4.8 2 HOWARD COURT, CLAYTON THE DEVELOPMENT OF A TWO STOREY APARTMENT BUILDING WITH BASEMENT CAR PARKING (TPA/44913)

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1 Council Meeting, 29 March 2016 Section 4.8 Page HOWARD COURT, CLAYTON THE DEVELOPMENT OF A TWO STOREY APARTMENT BUILDING WITH BASEMENT CAR PARKING (TPA/44913) EXECUTIVE SUMMARY: This application proposes the development of a two storey apartment building comprising 15 apartments with basement car parking comprising 18 spaces. The application was subject to public notification. No objections to the proposal have been received. Key issues to be considered relate to appropriateness of the development having regard to neighbourhood character, scale and built form, on-site and off-site amenity impact. This report assesses the proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework and Clause 55. The reason for presenting this report to Council is the proposed development cost of $2.25 million. The proposal is considered appropriate having regard to the relevant provisions of the Monash Planning Scheme. It is recommended that Council issue a Planning Permit subject to conditions. RESPONSIBLE DIRECTOR: RESPONSIBLE MANAGER: RESPONSIBLE PLANNER: WARD: PROPERTY ADDRESS: PRE-APPLICATION MEETING: NUMBER OF OBJECTIONS: Peter Panagakos Angela Hughes James Heitmann Oakleigh 2 Howard Court, Clayton ZONING: General Residential - Schedule 2 EXISTING LAND USE: OVERLAY: Yes Nil Single storey dwelling and 3 single storey flats No Overlays

2 Council Meeting, 29 March 2016 Section 4.8 Page 2 RELEVANT CLAUSES: State Planning Policy Framework Clause (Purpose) Clause (Goal) Clause (Integrated Decision Making) Clause 11 (Settlement) Clause (Metropolitan Melbourne) Clause (Catchment Planning and Management) Clause 15 (Built Environment and Heritage) Clause 16 (Housing) Clause (Location of Residential Development) Clause (Housing Diversity) Local Planning Policy Framework Clause 21 (Municipal Strategic Statement) Clause (Residential Development) Clause (Transport and Traffic) Clause (Residential Development and Character Policy) Clause (Stormwater Management Policy) Particular Provisions Clause () ResCode Clause 55 General Provisions Clause (Decision Guidelines) STATUTORY PROCESSING DATE: 17 January 2016 DEVELOPMENT COST: $2.25 million

3 Council Meeting, 29 March 2016 Section 4.8 Page 3 LOCALITY PLAN SUBJECT SITE NEIGHBOURHOOD PLAN

4 Council Meeting, 29 March 2016 Section 4.8 Page 4 RECOMMENDATION: That Council resolves to Grant a Planning Permit (TPA/44913) for the development of a two storey apartment building with basement car parking, at 2 Howard Court, Clayton subject to the following conditions: 1. Before the development starts, three copies of amended plans drawn to scale and dimensioned, must be submitted to and approved by the Responsible Authority. The submitted plans must clearly delineate and highlight any changes. When approved the plans will be endorsed and will then form part of the permit. The plans must be generally in accordance with the plans submitted with the application, but modified to show: a) The provision of 4.0m wide separation between the northern edge of the lift well and southern facade of apartment 7 and apartment 15 to provide for increased massing separation and greater visibility of the pedestrian entrance to the development, including apartment 7 and apartment 15 reduced in size and internal reconfiguration as required b) The basement access ramp modified to provide a 5.0m wide and 7.0m deep passing area at the entrance. c) The black aluminium cladding element replaced with a more muted material and finish complimentary to the development. d) Increased fenestration to the eastern facade if apartment 7 and apartment 15. e) The provision of a balcony extended around to the eastern facade of apartment 15. f) The depth of snorkel light corridors of ground level apartments no deeper than twice their width (i.e. 2m long x 1m wide or 2.5m long x 1.25m wide) and the adjoining bedroom modified/shifted as required. g) Front fencing enclosing the courtyard of apartment 1 setback a minimum of 7.0 metres from the eastern boundary. h) The provision of no fencing within the street setback forward of apartment 7. i) Landscape buffers and planter boxes provided surrounding front fencing, secluded private open space areas and the pedestrian entrance to the development. j) Full design detail of feature screening. k) A corner splay or area at least 50% clear of visual obstructions (or with a height of less than 1.2 metres) extending at least 2.0 metres

