs Agapanthus orientalis Acemena smithii ‘Hedge Master’ Anigozanthos flavidus Banksia spinulosa Brunoniella australis Bursaria spinosa Callistemon linariifolius Crinum pedunculatum Dietes bicolor Doryanthes excelsa Dodenea viscose Gardenia augusta Grevillea poorinda “Royal Mantle” Hakea sericea Kunzea ambigua Micromyrtus ciliata Phormium tenax “Purpureum” Thryptomene saxicola Westringia fruticosa Ground Cover Aspidistra elatoir Brachycome multifida Dichondra repens Grevillea ‘Bronze Rambler’ Hardenbergia violaceae Trachelospermum jasminoides Viola hederacea Wahlenbergia gracilis 52 .4m 1m 1m 2m 0.5m 1.75m 2m 2m 3m 0.5m 1.1 Proposed Vegetation Species for Private Open Space B.5m 3m 2m 1.0m 1m 0.5m 1.3m 0.5m 3m 5m 3m 0.0m 0.

5m 0.5m 0.5m 0. 53 . plant viability.7m 0.5m 0. aesthetic. stipoides Ophiopogon japonicus Pennisetum alopecrroides Poa labillardieri Themeda australis Wire Grass Wallaby Grass Cogon Grass Turf Lily Microlaena Mondo Grass Fountain Grass Poa Kangaroo Grass 0.5m 1m 1m 1m 0.5m 0.7m 1m 0.3m 1m 0.3m 0.5m 0.3m √ √ √ X √ X √ √ √ Sedges/Rushes Carex appressa Dianella caerulea Dianella revolute Gahnia aspera Isolepis nodosa Lomandra longifolia Lomandra multiflora Juncus usitatus Tall Sedge Flax Lily Flax Lily Saw Sedge Nobby Clubrush Mat Rush Many Flowered Mat Rush Common Rush Couch (improved types) 1m 0.Blacktown Development Control Plan 2006 Grasses Aristida ramosa Danthonia tenuoir Imperta cylindrica Liriope muscari Microlaena stipoides var.3m 0.4m √ √ √ √ √ √ √ √ X Turf Cynodon dactylon It is important to note that this plant list is indicative only to provide a guide on the range of suitable plants for the region with consideration of functional.6m 0.3m 0.5m 0.25m 0. salt tolerance and horticultural requirements.4m 1m 0.4m 1m 1m 0. site conditions. The selection of species is expected to vary over time as a result of species availability.35m 1m 0.3m 1m 0.7m 0.

au 54 .1 Salinity Management Salinity Management Plan Plan APPENDIX C SALINITY MANAGEMENT PLAN REPORT ON SALINITY MANAGEMENT PROPOSED RESIDENTIAL DEVELOPMENT SECOND PONDS CREEK SCHOFIELDS Prepared for LANDCOM Project 29867E September 2005 Douglas Partners Pty Ltd ABN 75 053 980 117 96 Hermitage Road West Ryde NSW 2114 Australia PO Box 472 West Ryde NSW 1685 Phone (02) 9809 0666 Fax (02) 9809 4095 sydney@douglaspartners.com.1 C.Blacktown Development Control Plan 2006 APPENDIX C C.

Information is presented from numerous relevant investigations of the site. The A and top of the B (i. They should be recovered and stockpiled separately. This includes maps of electrical conductivity of soil water extract (ECe) across the site (Figures 1 and 2). Most of the near surface soils at the site are non or only slightly saline. Building platforms should be capped with 100 . In the creek corridor. These maps can be used to provide indications of salinity levels at specific locations. which was generally at relatively shallow depths. Schofield. The primary salt management method recommended in the report is consequently avoidance by managing stripping and reinstatement of near surface soils.200 mm of B1 horizon non-saline subsoil. The salinity management measures recommended in the report will safeguard and reduce the risk of any increase in the existing relatively low levels of salinity in the near surface soils. The more saline layers.e. General information is also presented on the causes and effects of urban salinity followed by additional recommendations and guidance for residential subdivision site design and building construction for mitigation and management.200 mm of non-saline topsoil (A) is recommended. will need to be covered. Moderately saline conditions only occurred in a few isolated areas along the creek corridor. measurements and issues. In addition to this where saline soils are exposed in landscape areas a topping of 100 . APPENDIX C SALINITY MANAGEMENT PLAN 55 . rectification of scoured areas should be carried out using appropriate engineering and landscaping solutions.Blacktown Development Control Plan 2006 EXECUTIVE SUMMARY The salinity management report overviews relevant salinity observations. and presents recommendations for management of salinity for the proposed residential development at Second Ponds Creek. where exposed. Close to the creek salinity levels generally peaked in the B2 soil horizon whereas in the upper landscape areas salinity levels peaked in the shale. B1) horizons are generally only slightly or non saline.

