> ⚠️ Drafting Notice — No Proposal Description Supplied > The proposal description field was left blank. This document has been drafted on the basis of a typical residential alteration and addition to an existing dwelling house on a residential lot in Wamberal. All site-specific facts, dimensions, and heritage designations are tagged `[Assumption — verify against survey / DCP / LEP]`. Replace every assumption with verified data before lodgement. This document is not suitable for lodgement in its current form without those verifications.

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Statement of Heritage Impact

Development Application the subject site

Prepared by: Perry Town Planning NSW Date: [Insert Date] Version: Draft for Client Review — Not for Lodgement

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1. Property and Heritage Status

1.1 Property Details

1.2 Heritage Status

Heritage Conservation Area (HCA) It is noted for the purposes of this statement that the subject site is assessed against the relevant heritage provisions of the CC LEP 2022 and any applicable heritage study prepared by (formerly) Gosford City Council or Central Coast Council.

[Assumption — The subject land is assessed as falling within, or in close proximity to, a Heritage Conservation Area designated under the CC LEP 2022, or alternatively is adjacent to a heritage item listed in Schedule 5 of the CC LEP 2022. The customer must verify the precise heritage designation — specifically:

• Whether the property is itself a listed heritage item (Schedule 5, CC LEP 2022);
• Whether the property is within a designated Heritage Conservation Area;
• Whether any adjoining or proximate property is a listed heritage item;
• The contributory classification of the property within the HCA (contributory / non-contributory / neutral) as assigned by the Central Coast heritage study.]

> The Wamberal / Terrigal coastal residential precinct retains aesthetic and historical significance as an intact residential settlement reflecting the pattern of post-WWII coastal subdivision and residential development along the NSW Central Coast. The area demonstrates the social and historical values associated with the growth of holiday and permanent residential communities in this region during the mid-to-late twentieth century, characterised by modest timber-framed cottages and fibro dwellings set within generous garden curtilages. The streetscape pattern, scale, materiality, and setback rhythm of the area collectively embody this significance.

[Source: Central Coast Heritage Study [year] — verify and substitute verbatim statement from the relevant document]

Proximate Heritage Items [Assumption — No State Heritage Register (SHR) listed items are located on or directly abutting the subject land. If a SHR item is located within the study area, Heritage Council of NSW concurrence will be required under s 60 of the Heritage Act 1977 (NSW), which is outside the scope of this statement as drafted.]

Contributory Classification [Assumption — The subject property is assessed as a contributory element within the HCA, on the basis that it likely retains visible elements of the original residential character of the precinct. Verify against the heritage study lot-by-lot contributory classification map.]

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2. Proposal Summary

[Assumption — In the absence of a supplied proposal description, this statement has been prepared on the assumption that the proposed development comprises alterations and additions to an existing single-storey dwelling house, including:]

• [Assumption] Demolition of a non-original rear addition or outbuilding;
• [Assumption] Construction of a single-storey or part two-storey rear addition providing additional habitable floor area;
• [Assumption] Landscaping works within the residential curtilage;
• [Assumption] No works to the primary (street-facing) façade of the dwelling.

The proposed development is described in full in the accompanying Statement of Environmental Effects and architectural drawings prepared by [Architect / Designer Name], Drawing Nos [XX], dated [date].

The following elements of the proposal are of particular relevance to this heritage impact assessment:

• Demolition extent — [Assumption — limited to non-original or non-contributory fabric at the rear of the existing dwelling — verify against heritage significance assessment of existing fabric]
• New built form — [Assumption — single-storey rear addition, set back from the primary street frontage, with a recessive form relative to the original dwelling]
• Materials — [Assumption — complementary materials proposed, including timber weatherboard cladding and colorbond roofing consistent with the HCA character — verify against architectural specification]
• Scale — [Assumption — consistent with or subservient to the existing dwelling and HCA prevailing scale]
• Setbacks — [Assumption — front setback unchanged; rear setback compliant with Central Coast DCP 2022 residential controls — verify]
• Fenestration — [Assumption — proportions and detailing of new windows consistent with the existing dwelling and HCA character]

3. Heritage Assessment — Helou 6-Question Framework

This section applies the six-question heritage assessment framework established by Biscoe J in Helou v Strathfield Municipal Council [2007] NSWLEC 50 at [56]. This framework is the standard analytical tool in NSW heritage impact assessment and is consistently applied by the Land and Environment Court.

