Camden Council Residential Development Control Plan (DCP) - A Summary

Camden Council Development Control Plan - Part 4: Residential Dwellings

This document outlines the objectives and controls for residential development within the Camden Local Government Area (LGA), as zoned under the Camden Local Environmental Plan (CLEP) 2010.

It covers various residential accommodation types, including dwelling houses, secondary dwellings, dual occupancies, semi-detached dwellings, attached dwellings, multi-dwelling housing, and outbuildings.

Note: If there is any inconsistency between the general controls in Chapter 2 and the specific controls in Chapters 3-6, the specific controls prevail. Development on land zoned under the State Environmental Planning Policy (Precincts—Western Parkland City) 2021 is excluded.

General Controls for Residential Development (Chapter 2)

These controls apply to all residential development unless superseded by more specific controls for a particular dwelling type.

Site Analysis

• Control: A site analysis plan is required, illustrating existing site features, surrounding context, and their relationship to the proposed development.

• Plan Inclusions: The plan must show:

  • Proposed building position relative to boundaries, other structures, and vegetation.

  • Easements over the land.

  • Location, boundary dimensions, site area, and north point.

  • Adjacent street features (trees, lights).

  • Contours and existing levels, with proposed changes.

  • Location and uses of adjoining buildings.

  • A stormwater concept plan (if required).

  • For battle-axe blocks, On-site Stormwater Detention (OSD) in accordance with Council's Engineering Specifications.

Cut and Fill

• Objectives: Minimize land forming, protect aesthetic quality, and ensure amenity of adjoining residents.

• Controls:

  • Maximum cut and fill is 1m each.

  • Fill greater than 300mm within 1m of a boundary must be contained by a deepened edge beam.

  • Deepened edge beams must not exceed 1m above natural ground level (NGL).

  • Greater cut may be considered for basement garages and on steeply sloping sites.

  • Retaining walls are required for excavation or filling along driveways.

  • Retaining walls must be contained within the property boundaries.

  • Retaining walls on the boundary require a positive covenant (s88B Instrument).

  • Maximum void height within a lot is 3m.

Streetscape and Architectural Design

• Objectives: Encourage innovative and diverse designs, promote casual surveillance, and add visual interest.

• Controls:

  • The primary street façade must address the street and incorporate a visible front entrance.

  • A minimum of two design features must be included on the primary street façade (e.g., entry feature, awnings, balcony, recessing elements, verandah, bay windows).

  • At least one ground floor habitable room with a window must face the street.

  • Corner lots require at least two design features on the secondary street façade.

  • Eaves are required with a minimum 450mm overhang, unless an alternative sun-shading solution is provided.

  • Hipped and gable roof pitches must be between 18 and 35 degrees (with exemptions for skillion roofs, parapet walls, detached garages, etc.).

  • Garages on corner lots are encouraged to be accessed from the secondary street or a rear lane.

Setbacks

• Objectives: Minimize impacts on views, privacy, and overshadowing; prevent garage dominance; and ensure corner lot safety.

• Controls:

  • Front Setback (dwelling house): Not less than the average setback of the two nearest dwellings on the same side of the street.

  • Front Setback (if no nearby dwellings):

    • Lot size ≤ 900m²: 4.5m (or 3.5m fronting open space).

    • Lot size > 900m² – 1,500m²: 6.5m.

    • Lot size > 1,500m²: 10m.

  • Front Setback (Battle-axe block): 3.5m if fronting an access-denied street or open space.

  • Secondary Setback: 2m (may be greater if the development does not positively address the street).

  • Side Setback: 0.9m.

  • Rear Setback: 4m (single storey) and 6m (two-storey component).

  • Rear Lane Setback: 1m (can be reduced to 0.5m with Council's satisfaction for waste collection).

  • Architectural Element Encroachments:

    • Primary street frontage: 1.5m (max).

    • Secondary frontage: 0.5m (max).

  • Garages and Carports: Minimum 1m behind the dwelling's building line and 5.5m from the road.

  • Eaves, fascias, etc., may encroach into side setbacks if they don't impact adjoining properties.

  • Walls along side boundaries must be articulated.

