Town Planning Application No. 4 Gwenda Street, Dandenong (Planning Application No. PLN10/0055): Attachment No : 3

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1 Clause 55 Page 1 of 11 The proposal has been assessed against the various standards and objectives contained within Clause 55 of the Greater Dandenong Planning Scheme and is considered to be satisfactory. A summary of this assessment is provided as follows: Standard Requirement Planner s Response B1 Neighbourhood Character Development to: Be appropriate to the neighbourhood and the site Respond to features of site Respect existing or preferred character The development is considered to be appropriate for the site as it takes advantage of the existing infrastructure such as shopping, educational, recreational and public transport facilities available within walking distance of the subject site Land in the immediate locality is generally used for residential purposes, comprising various types of accommodation. The housing stock is characterised by single and double storey detached dwellings of brick or weatherboard construction comprising tiled hipped roofs, in addition to numerous multi unit developments, particularly two-storey flats, ranging in age and style. It is noted that the dwelling types immediately surrounding the subject site are as follows: Three (3) double storey dwellings to the north-west of the subject site at 6 Gwenda Street. A single storey dwelling to the south-east of the subject site at 2 Gwenda Street. A two-storey apartment building to the south-west of the subject site at 112 Princes Highway. A two-storey apartment building to the south-west of the subject site at 114 Princes Highway. The existing character of the area is typified by a variety of built forms from single storey dwellings, through to double storey townhouses, and bulky two-storey apartment buildings. The proposal for double storey dwellings across the subject site would be in keeping with the character of the area, given that the subject site is bounded on two of its three sides by double storey built forms. It is considered that the proposed dwelling density, spacing and built form is respectful of the predominant neighbourhood character and should be supported. The proposal complies with this standard.

2 Page 2 of 11 B2 Residential Policy B3 Dwelling Diversity B4 Infrastructure B5 Integration with the Street B6 Street Setback Provision of written statement against relevant policies Support medium densities in areas where development can take advantage of public transport and community infrastructure and services Developments of ten or more houses to provide a range of dwelling sizes and at least one dwelling with all facilities at ground level Development to be provided with appropriate services and infrastructure Layout of development to integrate with the street and adjoining open space Dwellings on both sides average or 9m, whichever is less Dwelling on only one side same or 9m, whichever is less Corner site (front street) same distance as adjoining dwelling or 9m, whichever is less - (side Street) same as dwelling on side street or 3m, whichever is less No dwelling on either side 6m in Road Zone or 4m The applicant has provided relevant documentation detailing the relationship of the proposal with various policies contained within the Greater Dandenong Planning Scheme. The site is located within close proximity to community facilities, which makes it a suitable candidate for the consideration of medium density development. Not applicable Only three (3) dwellings are proposed on the site. The site has access to adequate road and drainage infrastructure. The development will need to make application to the appropriate suppliers for water, sewerage, electricity, gas and phone services. Given surrounding developments, it is not expected that this development will unreasonably overload the capacity of those services. The proposal provides visible and accessible vehicle and pedestrian links for each dwelling. Dwellings and entry features are visible from Gwenda Street or the accessway once entered, for each dwelling and this is considered appropriate. The proposal meets the objectives of this standard. The setback of the dwelling abutting the south-east of the subject site at 2 Gwenda Street is 11.3 metres, whilst the setback of the dwelling abutting the north-west of the subject site at 6 Gwenda Street is 9 metres. As the average of these two setbacks is greater than 9.0 metres, the requirement under Clause 55 is 9.0 metres. The proposed front setback for Dwelling 1 is 7.5 metres. The front setback design guidelines in the City of Greater Dandenong s Neighbourhood Character Study for Future Character A Areas specifies a minimum front setback as per Clause 55 or 5.0 metres, whichever is the lesser. In this instance a 7.5 metre setback is considered to be appropriate.