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3.1 Question 1 — What is the Heritage Significance of the Place / Item / Area?

The significance assessment draws from the statement of significance quoted at Section 1.2 above and the heritage values framework established by the Burra Charter (ICOMOS Australia, 2013 edition).

Aesthetic / Architectural Value [Assumption] The Wamberal residential precinct retains aesthetic significance through the consistency of its built form: modest single-storey cottages with simple roof forms, set within open garden curtilages, reflecting a distinctive mid-twentieth century coastal residential character. The rhythm of setbacks, the scale and proportions of dwellings, and the materiality of original timber and fibro construction collectively constitute the aesthetic value of the area.

The subject dwelling [Assumption] retains original or early fabric at its primary street elevation, including [Assumption — original weatherboard cladding, timber framed windows, and simple hip or gable roof form — verify against site inspection]. These elements contribute to the aesthetic value of the HCA as perceived from the public domain.

Historical Value [Assumption] The property contributes to the historical value of the HCA as a representative example of post-WWII residential development in coastal NSW. The pattern of subdivision, lot sizes, and dwelling typologies reflects the social history of accessible coastal living in this period.

Social Value [Assumption] The precinct has established community attachment as a settled residential neighbourhood. The subject property, as a contributory element, forms part of the physical fabric that underpins this social identity.

Scientific / Technical Value [Assumption] No extraordinary scientific or technical value has been identified for this property beyond its contribution to the collective record of mid-twentieth century residential construction methods in coastal NSW.

Summary of Significance The property's primary heritage significance lies in its aesthetic and historical values as a contributory element within the HCA. Its street-facing elevation and curtilage treatment are the aspects of significance most relevant to this assessment.

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3.2 Question 2 — What is the Proposed Development?

[Cross-reference Section 2 above.]

[Assumption] The proposed development comprises alterations and additions to the existing dwelling, principally located at the rear of the property and not visible from the primary street frontage of the subject site. The proposal involves [Assumption] limited demolition of non-original fabric and the construction of a new habitable addition in a complementary architectural language.

The elements of the proposal most relevant to heritage impact are:

1. The extent and nature of demolition of existing built fabric;
2. The bulk, scale, and form of the proposed addition relative to the existing dwelling and the HCA character;
3. The materials and detailing proposed for the new addition;
4. The treatment of the primary streetscape elevation, including whether any modification is proposed to the front façade.

3.3 Question 3 — What Aspects of the Place's Significance Does the Proposal Affect?

Aesthetic Value — Streetscape [Assumption] The proposed addition is located at the rear of the dwelling and is [Assumption] not visible from the public domain of the subject site when viewed from the street. Accordingly, the proposal does not adversely affect the aesthetic value of the HCA as experienced from the public domain.

Where the addition may be visible from oblique angles or from neighbouring properties, [Assumption] its scale, setback, and materiality are designed to be recessive and complementary.

Aesthetic Value — Existing Dwelling Fabric [Assumption] The proposal involves demolition of a non-original rear addition. To the extent that fabric proposed for demolition is not original or contributory, its removal does not diminish the aesthetic significance of the property. [If original fabric is proposed for demolition, this must be addressed honestly — see Question 5.]

Historical Value [Assumption] The proposal does not alter the pattern of use of the property as a residential dwelling. The historical value associated with the property's contribution to the post-WWII residential settlement pattern of the area is not diminished by the proposed rear addition.

Social Value [Assumption] No adverse impact on social value is identified. The property will continue to function as a private residential dwelling within the established community.

Scientific / Technical Value [Assumption] No adverse impact on scientific or technical value is identified.

