Note—This neighbourhood plan includes a table of assessment with level of assessment variations to those in sections 5.5, 5.6, 5.7, 5.8 and 5.10. Refer to Table 5.9.26.A, Table 5.9.26.B, Table 5.9.26.C and Table 5.9.26.D.
Note—Densities and yields are to be calculated excluding parts of the site that are not within a potential development area. These include areas with development constraints or character or environmental values identified in overlay maps. Yields and maximum gross floor area for multiple dwellings and dual occupancy are to be calculated across the potential development area including all access ways and roads respectively.
Note—A comprehensive structure plan prepared in accordance with the Structure planning planning scheme policy may be required to demonstrate achievement of these outcomes. The structure plan should identify enclosures for animal keeping areas indicating existing structure and broad zones where future structures of defined scale and type may be erected without the need for a development application only where in accordance with the structure plan. A vegetation management plan may be requested to demonstrate how the site's ecological values will be protected and enhanced. An environmental management plan may be requested to demonstrate how site wastewater and stormwater are managed.
22.214.171.124.3 Assessment criteria
The following table identifies the assessment criteria for assessable development.
Development is of a height, scale and form that achieves the relevant intended outcome for the precinct, improves the amenity of the neighbourhood plan area, contributes to a cohesive streetscape and built form character and is:
(a) consistent with anticipated density and assumed infrastructure demand;
(b) aligned with community expectations about the number of storeys to be built;
(c) proportionate to and commensurate with the utility of the site area and frontage width;
(d) designed to avoid a significant and undue adverse amenity impact to adjoining development;
(e) sited to enable existing and future buildings to be well separated from each other and to avoid affecting the development potential adjoining a site.
Note—Development that is over-scaled for its site can result in an undesirable dominance of vehicle access, parking and manoeuvring areas that significantly reduce streetscape character and amenity.
Note—Neighbourhood plans will mostly specify maximum number of storeys where zone outcomes have been varied in relation to building height. Some neighbourhood plans may also specify height in metres. Development must comply with both parameters where maximum number of storeys and height in metres are specified.
Development in the road reserve and streetscape reflects the bushland and semi-rural landscape character of Fig Tree Pocket, particularly with regard to:
(a) the design of fencing, vehicular access and driveways;
(b) the design of the carriageway, drainage, footpaths, cycle paths and grass swales;
(c) fencing is low key, not visually prominent and integrates elements of landscape design in the road reserve in accordance with Figure d.
Development has a maximum fence height of 1.5m and is at least 75% transparent where along road alignments.
Note—Acoustic fencing is not required along Fig Tree Pocket Road, Jesmond Road and Gunnin Street.
Development ensures earthworks such as cutting and filling, are minimised by providing horizontal and vertical separation of the road carriageway and footpaths/cycle paths.
Development ensures that for steep slopes identified in Figure b swale drainage, footpaths and cycle paths are graded or constructed independently of the road carriageway.
If in the very low density residential or low density residential potential development areas or the rural housing area
Development on steep slopes being greater than 1:4 as indicated in Figure b:
(a) does not cause additional erosion, sediment loss or impact on adjacent lands and waterways;
(b) ensures building techniques are sensitive to the ecological values of the site;
(c) ensures retaining wall materials, finishes and landscaping are compatible with the surrounding area.
Development ensures buildings are not located on slopes equal to or greater than 1:3 as indicated in Figure b.
Development ensures cut and fill of slopes less than 1:3 does not exceed 1m above or below existing ground levels.
Development ensures building foundations are of a type that minimise disturbance to the natural landscape, such as pole type foundations.
Development for reconfiguring a lot provides lots 1,000m2 or greater on sites with a slope greater than 1:4 as indicated in Figure b.
If in the very low density residential potential development area
(a) maintains ecological features and processes that underpin the biological, social, cultural and economic wellbeing of Fig Tree Pocket and surrounds are protected and managed to ensure their long-term viability;
(b) responds to and retains ecological and bushland landscape character values and results in no net loss of ecological values in the central area indicated in Figure a.
(c) ensures that safety and traffic movement is maintained by restricting vehicular access ways to Fig Tree Pocket Road.
Note—Preparing an environmental management plan to protect ecological values may assist in achieving this performance outcome.
Development of a dwelling house is sited within an approved development footprint plan, or where a development footprint plan does not exist:
(a) has an average plan area of 600m2;
(b) is set back a minimum 6m and average 10m from any road frontage.