3 Page 3 of 11 B7 Building Height B8 Site Coverage B9 Permeability B10 Energy Efficiency B11 Open Space B12 Safety Maximum height of 9m, unless the slope of the natural ground level at any gross section wider than 8m of the building is 2.5 degrees or more, in which case the max. Building height should not exceed 10m. Maximum 60% of the site Minimum of 20% of the site to be permeable Achieve energy efficient design (Energy report for applications lodged after 1 March 2002 before 1 July 2004) Provision of public and communal open spaces (if required) that are useable, accessible, address surrounding dwellings and protect any valued natural features on the site. Provide good lighting, visibility and surveillance of street and public spaces/common property The maximum building height proposed is approximately 7.2 metres which is within the maximum height allowance under this Standard. The objectives of this Standard are therefore met. The site coverage of this proposal is approximately 43.7% which is under the maximum of 60% allowed under this Standard % of the site area will remain permeable enabling lawn, porous paving and landscaping to be achieved, meeting the overall objectives of this standard. The proposal as presented is reasonably designed in relation to energy efficiency and solar access. Private open space areas and living areas have access to northern light. Not applicable There is no requirement to provide communal open space within the development. Partially complies The layout of the proposed development would ensure adequate safety and security for residents and properties as the front porches for each dwelling are visible from Gwenda Street, or the accessway once entered. The layout of the dwellings allows for good lighting, visibility and surveillance of Gwenda Street and the common property accessway. Private open space areas are secure and provide safe recreational areas for future residents. Security lighting can be provided along the length of the common accessway as a condition of permit, if issued.

4 Page 4 of 11 B13 Landscaping Replacement of trees removed within the last 12 months, and provision of appropriate planting opportunities Partially complies A detailed landscape plan has not been submitted with the application. A landscape plan can be required as a condition of permit and would include advanced planting of shrubs across the site, the provision of two (2) canopy trees with a minimum planting height of 1.5 metres in the front setback of Dwelling 1, and one (1) canopy tree with a minimum planting height of 1.5 metres in the secluded POS area of each dwelling. Council s Arborist inspected the site and reviewed the arborist report submitted with the application and noted that vegetation on the neighbouring properties is likely to be affected by the development. The following two (2) trees can be retained in accordance with the recommendations of the Arborist Report provided: A Quercus palustrus (Pin Oak) proposed to have a tree protection zone of 9 metres, which satisfies Council s Arborist. A Eucalyptus camaldulensis (River Red Gum) which Council s Arborist advised should have a tree protection zone of 7 metres. The above trees and their defined tree protection zones should be shown on the landscape plan as conditions of permit, if issued, with the specific trees and their tree protection zones also identified as conditions of permit, if issued.

5 Page 5 of 11 B14 Access B15 Parking Location Allow convenient, safe and efficient movement of vehicles throughout the site and to the street network Vehicles should be able to exit a development in a forwards direction, particularly when serving five or more vehicles, three or more dwellings, or connects to a road zone Limit to one single-width crossover for each dwelling fronting a street, whilst maximising the retention of on-street parking Accessways not less than 3 metres wide Limit the width of accessways or car spaces to not more than 33% of the street frontage or 40% for a frontage less than 20m Development to provide access for service, emergency and delivery vehicles Car parking areas should be convenient and secure Large car parking areas should be broken up with landscaping Shared accessways or car parks of other dwellings and residential buildings should be located at least 1.5 metres from the windows of habitable rooms. May be reduced to 1 metre where there is a fence at least 1.5 metres high or where window sills are at least 1.4 metres above the accessway. There is a single vehicle crossover located at the western side of the northeastern site frontage to be removed as part of the development of the site. A new single crossover is proposed on the eastern side of the north-eastern site frontage. The width of the proposed crossover along the metre wide site frontage is 3.0 metres, which is less than 40%. It is noted that the accessway is at least 3.0 metres wide across its entire length. Partially complies The car parking areas are located near their associated dwellings. A common accessway serves all three (3) dwellings. Dwelling 1 s southeast-facing kitchen window which has a minimum sill height greater than 1.4 metres is located only 0.7 metres from the common accessway and should be revised to a minimum of 1.0 metre as a condition of permit, if issued. Dwelling 2 s southeast-facing kitchen window which has a minimum sill height greater than 1.4 metres is located 1.2 metres from the common accessway and as such is considered reasonable.