Summary [Assumption] The proposal does not adversely affect the primary heritage values of the property or the HCA. The key aspects of significance — the street-facing elevation, the original built form, and the contribution to the HCA streetscape — are either retained or unaffected by the proposed works.

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3.4 Question 4 — Does the Proposal Sit Comfortably with Significant Fabric, Scale, and Form?

Bulk and Scale [Assumption] The proposed addition is single-storey [or part two-storey — verify] and subservient to the existing dwelling. The floor-to-ceiling height, wall height, and overall mass of the addition [Assumption] do not exceed the scale of the existing dwelling or of comparable residential development within the HCA.

[Assumption — If the proposal includes a two-storey element, it should be set back from the primary street façade consistent with the "recessive upper level" principle commonly applied in NSW heritage DCP controls. Verify that the addition is not visible above the ridgeline of the original dwelling from the primary frontage.]

Materials [Assumption] The proposed materials — [Assumption — timber weatherboard cladding and corrugated metal roofing] — are complementary to the materiality of both the existing dwelling and the broader HCA character. They are not identical replicas of the original fabric but adopt the spirit of the original material palette in a manner consistent with the Burra Charter distinction principle (Article 11), which discourages new work that is indistinguishable from original fabric.

Articulation [Assumption] The façade articulation of the proposed addition reflects the simple, unadorned residential character of the HCA. [Assumption — No complex or high-contrast architectural treatment is proposed that would compete visually with the existing dwelling or disrupt the HCA streetscape pattern.]

Setbacks [Assumption] The front setback of the property is maintained at [Assumption — approximately 6–8 m from the primary street boundary, consistent with the prevailing setback of the subject site — verify against survey and DCP]. The proposed addition does not encroach on the front setback.

Rear and side setbacks are [Assumption] compliant with Central Coast DCP 2022 residential controls [Assumption — minimum 900 mm side setback; 3–4 m rear setback — verify].

Fenestration [Assumption] The window and door proportions of the proposed addition reflect the vertically-oriented, double-hung sash or casement window typology consistent with the existing dwelling and HCA character. [Verify against architectural drawings.]

Assessment [Assumption] The proposal sits comfortably with the scale, form, and significant fabric of the existing dwelling and the broader HCA. The addition adopts a recessive, complementary architectural approach that respects rather than competes with the original dwelling.

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3.5 Question 5 — Is Any Adverse Impact Reduced to the Minimum Reasonably Necessary?

[Assumption] Based on the assumed proposal description, the adverse heritage impact of the proposed development is assessed as minimal. The following adverse impacts are acknowledged for transparency:

Adverse Impact 1 — Demolition of Existing Built Fabric [Assumption] The proposed demolition of [Assumption — a non-original lean-to addition at the rear of the dwelling] results in the loss of some existing built fabric. However, this fabric is assessed as [Assumption — non-original and non-contributory, having been constructed after the period of significance of the HCA — verify]. Its removal is not considered an adverse heritage impact on the property's significance.

[If original or contributory fabric is proposed for demolition, the customer must address this impact honestly here and demonstrate that the demolition is limited to the minimum necessary. A conservation management plan may be required by the consent authority in such circumstances.]

Adverse Impact 2 — Visual Bulk (If Two-Storey Element Proposed) [Assumption — If a two-storey element is proposed] A two-storey element at the rear of the dwelling will increase the visual bulk of the dwelling as perceived from adjoining properties and the rear curtilage. This impact has been minimised through:

• Setting the two-storey element back from the primary façade [Assumption — minimum 6 m — verify against drawings];
• Maintaining a subservient roof form;
• Using a complementary material palette.

Adverse Impact Acknowledgement This HIS does not claim that the proposal is without any heritage impact. The impacts identified above are acknowledged as trade-offs inherent in any adaptive development within an HCA. They are assessed as minor and proportionate to the benefits of the proposal.

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3.6 Question 6 — Will Any Heritage Benefits Accrue?

[Assumption — Based on the assumed proposal description, the following heritage benefits are identified. These should be confirmed or revised once the actual proposal is known.]

