PLANNING REPORT 7 DOVER STREET SUNDERLAND BAY PROPOSED TWO DWELLINGS BEHIND AN EXISTING DWELLING REV A CONTENTS SITE DESCRIPTION / CONTEXT

Transcription

1 PLANNING REPORT 7 DOVER STREET SUNDERLAND BAY PROPOSED TWO DWELLINGS BEHIND AN EXISTING DWELLING REV A CONTENTS SITE DESCRIPTION / CONTEXT RES CODE ASSESSMENT DESIGN RESPONSE BEYOND DESIGN GROUP PTY. LTD. 42 Chancellor Avenue, Bundoora Melbourne Victoria Australia Ph (03) A.B.N WEB:

2 1.0 THE SITE The subject land is located at 7 Dover Street, Sunderland Bay and is in a General Residential Zone (GRZ1) with one overlay; Vegetation Protection Overlay - Schedule 2 (VP02) The Certificate of Title indicates that the land is not subject to any restrictive covenants that relate to the proposal. The site is regular in shape. The front and rear of the site have a total width of approximately 15.24m, whilst the north and south side boundaries are approximately 38.40m long. The total site area is 585sqm. The land is basically flat with no significant fall within the property. The site contains a weatherboard residence that is in a good condition. The building has sheet roofing with timber framed windows & the roof form is gabled with an eave width of approximately 450mm. There are no trees or shrubs that exist on the site. 7 DOVER STREET, SUNDERLAND BAY 2

3 2.0 SURROUNDING CONDITIONS The subject site is located in a residential area and is well located in respect to public open space, shopping and community facilities, schools and public transport. The site is in close proximity to the following: Sunderland Bay coastal walkway access 250m Surf Beach access 600m Surf Beach Community Park 1.6km s Cowes Primary School 6.24km Newhaven College 6.73km Convenience Store located on Phillip Island Road 1.9km Smiths beach general store and other shops 2.0km s Bus Service on Phillip Island Road 800m An inspection of the locality reveals that the area is characterised by conventional residential lots and many of these properties have undergone renovation and typical maintenance. The area is a mixture of detached and attached, weatherboard, brick & rendered housing with some evidence of medium density development. Much of this housing would appear to have been developed over the years since the late 1960's and early 1970's and although homes from a range of periods exist today, there is a trend of renovating the best of the period homes and re-developing the other sites with new housing and medium density development. The original housing to the locality would appear to be a mix of weatherboard, rendered and brick dwellings in this part of the municipality. The subdivision layout is regular in shape. The immediate housing surrounding the subject site fronting Dover Street vary in setback from 4.9m up to 13.9m approximately with a diversity of cladding materials including, weatherboard and rendered with weatherboard being the predominant material. Roofs are mostly of a simple hip or gable form and consist of sheet roofing. Dwellings utilise single and dual driveway crossovers to parking provided either in front, beside or behind the frontage of the dwellings themselves. Dover Street is a short local street that runs north-south from Foam Street in the north and extends to an intersection with Sunderland Bay Road in the south. It s a quiet road for most of the day and it carries an insignificant flow of traffic. Landscaping in frontages varies considerably with some low scale gardens to gardens that have small-medium sized trees and shrubs. Nature strips are approximately 8-9m wide. Street trees are not a common characteristic within this street. Front fences are a fairly common characteristic of the street. The neighbouring site to the north contains a single storey render and weatherboard dwelling with sheet roofing. The dwelling has a frontage setback of approximately 4.9m and a side setback of 4.7m to the dwelling, and 0.2m to the garage from the common boundary line. The adjacent property to the south contains a single storey weatherboard dwelling with sheet roofing. The setback from the street is 13.9m and is setback 1.9m from the common boundary with the subject site. 3

4 3.0 THE PROPOSAL The proposal retains the existing residence in its current form. The proposal involves the introduction of two detached single storey dwellings to the rear of the existing dwelling. The dwellings will predominantly consist of horizontal cladding and sheet roofing pitched at 22.5 degrees, which is typically prevalent in the area. The proposed dwellings will each contain an open plan kitchen-meals-living area including a bathroom/laundry and two bedrooms. Pedestrian access will be provided via a concrete path adjoining the driveway in front of each of the proposed dwelling s entry porches. The existing crossover in the North - East of the site will be retained and utilised to provide vehicle access to the existing Dwelling. The existing crossover located in the South - East corner of the site will remain to provide access to the proposed dwellings 2 and 3. The proposed dwellings will each be provided with a single garage. A secluded private open space area with direct access from living areas is proposed to the rear of each of the dwellings. Comprehensive landscaping is proposed to the front and rear of each dwelling, which will significantly enhance the overall look of the development. PROVISION 4