2 5. 3. 4.3 Water Management Site Design Residential and Other Buidlings APPENDIX C SALINITY MANAGEMENT PLAN 1 2 4 5 6 6 7 10 6 CONCLUSIONS 12 APPENDIX A: Notes Relating to this Report Borehole Logs Drawing 1 – Locality Plan 56 . INTRODUCTION BACKGROUND CAUSES OF URBAN SALINITY EFFECTS OF SALINITY IN AN URBAN ENVIRONMENT RECOMMENDATIONS 5.1 5. 2.Blacktown Development Control Plan 2006 TABLE OF CONTENTS PAGE 1. 5.

so as to limit any impact of salinity on roads. • 57 . water courses and storages comprising the proposed residential development. SCHOFIELDS 1. buildings. Details of the geology and hydrogeology at the site and results from various investigations are in the following reports: • “Report on Preliminary Salinity Investigation.Blacktown Development Control Plan 2006 TJW:lll Project 29867E 12 September. conclusions. underground services. Second Ponds Creek. where possible. 2005 APPENDIX C SALINITY SALINITY MANAGEMENT MANAGEMENT PLAN PLAN SALINITY MANAGEMENT REPORT PROPOSED RESIDENTIAL DEVELOPMENT SECOND PONDS CREEK. vegetation. together with general recommendations for salinity management for proposed residential development. The possible presence of saline groundwater and soils on this section of the catchment area for Second Ponds Creek has been recognised for over 60 years. 2. recommendations and general guidelines for site development and construction. “Salinity Investigation at Second Ponds Creek” by CSIRO Land and Water. this report contains details of earlier work by Dr Peter Mitchell and others. This management report includes: • • • • background information on salinity at the site. As well as reporting on soil sampling and testing in the area. the project developer. mitigate the existing saline conditions on site. dated May 2002. at Second Ponds Creek. Schofields” by Douglas Partners. henceforth termed the DP report. identified as Lot 244 of DP 1030940. The management report was prepared by Douglas Partners Pty Ltd (DP) and Sydney Environmental and Soil Laboratory (SESL) for submission to Blacktown Council by Landcom. general information on the causes and effects of urban salinity. The aim of this report is to present practical recommendations about how to manage and. BACKGROUND The site covers an area of 391 hectares. site development and buildings. covering water management. dated September 2001 (Project 29867). Schofield. INTRODUCTION This report presents an overview of salinity observations and issues. and is situated in a broad shallow valley draining north. The report contained the results from additional soil sampling and testing as well as geophysical work comprising EM31 measurements of bulk soil conductivity along a number of transects parallel to the creek.

Cutting into slopes for building. and removal of deep rooted vegetation reducing rates of evapotranspiration. land management practices are now increasingly recognized as significant contributors to the expansion of salt affected areas. the use of imported filling may be an additional source of salt or the filling may be less permeable. This may occur in urban areas due to changes to the water balance. Some building methods may also contribute to the process of urban salinity. based on profiles in the DP report. In particular compacted surfaces and fills can restrict groundwater flow and result in a concentration of salt in one area. urban salinity is increasingly occurring around populated areas due to clearing and site development. Even small changes in sensitive areas can result in the balance being irrecoverably altered and salinisation occurring. The report considered results from the earlier reports mentioned above and other sources. Also the inappropriate positioning. close to the creek. Capillary rise and evaporation concentrate the salt on. exposure of saline soils. carried out further soil sampling and testing and produced maps plotting estimated conductivity of soil water extract (ECe) in both the A2 and B2 soil horizons. These maps are reproduced as Figures 1 and 2. can result in saline soils or ground water being exposed and intercepted. preventing good drainage. dated November 2002 (MRI report). salinity levels generally peaked at the bottom of the B2 horizon then appeared to drop off in the shale. In particular. salinity levels usually peaked in the shale but generally at lower levels than closer to the creek. APPENDIX C SALINITY MANAGEMENT PLAN Conclusions based on the information in these studies were that: • salinity at the Second Ponds Creek site was not as severe as originally thought with ECe values of over 5 dS/m (moderately saline is 4 to 8 dS/m) only occurring in a few isolated areas along the creek corridor (attention is drawn to the different ECe scales used on the two figures). These issues may also result in problems with the design and construction of roads. in lower landscape positions. the building of embankments and the compaction of layers can interfere with groundwater flow. on the upper landscape. In particular. Additionally. The A1 horizon was generally leached apart from some local pockets of high salinity near the creek in the A2 horizon. CAUSES OF URBAN SALINITY Although saline soils and groundwater are a natural part of the Australian landscape. particularly along the creek line and tributaries. • • • • 3. Urban salinity becomes a problem when the natural hydrogeological balance is disturbed by human interaction. the ground surface. Salinity occurs when salts found naturally in the soil or groundwater are mobilised. where dispersive soils and erosion were extensive. and close to. 58 .Blacktown Development Control Plan 2006 • “Salinity Investigation Second Ponds Creek” by Mitchell Resource Intelligence. sodicity was considered a more serious problem than salinity. saline water appeared to be perched on the shale and flows laterally leading to an accumulation of salts in the lower subsoil through evapotranspiration. increases in the volume of water into a natural system altering subsurface groundwater flows and levels. grading and construction of drains can result in surface and groundwater mixing and stagnant pools forming that evaporate leaving salt encrusted ground.