Benefit 1 — Removal of Unsympathetic Later Additions [Assumption] The demolition of the non-original rear addition removes an element that is inconsistent with the HCA character in terms of its materials and form. Its removal reveals and restores the legibility of the original dwelling form.

Benefit 2 — Conservation of Significant Street Elevation The proposal involves no works to the primary street-facing elevation of the existing dwelling. The retention of the original front façade, including [Assumption — original weatherboard cladding, timber windows, and roof form], represents a positive heritage outcome in that the most publicly visible and significant element of the property is conserved intact.

Benefit 3 — Complementary Adaptive Use The proposal extends the residential use of a contributory dwelling within the HCA, avoiding the alternative outcome of total demolition and replacement with a non-contributory structure. The adaptive retention and modest extension of the existing dwelling contributes to the long-term sustainability of the HCA's residential character.

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4. Compliance with LEP Clause 5.10 — Heritage Conservation

This section addresses the heritage conservation provisions of the CC LEP 2022 (Standard Instrument heritage clause, mirroring cl 5.10 of the Standard Instrument LEP).

4.1 Clause 5.10(1) — Objectives

The objectives of cl 5.10 are to conserve the environmental heritage of the LGA, to conserve the heritage significance of heritage items and HCAs, and to conserve the heritage significance of significant built fabric.

Assessment: The proposal achieves these objectives by retaining the primary street-facing elevation of a contributory dwelling, minimising demolition of original fabric, and adopting a complementary architectural approach for new works.

4.2 Clause 5.10(4) — Requirement for Consent

Development consent is required for the proposed works because [Assumption] the property is located within a Heritage Conservation Area as defined in the CC LEP 2022, and the proposed works involve the demolition of an existing structure and the construction of a new addition. These works require consent under cl 5.10(4)(b).

Complying Development is not available for this property pursuant to cl 1.18 of State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, which excludes land within heritage conservation areas from complying development pathways. A development application is the correct approval pathway.

4.3 Clause 5.10(5) — Heritage Assessment

Clause 5.10(5) requires the consent authority, before granting consent, to consider the effect of the proposed development on the heritage significance of the heritage item or HCA. This Statement of Heritage Impact has been prepared to assist the consent authority in making this assessment, in accordance with cl 5.10(5)(b).

Assessment: This HIS demonstrates that:

• The heritage significance of the HCA has been identified and assessed [Section 3.1];
• The aspects of significance affected by the proposal have been identified and assessed [Section 3.3];
• The proposal sits comfortably with the significant fabric, scale, and form of the HCA [Section 3.4];
• Adverse impacts have been minimised [Section 3.5];
• Heritage benefits accrue [Section 3.6].

4.4 Clause 5.10(8) — Aboriginal Places of Heritage Significance

[Assumption — No Aboriginal places of heritage significance have been identified on or adjacent to the subject site. Verify against the NSW Aboriginal Heritage Information Management System (AHIMS) and confirm with the customer whether any due diligence searches have been conducted. If AHIMS identifies relevant sites or objects, an Aboriginal Cultural Heritage Assessment (and potentially an Aboriginal Heritage Impact Permit under the National Parks and Wildlife Act 1974) will be required — this is outside the scope of this HIS.]

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5. Compliance with Council Heritage DCP Controls

This section addresses the relevant provisions of the Central Coast Development Control Plan 2022 (CC DCP 2022), Part [X] — Heritage Conservation [Assumption — verify the correct DCP chapter reference for the Central Coast DCP 2022].

[Assumption — Central Coast Council's DCP contains heritage-specific controls for development within HCAs and proximate to heritage items. The following assessment is based on standard NSW heritage DCP provisions as typically applied in the Central Coast context. The customer must verify the specific DCP chapter and controls applicable to this property and substitute the correct controls and references.]

5.1 Setbacks and Building Lines

DCP Control [Assumption]: New additions and alterations shall maintain the established front setback of the dwelling and shall not project forward of the prevailing building line in the street.

Assessment: [Assumption] The proposed addition is located at the rear of the dwelling and does not alter the front setback. The established building line on the subject site is maintained. Compliant [Assumption — verify against survey].