5 Council Meeting, 29 March 2016 Section 4.8 Page 5 long x 2.5 metres deep (within the property) from the edge of the exit lane of the vehicle crossing to provide a clear view of pedestrians on the footpath of the frontage road. l) Retaining walls located clear of the easement adjacent to the western boundary. m) Construction of an apex within the basement ramp to reduce flows from the court into the basement. n) The location and design of any required fire services, electricity supply, gas and water meter boxes discreetly located and/or screened to compliment the development. o) A notation to specify that all footings including the basement located adjacent to the western boundary easement is to be constructed down to the depth of the new 300mm drain within the easement. p) Ground level dwelling finished floor levels metres to Australian height Datum (AHD). q) Additional screening to prevent overlooking (as required) as a consequence of increased finished floor levels. r) Details of steps and landings to secluded private open space areas. s) Provision of a 1.0 metre wide gap (with no obstructions) along the south-east boundary to allow for overland flow through the property. t) Internal fencing perpendicular the south-east boundary to be pooltype fencing. u) Internal fencing within the easement adjacent to the western boundary to be removable and ensure that no footings are constructed within the easement. 2. The development as shown on the endorsed plans must not be altered without the written consent of the Responsible Authority. 3. Once the development has started it must be continued and completed to the satisfaction of the Responsible Authority. 4. Prior to the commencement of works on the site, the owner shall prepare a Waste Management Plan for the collection and disposal of garbage and recyclables for all uses on the site by private contractor. The Waste Management Plan shall provide for: a) The method of collection of garbage and recyclables for uses; b) Designation of methods of collection by private services; c) Appropriate areas of bin storage on site and areas for bin storage on collection days; d) Measures to minimise the impact upon local amenity and on the operation, management and maintenance of car parking areas;

6 Council Meeting, 29 March 2016 Section 4.8 Page 6 e) Litter management. A copy of this plan must be submitted to and approved by the Responsible Authority. Once approved the Waste Management Plan will be endorsed to form part of the permit. 5. No goods must be stored or left exposed outside the building so as to be visible from any public road or thoroughfare. 6. No bin or receptacle or any form of rubbish or refuse shall be allowed to remain in view of the public and no odour shall be emitted from any receptacle so as to cause offence to persons outside the land. 7. No equipment, services, architectural features or structures of any kind, including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building unless otherwise agreed to in writing by the Responsible Authority. 8. Before the development starts, a construction management plan must be prepared and submitted to the Responsible Authority for approval. The plan must be to the satisfaction of the Responsible Authority. Once approved, the plan must be implemented to the satisfaction of the Responsible Authority. The plan must address the following issues: a) measures to control noise, dust and water runoff; b) prevention of silt or other pollutants from entering into the Council s underground drainage system or road network; c) the location of where building materials are to be kept during construction; d) site security; e) maintenance of safe movements of vehicles to and from the site during the construction phase; f) on-site parking of vehicles associated with construction of the development; g) wash down areas for trucks and vehicles associated with construction activities; h) cleaning and maintaining surrounding road surfaces; i) a requirement that construction works must only be carried out during the following hours: Monday to Friday (inclusive) 7.00am to 6.00pm; Saturday 9.00am to 1.00pm; Saturday 1.00pm to 5.00pm (Only activities associated with the erection of buildings. This does not include excavation or the use of heavy machinery.)

