Where does plan apply?
Land generally bounded by Parson St, St Vincent St, North St, The Harbour & Burrill St South.
Any development is meant to provide Acceptable Solutions for the Performance Criteria guidelines in all 5 parts of the plan.
In special circumstances Council may  allow minor variations arising from detailed design considerations resulting from development applications. However the applicant must demonstrate that such a variation does not conflict with the vision, aims and principles of this Plan and any request for variations needs to be supported in writing clearly demonstrating the way in which the Development Control Plan Aims and Planning Principles will be achieved. As a guide minor variations of a numerical standard should not be greater than 5%.

Part 1. Aims & Objectives of the Plan
General aim to establish a vision for town centre & harbour by providing development & design criteria to complement & combine with public amenity & stimulate economic development of the Ulladulla area.

Objectives – are dealt with under the headings

·          Economic
To provide appropriate controls and incentives to attract sustainable investment in the Ulladulla Town Centre and Harbour.

·          Environment
To improve water quality entering the Harbour and ocean and ensure that the visual compatibility of any development does not detract from the natural attributes of the town centre and harbour setting.
 To encourage the use of roof tops to increase the amount of private open space within mixed use developments.

·          Built Form & Character
To establish a clear identity and maritime image for the Ulladulla Town Centre, a working port, tourist centre and service centre incorporating diverse residential activities and an enhanced public domain through:

o         Development of linkages between the town and the harbour;

o         Establishing an appropriate scale of development commensurate with projected growth and demand for infrastructure;

o         Controlling overshadowing of public spaces;

o         Providing improvements to streetscapes.

o         To foster the creation of a sense of place and sustainable community through the promotion of a mix of land uses and activities.

o          To foster and reinforce the town’s potential competitive advantage centred on its highway and harbour context coastal facilities and natural environment.

 

·           Accessibility
To manage the traffic and parking for the benefit of visitors residents and businesses ensuring that both elements are functional.

o          To promote a compact and accessible retail core which promotes diverse modes of travel and discourages major retail developments outside this retail core.

o          To encourage bulky goods and fringe commercial uses to the south of South Street.

o          To provide for car parking within walking distance of the retail focal point (cnr Wason Street and the Princes Highway).

o          To promote a public transport focus within the retail core.

 

·          Urban design/Lifestyle
To encourage a well designed safe and active public domain that contributes to the well being of the community and visitors and promotes an overall maritime theme.
To improve the quality and safety/accessibility of public places and their views to the harbour and other visual attractors.
To promote a quality built environment which is responsive to community values.

·          Employment.
To promote employment opportunities in the Ulladulla town centre and harbour relevant to the character and desired land use activities.

Part 2. Land use strategy for town centre.

 See Map 1
Area 1-Commercial Core Precinct-Lively mixed use, clear identity & maritime character on harbour foreshores.
Any development containing residential apartments incorporates retail uses on the ground floor that are capable of accommodating the future needs of the centre.
Development where a viable retail site module of 2000m2 is not available will be limited to a floor space ratio of 1.8:1.
Ensure that new development adjoining or near the harbour relates positively to this asset and incorporates a high degree of permeability within the development to allow pedestrian access and view sharing from other parts of the centre.

 

                                                                                                                2
 25% of the total number of residential units and apartments are to be designed for adaptable housing to provide opportunities for Seniors Living

Area 2-2a- Tourist, higher density residential, commercial retail.
Tourist accommodation includes temporary and short term accommodation such as hotels, serviced apartments, backpackers’ accommodation, motels and the like.
 2b- Mixed use residential & fringe retail, includes vertical & horizontal mixes of use.
Compatible retail/commercial uses may include restaurants and cafes, gift shops, galleries, personal services, leisure and indoor recreational facilities and the like.

Area 3- Recreation & Special Activities – Millards Creek park, Civic Centre, Bowling Club  & Anglican Church. Acts as Northern Gateway - sense of arrival reinforced by maintaining quality open space. Large open space for major festivals & events.
To reduce the amount of surface level car parks within public open space areas by encouraging multi level parking facilities that are suitable for both public and private land use activities and that cater for predominantly long stay patrons.
Permanent residential units will not exceed 25% of the total number of units on the site.
Encourage additional quality multi-purpose public facilities (civic centre/tourist information centre) and the like through public private partnerships.

Area 4 – Higher Density Residential – site specific higher residential density policies for permanent apartment living in DCP will override generic policies for medium density residential. There are two higher density residential precincts in the Plan. Both are located on the higher land on either side of the retail core and civic precincts, north of Millards Creek and east of Burrill St South.

Area 5 – Business Development (Bulky Goods) – Supports activities for retail centre. The Business Development (Bulky Goods) precinct is located to the south of the retail core on land that is zoned 3(b) Transitional Zone, or 3(g) Business development area.

Subdivision will generally be discouraged unless it relates to an approved development Plan and shows how infrastructure requirements can be met.

Area 6 – Working Waterfront – includes all land fronting harbour – currently zoned special uses & recreation. Dept of Lands has proposals for land under their control. See appendix.1. Harbour vital to commercial viability of town centre  with a pedestrian network that provides access.