5.2 Materiality and Colours

DCP Control [Assumption]: New works shall use materials that are complementary to the HCA character. Timber weatherboard, fibrous cement sheeting, and low-profile metal roofing are listed as complementary materials for this precinct.

Assessment: [Assumption] The proposed materials — [Assumption — timber weatherboard cladding and corrugated metal roofing in a recessive colorbond colour] — are consistent with the DCP materiality controls. Compliant [Assumption — verify against architectural specification and DCP schedule of approved materials/colours].

5.3 Roof Form and Parapet / Ridge Line

DCP Control [Assumption]: New additions shall not exceed the ridge height of the existing dwelling when viewed from the primary street frontage.

Assessment: [Assumption] The proposed addition adopts a [Assumption — hip or gable roof form] at a ridge height below or equal to that of the existing dwelling. The addition is not visible above the ridgeline of the original dwelling from the primary frontage of the subject site. Compliant [Assumption — verify against architectural elevations and shadow diagrams].

5.4 Demolition of Contributory Elements

DCP Control [Assumption]: The demolition of contributory buildings or elements within an HCA is discouraged and will only be supported where the element proposed for demolition is demonstrated to be non-contributory or where the structural condition of the element makes retention infeasible.

Assessment: [Assumption] The element proposed for demolition is assessed as non-original and non-contributory. Its demolition is consistent with the DCP controls. [If original or contributory fabric is proposed for demolition, a structural assessment or conservation architect's report may be required to demonstrate that retention is infeasible — this should be addressed before lodgement.]

5.5 Scale and Massing

DCP Control [Assumption]: New additions shall be subservient in scale and massing to the existing dwelling and to the prevailing HCA built form.

Assessment: [Assumption] The proposed addition is subservient in height, wall length, and overall massing to the existing dwelling. The addition does not dominate the primary streetscape or the HCA built form character. Compliant [Assumption — verify against architectural drawings and shadow/perspective analysis].

5.6 Subdivision and Curtilage

[Assumption — No subdivision of the residential curtilage is proposed. If subdivision is proposed, additional assessment of the impact on the heritage curtilage of the dwelling will be required.]

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6. Conclusion

This Statement of Heritage Impact has been prepared to support a Development Application for [Assumption — alterations and additions to an existing single-storey dwelling] at the subject site.

The assessment, conducted applying the six-question framework from Helou v Strathfield Municipal Council [2007] NSWLEC 50, demonstrates the following:

1. Heritage significance is identified and respected. [Assumption] The subject property is assessed as a contributory element within the [HCA name — verify], with its primary significance residing in its aesthetic and historical values as expressed through its street-facing elevation and its contribution to the residential character of the precinct.

1. Adverse impacts are minimal and acknowledged. The proposal involves [Assumption] limited demolition of non-original fabric and the construction of a recessive, complementary addition at the rear of the dwelling. No works are proposed to the primary street-facing elevation. Adverse heritage impacts are assessed as minor.

1. Adverse impacts are reduced to the minimum reasonably necessary. The design has been informed by the heritage context of the HCA, with setbacks, materiality, scale, and articulation all adopted with reference to the prevailing HCA character.

1. Heritage benefits accrue. The removal of unsympathetic later additions, the retention and conservation of the original street-facing façade, and the adaptive reuse of a contributory dwelling within the HCA are all positive heritage outcomes.

1. The proposal complies with cl 5.10 of the CC LEP 2022. The heritage significance of the HCA has been properly considered, and the proposed development is consistent with the objectives of the heritage conservation clause.

1. The proposal complies with the relevant provisions of the CC DCP 2022 heritage chapter. Setbacks, materiality, scale, and massing are all consistent with the applicable heritage DCP controls [Assumption — verify as noted above].