5 4.0 ASSESSMENT AGAINST CLAUSE 55 OF THE BASS COAST PLANNING SCHEME A neighbourhood and site description and response, including photographs of the site and surrounds has been prepared as part of this application and should be referred to in conjunction with the following assessment. 4.0 NEIGHBOURHOOD CHARACTER AND INFRASTRUCTURE Neighbourhood Character Respect existing neighbourhood character or contribute to a preferred neighbourhood character. Respond to site features and surrounding area. Standard B1 Design response must be appropriate to the neighbourhood and the site. Design must respect existing or preferred neighbourhood character and respond to site features The surrounding neighbourhood is made up of a mixture of dwelling types including weatherboard, brick and rendered single, double and triple storey dwellings. Hipped and gabled roof forms are prevalent in the area. The proposed dwellings will be single storey in height and will be respectful of the existing neighbourhood with regard to scale and built form. The dwellings have been designed with significant setbacks from all boundaries and with exposed single storey hipped and gabled roof forms to accentuate the effect of graduation. Sheet roofing is proposed, pitched at 22.5 degrees approx, which is common in the area. The dwellings will have a maximum height of approximately 5.0m to the top of the roofs. The articulated entry areas will break up the roof and built form and also become a feature of the development. The main body of the proposed dwellings will be a combination of horizontal and vertical cladding. The building line along all elevations has been staggered and provides significant articulation not only when viewed from the public realm but also from adjoining properties. The development is not dominant in scale and will integrate well with the existing streetscape. Additional landscaping is proposed in the frontage and within the development to enhance the suburban front garden landscape character to this locality. The proposed dwellings have been designed to limit any increase in size and scale above that of buildings in the surrounding neighbourhood. The proposal will not detract from the existing streetscape appearance, as it responds in respect to the surrounding built form, siting styles, and construction materials. Residential Policy To ensure that residential development is provided in accordance with any policy for housing in the Municipal Planning Strategy and the Planning Policy Framework To support medium densities in areas where development can take advantage of public transport and community infrastructure and services Standard B2 An application must be accompanied by a written statement to the satisfaction of the responsible authority that describes how the development is consistent with any relevant policy for housing in the Municipal Planning Strategy and the Planning Policy Framework. Following are the relevant policy sections of the Bass Coast Planning Scheme that demonstrate that the proposed development is appropriate in this location and context. State Planning Policy Framework (SPPF) This policy, Housing, recognises that planning authorities should encourage consolidation of existing urban areas and especially higher density and mixed-use development near activity centres, public transport, schools and open spaces. 5

6 The objective of the policy Housing Diversity (Clause S) is to provide for a range of housing types to meet diverse needs. The Strategies in place to achieve this are: Ensure housing stock matches changing demand by widening housing choice Facilitate diverse housing that offers choice and meets changing household needs through: - A mix of housing types. - Adaptable internal dwelling design. - Universal design. - Encourage the development of well-designed medium-density housing that: - Respects the neighbourhood character. - Improves housing choice. - Makes better use of existing infrastructure. - Improves energy efficiency of housing. Support opportunities for a range of income groups to choose housing in well-serviced locations. Ensure planning for growth areas provides for a mix of housing types through a variety of lot sizes, including higher housing densities in and around activity centres. In implementing the above objectives and strategies responsible authorities should use Clause 54 and 55 in considering applications for medium-density housing. An assessment of the application against Clause 55 of the Scheme will be undertaken in the latter part of this report. Municipal Strategic Statement (MSS) The MSS provides the strategic planning framework for the Bass Coast Shire. Several of the issues raised in the MSS are of direct relevance to this proposal. They include: Clause Settlement Clause deals with the Growth of Towns in the Shire and identifies the distinctive settlement pattern which is based on a hierarchy of townships and villages. Within the Settlement Hierarchy Sunderland Bay is identified as a town with the following expansion and infill capacity: Moderate spatial growth capacity. Encourage some growth beyond urban zoned land and infill development within township boundary Objective 1 To identify towns that are suitable for urban growth and to provide for sufficient land in these towns for growth until Objective 2 To ensure that residential development and related urban uses are restricted to existing or identified settlements. Objective 3 To encourage sustainable development and minimise impacts on the environment Clause Moderate Growth Regional Centre Clause deals with Moderate Growth Area with reference to Sunderland Bay at Clause Relevant policy includes: Settlement Limit land available for urban development to land contained within the defined settlement boundaries. Reinforce the role of Sunderland Bay generally, and Thompson Avenue specifically, as the major commercial centre for Phillip Island and provide for projected growth for business uses in this area. Provide residents and visitors with convenient access to day to day goods and services outside of the major commercial centre. Acknowledge and plan for the impacts of Climate Change, in particular impacts associated with predicted sea level rises and storm surge events, and discourage development in locations identified as being likely to be impacted by such events. Land uses Provide greater residential densities proximate to Sunderland Bay Activity Centre and those locations within the defined township where greater densities can be accommodated without impacting upon the established and valued character of existing communities. 6