2002) 59 .Blacktown Development Control Plan 2006 Figure 1 ECe in A2 Soil Horizon (MRI Report. 2002) Figure 2 ECe in B2 Soil Horizon (MRI Report. Nov. Nov.

As soils become more saline. The effects of salinity can be observed on building materials. Where vegetation is gradually removed the water table rises as a result of a smaller volume of water being used by the plants. Of more relevance in an urban landscape is the potential for an increase in water inputs into the hydrological regime. infrastructure including pipework and roads as well as in vegetation. vegetation. chemistry and productivity. Salinity may also result in the corrosion of steel pipes. flaking of bricks facing and cracking or corrosion of bricks. plant and micro-organisms decline and soil structure deteriorates. High levels of salinity can result in damage to and even death of plants.Blacktown Development Control Plan 2006 Salinity issues may also arise as the result of cumulative impacts. staining. This can reduce plant growth which in turn alters soil structure. Evidence of this may include crumbling. EFFECTS OF SALINITY IN AN URBAN ENVIRONMENT Excess salinity in an urban environment can result in significant problems. a consequential rise in the ground water table. Signs that vegetation is under stress from salinity include the discolouration and wilting of leaves and the death of less salt tolerant plant species. and subsequent salinity problems. chemistry and nutrient levels. Waterlogging may also occur following a decline in nutrient levels. the alteration of soil structure can lead to the formation of gullies and other forms of soil erosion. The effect of urban salinity is the result of both physical and chemical actions of the salt on concrete. cracking. A common example is from the gradual removal of vegetation across a site. These inputs may seem minor on their own but their cumulative effects over time produce an elevated groundwater table and eventually high levels of salinity. deformation. Salinity can also have a significant effect on roads and pavements and including: • • • • • • • deterioration of the bitumen seal. High levels of salinity may also affect soil structure. cracking and spalling of reinforced concrete pavements. soils and roads. 60 . Over time. bricks and metals. It may also be hard to establish lawns in areas that are subject to high salinity. APPENDIX C SALINITY MANAGEMENT PLAN 4. eroding or powdering of mortar or bricks. blistering which can lead to the formation of cracks and potholes. These increased inputs commonly come from the irrigation or watering of gardens and playing fields. Salt moves into the pores of concrete and bricks and becomes concentrated when the water evaporates and can result in breakdown of materials and corrosion. infiltration of storm water and sewage and other service leakage. It can manifest itself in a number of ways resulting in damage to buildings. allowing salts to be mobilised. structural steel and reinforcement and can damage underground service pipes resulting in significant financial costs. potholes. which can contribute to a change in the hydrological regime from reduced evapotranspiration.

Control methods for management of salinity during site development should start with adherence to careful stripping and separation of non-saline topsoil from slightly and moderately saline subsoils. The lower B (i. implementing building controls and engineering responses where appropriate.Blacktown Development Control Plan 2006 5. 5. Re-establishment of suitable vegetation and addition of gypsum to dispersive soils in soil conservation earthworks are also measures to control erosion. 61 . avoiding disturbance or exposure of sensitive soils. B2) and C horizons are generally the more saline layers and where exposed need to be covered with say 100 .e. B1) horizon are generally not saline and should be recovered and stockpiled separately. Reference should also be made to maps and recommendations given in the DP report.1 RECOMMENDATIONS Water Management APPENDIX C SALINITY MANAGEMENT PLAN The key to controlling the salinity of water in and around the Second Ponds Creek corridor is to minimise the concentration of salinity by evaporative processes. including vegetation and landscaping.200 mm of topsoil (A) for landscape finishes.e. horizon clays should be minimised by use of linings or sensitive landscaping design. In general.200 mm of B1 then 100 . some of which are repeated below. retaining or increasing appropriate native vegetation in strategic areas.2 Site Design Planning of the development of the site requires careful management with a view to controlling drainage and infiltration of both surface waters and groundwater to prevent rises in groundwater levels and minimise the potential for erosion. Erosion is to some extent currently bigger issue along the creek line than salinity. 5. maintaining good drainage. the following recommendations for site design and building are directed at: • • • • • maintaining the natural water balance. This can be done by ensuring good drainage in the catchment and minimising the number of shallow open pools that can readily dry out.200 mm of B1 horizon non saline subsoil. Soils must be replaced in the original order where possible to avoid bringing salts to the surface. Consequently. Outside the creek corridor. These efforts need to be directed at all levels of the development process including: • • site design. any wetlands constructed along the creek and other watercourses should not only be designed to minimise evaporative losses but also incorporate adequate bank protection measures to restrict erosion during peak flow periods. efforts should be made to prevent or restrict changes to the water balance that will result in rises in groundwater levels bringing saline water closer to the ground surface where evaporative concentration can occur resulting in potential salinisation. The A and top of the B (i. and residential and other buildings. Building platforms should be capped with 100 .