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7. Recommended Conditions of Consent

The following conditions are recommended to be imposed by the consent authority to manage heritage impacts during construction and to secure positive conservation outcomes:

7.1 Materials and Finishes — Pre-Construction Approval

Prior to the issue of a Construction Certificate, the applicant shall submit to the consent authority for approval samples of all external materials and finishes proposed for the addition, including:

• External wall cladding;
• Roofing material and colour;
• Window and door frames (material and colour);
• Any rendered surfaces (render profile and colour).

7.2 Archival Recording — Demolition

Prior to demolition of any existing structure on the site, the applicant shall engage a suitably qualified heritage consultant to prepare a photographic and written archival record of the existing built fabric to be demolished. The record shall be prepared in accordance with the NSW Heritage Office How to Prepare Archival Records of Heritage Items (2002) and shall be submitted to and accepted by the consent authority before demolition commences. A copy shall be lodged with the Central Coast Council heritage register.

7.3 Heritage Interpretation

[Assumption — Where the property has known historical associations of significance] The applicant shall install a heritage interpretation element (at minimum, a durable plaque or panel visible from the public domain) acknowledging the historical significance of the property and its contribution to the HCA. The content and design of the interpretation element shall be submitted to the consent authority for approval before installation.

7.4 Supervision by Heritage-Qualified Consultant

[Assumption — Recommended for contributory properties] During demolition works and foundation excavation, a heritage-qualified consultant shall be present on site to monitor the works and to advise the builder in the event that significant original fabric, artefacts, or archaeological material is uncovered. Any unexpected finds shall be reported to the consent authority immediately and works shall cease in the affected area pending advice.

7.5 Retention of Significant Fabric

Any original timber framing, weatherboard cladding, timber windows, or other fabric identified as significant by the heritage consultant retained pursuant to Condition 7.4 shall be either retained in situ or, where damaged or removed by necessity, salvaged and made available for reuse or heritage interpretation purposes.

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> Final Drafting Note for Customer / Planner: > > This document contains numerous `[Assumption — verify]` tags. Before lodgement, the following minimum verifications are required: > > - [ ] Confirm lot/DP details from current title search > - [ ] Confirm heritage status (HCA designation, listed item, contributory classification) from CC LEP 2022 maps and heritage study > - [ ] Obtain verbatim statement of significance for the property / HCA from the Central Coast heritage study > - [ ] Confirm exact proposal description from the design team and replace Section 2 accordingly > - [ ] Confirm all setback, FSR, and height figures from architectural drawings and survey > - [ ] Confirm CC DCP 2022 heritage chapter reference and applicable controls > - [ ] Conduct AHIMS search and confirm Aboriginal heritage status > - [ ] Confirm no State Heritage Register items are proximate to the site (SHR search via Heritage NSW)

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Prepared by Perry Town Planning NSW | This document is a draft for client review and is not suitable for lodgement without amendment.

Sources & legislation

Every claim in this report is grounded in the following authoritative documents. Click any link to read the in-force version directly.

• EP&A Act 1979 — Environmental Planning and Assessment Act 1979 (NSW) — Primary statute governing NSW development consent (DA, CDC, Exempt Development).
• EP&A Regulation 2021 — Environmental Planning and Assessment Regulation 2021 (NSW) — Regulation under the EP&A Act — DA fees, application requirements, designated and integrated development.
• Codes SEPP 2008 — State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 — Defines the Housing Code, LRHDC, Industrial & Business Code, Subdivision Code and Exempt Development codes — the CDC fast-track pathways.
• Housing SEPP 2021 — State Environmental Planning Policy (Housing) 2021 — Apartment Design Guide (Ch 4 + Schedule 9), Stage 1 LMR cl 166 (Ch 6), Stage 2 LMR (Ch 3), affordable housing bonus, secondary dwelling rules.
• SoE Order 2024 — Statement of Expectations Order 2024 — Caps average DA determination at 115 days from 1 July 2024, dropping to 85 days by 1 July 2027.
• NSW Planning Portal — NSW Planning Portal Spatial Viewer — Free property planning report tool — the source document we parse for our analysis.
• Council LEP — Local Environmental Plan (council-specific) — Land Use Table, FSR, height of buildings, minimum lot size, heritage and other local controls.