7 ZONING AND OVERLAYS Clause General Residential Zone (GRZ1) Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To encourage development that respects the neighbourhood character of the area. To encourage a diversity of housing types and housing growth particularly in locations offering good access to services and transport. To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations. Clause Vegetation Protection Overlay OVERLAYS Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To protect areas of significant vegetation. To ensure that development minimises loss of vegetation. To preserve existing trees and other vegetation. To recognise vegetation protection areas as locations of special significance, natural beauty, interest and importance. To maintain and enhance habitat and habitat corridors for indigenous fauna. To encourage the regeneration of native vegetation. The proposed development positively contributes to the overlay. The subject site has no trees or shrubs, however, the proposal will incorporate canopy trees and extensive landscaping throughout the site. Dwelling Diversity Encourage a range of dwelling sizes and types in developments of 10 or more dwellings. Standard B3 Range of dwelling sizes and types including: - Different number of bedrooms. - At least one dwelling that contains a kitchen, bath or shower, and a toilet and washbasin at ground floor level. The proposal retains the existing residence in its current form. The proposal involves the introduction of two detached single storey dwellings to the rear of the existing dwelling. The dwellings will predominantly consist of horizontal cladding and sheet roofing pitched at 22.5 degrees which is typically prevalent in the area. The proposed dwellings will each contain an open plan kitchen-meals-living area including a bathroom/laundry and two bedrooms. Pedestrian access will be provided via a concrete path adjoining the driveway in front of each of the proposed dwelling s entry porches. Infrastructure Development provided with appropriate utility services and infrastructure. Development does not unreasonably overload the capacity of utility services and infrastructure. Standard B4 Connected to reticulated services and infrastructure, including sewerage, drainage, electricity and gas if available. Not unreasonably exceed capacity of utility services and infrastructure, including reticulated services and roads. Where utility services or infrastructure have little or no space capacity, developments should provide upgrading of or mitigation. 7

8 The subject site is located within an established residential area where all existing social and community facilities are available. There does not appear to be any impediment to the provision of physical services to this site. Integration With The Street Integrate the layout of the development with the street. Standard B5 Provide adequate vehicle and pedestrian links that maintain or enhance local accessibility. Orient development to front existing and proposed streets. Avoid high front fencing. Development next to existing public open space should be laid out to compliment the open space. The dwellings have been designed to integrate with the street through the provision of pedestrian access via a pathway in front of the proposed dwelling s entry porch. Large areas have been allocated for canopy vegetation and landscaping to the front and rear of each dwelling to enhance the future streetscape. SITE LAYOUT AND BUILDING MASSING Street Setback Ensure that building setbacks from a street respect existing or preferred neighbourhood character and make efficient use of the site. Standard B6 Walls of building should be set back from streets: - At least the distance in the schedule to the zone, or - If no distance is specified in the schedule, the distance specified in Table B1. - Porches, pergolas, verandahs less than 3.6m high, and eaves may encroach not more than 2.5m into the setback. The existing dwelling is to be retained, therefore the front setback is retained and this standard is not applicable to the proposal. Building Height Ensure height of buildings respects the existing or preferred neighbourhood character. Standard B7 The maximum building height should not exceed: - The maximum height specified in the schedule to the zone. - If no height specified then 9 metres. Changes of building height between existing and new should be graduated. No maximum height is specified in the schedule to the General Residential Zone. The maximum height of the proposed dwellings to the ridge of the roof is 5.0m, well below the maximum of 9.0m. Minimal on boundary construction along with larger setbacks than required from side boundaries allows for a design that fits well into the existing character of the area without a significant impact on adjoining secluded private open space areas. Site Coverage Ensure site coverage respects existing or preferred neighbourhood character and responds to the features of the site. Standard B8 The site area covered by building should not exceed: - Maximum coverage specified in the schedule to the zone - 60 per cent. 8