  • Reduced rear setbacks on corner lots may be considered in exceptional circumstances based on merit.

Zero Lot Line Development

• Controls:

  • A side wall can be built on or close to one side boundary.

  • An easement for 'support and maintenance' is required on the adjoining property, except where a 450mm setback is provided.

  • Projections into the easement are permitted if they don't impede access, have no adverse impacts, and maintain a 5m vertical clearance.

  • Wall length on the boundary: 50% of the boundary length for single-storey and 30% for two-storey.

  • No wall section on a side boundary can be longer than 10m.

  • Access to the rear yard must be provided via a minimum 0.9m side setback on the opposite side or a 'drive-through garage'.

Height, Site Coverage, and Siting

• Objectives: Ensure appropriate scale and building design.

• Controls:

  • Height: Maximum two storeys and consistent with CLEP 2010 Height of Buildings Map (max 9.5m). Attic rooms are not considered a storey.

  • Ground Floor Level: No more than 1m above finished ground level, unless no adverse impact can be demonstrated.

  • Site Coverage:

    • <450m² Lot: Single storey: ≤60%; Two storey: ≤50% (ground floor) and ≤35% (upper floor).

    • ≥450m² Lot: Single storey: ≤50%; Two storey: ≤50% (ground floor) and ≤30% (upper floor).

  • Site Coverage Definition: Excludes basements, unenclosed balconies, eaves, and awnings adjoining the street.

Landscaped Area

• Objectives: Provide sufficient landscaping for streetscape quality and ecological benefits.

• Controls:

  • A minimum of 30% of the site must be landscaped area.

  • Areas less than 1.5m in width are not included in the calculation.

  • A minimum of 40% of the front setback must be landscaped.

  • A landscape plan is required.

  • Synthetic or artificial grass is not included in calculations.

Principal Private Open Space (PPOS)

• Objective: Provide a high level of residential amenity.

• Controls:

  • Lot width ≤ 10m: Minimum 16m² with a minimum dimension of 4m.

  • Lot width > 10m: Minimum 24m² with a minimum dimension of 4m.

  • Must be adequately screened, directly accessible from a habitable room (not a bedroom), and have a gradient no steeper than 1:10.

Solar Access

• Objectives: Facilitate solar access and minimize overshadowing.

• Controls:

  • Dwellings must be oriented to maximize solar access to living rooms.

  • At least one living area must receive a minimum of 3 hours of direct sunlight between 9 am and 3 pm on June 21.

  • Direct sunlight must reach at least 50% of the PPOS of the subject dwelling and any adjoining dwelling for at least 3 hours between 9 am and 3 pm on June 21.

  • At least one window to a living area of a neighboring dwelling must receive a minimum of 3 hours of direct sunlight between 9 am and 3 pm on June 21.

Visual and Acoustic Privacy

• Objective: Enhance privacy and minimize impacts on adjoining properties.

• Controls:

  • Internal layout, windows, balconies, and plant should minimize noise impacts.

  • Overlooking of main living areas and PPOS should be minimized with building layout and screening devices.

  • First-floor windows to habitable rooms (excluding bedrooms) less than 1.5m above the finished floor level require a privacy screen or obscure glass if they overlook a neighboring window or PPOS.

  • Active recreation facilities should be located away from bedrooms of adjoining dwellings.

  • First-floor balconies/decks facing side or rear boundaries are not permitted unless no adverse privacy impacts can be demonstrated. They cannot exceed 2m in depth.

Parking, Garages, and Site Access

• Objectives: Provide safe onsite parking and reduce the visual impact of garages.

• Controls:

  • Parking Spaces: 1-2 bedrooms: 1 space; 3+ bedrooms: 2 spaces.

  • At least one space must be located behind the building line.

  • Garage Door Width:

    • Lots 12.5m-15m wide: Max 60% of the front elevation width.

    • Lots >15m wide: Max 50% of the front elevation width.

  • Triple garages are not permitted on lots less than 12.5m wide.

  • Lots ≤ 7m must access garages from a rear lane.

  • Garages must be subservient in scale and integrated with the dwelling design.

