Renovations, alterations and additions a terrace or residence nestled in the heritage conservation zones of Sydney’s Inner West and Inner City neighbourhoods can present both challenges and gratifying outcomes. Enhancing the timeless allure of Victorian architecture can be achieved through thoughtful additions, revitalising these historical treasures. In this article, we delve into the complexities of urban planning regulations, council requirements, as well as the intricacies of design and construction that we’ve encountered in numerous projects within these locales. Through sharing my experiences, I aim to provide you with valuable insights and equip you with the knowledge necessary to navigate such endeavours effectively.
Building in a Heritage Conservation area in Sydney
In most cases, owning a heritage item or property within a heritage conservation area requires the need to obtain council consent for alterations to the building, including internal modifications. However, for minor works or property maintenance, exemptions may be available, sparing you the need for formal consent.
As an initial step, you can familiarise yourself with the history of your area by looking at published articles, photographs and maps or talk to a member of councils Heritage and History Team to gain an insight on how your property may be affected. Ultimately, a specialist Heritage consultant would need to write a report detailing the Heritage significance of your home and provide recommendations with respect to construction methodology.
Building Setbacks – new vs existing
In established residential areas such as Sydney’s Inner West, Inner City, and certain parts of Woollahra Council, it’s common for homes to have minimal or no setbacks, often built right up to the side boundaries. When planning modifications or adding a second storey, it’s crucial to assess whether removing a section of your existing structure might require rebuilding the new portion farther back from the front boundary or away from either the front or side boundaries. For areas subject to heritage conservation controls, Council will likely want you to retain consistency of street façade and therefore restrict the majority of improvements to the rear of the property.
Original Building fabric
If your home is a Heritage listed item, you will need to retain and remediate various portions of the original building fabric. This can be complicated if the structural elements are old and deteriorating. Quite often, the existing building fabric provides little opportunity for improvement compared to replacement. The biggest mistake you can make is assuming that a Private Certifier wont mind if you take an original wall out that was meant to be retained. The rules are pretty black and white. It will require thoughtful planning and structural advice ahead of time to execute what you really want within a stringent heritage framework.
Extending to the rear, creating an additional level or attic in a Sydney terrace
You will typically be allowed to extend to the rear of your terrace on ground floor and partially on the first floor. The amount you extend backwards is usually benchmarked against your neighbours house and will consider impact to their views and solar access. The façade will need to remain ostensibly consistent with the existing streetscape, with the primary allowance in many cases to add a traditional dormer section within the roof space. The style of the dormer will need to be in accordance with councils design guidelines.
Adding rooms on the first floor
In the majority of two-story terraces located within Sydney’s inner-city suburbs, the total height is typically dictated by the existing ridgeline. In designated conservation areas, adherence to this height restriction is usually required for any new construction work. Council’s development control plan frequently permits the extension of a new building section towards the rear (above the first floor) and beyond the ridge, ensuring it remains hidden from street view. With the expertise of a skilled architect, it’s possible to incorporate an additional bedroom with an ensuite and potentially even a second bedroom within this expanded space.
Adding a bedroom within the attic space
If the existing roof pitch at the front of your terrace is steep enough, you may have the option to incorporate an additional attic “storage space” in this zone. This supplementary attic area frequently provides ample room for a spacious bedroom. However, it’s essential to adhere to the minimum ceiling height requirements. Rooms with lower ceiling heights may not meet the criteria for habitable spaces as per the Building Code of Australia (BCA). According to Part 10.3 of the National Construction Code (NCC), habitable rooms with sloping ceilings must maintain a ceiling height of at least 2.4 meters for a minimum of two-thirds of the floor area of the room.
Staircase & balustrades in older terraces
Retaining the original staircase can serve as a practical space-saving design strategy. However, numerous older Sydney Heritage terraces feature stair riser heights and slopes that do not comply with the requirements of the Building Code of Australia (BCA), which mandates a maximum riser height of 190mm. If the stairs remain unaltered and are part of the original structure, you may be exempt from compliance. In contrast, installing a new set of stairs would typically require more space to ensure adherence to current standards.
Skylights and light wells
Home design in a higher density urban environment requires thoughtful planning when it comes sunlight and ventilation. Living in a row of terraces can restrict the amount of natural light coming through to your ground floor living areas. An effective solution to infuse these areas with a sense of openness and natural light is by incorporating a light well. Essentially, a light well constitutes an open shaft extending through the first floor, enabling natural light to filter down to the level below. Similarly, installing skylights above spaces where direct access to light is feasible can yield a comparable effect.
New Boundary Walls and Walls within 900mm from the boundary
In a common Sydney terrace scenario, boundary walls and walls within 900mm of the boundary must adhere to a Fire Resistance Level (FRL) of 60/60/60. This means that means that the wall system used needs to pass the 60 minute criteria for Structural Adequacy, Integrity and Insulation respectively before failure. To comply, the FRL system needs to be implemented in a continuous form from the foundation up. This can have a major impact to design for upper walls that are offset from the boundary or walls below. It also impacts the method of construction and the type of materials used.
Building Challenges with Heritage, older period style homes and terraces within Sydney’s Inner West, Inner City & Eastern Suburb council areas.
There is no secret that building in the enchanting inner city suburbs of Sydney presents a unique set of challenges. The main obstacles revolve around restricted access, site logistics and a plethora of unknowns. Having successfully navigated numerous projects through both the design and construction stages, I’m eager to offer insights into some of the hidden elements to be mindful of when embarking on your own renovation or home addition.
I delve deeper into these topics in another article, but for now, here’s a preview of the common challenges I’ve encountered and overcome across a multitude of major renovations to older buildings throughout Sydney’s Inner West, Inner City and Eastern Suburbs.
- Foundation settlement
- Deflection in floors (bouncy floors)
- Rising Damp to brickwork
- Termite damage
- Drummy lime render to walls
- Poor Stormwater management
- Water leaks from roofs, boundary walls and fireplace chimneys
- Moisture from neighbouring properties entering the ground floor
- Structural considerations for Fireplace Chimney’s that need to be retained from the roof up and demolished below the roof line. Issues with shared chimney’s.
- Repairs to traditional cast iron gates, fence panels and balustrades
- Delaminated tessellated tiling and sinking front entry patios
- Shared sewer lines that are not picked up by Council or a Sydney Water Building Plan Approval
- Existing Boundary walls not extending to the roof space cause non-compliance
- New boundary wall systems and walls within 900mm from the boundary need to comply with the Fire Resistant Levels (FRL)
I am here to help so if you have any questions or are thinking of embarking on a design and construction journey for your terrace or period style home in Sydney’s Inner City suburbs, feel free to contact me on john@homebuildingadvisor.com.au
Thanks for reading and happy home building.