7 Council Meeting, 29 March 2016 Section 4.8 Page 7 9. A landscape plan prepared by a Landscape Architect or a suitably qualified or experienced landscape designer, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority prior to the commencement of any works. The plan must show the proposed landscape treatment of the site including:- a) the location of all existing trees and other vegetation to be retained on site; b) provision of canopy trees with spreading crowns located throughout the site including the major open space areas of the development; c) planting to soften the appearance of hard surface areas such as driveways and other paved areas; d) a schedule of all proposed trees, shrubs and ground cover, which will include the size of all plants (at planting and at maturity), their location, botanical names and the location of all areas to be covered by grass, lawn, mulch or other surface material; e) the location and details of all fencing; f) the extent of any cut, fill, embankments or retaining walls associated with the landscape treatment of the site; g) details of all proposed hard surface materials including pathways, patio or decked areas; When approved the plan will be endorsed and will then form part of the permit. 10. Before the occupation of the buildings allowed by this permit, landscaping works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority. 11. Bicycle parking facilities shall generally follow the design and signage requirements set out in Clause of the Monash Planning Scheme. 12. Before the development starts, a site layout plan drawn to scale and dimensioned must be approved by the Responsible Authority. The plans must show a drainage scheme providing for the collection of stormwater within the site and for the conveying of the stormwater to the nominated point of discharge. The nominated point of discharge is the south-west corner of the property where the entire site s stormwater must be collected and free drained via a pipe to the Council drain in the rear easement via a junction pit to be constructed to Council Standards. If the point of discharge cannot be located then notify Council s Engineering

8 Council Meeting, 29 March 2016 Section 4.8 Page 8 Division immediately. 13. All on-site stormwater is to be collected from hard surface areas and must not be allowed to flow uncontrolled into adjoining properties. The on-site drainage system must prevent discharge from driveways onto the footpath. Such a system may include either: a) trench grates (150mm minimum internal width) located within the property; and/or b) shaping the driveway so that water is collected in a grated pit on the property: and/or c) another Council approved equivalent 14. Stormwater discharge is to be detained on site to the predevelopment level of peak stormwater discharge. Approval of any detention system is required by the City of Monash, the Responsible Authority, prior to works commencing. 15. The existing 150mm western boundary drain is to be replaced with a 300mm drain with junction pits constructed at the north-west and southwest corners to Council standards. 16. The redundant vehicle crossing is to be removed and reinstated with kerb and channel to the satisfaction of the Responsible Authority. 17. Before the development permitted is completed, areas set aside for parked vehicles and access lanes as shown on the endorsed plans must be: (a) constructed to the satisfaction of the Responsible Authority; (b) properly formed to such levels that they can be used in accordance with the plans; (c) surfaced with an all-weather sealcoat to the satisfaction of the Responsible Authority; (d) drained, maintained and not used for any other purpose to the satisfaction of the Responsible Authority; (e) line-marked to indicate each car space and all access lanes to the satisfaction of the Responsible Authority. Parking areas and access lanes must be kept available for these purposes at all times. 18. The car parking layout and vehicle access to the development shall generally follow the Design Standards for car parking set out in Clause of the Monash Planning Scheme to the satisfaction of the Responsible Authority. 19. No less than 1 car space must be provided on the land for each one and two bedroom dwelling. Any future subdivision of the development must

9 Council Meeting, 29 March 2016 Section 4.8 Page 9 provide allocation of car parking on Title in accordance with this requirement including all visitor car parking located within common property. 20. Prior to the commencement of the permitted development, approval must be sought from Council s Horticultural Department for the removal of any street/naturestrip trees. 21. This permit will expire in accordance with section 68 of the Planning and Environment Act 1987, if one of the following circumstances applies: The development is not started before 2 years from the date of issue. The development is not completed before 4 years from the date of issue. In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or within six months of the permit expiry date, where the development allowed by the permit has not yet started; or within 12 months of the permit expiry date, where the development has lawfully started before the permit expires. NOTES- 1. Building approval must be obtained prior to the commencement of the above approved works. 2. Building Permit approval for this development must take into consideration the location of future subdivision boundaries and their compliance with the Fire Separation Provisions of the Building Code of Australia, including Separating Walls and Openings near Boundaries, as well as the requirements of the Building Regulations. 3. In the event that any parking restrictions are introduced in the surrounding area, occupants of this development will not be granted parking permits. 4. Any new drainage work within the road reserve requires the approval of the City of Monash s Engineering Division prior to the works commencing. Three copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit. A refundable security deposit of $3,000 is to be paid prior to the drainage works commencing. 5. Engineering permits must be obtained for new or altered vehicle crossings and for connections to Councils drains / Council pits / kerb & channel and these works are to be inspected by Council (tel ).