  • Triple garages require one door to be set back a minimum of 1m.

  • Only one driveway is generally permitted per property.

  • Double Garages on Narrow Lots (10m - 12.5m): Permitted with a 2-storey dwelling, a habitable room and balcony on the front façade (balcony must cover at least 50% of the dwelling width), and the garage must be recessed from the main building.

Fencing

• Objectives: Ensure high-quality fencing that complements the streetscape and provides privacy.

• Controls:

  • Front Fencing: Maximum height of 1.2m and must be an open style (pickets, slats, etc.).

  • Corner Lots: Fencing on the secondary street frontage can be a maximum of 1.8m high, but only behind a point 2m back from the primary building line. Fencing forward of this point must be max 1.2m and open style.

  • All other fencing must comply with the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008.

Waste Storage Areas and Waste Collection Areas

• Objectives: Ensure efficient, well-designed, and screened waste facilities.

• Controls:

  • Waste storage and collection areas must be shown on plans.

  • Storage areas should be behind the main building line and not inside garages.

  • Bin path of travel must be smooth and unobstructed.

  • Bins are to be presented at the front of the lot for collection.

  • Alternate collection locations may be considered within 50m of the lot boundary in exceptional circumstances, with specific design requirements.

Specific Controls for Dwelling Types

Secondary Dwellings

• Controls:

  • Must comply with general controls (4.2.1-4.2.12), unless stated otherwise.

  • Site coverage of all development (principal, secondary, and ancillary) must not exceed 50% of the lot area.

  • Must be designed to complement and be subservient to the principal dwelling.

  • Windows and PPOS must not overlook adjoining properties.

  • No additional car parking or PPOS is required, but clothes drying facilities must be provided.

  • Must be setback behind the front building alignment of the principal dwelling.

  • Internal fences separating the dwellings are not permitted.

  • Strata or Torrens title subdivision is not permitted.

  • Garage conversion to a secondary dwelling is only permitted if at least one additional car parking space is provided behind the front setback.

Dual Occupancies and Semi-Detached Dwellings

• Controls:

  • Must comply with general controls (4.2.1-4.2.12), unless superseded by these controls.

  • Minimum Lot Size: ≥600m² (or ≥800m² for corner lots).

  • Minimum Lot Width (at building line): ≥22m (side-by-side) or ≥18m (battle-axe formation).

  • Setbacks: Consistent with general controls, but the secondary street setback must be ≥4.5m. Rear dwelling in a battle-axe formation has specific setbacks.

  • Site Coverage: Single storey: ≤60%; Two storey: ≤60% (ground floor) and ≤30% (upper floor).

  • Storage: Each dwelling must have a minimum 8m³ storage area.

  • Mirror-reversed or replicated designs are not permitted; differentiation is required.

  • Each dwelling should have a separate driveway.

  • Dual occupancies are not permitted on battle-axe lots.

  • Car Parking: 1 space for ≤2 bedrooms; 2 spaces for ≥3 bedrooms.

Attached Dwellings

• Controls:

  • Must comply with general controls (4.2.1-4.2.12), unless superseded.

  • Sites must have direct frontage to a public road (no battle-axe lots).

  • Maximum of six attached dwellings in a 'set'.

  • Unified design and coordinated style are required.

  • At least one habitable room must address the street/internal driveway.

  • PPOS must be directly accessible from the main living area.

  • Each dwelling needs a minimum 8m³ storage area.

  • Setbacks:

    • Front: 4.5m or average of adjacent dwellings.

    • Secondary Street: 1.0m.

    • Side (Zero Lot/Attached): 0m (ground & upper floor).

    • Side (Detached): 0.9m.

    • Rear Lane: 1m (can be 0.5m with Council satisfaction).

  • Site Coverage (upper level): Max 35% of lot area.

  • PPOS: 16m² (min. dim. 4m) or 10m² (min. dim. 2.5m) as balconies.

  • Car Parking: 1 space for ≤2 bedrooms; 2 spaces for ≥3 bedrooms.

Multi-Dwelling Housing

• Controls:

  • Must comply with general controls (4.2.1-4.2.12), unless superseded.

