3.1 Dwellings
Part 3 – Land Use Controls
This section applies to all low scale residential development, including new construction and alterations, and additions. Specifically, these controls apply to the following land uses:
- Dwelling houses
- Secondary dwellings
- Semi-detached dwellings
- Dual occupancies
- Attached dwellings (including terraces)
- Multi-dwelling housing and
- Group homes
For Residential Flat Buildings and Shop Top Housing, refer to Section 3.3 and 3.6. For further information about Secondary Dwellings refer to Section 3.2.
General
Context and Character: To ensure that all residential development, including new dwellings and alterations and additions, is consistent with the established or desired future character of the locality by responding to the positive elements of the streetscape and local environment, such as building siting, detailing, scale, character and form.
Architectural Integrity and Quality: To deliver high-quality architectural outcomes that contribute to a vibrant streetscape through using varied materials and façade depth and ensuring alterations and additions visible from the public domain integrate sensitively with the original building through matching or sympathetic roof forms, proportions, and detailing.
Public Domain and Safety (CPTED): To enhance the safety and vibrancy of the neighbourhood by ensuring dwellings provide passive surveillance through clearly identifiable, street-facing entrances and active habitable room windows.
Visual Bulk and Scale Transition: To minimise the perceived visual bulk and scale of buildings as viewed from the public domain and neighbouring properties. This is achieved through effective use of side and rear setbacks, building separation, and the stepping of building heights.
Residential Amenity: To ensure development delivers high-quality amenity for occupants and neighbours through appropriate building siting, setbacks, separation, privacy, and access to solar access and views.
Topographic and Landscape Integration: To ensure development responds to the natural landform by stepping buildings to follow the slope of the site, thereby minimising excessive excavation, bulk, and the height of retaining walls at boundary interfaces.
New single dwellings are to face the primary street. At least one front door is to be clearly visible, and at least one front window is to belong to a habitable (liveable) room (not a bathroom or laundry or the like).
Only the dwelling closest to the primary street is required to directly face the primary street
Do not enclose front verandahs or balconies. If a balcony or verandah is already enclosed, Council encourages restoring it to its original open design.
The bulk, scale and street presentation of single dwellings including height and building envelopes are to be consistent with the neighbouring buildings or the area's desired future character. The following diagrams indicate typical building envelopes that are appropriate in the Inner West.
If the site is on a slope, use a 'split-level' design that follows the land. Deep excavation is only allowed if it meets building height and, for basement parking, parking rules.
When altering a dwelling erected before 1943, keep the principal structure intact. New additions are to sit behind or below the main roofline, so they don't dominate the original house from the street. Respect the symmetry of attached homes (like semi-detached pairs).
Avoid large, blank walls. Add architectural details to all sides of the house visible from the public domain.
Objectives
Character and Context: To respond to the established streetscape and development pattern to promote the desired future character.
Amenity and *Building* Mass: To design spaces between buildings to protect privacy, allow sunlight and breezes, and reduce visual bulk.
Landscape and Environment: Maximise deep soil areas in front and backyards to support the planting and growth of large canopy trees.
Controls
Front and Rear Setbacks
Front and rear setbacks are to be:
- a)Calculated by averaging the front and rear setbacks of the adjoining main buildings on either side of the subject site (refer to Figure 3.1.4)
- b)Determined on a floor-by-floor basis
Where an adjoining development has a front or rear setback that is clearly uncharacteristic of the general pattern of development within the street, consideration will be given to the general pattern in determining building setbacks.
The setbacks for corner or end lots on adjoining streets are to be determined by the location of the building on the adjacent property that most resembles the orientation, frontage width and site layout of the subject site.
Side Setbacks
Setbacks from a side boundary are to be calculated on a floor-by-floor basis, in accordance with Table 3.1.1:
Table 3.1.1 Minimum side setback
| Site frontage | Storeys | Minimum side setback |
|---|---|---|
| <8m | Merit assessment based on C12 | |
| >8m | One storey | 900mm |
| >8m | Two storeys | 1.5m |
| >8m | Three storeys | 2.5m |
Notwithstanding the above table, on lots greater than 8 metres, semi-detached and attached dwellings and terraces may have a minimum nil side setback of 0m along a shared common boundary.