10 Council Meeting, 29 March 2016 Section 4.8 Page Stormwater detention requirements may be obtained from the City of Monash prior to the design of any stormwater detention system. 7. Detention system requirements for the property are as follows: Minimum storage = 8.8 cubic metres Maximum discharge rate = 9.4 litres per second Minimum orifice diameter if using orifice pit = 65mm, otherwise install a Phillips multi cell or similar to control outflow. 8. An on site detention system for storm events up to the 1% AEP event to be retained on site for the basement carpark. The detention system for the property, which is to be at ground level and discharge by gravity, is to be separated from the detention system for the basement car park. 9. A Licensed Surveyor or Civil Engineer (who is a Registered Building Practitioner) must certify that the stormwater detention system including all levels, pits, pipes and storage volumes is constructed in accordance with the approved plans. The certifier s registration number must be included on the certificate. 10. Three printed copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division prior to the commencement of works. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit. 11. Use of Easement approval is required for fences within the easement. Approval should be given subject to: Council and South East Water approval being obtained. Fencing to be removable and no footings to be constructed within the easement. The use of easement agreement being signed by Council. BACKGROUND: The Site and Surrounds The subject land is located at the western end of Howard Court in Clayton. The land is an irregular trapezoid shape having an overall area of 1,236 square metres. The land has a frontage of metres to Howard Court (eastern boundary), length of metres along the rear (western) boundary, length of along the side (northern) boundary, and 41.78m along the side (southern) boundary. A 1.83 metre drainage and sewerage easement runs along the western boundary. The land has a fall of 1.94 metres from north to south. The land is currently developed with a single storey brick dwelling constructed circa

11 Council Meeting, 29 March 2016 Section 4.8 Page s located to the front of the site and 3 single storey flats constructed circa 1970 s located to the rear of the site. The built form of the surrounding area is diverse and can be summarised as: North Double storey walk-up flats constructed in the late 1960 s. VCAT approved Planning Permit No. TPA/33331 allowing the development of an additional level of apartments above the existing two storey flats. The approved development has yet to be commenced, the permit has been extended on numerous occasions. South Four single storey villa units constructed in the 1980 s. West Double storey multi-dwelling townhouse development with street address to Panorama Street constructed within the past 15 years. East Development within the wider surrounding area includes numerous properties with brick walk up flats constructed circa 1960 s and 1970 s with minimal landscaping and large areas of at grade car parking, original detached brick and weatherboard single storey dwellings constructed in the 1950 s and 1960 s, newer double storey townhouse development constructed within the past 15 years including more generous areas of landscaping and private open space. The property is located within close proximity of Monash University (approximately 385m from the subject land), Monash Medical Centre (approximately 425m from the subject land) and the Clayton Activity Centre (approximately 1km from the subject land). An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2). PROPOSAL: An application has been received by Council for the development of a two storey apartment building with basement car parking. Key details for the proposal can be summarised as: 7 x 1 bedroom apartments. Apartments range in size from 46.5m m 2 and include open plan kitchen and living areas. Balcony secluded private open space areas of 9.11 m 2. 8 x 2 bedroom apartments. Apartments range in size from 77 m 2-82 m 2 and include open plan kitchen and living areas. Ground level secluded open space areas having an area of 39 m 2-44 m 2.

12 Council Meeting, 29 March 2016 Section 4.8 Page 12 Basement car parking for 18 vehicles. Access to the basement via a ramp adjacent to the southern boundary. Resident storage units, bicycle racks and waste facilities provided for within the basement. Central lift core servicing all levels of the development. Pedestrian entrance to the development orientated to Howard Court. The architectural styling of the development is contemporary utilising a variety of materials and finishes including painted render, timber cladding, decorative feature screens and alucobond cladding. Attachment 1 details plans forming part of the application. PERMIT TRIGGERS: The subject site is located within a General Residential Zone (Schedule 2) under the provisions of the Monash Planning Scheme. No permit is required for use of a dwelling within the zone. Pursuant to the requirements of Clause a permit is required to construct two or more dwellings. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land. CONSULTATION: Public Notice Notice of the application was given in accordance with section 52 of the Planning and Environment Act 1987 to the surrounding property owners and occupants, and along with the display of a signs on the land during the notification period. No objections to the proposal have been received. Internal Referral The application has been referred to Council s Traffic and Drainage Engineers for comment. Relevant comments form part of the assessment of the application. The proposed street tree removal was referred to Council s Horticulture Division for comment. The tree was identified as a 9m high Lagunaria patersonia (Norfolk Island hibiscus). The tree was assessed as being in good condition, significant within the streetscape and healthy. Further discussion of the tree removal forms part of the assessment of the application.