  • Minimum Lot Size: 1,500m².

  • Minimum Lot Width: 25m.

  • Setbacks:

    • Front: 4.5m or average of adjacent dwellings.

    • Secondary Street: 2m.

    • Side: 0.9m (ground floor), 4m (upper floor).

    • Rear: 4m (ground floor), 6m (upper floor).

  • Site Coverage: Max 50%.

  • PPOS: 16m² (min. dim. 4m) at ground level or 10m² (min. dim. 2.5m) as balconies. PPOS can be in the front setback if there's surveillance from a first-floor balcony and it's needed for solar access.

  • Car Parking: 1 space per dwelling + 0.2 per 2-bedroom + 0.5 per 3+ bedroom. 1 visitor space per 5 dwellings.

  • Dwellings must be clearly differentiated.

  • Communal open space and parking areas must be visible for passive surveillance.

  • Internal driveways should avoid a "gun barrel" appearance.

  • Each dwelling needs a minimum 8m³ storage space.

  • Waste Management: Detailed Waste Management Plan required. Bins presented kerbside, not exceeding 50% of the street frontage. Alternate collection points may be considered in exceptional circumstances.

Large Lot Residential Areas (R5 Zones)

• Controls:

  • Must comply with general controls (4.2.1-4.2.12), unless superseded.

  • Unsewered Sites: Effluent must be managed in accordance with Council's Sewage Management Strategy.

  • Setbacks:

    • Front: 20m.

    • Secondary: 5m.

    • Side: 5m.

    • Rear: 5m.

    • Must be consistent with the prevailing setback of adjacent dwellings.

  • Colours and Materials: Must use neutral/earthen colors and non-reflective materials. Bright colours, whites, and blacks are to be avoided.

  • Fencing:

    • Front/Dividing Fences: Max 1.5m height, open style (picket, post and rail), and erected on the boundary.

    • Courtyard/Screen Fences: Max 2m height, not forward of the front building line, and located a minimum of 3m from side/rear boundaries on lots >4000m². Max internal area of 50m² and max length of 40m. Landscaping is required.

Residential Flat Buildings and Shop Top Housing

• Controls:

  • SEPP 65 and the Apartment Design Guide (or equivalent) prevail.

  • Minimum Lot Size: 1,000m² (RFB) or on merit (Shop top).

  • Minimum Lot Width: 30m (RFB) or on merit (Shop top).

  • Setbacks:

    • Front: 6m (RFB) or as per existing street setback (Shop top). Balconies can encroach up to 4.5m for the first 3 storeys.

    • Secondary Street: 6m (RFB) or 3m (Shop top).

    • Side: 3m (RFB) or 2m (Shop top).

    • Rear: 6m (both).

  • Site Coverage: Max 50% of the site area.

  • Landscaped Area: 30% of the site area.

  • Adaptable Dwellings: Minimum 10% of developments with 10+ dwellings must be adaptable (AS 4299-1995).

  • Storage: Each dwelling requires a secure 8m³ storage space.

  • Car Parking: 1 space per dwelling + 0.2 per 2-bedroom + 0.5 per 3+ bedroom. 1 visitor space per 5 dwellings.

  • Bicycle Parking: 1 per 3 dwellings.

  • Waste Management: Detailed WMP and onsite collection via a dedicated waste collection point are required. Chute systems are mandatory for buildings four storeys or more.

Outbuildings

• Controls:

  • Applies to C4, R1, R2, R3, and R5 zones.

  • Must be ancillary to the dwelling and used for domestic storage/hobbies.

  • Must be sited to retain vegetation and not impact infrastructure.

  • Floor Area (max):

    • <300m² lot: 36m².

    • 300-600m² lot: 45m².

    • 600-900m² lot: 60m².

    • ≥900m² lot: 100m².

  • Height (max): 4.8m above existing ground level (5.4m with an attic).

  • Setbacks: Must be behind the building line and comply with SEPP (Exempt and Complying Development Codes) 2008.

  • Roof Pitch (max): 36 degrees.

  • External materials and colours should be compatible with the surroundings and have a low-reflective finish.