and eventual breakdown in soil structure resulting in accelerated erosion.Blacktown Development Control Plan 2006 The general prognosis for landscape success is good to very good if such management methods are incorporated in design and followed during construction. along shallow creeks. This can be addressed by a range of engineering and landscaping solutions. Figure 3 The Urban Salinity Process Figure 3 from "Good Housekeeping to Manage Urban Salinity" by the Department of Infrastructure Planning and Natural Resources (DIPNR) illustrates the urban salinity process and identifies situations where salinity problems can develop due to inappropriate planning and design. This can lead to water logging of the soils. floodways. in ponds. The main area showing severe problems in relation to rectification is the scoured area of the main creek. depressions. 62 . evaporative concentration of salts. Precautionary measures in subdivision design to reduce the potential for salinity problems include: • avoiding water collecting in low lying areas. or behind fill embankments or near trenches on the uphill sides of roads.

to promote subsurface drainage by incorporating slotted drainage pipes fitting into the stormwater pits in lower areas where pipe invert levels are within about 1 m of existing groundwater levels. There should not be excessive concentrations of runoff or ponding that would lead to waterlogging of the pavement or additional recharge to the groundwater. deeper than say 1. If the later is to be carried out. where possible materials and waters used in the construction of roads and fill embankments should be selected to contain minimal or no salt. Under these circumstances where salinisation could be a problem. salt tolerant grasses and trees should be considered close to the creek and in areas of moderate and greater salinity to reduce soil erosion and to stabilise the soils and creek banks as well as maintain the existing evapotranspiration and groundwater levels. This is probably likely to be more appropriate where good drainage can be planned as in certain situations poorly graded subsoil drainage and water collecting in pits may make things worse raising the water table and increasing the risk of salinisation. Reference should be made to an experienced landscape planner or agronomist. Advice from landscape technologists is that a wide range of indigenous and native species are available that will tolerate the anticipated level of salinity. gypsum should be mixed into filling containing sodic soils and cuts where sodic soils are exposed on slopes to improve soil structure and to minimise erosion potential. This may be difficult for cuts and fills in lower areas where saline soils are exposed in cut or excavated then placed as filling. particularly with regard to drainage of surface water. APPENDIX C SALINITY MANAGEMENT PLAN • • • • • • 63 .5 m height to reduce the potential for concentrated flows of water down slopes possibly causing scour. Road shoulders should be included in the sealing program.2 m. it is suggested that the batter slopes be specifically compacted to the requirements as described above but with control of the moisture content to OMC + 2% or otherwise over-filled. consideration could be given to planning to use deeper infrastructure service lines. Well graded subsoil drainage should be provided at the base of all slopes where there are road pavements below the slope to reduce the risk of waterlogging. surface drains should generally be provided along the top of batter slopes of greater than 2.Blacktown Development Control Plan 2006 • roads and the shoulder areas should also be designed to be well drained. to minimise infiltration through the exposed filling batters and the potential resulting flushing of salts from the filling. the outer zone (say 3 m wide) of the filling should be placed at OMC + 2%. act as a drainage layer and also reduce the potential for dispersive behaviour in the sodic soils. compacted and then trimmed back to the final alignment. a capping layer of either topsoil or sandy materials should be placed to reduce capillary rise.