9 Site coverage is equal to only 37.4% of the total site area, well below the permitted 60%. This is considered to be inline with the preferred neighbourhood character. Permeability Reduce impact of increased stormwater run-off on the drainage system. Facilitate on-site stormwater infiltration. Standard B9 At least 20 per cent of the site should not be covered by impervious areas. Approximately 43.1% of the site is not covered by impervious areas, which will assist with onsite storm water infiltration. Energy Efficiency Achieve and protect energy efficient dwelling and residential buildings. Ensure orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy. Standard B10 Building should be: - Oriented to make appropriate use of solar energy. - Sited and designed to ensure that energy efficiency of existing dwellings on adjoining lots is not unreasonably reduced. Locate living and private open spaces areas on north side if practicable. Design development so that solar access to north-facing windows is maximised. The sites orientation is east facing, so the proposed dwellings have been designed to maximise solar access where possible. This has been achieved through introducing large north facing secluded private open space areas. The open space areas are adjacent to the living areas to allow good solar penetration into the middle portion of each dwelling. The proposal has been presented to an independent energy rater for preliminary advice. We note that there is no concern that the development will fail to meet the required 6 star rating as per the building approval stage. Open Space Integrate layout of development with any public and communal open space provided in or adjacent to the development. Standard B11 If any public or communal open space is provided on site, it should: Be substantially fronted by dwellings, where appropriate. Provide outlook for as many dwellings as possible Be designed to protect any natural features of the site. Be accessible and usable. The only communal open space area within the development is the proposed driveway leading to the proposed dwellings 2 and 3. The driveway will be concreted and landscaping will run along either side. Safety Ensure the layout of development provides for the safety and security of residents and property. Standard B12 Entrances should not be obscured or isolated from the street and internal accessways. Avoid planting that creates unsafe spaces along streets and accessways. 9

10 Provide good lighting, visibility and surveillance of car parks and internal acessways. Private spaces within developments to be protected from inappropriate use as public thoroughfares. The layout of the proposed development has taken into account safety and security for residents and property. A sheltered entrance will provide secure access to the proposed dwellings. Landscaping Respect landscape character of the neighbourhood Maintain and enhance habitat for plants and animal in locations of habitat importance. Provide appropriate landscaping. Encourage retention of mature vegetation on site. Standard B13 The landscape layout and design should: - Protect any predominant landscape features of the area. - Take into account soil type and drainage patterns of the site. - Allow for indented vegetation growth and structural protection of buildings. - Maintain existing habitat and provide for new habitat for plants and animals, in locations of habitat importance. - Provide for safe, attractive and functional environment for residents. Retain or plant trees where this is part of the neighbourhood character. Provide for the replacement of any significant trees that have been removed in the 12 months before the application being made. Landscape design should specify landscape themes, vegetation (location and species), paving and lighting. There are no shrubs or trees on the subject site. Vegetation and extensive landscaping is proposed throughout the site to enhance the appearance of the site and to soften hard surfaces. Access Ensure vehicle access to and from the development is safe, manageable and convenient. Ensure that number and design of vehicle crossovers respects the neighbourhood character. Standard B14 Accessways should: Allow convenient, safe and efficient vehicle movements and connections within the development and street network. Ensure that vehicles can exit the site in a forward direction if the accessway serves 5 or more car spaces, 3 or more dwellings or connects to a road in a Road Zone. Be at least 3m wide. Have an internal radius of at least 4m at changes of direction. Provide passing area at entrance at least 5m wide and 7m long if the accessway serves 10 or more spaces and connects to a road in a Road Zone. Width of accessways or car spaces should not exceed: - 33 per cent or - 40 per cent if street frontage is less than 20m. No more than one single-width crossover for each dwelling fronting a street. Location of crossovers should maximise retention of on-street parking. Minimise number of access points to a road in a Road Zone. Provide access for service, emergency and delivery vehicles. The existing crossover in the North - East of the site will be retained and utilised to provide vehicle access to the existing Dwelling. The existing crossover located in the South - East corner of the site will remain to provide access to the proposed dwellings 2 and 3. The proposed accessway will be 3m wide with internal radiuses of 4m at changes of direction to allow vehicles to enter and exit the site in a forwards direction. The proposed design complies with the requirements of this standard. 10