Refer to Figure c.
Note—The above development footprint plan requirements are in addition to those in the Subdivision code.
Development if reconfiguring a lot:
(a) ensures the lot configuration and the development footprint plan protects ecologically sensitive areas;
(b) ensures that any vegetation cleared in accordance with a development footprint plan is replaced on other parts of the same site with locally occurring native species, in accordance with the Planting species planning scheme policy.
(c) ensures only 1 shared vehicular access is provided for lots with access to and from Fig Tree Pocket Road.
If in the very low density residential potential development area and with a road frontage to Fig Tree Pocket Road, Jesmond Road, Gunnin Street, Cubberla Street, Thiesfield Street, Kenmore Road, Pylara Street, Terrigal Street or Karella Street
(a) minimises disruption to the natural landscape and vegetation on hillsides and adjacent to roads in order to protect bushland landscape character in the area;
(b) responds to site characteristics such as slope, waterways, ecological and landscape character values through the width of setbacks.
Development retains native vegetation in a 10m corridor adjacent to the road.
Development minimises the mass of buildings by varying wall and roof lines.
If in the low density residential potential development area with road frontage to Fig Tree Pocket Road, Jesmond Road, Gunnin Street, Cubberla Street, Thiesfield Street or Ormsby Street
(a) maintains the landscape character of the potential development area;
(b) maintains views from district access and suburban routes which are characterised by houses located in a semi-rural setting;
(c) locates building setbacks depending upon site characteristics such as slope, waterways, ecological and landscape character values.
Development retains existing mature native vegetation by providing landscape treatments in a 10m corridor along the road.
Development where for reconfiguring a lot, ensures all lots have a minimum area of 1,000m2 and vehicular accesses/driveways to lots are shared where topography and sequencing of subdivision enables this to occur.
Note—A development footprint plan may be required to implement landscape character treatments in allotments fronting these roads. Buildings and associated structures are set back a minimum 6m and average 10m from the roads listed above.
Development provides landscaping treatment along road frontages in accordance with Figure d, Figure f, Figure g, Figure h, Figure i and Figure j which illustrate appropriate landscape treatments, including:
(a) tree planting at irregular spacing;
(b) grouping or clumping of trees;
(c) occasional views of built form through landscaped areas;
(d) provision of services such as footpaths meandering amongst existing mature vegetation;
(e) use of colours and materials for footpaths and cycle paths sensitive to landscape character.
Note—A landscape concept plan may be required to assist in demonstrating achievement of this acceptable outcome.
If reconfiguring a lot on land in the low density residential potential development area that adjoins the very low density residential potential development area or rural housing area
Development interface between the low density residential potential development area and the very low density residential potential development area or the rural housing area is transitioned through appropriate allotment sizes and siting of buildings.
Development has a minimum lot size of 1,000m2.
Development is located:
(a) at a convenient location on the home-bound trip for residents;
(b) with high levels of accessibility and visibility from a major district or suburban road;
(c) at a central location to areas of significant residential development, ensuring a high level of convenience to the majority of the population;
(d) as close as possible to a range of community facilities.
Development in the centre is located on the area noted as neighbourhood centre identified in Figure a and is within 500m of the low density residential potential development area accessible by footpath or cycle path.
Development in the neighbourhood centre is designed to address all street frontages and evoke a contemporary active frontage – primary character with some shops located close to street frontages.
Development provides an attractive and useable semi-public open space with a minimum area of 200m2.
Development is consistent with the size of the neighbourhood centre which reflects the anticipated size of the future local population.
Development in the neighbourhood centre has a maximum gross floor area of 600m2 and a building height of 1 storey.
(a) reflects the particular landscape and built form character of the Fig Tree Pocket area and is in keeping with the low density residential nature of the area;
(b) ensures the location of parking and entrances maintains safety for pedestrians, motorists and cyclists.
Development which includes buildings is set back 6m to 12m from the street.
Development has car parking that is visible from the street, but does not dominate the presentation of the centre.
Building height (number of storeys)
If in the area identified as neighbourhood centre in Figure a
Development of a site for centre activities
View the high resolution of Figure a–Potential development areas, centres and rural housing (PDF file size is 324Kb)
View the high resolution of Figure b–Steep slopes (PDF file size is 324Kb)