The salinity classification would involve limited additional testing of soil or water samples for pH. it is anticipated that extreme salinity protection measures.3 Residential and Other Buildings Figure 4. total dissolved solids (TDS). other measures that can be considered to improve the durability of concrete in saline environments should be considered. Alternatively concrete grade of at least N25 and minimum 45 mm reinforcement cover should be adequate in moderately saline areas increasing to N32 and 50 mm cover respectively for very saline (ECe from 8 to 16 dS/m) areas. and possibly sulphates and chlorides. suspended slab or pier and beam construction should be considered. reducing turbulence of any water flowing over the concrete and using a quality assurance supplier. minimising cracks and joins in plumbing on or near the concrete. proper compaction and curing concrete are also suggested to produce a dense low permeability concrete. also from “Good Housekeeping to Manage Urban Salinity" by DIPNR. sodicity. Based on measurements and observations to date. APPENDIX C SALINITY MANAGEMENT PLAN • • • • • 64 . such as increased durability concrete. as an alternative to slab on ground construction. it is considered that: • soil from building sites in areas suspected to be more than slightly saline (ECe > 4 dS/m) should be sampled. it is essential that in all masonry buildings that a brick damp course be properly installed so that it cannot be bridged either internally or externally. etc will not be required over most of the building areas. the need for higher than normal strength concrete (≥ N40) and use of sulphate resistant cement should be considered in potentially highly saline (ECe > 16 dS/m) or aggressive areas in order to reduce the risk reinforcement corrosion in concrete slabs. based on Figures 1 and 2. that only a few building sites close to the creek corridor are likely to be affected. The extent of measures adopted during construction in particular the concrete and masonry requirements should depend on the particular level of salinity of aggressivity at the actual site. These include reducing the water cement ratio (hence increasing strength). Nevertheless. This should preferably be carried out by a geotechnical consultant at the same time the site is classified for soil reactivity (shrink – swell behaviour as described in Australian Standard 2870 – 1996 Residential slabs and footings). electrical conductivity. for the construction of buildings on moderately or more saline sites. presents diagrammatically a selection of salinity management tips for domestic dwellings. tested and classified for soil salinity and aggressivity. This will prevent moisture moving into brick work and up the wall. At Second Ponds Creek it is anticipated. on moderately or more saline sites. barrier membranes. a thick layer of sand (say 100 mm minimum) followed by a membrane of thick plastic should be placed under the concrete slab to act as a moisture barrier and drainage layer to restrict capillary rise under the slab.Blacktown Development Control Plan 2006 5. pier and beam. A minimum of 55 mm of concrete cover on slab reinforcement. particularly on sloping sites as this will minimise exposure to potentially corrosive soils and reduce the potential cut and fill on site which could alter subsurface flows.

do not contain salts during their construction and have good internal strength so that they can withstand any stress imposed on them by any salt encrustation. in high salinity areas. Water proofing agents can also be added to mortar to further restrict potential water movement.Blacktown Development Control Plan 2006 Figure 4 Salinity Management at Home • as there are various exposure classifications and durability ratings for the wide range of masonry available. bricks that are not susceptible to damage from salt water should be used. These are generally less permeable. • • 65 . reference should be made to the supplier in choosing suitable bricks of at least exposure quality. as indicated on Figure 4. service connections and stormwater runoffs should be checked to avoid leaky pipes which may affect off site areas lower down the slope and increase groundwater recharge resulting in increases in groundwater levels.

The main implications for residential development and road construction are that measures should be taken to minimise the use of extensive cut and fill techniques. In the creek corridor.Blacktown Development Control Plan 2006 6. Generally apart from the main creek corridor. DOUGLAS PARTNERS PTY LTD Reviewed by: Dr Terry Wiesner Principal Grahame Wilson Principal APPENDIX C SALINITY MANAGEMENT PLAN 66 . Any cut soils should be replaced in original order and exposed B-horizon soils and shale covered with non-saline topsoils so as not to bring salts to the surface. Recommendations are given for site development to minimise or reduce the potential for the development of salinity problems. As previously mentioned sodic soils and erosion is to some extent a more serious problem here than salinity. The B-horizon soils and shale are more saline in some locations at depths below 1 m to 1. CONCLUSIONS The above information and recommendations have been based on the results of testing carried out and reported to date. almost all of the topsoils and nearsurface subsoils in the areas where residential buildings are proposed are non-saline (ECe < 2 dS/m) or slightly saline. rectification of the scoured areas should be carried out with appropriate engineering and landscaping solutions. 5 m. Where cutting is necessary the non-saline near surface soils should be kept separate from the deeper more saline subsoils and shale. Other recommendations for site design and buildings should be followed.