11 Parking Location Provide convenient resident and visitor parking. Avoid parking and traffic difficulties within development and neighbourhood. Protect resident from vehicular noise within developments. Standard B15 Car parking facilities should be: Reasonably close and convenient to dwellings/residential buildings. Secure Designed to allow for safe and efficient movements within development. Well-ventilated if enclosed. Large parking areas should be broken up with trees, buildings or different surface treatments. Shared accessways should be located 1.5m min from windows of habitable rooms. Setback may be reduced to 1m where there is a 1.5m fence or where windowsills are 1.4m above the accessway. Car parking facilities have been located to provide convenient access to each dwelling whilst protecting residents from vehicular noise. All car parking will be secure and will allow for safe and efficient movements within the development. The proposed dwellings will have direct pedestrian access via the common access way. No windows will be affected by any of the accessways. Standard B16 (Repealed) Superseded by Clause Car Parking Clause CAR PARKING Purpose To ensure that car parking is provided in accordance with the State Planning Policy Framework and Local Planning Policy Framework. To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality. To support sustainable transport alternatives to the motor car. To promote the efficient use of car parking spaces through the consolidation of car parking facilities. To ensure that car parking does not adversely affect the amenity of the locality. To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use. Number of car parking spaces required 1 space per 1 or 2 bedroom dwelling. 2 spaces for 3 or more bedroom dwelling (with studies or studios that are separate rooms, counted as a bedroom) 1 space for visitors to every 5 dwellings for developments of 5 or more dwellings Design standard 1 Accessways Accessways should: Be at least 3 metres wide. Have an internal radius of at least 4 metres at changes of direction or intersection or be at least 4.2 metres wide. Allow vehicles parked in the last space of a dead-end accessway in public car parks to exit in a forward direction with one manoeuvre. Provide at least 2.1 metres headroom beneath overhead obstructions, calculated for a vehicle with a wheel base of 2.8 metres. If the accessway serves four or more car spaces or connects to a road in a Road Zone, the accessway must be designed so that cars can exit the site in a forward direction. 11

12 Provide a passing area at the entrance at least 5 metres wide and 7 metres long if the accessway serves ten or more car parking spaces and is either more than 50 metres long or connects to a road in a Road Zone. Have a corner splay or area at least 50 per cent clear of visual obstructions extending at least 2 metres along the frontage road from the edge of an exit lane and 2.5 metres along the exit lane from the frontage, to provide a clear view of pedestrians on the footpath of the frontage road. The area clear of visual obstructions may include an adjacent entry or exit lane where more than one lane is provided. If an accessway to four or more car parking spaces is from land in a Road Zone, the access to the car spaces must be at least 6 metres from the road carriageway. If entry to the car space is from a road, the width of the accessway may include the road. Design standard 2 Car parking spaces Car parking spaces and accessways should have the minimum dimensions as outlined in: Table 2: Minimum dimensions of car parks and accessways A wall, fence, column, tree, tree guard or any other structure that abuts a car space should not encroach into the area marked clearance required on Diagram 1. A column, tree or tree guard may project into a space if it is within the area marked tree or column permitted on Diagram 1. A structure may project into the space if it is at least 2.1 metres above the space. Car spaces in garages or carports should be at least 6 metres long and 3.5 metres wide for a single space and 5.5 metres wide for a double space measured inside the garage or carport. Variation of requirements A permit may be granted to vary any dimension or requirement of this Clause. Before deciding on an application, the responsible authority must consider whether the dimensions and layout of car spaces and access lanes are generally in accordance with the relevant Australian Standard. Where parking spaces are provided in tandem (one space behind the other) an additional 500 mm in length must be provided between each space. The proposed development has been designed to comply with the requirements of Clause Car Parking. The existing dwelling will utilise the existing gravel driveway located at the front of the site as per the existing conditions. The proposed dwellings will each be provided with a single garage with minimum internal dimension of 6.0m X 3.5m. All car parking facilities will be capable of efficient management and hard surfaces have been kept at a minimum. 12