13 Council Meeting, 29 March 2016 Section 4.8 Page 13 DISCUSSION: Consistency with State and Local Planning Policies Plan Melbourne is the Metropolitan Strategy that planning authorities must consider when assessing applications for planning permits. The key directions that are of particular relevance to the proposal are: Understand and plan for expected housing needs. Reduce the cost of living by increasing housing supply near services and public transport. Facilitate the supply of affordable housing. Initiatives seek to locate a substantial proportion of new housing in or close locations that offer good access to services and transport and employment areas. Relevant housing objectives and strategies of activity centres policy found at Clause seek: Provide different types of housing, including forms of higher density housing. Encourage a diversity of housing types at higher densities in and around activity centres. Housing policy at Clause seeks to: Increase the supply of housing in existing urban areas by facilitating increased housing yield in appropriate locations, including under-utilised urban land. Locate new housing in or close to activity centres and employment corridors and at other strategic redevelopment sites that offer good access to services and transport. Encourage higher density housing development on sites that are well located in relation to activity centres, employment corridors and public transport. Increased residential density and dwelling diversity is sought by state and local policies. The proposed development is considered consistent with the local planning policy framework in respect of increased density and housing diversity objectives. In the Municipal Strategic Statement at Clause 21, the Garden City Character of the municipality is identified as a core value held by the community and Council as a significant and important consideration in all land use and development decisions. Monash Housing Strategy 2014 The Monash Housing Strategy has been developed to review Council s current housing strategies based on an assessment of key State and Local Strategies and research from all tiers of Government and other research bodies.

14 Council Meeting, 29 March 2016 Section 4.8 Page 14 The housing strategy identifies that a key issue for Monash will continue to be the management of household growth and change while at the same time preserving valued neighbourhood character and enhancing sustainability. The need for the City of Monash to adopt a proactive role to address housing issues has been imperative and the Monash Housing Strategy forms part of that role. Opportunities for residential growth within the City of Monash are increasingly limited within established residential areas. The Monash Housing Strategy amongst other items has identified the lack of greenfield land supply within the municipality and the potential for increased density for well designed residential development within residential periphery areas adjacent to the Clayton National Employment Cluster. The subject land is identified as being on the edge of residential land within the Monash National Employment Cluster within an established Garden City suburb. Future residential development outcomes generally seek conventional townhouse developments within these localities whist also recognising the potential for lower to medium scale apartment developments subject to careful design and the provision of substantial landscape setbacks. The land is located within close proximity of Monash University (350m to the north), Monash Medical Centre (270m to the west), industrial and commercial employment precincts (100m to the east), Clayton Major Activity Centre (1km to the southwest). More intensive medium density forms (2-3 storey scale) are evident in the area surrounding the subject site including walk-up flats to the immediate north (and further north along Dandenong Road, to the north east on Evelyn Street) and more intensive townhouse forms including double storey sheer massing in Howard Court and the surrounding area. On this basis alternate forms of development, including modest apartment forms are considered potentially acceptable within context of this area subject to an appropriate design response. Neighbourhood Character & Design Detail At Clause (Residential Development Policy) Council's goal is for residential development in the City to be balanced in providing a variety of housing styles whilst remaining sympathetic to existing neighbourhood character. The Residential Development and Character Policy at Clause seeks to ensure that new development is successfully integrated into existing residential environments, with minimal streetscape or amenity impact, and designed to achieve outcomes that enhance the Garden City Character of the area. The design response must be appropriate to the neighbourhood and the site, and must respect the existing or preferred neighbourhood character and respond to the features of the site. The height and setback of buildings must