Annand Alcock Urban Design. 3. Planning and Natural Resources (DIPNR). Draft Salinity Potential In Western Sydney Hazard Map Department of Infrastructure. 2004. Planning and Natural Resources (DIPNR). 2002. 9. 2002. April 2004. Roads and Salinity Department of Infrastructure. Chapter 6 Environmental Management Western Sydney Regional Organisation of Councils Ltd (2003) Western Sydney Salinity Code of Practice Department of Infrastructure Planning and Natural Resources (2004) Good Housekeeping to Manage Urban Salinity – for residents in Western Sydney APPENDIX C SALINITY MANAGEMENT PLAN 67 . Building in a Saline Environment Department of Infrastructure. 8. Waterwise Parks and Gardens Department of Infrastructure. 2004. 5. Planning and Natural Resources (DIPNR). Salinity Potential in Western Sydney Map Stockland (2004).Blacktown Development Control Plan 2006 REFERENCES 1. 2. Issue 5. Department of Land and Water Conservation (DLWC). 2002. 7. 4. Site Investigation for Urban Salinity booklet Department of Land and Water Conservation (DLWC). 2004. 6. Planning and Natural Resources (DIPNR).

00 to 60. qualified by the grading of other particles present (eg.06 mm 0. descriptions cover the following properties . structure. Geotechnical Site Investigations Code. In general. generally from the results of standard penetration tests (SPT) or Dutch cone penetrometer tests (CPT) as below: Relative Density Very loose Loose Medium dense Dense Very dense SPT “N” Value (blows/300 mm) less than 5 5—10 10—30 30—50 greater than 50 CPT Cone Value (qc — MPa) less than 2 2—5 5—15 15—25 greater than 25 68 .strength or density. colour. Geotechnical reports are based on information gained from limited subsurface test boring and sampling.00 mm 2. they must be regarded as interpretive rather than factual documents. Soil types are described according to the predominating particle size. supplemented by knowledge of local geology and experience.Blacktown Development Control Plan 2006 APPENDIX A (to Salinity Management Plan) Notes Relating to this Report: Borehole Logs Drawing 1 – Locality Plan NOTES RELATING TO THIS REPORT Introduction These notes have been provided to amplify the geotechnical report in regard to classification methods. APPENDIX C SALINITY MANAGEMENT PLAN Description and Classification Methods The methods of description and classification of soils and rocks used in this report are based on Australian Standard 1726. sandy clay) on the following bases: Soil Classification Clay Silt Sand Gravel Particle Size less than 0.002 to 0. Not all.002 mm 0. are necessarily relevant to all reports. of course.00 mm Cohesive soils are classified on the basis of strength either by laboratory testing or engineering examination. For this reason. The strength terms are defined as follows. limited to some extent by the scope of information on which they rely. soil or rock type and inclusions. Classification Very soft Soft Firm Stiff Very stiff Hard Undrained Shear Strength kPa less than 12 12—25 25—50 50—100 100—200 Greater than 200 Non-cohesive soils are classified on the basis of relative density.06 to 2. specialist field procedures and certain matters relating to the Discussion and Comments section.

Samples are returned to the surface. some information on strength and structure. with water being pumped down the drill rods and returned up the annulus. Non-core Rotary Drilling — the hole is advanced by a rotary bit. since moisture content is unchanged and soil structure. The cuttings are returned to the surface at intervals (generally of not more than 0. type. Identification of soil strata is generally much more reliable than with continuous spiral flight augers. further information regarding rock classification is given on the following sheet. strength. carrying the drill cuttings. 69 . Undisturbed samples are taken by pushing a thin-walled sample tube into the soil and withdrawing with a sample of the soil in a relatively undisturbed state. contamination or softening of samples by ground water. Large Diameter Auger (eg. inclusions and. Information from the drilling (as distinct from specific sampling by SPTs or undisturbed samples) is of relatively lower reliability. or may be collected after withdrawal of the auger flights. Continuous Sample Drilling — the hole is advanced by pushing a 100 mm diameter socket into the ground and withdrawing it at intervals to extrude the sample. but they are very disturbed and may be contaminated. and is usually supplemented by occasional undisturbed tube sampling. Only major changes in stratification can be determined from the cuttings. Sampling Sampling is carried out during drilling to allow engineering examination (and laboratory testing where required) of the soil or rock. etc. due to remoulding. Pengo) — the hole is advanced by a rotating plate or short spiral auger. Disturbed samples taken during drilling provide information on colour. The depth of penetration is limited to about 3 m for a backhoe and up to 6 m for an excavator. Such samples yield information on structure and strength. and are necessary for laboratory determination of shear strength and compressibility. Test Pits — these are excavated with a backhoe or a tracked excavator. Where relevant. Continuous Spiral Flight Augers — the hole is advanced using 90—115 mm diameter continuous spiral flight augers which are withdrawn at intervals to allow sampling or in-situ testing. allowing close examination of the in-situ soils if it is safe to descent into the pit. Undisturbed sampling is generally effective only in cohesive soils. is only marginally affected.Blacktown Development Control Plan 2006 Rock types are classified by their geological names. This is a relatively economical means of drilling in clays and in sands above the water table. generally 300 mm or larger in diameter. depending upon the degree of disturbance.5 m) and are disturbed but usually unchanged in moisture content. A potential disadvantage is the disturbance caused by the excavation. together with some information from ‘feel’ and rate of penetration. APPENDIX C SALINITY MANAGEMENT PLAN Drilling Methods The following is a brief summary of drilling methods currently adopted by the Company and some comments on their use and application. This is the most reliable method of drilling in soils. Details of the type and method of sampling are given in the report.