13 AMENITY IMPACTS Side And Rear Setbacks Ensure that height and setback of building from a boundary respects the existing and preferred neighbourhood character and limits the impact on the amenity of existing dwellings. Standard B17 New building not on or within 150mm of a boundary should be setback from the side or rear boundaries: - At least the distance specified in the schedule to the zone, or - 1m plus 0.3m for every metre of height over 3.6m up to 6.9m, plus 1 metre for every metre over 6.9 metres. Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment etc may encroach 0.5m into setback. Landings of not more than 2sqm and less than 1m high, stairways, ramps, pergolas, shade sails and carports may encroach into the setback. Refer to Diagram B1 Side and rear setbacks. The proposal complies with the setback requirements of Standard B17. Walls nearest to the adjoining side boundaries are all single storey, with minimal on boundary construction. Diagram B1 has been transposed on to the proposed elevations, demonstrating the proposed development conforms with the height related setback requirements. Walls On Boundaries Ensure location, length and height of a wall on a boundary respects the existing and preferred neighbourhood character and limits the impact on the amenity of existing dwellings. Standard B18 New wall on or within 150mm of a side or rear boundary or carport constructed on or within 1m of side or rear boundary should not abut a boundary for more than: 10m plus 25 per cent of the remaining length of the boundary of an adjoining lot, or the length of the existing or simultaneously constructed walls or carports whichever is greater. New wall or carport may fully abut side or rear boundary where slope or retaining wall would result in the effective height being less than 2m on the abutting property boundary. Height of a new wall on or within 150mm or carport within 1m of boundary should not exceed an average of 3.2m with no part higher than 3.6m unless abutting a higher or simultaneously constructed wall. The proposal complies with objectives and standards. The walls on boundaries are minimised and it is quite typical to have garage walls and carports in similar positions in this neighbourhood. Any wall proposed on the boundary will have an average wall height of 3.2m. Daylight To Existing Windows To allow daylight into existing habitable room windows. Standard B19 Where building is opposite habitable room window provide a light court 3sqm and minimum dimension of 1m clear to the sky (the calculation of the area may include land on the abutting lot). Refer to Diagram B2. The proposed development will not affect daylight into existing habitable room windows. North-Facing Windows Allow adequate solar access to existing north-facing habitable room windows. 13

14 Standard B20 Refer to Diagram B2. The proposal will not impact on any north facing windows of existing dwellings. Overshadowing Open Space Ensure that buildings do not significantly overshadow existing secluded private open space. Standard B21 At least 75 per cent or 40sqm with a minimum dimension of 3.0m, whichever is lesser area of secluded private open space should receive a minimum of 5 hours of sunlight between 9am and 3pm on 22 September. If existing is less than requirements of this standard, amount of sunlight should not be further reduced The proposed single storey shadows will not affect the adjoining secluded private open space areas of any of the adjoining properties. Well in excess of 75 per cent or 40sqm with a minimum dimension of 3.0m, will receive a minimum of 5 hours of sunlight between 9am and 3pm on 22 September. Shadowing of common boundary fencing has been depicted on the plans to demonstrate the proposed development will have a no impact with respect to overshadowing of adjoining properties. Overlooking Limit views into existing secluded private open space and habitable room windows. Standard B22 Locate habitable room window, balcony, terrace, deck or patio to avoid direct views into secluded open space of existing dwelling within 9.0m (measured from ground level) of the window, balcony etc. 45 deg angle from plane of window or perimeter of balcony etc. and 1.7m above FFL. Habitable room window, balcony etc, with direct view within 9m should be either: - Offset 1.5m from the edge of one window to the other m sill heights above FFL. - Fixed obscure glazing 1.7m FFL. - Permanently fixed obscure screens 1.7m and be no more than 25% transparent. Obscure glazing under 1.7m may be openable if no direct views. Screens should be: - perforated panels/trellis 25% max openings or solid translucent panels. - Permanent, fixed & durable. Design/coloured to blend in with development. Standard does not apply to habitable room window, balcony etc. where there is visual barrier at least 1.8m high and floor level of room, balcony etc. is less than 0.8m above ground level at the boundary. There are no overlooking issues as the proposed dwellings are single storey in height, with a low floor level. Internal Views Limit views into the secluded private open space and habitable room windows of dwellings and residential buildings within a development. Standard B23 Windows and balconies should be designed to prevent overlooking of more than 50 per cent of the secluded private open space of a lower-level dwelling or residential building directly below and within the same development. As per the B22 assessment above, there are no overlooking issues as the proposed dwellings are single storey in height, with a low floor level. 14