15 Council Meeting, 29 March 2016 Section 4.8 Page 15 also respect the existing or preferred neighbourhood character and limit the impact on the amenity of existing dwellings. Council must also consider neighbourhood character policy in respect of Integration with the Street, and Front Fences. The land is located within Residential Character Type B having regard to the Monash Urban Character Study. Elements that contribute to character are the variety of architectural styles including single and double storey dwellings, consistent building setbacks, common functional architectural style, variety in materials and finish, well-planted front gardens with large trees and shrubs within lots, and low fences, walls or open soft frontages. The Desired Future Character Statement for the B Character area envisages: The neighbourhood character of this area will, as it develops, retain its modest and unassuming character by ensuring that multi housing developments, including dual occupancies, are appropriate in scale and form to existing dwellings. The built-form will be unified by a general consistency in building setback. New dwellings will address the street and complement the scale and form of adjacent buildings. Redevelopments will be single storey unless there is a gradated change in height or on-site trees and large shrubs to soften the transition between buildings. Sympathetically designed buildings will be encouraged. Extensions or alterations to pre-second World War buildings will be sympathetic to the historic integrity of the building. Front fences will be low, allowing shrubs and other plants in the front garden to soften the edge between development and street. Fences will complement the architecture of the building in design, colour and materials. Gardens will be well planted with, in the majority of cases, both native and exotic plants to create a visually permeable buffer between the house and street. Existing mature vegetation within properties will be retained and additional tree planting within lots and within the public domain will be encouraged to provide an upper canopy and back drop to the buildings. The soft quality of the street that is derived partially from the nature strips and tree planting within them will be maintained by ensuring that there is only one single crossover per lot frontage. The character of existing public open space within the Character Type will be protected by ensuring that buildings directly adjacent to such areas are set back and buffered with planting that complements the species and size of that within the public open space. As previously described, the built form and nature development within the surrounding area is varied, including more substantial built form outcomes (such

16 Council Meeting, 29 March 2016 Section 4.8 Page 16 as flats and apartments) than what would otherwise be accepted in established residential areas outside of activity centres and main roads. The proposed double storey apartment building responds well to the diverse surrounding context. The building facade has been highly articulated and generous varied and angled facade setbacks to minimise the perception of visual bulk from the adjoining properties and streetscape. The design response facilitate a positive and improved development outcome having regard to applicable residential policy. Scale, built form and design detail The size and scale of the proposal is an appropriate design response having regard to the surrounding streetscape and adjoining properties which includes double storey flats with two storey sheer massing, approval for 3 storey apartments (unconstructed), two storey townhouse development and more modest suburban forms. Generous setbacks have been provided from the adjoining property boundaries to diminish the immediate massing impact of the two storey form and allow for canopy tree planting along the perimeter of the development. The angled building presentation, varied building setbacks and highly articulated façade results in a development presentation to the adjoining properties more akin to townhouse development rather than the continuous massing impact typical of apartment development. The presentation of the development to the street could be improved through increased separation and refined materials and finishes selection. The overall massing impact of the development on the streetscape could be reduced through a more central building break around the pedestrian entrance. The provision of a clear building break and modification of the streetscape presentation into two defined massing elements will result in a development outcome more commensurate with existing development in the surrounding area and policy outcomes which envisage more a of a townhouse scale and form. The design response generally integrates appropriately with the built form of the surrounding area. The façade treatments provide for adequate visual interest and appropriate façade detailing to mitigate the massing impact of the development. Materials and finishes include timber cladding, decorative screens and neutral coloured rendered elements to appropriately compliment the surrounding residential context. The black metal cladding feature on the eastern façade should be modified to better compliment the built form of the surrounding area. Increased fenestration and provision or extension of dwelling 15 balcony along the eastern façade will further improve the developments presentation to the street and reflect a more residential built form outcome. These modifications can be achieved by permit condition. Street Setback The proposed setback of 7.1 metres -13 metres is appropriate having regard to the existing dwelling setback (7 metres), curved court bowl frontage prevailing