New development to ensure that visual and pedestrian linkages from the retail core to the harbour are not impaired.

Area 7 – Low density residential -2(a1). Being close to town will be subject to future demand for higher density residential redevelopment. It is proposed to address this in LEP 2009.

Part 3.  Accelerated Growth Strategy – Key Development Sites
See Map 2
5 key development sites (KDS) are identified in central area bounded by St. Vincent’s St, South St, Burrill St South, Harbour and Millards Creek – can be anywhere in these delineated sites – 2000 sq. metres minimum.
Public/private partnerships may be entertained to facilitate the necessary infrastructure and DAs must be accompanied by a Masterplan

3.1. Site 1. Civic Centre/Bowling Club Precinct     
Upgraded civic and community facilities. Including tourist visitor centre, 4 star tourist accommodation, car parking
Height capped at 5 storeys (19m) on the bowling club site.
Development should not occupy a footprint larger than the existing development footprint (Car parks and bowling greens to the west of the Civic Centre may be included in the footprint).

3.2. Site 2 – Boree St. Precinct
To attract  the next level of retail. If  it includes (Boree St)  carpark it is to contain discount department store of 5-6000 square metres, open civic space minimum 2000 square metres, 1000 square metres for Public Library, car parking  - replacement plus extra and residential apartments.  To be accessible from adjoining shopping arcades and supermarket.
Total height capped at 6 storeys (25 metres)

3.3. Site 3 – South Street Car Park Precinct
As for Boree St. Precinct

3.4. Site 4 – Harbour Triangle  Precinct
All sites minimum 2000 square metres to allow incorporation of parking, service, elevated harbour walkways and outdoor spaces on site. Incorporate retention/reuse of heritage items. View sharing from key developments in the vicinity of a development site need to be maintained.Thoroughfares and view corridors to elevated walkway. A pedestrian walkway with a view corridor 10m wide and 6m high to the elevated walkway  clear of any signage is to be incorporated as part of any development.
Tourist accommodation uses may not occupy the ground floor fronting Wason St. and the elevated walkway.

Height may be 2 storeys  for a depth of 10 metres from Wason Street  frontage then up to  5 storeys  from natural ground level.

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3.5. Site 5 – Marlin Hotel
Encourage minimum 4 star tourist accommodation and views to Harbour water body from public dining areas. Conserve identified heritage items in the SLEP. Additional height up to 4 metres from top of existing ridge of roof may be acceptable.

Part 4.  Development Guidelines
Residential Flat Buildings must conform to the Residential Flat Design Code (RFDC) specifically formulated for use in  Sydney, which can be accessed from the following link – http://www.planning.nsw.gov.au/programservices/dcode.asp  (Previously  must conform to SEPP 65)
Additional guidelines:
4.(A)1. Subdivision
Minimum size lots of 2000 sq metres to be encouraged .

4.(A).2. Views and Vistas (upper and lower core)
See Map 3
Retain strategic view corridors and filtered views.
Views along public streets to be protected.
Large scale buildings shall blend in with the general landscape of the town when viewed from a distance.
Buildings shall generally step down the slope from the ridgelines on Deering Street and to the north.

Map 3  View Analysis shows, south of Green Street  view corridor to Harbour down Green St, from intersection of  Highway and Wason St and down Burrill St. South, panoramic view on harbour front but no other view corridors, filtered views or whatever.

4.(A).3. Building Setbacks
Commercial core – retail and commercial developments and mixed use -  ground floor, 1st floor – zero setback; 2^nd floor and above – as per RDFC (residential Flat Design Code)
Higher density residential – ground floor, 1st floor  5 metres, 2^nd floor and above – as per RDFC
Milards Creek – 20 m and a 10 metre buffer from top of bank
Bulky goods precinct – for car parking to a max. of 24 metres
Civic Centre site – Highway - not forward of existing building, 5m from St Vincent Street
IRT site north of Millards Creek – 30m from street frontage
Elevated Harbour walkway – undetermined  10m proposed, possibly to be deleted
North eastern corner of Highway and Wason Street – undetermined, but must form the main pedestrian entrance to the walkway.
All setbacks may be varied in Key Development Sites

4.(A).4. Building Height and Floor Space Ratios (See Maps 5 and 6)
Generally building heights are between 2 and 4 storeys (13 metres), however building heights on Key development Sites (over 2000m²) can be 25 metres or 6 storeys with FSR of  up to 3:1 on sites over 4,000 m²
On sites less than 2000m2 (generally the size of a retail “mini major) a floor space ratio of 1.8:1 prevails. On  key development sites over 2,000m2 a floor space of 2.5:1 will prevail and 3:1 on sites over 4,000m²
The maximum floor space ratio in the higher density residential permanent residential precincts is increased to 1.5:1 as are mixed use areas outside the retail core. Floor space ratios in 3(b) areas on the fringe of the retail core are to be 1.5:1 to encourage on site car parking.
The floor space ratio for the civic centre site and the land to the north of Millard’s Creek at 1.5:1  is less than the retail zones to encourage a greater amount of open space at the northern gateway to the town centre.
Performance Criteria 
Appropriate scale to street widths and future character.
Proposed heights protect amenity of public and private open space.
Proposed Solutions:
Shop top housing
Higher density outside retail area Max 4 storeys Includes land north of Millards Creek
Bulky Goods are and  southern Harbour: Max 2 storeys (7.5 m and FSR 1.0.1)
Civic precinct: existing heights to remain, but 5 storeys west of the Civic Centre.
Impact protected by minimising apparent height from street view
Heritage considerations - When allowing demolition of a heritage item, appropriate archival documentation, including a photographic record, will be required.
Put taller buildings on key corner sites to mark start of retail centre e.g. Post Office site.  
Limit overshadowing/ ensure solar access kept to open public spaces
Provide high quality amenity which gives good solar access and natural ventilation.

