Neighbourhood character is possibly one of the most disregarded planning principles, often left as a footnote in contemporary development assessment. A recent example in the Sydney suburb highlights some of the threats to neighbourhood character, and the apparent indifference by both the Council (which recommended approval) and the Local Planning Panel (which granted approval) for their own DCP character controls.

DA162/2020 proposed to carry out alterations that would add a third storey to the existing dwelling, located at No. 3 Clairvaux Road, Vaucluse. The non-conforming design presents a stark contrast to the prevailing streetscape character immediately surrounding the subject site, which is generally composed of a one to two-storey built form.

Woollahra Municipal Council approved the revised proposal (after some very minor improvements to the design following consideration of objections) on 19th August 2021, despite representations from several neighbours, including a professional planning objection citing non-compliance with DCP character controls.

The subject site is located within the Vaucluse East Precinct, with Woollahra DCP B1.11 stipulating precinct-specific controls for the area. In relation to the future character, the approved design posed a number of problems, which contravened the DCP character objectives and controls on a number of counts:

• When viewed from the street, the additional floor presented as excessive bulk, thus failing to fit within the context of surrounding built forms. The proposed design is does not incorporate sufficient modulation on the eastern elevation, thus causing excessive bulk.

• The proposal never sought to step-down the slope by offering any clear design response to the topography.

• The proposed façade design is not consistent with the pattern of simple façade design within the streetscape, both in terms of window design and forms. The majority of dwellings within close proximity possessed simple pitched roof forms, however the proposal sought a flat roof.

As observed in this example (although there are many like it), neighbourhood character is prone to vague interpretation by planning decision-makers. Contesting the existence of character also seems too easy – consultant planners simply need to justify in a Statement of Environmental Effects accompanying DA’s that the variety within the streetscape presents no basis for uniform character – therefore the offending design should be given approval. And on many occasions, DA Officers accept this argument if left unopposed.

Fortunately, in this example, a robust Principal Objection was submitted to Council, resulting in a favourable outcome that reduced the potential harm of a severe modern design amongst a semi-traditional streetscape.