15 Noise Impacts Contain noise sources in developments that may affect existing dwellings. To protect residents from external noise. Standard B24 Noise sources, such as mechanical plant, should not be located near bedrooms of immediately adjacent existing dwellings. Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings should take account of noise sources on immediately adjacent properties. Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms. The proposed development is residential in nature as are all surrounding properties. The impact of noise is considered to be negligible. Accessibility Encourage the consideration of the needs of people with limited mobility. Standard B25 Ground floor should be accessible or able to be easily made accessible to people with limited mobility. The proposed dwellings are accessible to people with limited mobility via the low level front porches and via the secluded private open spaces. Dwelling Entry Provide each dwelling with its own sense of identity. Standard B26 Entries should: - Be visible and easily identifiable from streets and other public areas. - Provide shelter, sense personal address and a transitional space. Each dwelling has its own sense of identity and a clear sense of address. A sheltered area and transitional space is proposed at the entry point of the proposed dwellings. Personal security will be enhanced as the location of bedrooms and living areas will assist in surveillance within the development and into Dover Street. Visitors can also be seen from inside of the proposed dwellings without opening the door. The building form, varied use of materials & articulation provides a sense of identity. Daylight To New Windows Allow daylight into new habitable room windows. Standard B27 Habitable room window is located to face: Outdoor space open to the sky or light court with 3sqm min and min dimension of 1.0m clear to the sky, not including land on abutting lot. Verandah provided it is open for at least 1/3 of its perimeter, or Carport provided it has two or more open sides and open for at least 1/3 of its perimeter. All windows will have access to daylight and there is no evidence of any structures that would significantly reduce sunlight from entering windows. The proposed buildings and their respective windows are sufficiently setback from each other to allow adequate amounts of sunlight to enter. 15

16 Private Open Space Provide adequate private open space for reasonable recreation and service needs of residents. Standard B28 Should have private open space area as specified in schedule to the zone. If no area specified then as follows: - 40sqm with one part to side or rear of 25sqm with 3.0m min dimension and convenient access from a living room. - 8sqm balcony with 1.6m min width. - Rooftop area of 10 sqm with min width of 2.0m and convenient access from living room. A large area of secluded open space is located to the rear of each of the dwellings. Each of these areas provides ample passive open space and good solar access. Dwelling 1 (existing) has a total of 110sqm, with dwellings 2 & 3 having a total of 56sqm and 50sqm of private open space respectively. The dimensions and total area of private open space achieves the requirements of this standard and meets the objectives of the planning scheme. Solar Access To Open Space Allow solar access into the secluded open space of new dwellings. Standard B29 Locate private open space on north side if appropriate. Southern boundary to be set back from any wall to the north at least (2+0.9h) where h is the height of the wall. Refer to Diagram B5. The secluded open space area of each dwelling provides for more than adequate solar access given their large size and north orientation. Storage Provide adequate storage facilities for each dwelling. Standard B30 Each dwelling should have convenient access to at least 6 cubic metres of externally accessible, secure storage space. Each dwelling has provision for at least 6 cubic metres of externally accessible and secure storage space. The storage for Dwelling 2 is located within the proposed garage and within the SPOS for Dwellings 1(existing) & 3. The location of these facilities complies with the objectives of Standard B34 given they are adequate in size and easily accessible. Design Detail Encourage design detail that respects the existing or preferred neighbourhood character. Standard B31 The design of buildings, including: - Facade articulation and detailing, - Window and door proportions, - Roof form, and - Verandahs, eaves and parapets, Should respect the existing or preferred neighbourhood character. Garages and carports should be visually compatible with the development and the existing or preferred neighbourhood character. The proposed development will employ materials and finishes that are prevalent in the local neighbourhood. The garages are setback behind the entry points and have a sheltered roof area above to minimize impact to the streets. Given that the built form proposed is consistent with existing dwellings in the area it is fair to say that the proposed development will have little impact on the neighbourhood character of the immediate area. 16