4.(A). 7 The Public Domain
"The creation of a distinct identity for the Town Centre is an important principle of this plan”
Examples given of what is needed  to make it more attractive :
A) paving,  signage, lighting, street furniture, attractive plantings
B) public art in Streetscape design
C) banners, seasonal flowers to celebrate other events/ activities.
D) town activity nodes
E) safer pedestrian/ high amenity, active uses fronting street, widened footpaths for outdoor eating, continuous awnings on shopfronts
F) distinct street lighting, lit shop windows, special effects and special events lighting.
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4.(A).8 Land adjoining the foreshore
Development shall address the harbour foreshore with active frontages on the ground floor and balconies and terraces above.
No structures, car parking, garages or external storage shall be permitted on land having frontage to the harbour foreshore unless ancillary to the working harbour or unless a right-of-way is available across Crown Land.
Further building into the open space areas forward of the Civic Centre should be minimised to retain the open space feel around the Harbour.
When permissible by the Crown there shall be only one point of access from Crown land to Council land for the purpose of providing vehicle access to private land in the triangle precinct and joining the harbour.

4.(B).1 Residential Flat Buildings and Shop Top Housing
To generally comply with the requirements of the Residential Flat Design Pattern Book Urban Apartment Buildings  where zero setbacks are allowed and coastal or garden designs where a greater setback is required. See www.patternbook.nsw.gov.au.

4.(C).1. Ecological Sustainable Development
All buildings shall:
                                                                                                               
*adopt waste recycling and water reuse strategies and actions.
*adopt energy and water efficient fittings.
*incorporate stormwater detention and treatment.
*comprise walls, fencing and screens designed and located to allow penetration by winter sun and provide shade against summer sun.
*In residential developments a minimum of 25% of the open space area must be deep soil plantings.
 *In mixed use retail and business zones deep soil planting areas may be substituted by contributing to the development of civic open space areas within the commercial core.

4.(C).2. Building Form / Orientation
Buildings should be appropriately modulated, articulated, be similar to neighbouring building in terms of colour, materials, style  floor, ceiling & awning heights, with recessed garage doors and loading docks
Optimise solar access

4.(c).4. Building Roofscapes
Roof treatments should form an unobtrusive yet visually interesting and landmark silhouette when viewed from adjoining streets and public vantage points within the town centre.
Rooflines including architectural roof features should not adversely impact upon view corridors or view sharing of heritage items.
An allowance to exceed the maximum height to provide for architectural roof features and decorative elements on the upper portion of a building will be permissible. Any building identification signage or equipment for servicing the building (such as plant, lift motor rooms, fire stairs and the like) contained in or supported by the roof feature is fully integrated into the design of the roof feature.

4.(c).5. Building Appearance Materials and finishes
Building materials colours textures and styles shall adopt design clues that reflect a distinctive Australian contemporary coastal maritime theme and character.

PART 5. Infrastructure
5.1 Car parking and access
It is proposed that short stay public car parks (up to 3 hours) are located within 150-200 metres walking distance of the retail focal point, i.e. the intersection of Wason Street and the highway. All day parking mainly for employees would also be provided within a radius of up to 400 metres from the retail focal point.
The two public car parks in Boree Street and South Street to the rear of the Marlin Hotel are identified as key development sites.
Car parking is to be adequate for the future requirements of the town - allow for the construction of 200 additional spaces.
Car parking areas shall be hidden from view and ideally located in the basement or the building structure where possible.

5.2 Traffic Facilities/Pedestrian Movement/Safety
To ensure all developments within the retail core have a high degree of pedestrian accessibility, pedestrian movement corridors should be linked to the major car parks/key development sites and Harbour foreshores via a network of footpaths and arcades.
Traffic roundabouts are to be provided at the following intersections:
 Boree Street and South Street
 Jubilee Avenue and South Street together with the relocated entrance to the south Street car park
Traffic lights should be provided at the following intersections:
South Street and the Princes Highway
St Vincent Street and South Street
Wason Street and Burrill Street South

5.4 Utility Services Waste Management and Soil and Storm water Management
To adequately manage stormwater generated from the higher density residential areas bounded by Church St Vincent streets the Princes Highway and North street, a drainage reserve is to be acquired . This drainage reserve will also act as a pedestrian movement corridor to the town centre.