The following matters are to be considered where it is proposed to vary the front, rear, or side setbacks metrics outlined in C8 and C11:
- a)The proposed building is consistent with the pattern of development in the immediate locality
- b)The bulk and scale of development is minimised by skilful design solutions
- c)The potential impacts on amenity of adjoining properties, in terms of sunlight, privacy, bulk, and scale, are minimised
- d)Reasonable access is retained for necessary maintenance of timber or weatherboard walls and existing windows of adjoining dwellings
- e)Maintenance of natural surface runoff through the site
- f)Natural hazards affecting the site, including flooding
Objectives
Tree Preservation and Canopy: Protect existing mature trees and provide enough deep soil for a healthy, tall tree canopy.
Environmental Performance: Maximise permeable surfaces to support biodiversity, absorb rainwater, and reduce stormwater runoff.
Functional Outdoor Space: Provide high-quality, functional outdoor space that acts as an extension of the home's main living area.
Controls
Landscaping and Deep Soil
The entire front yard is to be permeable landscaping, aside from essential paths and an approved driveway. Paving, artificial grass, swimming pools, and porous paving do not count as "landscaped area."
Group the garden areas together to create at least one "deep soil" zone large enough to grow a tall canopy tree.
Private Open Space
Every dwelling needs outdoor space at ground level that flows directly from the main indoor living area (Refer to Table 3.1.2 for sizes based on your lot width).
The minimum dimension of private open space is to be 3 m. Pools and spas do not count toward this minimum space.
Small lots (≤ 150m² and less than 6m wide) Open car parking spaces can count as private open space, provided they are not fully enclosed and can be comfortably used for outdoor activities when the car is not parked in the space.
Table 3.1.2 Minimum Private Open Space
| Lot Width | Minimum Private Open Space |
|---|---|
| Less than 6m (small lots) | On merit, see C23 |
| 6m-10m | 16m² |
| Greater then 10m | 24m² |
Objectives
Visual Interest: Incorporate high-quality materials and finishes that enhance local character and make the streetscape visually interesting.
Controls
Divide building facades into:
- a)Vertical bays consistent with the dimensions established by elements on adjoining developments such as party walls, windows, doors, and other façade elements
- b)Horizontal bands that clearly delineate each storey and align with elements on adjoining development such as eaves, balconies, verandahs, and roofs
Note: Do not install upper-level balustrades that cut across and in front of party walls, disrupting the vertical rhythm and pattern of individual house elevations in terrace rows
Use materials and finishes that match the streetscape and the period of construction of the dwelling or as outlined in the desired future character for the relevant neighbourhood.
Design facades to enhance existing character by interpreting positive local features, including:
- a)Massing, which includes overall bulk and arrangement, modulation, and articulation of building parts
- b)Roof shape, pitch, and overhangs
- c)Verandah, balconies, and porches
- d)Window shape, textures, patterns, colours, and detailing
- e)External materials and colours that are non-reflective colours and non-fluorescent
When renovating a façade, inappropriate later additions are encouraged to be removed and replaced with design elements that reflect the architectural style of the building and contribute positively to the streetscape.
Objectives
Architectural Integrity: Ensure dormers match the home's style and roof shape without dominating the streetscape.
Structural Sensitivity: Minimise the structural and visual impact of additions on the original roof.
Privacy: Protect the privacy of adjoining properties.
Controls
Dormers are only allowed for habitable rooms.
Front-Facing Dormers
For roofs 6m wide or less, use one centrally placed dormer.
For roofs wider than 6m, use two symmetrically placed dormers.
Dormers are to be taller than they are wide (a height-to-width ratio between 1.6:1 and 2:1).
Dormers must be set down at least 300mm from the top roof ridge.
Dormers must not include balconies, doors, or side-facing glass
Skillion (Sloped) Dormers
Dormers are only allowed on the back roof. You can only have one per roof plane.
The dormer roof must slope away from the main ridge.
Dormers must be set down at least 300mm from the top roof ridge, inset 500mm from the side walls, and inset 200mm from the back wall.