17 Front Fences Encourage front fence design that respects the existing or preferred neighbourhood character. Standard B32 Should complement the design of the dwelling or residential building and any front fences on adjoining properties. A front fence within 3 metres of a street should not exceed: - The maximum height specified in the schedule to the zone, or - If no maximum height is specified in the schedule to the zone, the maximum height specified in Table B3. Streets in a Road Zone, Category 1-2m max. Other streets 1.5 m max. The proposal will not be incorporating a front fence. Common Property Ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained. Avoid future management difficulties in areas of common ownership. Standard B33 Clearly delineate public, communal and private areas. Functional and capable of efficient management. The only form of common property will be from the proposed driveway leading to dwellings 2 and 3. The driveway will enable safe and efficient vehicle movement entering and exiting the site. Site Services Ensure that services can be installed and easily maintained. Ensure site facilities are accessible, adequate and attractive. Standard B34 Design and layout should provide sufficient space (including easement where required) and facilities for services to be installed efficiently and economically. Bin and recycling enclosures, mailboxes etc should be adequate in size, durable, waterproof and blend in with development. Locate mailboxes for convenient access Australia Post. Adequate provision has been made on site to accommodate outdoor clothes drying facilities, bin and recycling enclosures and accessible and secure external storage areas for each dwelling. A bin storage area is to be located at the rear of the proposed dwellings. Mailboxes and pedestrian access will be located at the front driveway for convenient access. 17

18 5.0 CONCLUSION The subject site has very good access to local shopping, public transport and community facilities. The above assessment of the application against Clause 55 of the Scheme demonstrates compliance with all of the objectives and standards and that the proposed development is suitable for the site. The proposed development is an appropriate means to intensify the residential use of the land and is consistent with the achievement of urban consolidation. The proposal is a site-specific designed medium density development that provides a variety of housing choice in the area and respects the amenity of adjoining properties. The proposal incorporates both effective design outcomes while retaining the existing dwelling, which maintains the existing streetscape front the street frontage. 18

19 6. DESIGN RESPONSE The proposed development has responded to the site context in the following ways: 1. The proposed dwellings have a clear sense of identity. A sheltered area and transitional space is provided around the entry point of all of the proposed dwellings, which will provide secure access. 2. Articulated single storey construction provides for an elevational treatment that is more pleasant to view from adjoining secluded private open spaces and upon entry to the site. Only a small component of walls are proposed on the boundary, which helps maintain existing views from adjoining private open spaces. 3. The private open space areas have been positioned to minimise any adverse impact on adjoining properties with respect to access to natural light and overlooking. 4. On site infiltration has been maximised through the introduction of landscaped areas and stormwater run-off will be directed into garden areas to reduce watering and the demand on drainage infrastructure. 5. The principal open space areas will be accessed from main living areas. Secluded open space areas within the development will achieve total privacy. 6. Each dwelling will have sufficient room for storage and outdoor clothes drying facilities. 7. The varied dimensions (a minimum of 3.1m and a maximum of 3.74m) of secluded private open space areas proposed for the dwellings will allow for the planting of small canopy trees and screen vegetation and will provide a reasonable recreation area for each of the dwellings. 8. The existing dwelling will utilise the existing gravel driveway located at the front of the site as per the existing conditions. The proposed dwellings will each be provided with a single garage. 9. Canopy vegetation and extensive landscaping is proposed throughout the site to enhance the appearance of the site and to soften hard surfaces areas. The Design Response has been prepared taking into account the opportunities and constraints of the subject site and the Standards of Res Code. The Design Response has been derived from the Neighbourhood Site Description ensuring that a coherent design outcome has been achieved. BEYOND DESIGN GROUP PTY. LTD. 42 Chancellor Avenue, Bundoora Melbourne Victoria Australia Ph (03) A.B.N WEB: 19