Test 6.3. 6. • In the case where full penetration is obtained with successive blow counts for each 150 mm of say 4. a 35 mm diameter rod with a cone-tipped end is pushed continuously into the soil. The mud tends to mask the cuttings and reliable identification is again only possible from separate intact sampling (eg. In the tests.4.Blacktown Development Control Plan 2006 Rotary Mud Drilling — similar to rotary drilling. 70 . Cone Penetrometer Testing and Interpretation Cone penetrometer testing (sometimes referred to as Dutch cone — abbreviated as CPT) described in this report has been carried out using an electrical friction cone penetrometer. The test is carried out in a borehole by driving a 50 mm diameter split sample tube under the impact of a 63 kg hammer with a free fall of 760 mm. usually 50 mm internal diameter.1. APPENDIX C SALINITY MANAGEMENT PLAN Standard Penetration Tests Standard penetration tests (abbreviated as SPT) are used mainly in non-cohesive soils. In such circumstances. Provided full core recovery is achieved (which is not always possible in very weak rocks and granular soils). but occasionally also in cohesive soils as a means of determining density or strength and also of obtaining a relatively undisturbed sample. “Methods of Testing Soils for Engineering Purposes” — Test 6. Transducers in the tip of the assembly are connected by electrical wires passing through the centre of the push rods to an amplifier and recorder unit mounted on the control truck. Occasionally. The test is described in Australian Standard 1289. very hard clays or weak rock. It is normal for the tube to be driven in three successive 150 mm increments and the ‘N’ value is taken as the number of blows for the last 300 mm. The results of the tests can be related empirically to the engineering properties of the soil. Continuous Core Drilling — a continuous core sample is obtained using a diamond-tipped core barrel. In dense sands. 7 N = 13 • In the case where the test is discontinued short of full penetration. but using drilling mud as a circulating fluid. 30/40 mm. 6 and 7 as 4. the full 450 mm penetration may not be practicable and the test is discontinued. Measurements are made of the end bearing resistance on the cone and the friction resistance on a separate 130 mm long sleeve. The test results are reported in the following form. this technique provides a very reliable (but relatively expensive) method of investigation. immediately behind the cone. from SPT). the test method is used to obtain samples in 50 mm diameter thin walled sample tubes in clays. the reaction being provided by a specially designed truck or rig which is fitted with an hydraulic ram system. say after 15 blows for the first 150 mm and 30 blows for the next 40 mm as 15. The test procedure is described in Australian Standard 1289.1. the test results are shown on the borelogs in brackets.

3).3. In sands. The lower scale (0—5 MPa) is used in very soft soils where increased sensitivity is required and is shown in the graphs as a dotted line. The test method provides a continuous profile of engineering properties. direct drilling and sampling may be preferable. 71 .3.4 to 0. the relationship between cone resistance and SPT value is commonly in the range: qc (MPa) = (0. The test was developed initially for pavement subgrade investigations.6) N (blows per 300 mm) In clays. There are two scales available for measurement of cone resistance. there is a depth limitation of 1. This test was developed for testing the density of sands (originating in Perth) and is mainly used in granular soils and filling. Friction ratios of 1%—2% are commonly encountered in sands and very soft clays rising to 4%—10% in stiff clays. • Friction ratio — the ratio of sleeve friction to cone resistance. Test 6. etc. dropping 600 mm (AS 1289. with higher relative friction in clays than in sands. expressed in percent. the relationship between undrained shear strength and cone resistance is commonly in the range: qc = (12 to 18) cu Interpretation of CPT values can also be made to allow estimation of modulus or compressibility values to allow calculation of foundation settlements.Blacktown Development Control Plan 2006 As penetration occurs (at a rate of approximately 20 mm per second) the information is plotted on a computer screen and at the end of the test is stored on the computer for later plotting of the results. Test 6. but must be regarded as being to some extent interpretive. The ratios of the sleeve friction to cone resistance will vary with the type of soil encountered. and where precise information on soil classification is required. • Perth sand penetrometer — a 16 mm diameter flat-ended rod is driven with a 9 kg hammer. The main scale (0—50 MPa) is less sensitive and is shown as a full line. Normally.2 m but this may be extended in certain conditions by the use of extension rods.2). Inferred stratification as shown on the attached reports is assessed from the cone and friction traces and from experience and information from nearby boreholes. This information is presented for general guidance. • Sleeve friction — the frictional force on the sleeve divided by the surface area — expressed in kPa. • Cone penetrometer (sometimes known as the Scala Penetrometer) — a 16 mm rod with a 20 mm diameter cone end is driven with a 9 kg hammer dropping 510 mm (AS 1289. and published correlations of the test results with California bearing ratio have been published by various Road Authorities. APPENDIX C SALINITY MANAGEMENT PLAN Hand Penetrometers Hand penetrometer tests are carried out by driving a rod into the ground with a falling weight hammer and measuring the blows for successive 150 mm increments of penetration. Two relatively similar tests are used. The information provided on the plotted results comprises: • Cone resistance — the actual end bearing force divided by the cross sectional area of the cone — expressed in MPa.