17 Council Meeting, 29 March 2016 Section 4.8 Page 17 setback of the surrounding area. The proposed setback provides for varied facade setback to break the building massing into distinct and defined elements. Front Fencing and Sense of Address The development provides for a generally open building presentation to Howard Court. Increased massing separation between Apartments 1 and 8 and Apartments 7 and 15 will provide for increased visibility of the pedestrian entry and a reduction in the overall massing impact on the streetscape. Front fencing enclosing the courtyard of unit 1 encroaches somewhat excessively into the street setback. The location of fencing could be setback further to provide for more generous landscape presentation to Howard Court and improved visibility of the pedestrian entrance to the development. and Access The proposal provides the requisite number of car parking spaces pursuant to Clause as detailed in the following table. No. of dwellings Clause requirement Car spaces required Car spaces provided One and two 15 1 space per dwelling bedroom dwellings Visitor parking 15 1 space per dwellings Total required 18 Total provided 18 The application provides for the required onsite car parking provision. Council s traffic engineers have raised some minor concerns with some aspects of the proposed design of the car parking and access arrangements which would require modification should a permit issue. These concerns can be dealt with via conditions should a planning permit be issued. The proposed vehicle crossover to service the development will be relocated adjacent to the southern boundary. The relocated vehicle crossover will result in loss of the existing street tree. Whilst loss of an existing street tree is generally discouraged the removal of the street tree in this instance will allow for numerous of the proposed dwellings to be provided with north facing ground level courtyards, by virtue of the location of the proposed vehicle crossover toward the south east corner of the site. Adequate space is available within the front setback and nature strip area to provide for replacement planting. The applicant has indicated a willingness to provide advanced replacement planting, amenity based financial compensation or relocate the existing street tree. Conditions proposed require further consent from Council s horticulture division regarding the street tree removal.

18 Council Meeting, 29 March 2016 Section 4.8 Page 18 Overlooking Habitable room windows and balcony spaces should be located and designed to avoid direct views into the secluded private open space of an existing dwelling within a horizontal distance of 9 metres. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony from a height of 1.7 metres above floor level. The proposed development generally complies with the overlooking requirements of Clause Appropriate screening and provision of obscure glazing has been provided to respond to overlooking of the adjoining property to the south for habitable room windows within 9 metres of the boundary. Landscaping The development incorporates a comprehensive landscaping integral to the overall design response. This plan proposes provision of canopy trees and complementary planting throughout the development including adjacent to the boundaries and within the street setback. Open Space Typically for apartment development an area of 40 square metres with a minimum has been considered acceptable. Ground floor apartments have been provided with outdoor terrace space of approximately 39 square metres to 79 square metres with a minimum dimension of 3 metres. Whilst the proposed secluded private open spaces do not provide a minimum dimension of 5 metres typically required, the spaces are long and have been well designed resulting in good useability, function and integration with the dwellings. Upper level apartments have been provided with oversized balconies of 9.11 square metres in area. The proposed secluded private open space provision is considered satisfactory. Internal Amenity The proposed development demonstrates good internal amenity outcomes for residents. Each apartment is functional in layout and generous in size with large open plan living areas. All habitable rooms are provided with direct access to daylight and ventilation, having no reliance on borrowed light or deep light wells. Snorkel light corridors should be widened to provide for improved solar amenity. The depth of snorkel light corridors should be no deeper than twice their width (i.e. 2m long x 1m wide or 2.5m long x 1.25m wide). Drainage and Overland Flows The land has been identified by Council s Engineering Division as being subject to overland flow and flooding. Proposed conditions require ground floor finished floor levels to be increased by 0.3 metres, provision of an overland flow path and various modifications to fencing and retaining walls located within the easement

19 Council Meeting, 29 March 2016 Section 4.8 Page 19 spanning the western boundary. The required changes are generally inconsequential and will have no perceived impact on the adjoining properties. CONCLUSION: The proposed development responds to the strategic policy aspirations for housing, contributing to housing choice and incremental change close to transport and facilities while responding to the character and amenity considerations of the neighbourhood. The design response is generally site responsive and will not result in any unreasonable amenity impacts on the surrounding properties. It is recommended that the proposed amendments be approved, subject to conditions including a requirement for amended plans.

20 Council Meeting, 29 March 2016 Section 4.8 Page 20 LIST OF ATTACHMENTS: Attachment 1 Proposed Development Plans. Attachment 2 Aerial Photograph (October 2014). Attachment 3 Zoning and Overlays Map.