but this is not always practicable. and their reliability will depend to some extent on frequency of sampling and the method of drilling. may enter the hole slowly or perhaps not at all during the time it is left open. continuous undisturbed sampling or core drilling will provide the most reliable assessment. to a twenty storey building). may be advisable in low permeability soils or where there may be interference from a perched water table. the frequency of sampling and the possibility of other than ‘straight line’ variations between the boreholes. A localised perched water table may lead to an erroneous indication of the true water table. 72 . Water table levels will vary from time to time with seasons or recent weather changes. ground water although present. or perhaps weeks for low permeability soils. More reliable measurements can be made by installing standpipes which are read at intervals over several days. APPENDIX C SALINITY MANAGEMENT PLAN Bore Logs The bore logs presented herein are an engineering and/or geological interpretation of the subsurface conditions. sealed in a particular stratum.Blacktown Development Control Plan 2006 Laboratory Testing Laboratory testing is carried out in accordance with Australian Standard 1289 “Methods of Testing Soil for Engineering Purposes”. a three storey building). Details of the test procedure used are given on the individual report forms. Where the report has been prepared for a specific design proposal (eg. If this happens. Ideally. Ground Water Where ground water levels are measured in boreholes. or possible to justify on economic grounds. Engineering Reports Engineering reports are prepared by qualified personnel and are based on the information obtained and on current engineering standards of interpretation and analysis. Piezometers. the information and interpretation may not be relevant if the design proposal is changed (eg. They may not be the same at the time of construction as are indicated in the report. the boreholes represent only a very small sample of the total subsurface profile. The use of water or mud as a drilling fluid will mask any ground water inflow. In any case. Interpretation of the information and its application to design and construction should therefore take into account the spacing of boreholes. Water has to be blown out of the hole and drilling mud must first be washed out of the hole if water observations are to be made. the Company will be pleased to review the report and the sufficiency of the investigation work. there are several potential problems: • • • • In low permeability soils.

be made available. Reproduction of Information for Contractual Purposes Attention is drawn to the document “Guidelines for the Provision of Geotechnical Information in Tender Documents”. to full time engineering presence on site. the Company cannot always anticipate or assume responsibility for: • • • unexpected variations in ground conditions — the potential for this will depend partly on bore spacing and sampling frequency changes in policy or interpretation of policy by statutory authorities the actions of contractors responding to commercial pressures. Where information obtained from this investigation is provided for tendering purposes. This could range from a site visit to confirm that conditions exposed are as expected. Most problems are much more readily resolved when conditions are exposed than at some later stage. Site Anomalies In the event that conditions encountered on site during construction appear to vary from those which were expected from the information contained in the report. including the written report and discussion. Copyright © 1998 Douglas Partners Pty Ltd 73 . published by the Institution of Engineers. APPENDIX C SALINITY MANAGEMENT PLAN If these occur. The Company would be pleased to assist in this regard and/or to make additional report copies available for contract purposes at a nominal charge. the Company requests that it immediately be notified.Blacktown Development Control Plan 2006 Every care is taken with the report as it relates to interpretation of subsurface condition. Site Inspection The Company will always be pleased to provide engineering inspection services for geotechnical aspects of work to which this report is related. it is recommended that all information. However. it may be appropriate to prepare a specially edited document. well after the event. discussion of geotechnical aspects and recommendations or suggestions for design and construction. In circumstances where the discussion or comments section is not relevant to the contractual situation. the Company will be pleased to assist with investigation or advice to resolve the matter. Australia.

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