6 Page 6 of 11 B16 Parking Provision B17 Side and Rear Setbacks B18 Walls on Boundaries 1 space per 1 and 2 bedroom dwelling 2 spaces per 3 or more bedroom dwelling, including a separate study (one space must be undercover) Developments for 5 or more dwellings require visitor and bicycle parking Gives car parking space dimensions Minimum setback of 1m from side and rear boundaries for any wall not built to the boundary for walls up to 3.6m, plus additional setback of: 0.3m setback per metre of height of walls between 3.6m and 6.9m high 1m setback per metre of height for walls above 6.9m high Maximum length 10m plus 25% of the remaining boundary Maximum height average 3m (with max of 3.6m) Walls can be built the length and height of an existing or simultaneously constructed wall Each dwelling has two (2) bedrooms. Dwellings 1 and 2 have been provided with a single garage each, whilst Dwelling 3 has been provided with a single demountable carport. The Sitting Areas for each dwelling form part of the common area of the upper floor, and therefore act as thoroughfares. As such they do not trigger any additional car parking requirement. As such, each dwelling is provided with the requisite number of car parking spaces for its intended size. Appropriate dimensions have been provided in the garage of each dwelling. The proposed development is for less than 5 dwellings and therefore a visitor car space and bicycle parking is not required. The proposed parking provision complies with the applicable standard and objective. The proposed side and rear setbacks meet the requirements of this standard. The development is set back in excess of 1.0 metre from all property boundaries for walls up to 3.6 metres in height. All upper level walls, which are no higher than 6.9 metres, are setback at least 1.9 metres. The proposed length and height of all walls built to or within 150mm of the boundary comply with the objective of this standard. North-western Dwelling 1 s Dining Room 3.5 metres + Garage 1 wall 4.8 metres + Garage 2 wall 3.9 metres = 12.2 metres which is greater than 10 metres. A maximum length of 10 metres + 25% of the remaining boundary (35.72 metres) is allowed. 25% of metres is 8.93 metres, plus 10 metres gives metres. As 12.2 metres is less than metres the proposed length of walls along this boundary complies. The maximum average height of all walls proposed on boundaries is less than 3 metres.

7 Page 7 of 11 B19 Daylight to Existing Windows B20 North Facing Windows B21 Overshadowing Open Space Walls of new buildings to be setback from existing habitable room windows in adjacent dwellings to provide a light court of min. 3m² and min. dimension of 1m Walls more than 3 metres in height opposite an existing habitable window to be set back 50% of height of wall North-facing habitable room windows within 3 metres of a boundary on an abutting allotment to be provided with appropriate light courts of at least 1 metre, plus 0.6m for every metre over 3.6m to 6.9m, plus 1 metre for every metre over 6.9m, for a distance of 3m from the edge of each side of the window Min. 75% (or 40m 2 with min. dimension of 3m) of existing neighbours private open space to receive at least 5 hrs of sunlight between 9am and 3pm on 22 September If overshadowing is already greater than this standard, it cannot be further increased by a new development The proposal complies with this standard. All existing habitable room windows of neighbouring dwellings on adjoining allotments will be provided with light courts in excess of the requirements of this standard due to their location and setback from respective common boundaries. The northwest-facing bedroom window of the dwelling at 2 Gwenda Street will not be affected by the proposed development as there are adequate light courts available, and there are no other north-facing habitable room windows on adjoining properties which would be affected. Most of the shadows cast by the development will be over the subject land or within existing shadow lines cast by existing structures including boundary fences. Overshadowing to abutting properties is as follows: 1/6, 2/6 and 3/6 Gwenda Street. Overshadowing is entirely confined to the common accessway and to 3/6 Gwenda Street s garage. As such there are no effects on the private open space areas of these dwellings from the proposed development. 114 Princes Highway Overshadowing is entirely confined to the car park to the rear of the existing block of flats. As such there are no effects on the private open space areas of these dwellings from the proposed development. 2 Gwenda Street No overshadowing at 9.00am. Although there is some overshadowing from the proposed development at 3.00pm, this would only affect areas already in shadow from the existing large trees to the rear of 2 Gwenda Street. As such the proposed development complies with this standard.

8 Page 8 of 11 B22 Overlooking Limit direct views within 9m Views can be limited by: - offset windows a minimum of 1.5m from the edge of one window to the edge of the other - sill heights of 1.7m - obscure glazing - screening that is no more than 25% transparent To the north-west (towards 1/6, 2/6 and 3/6 Gwenda Street) the following applies: Dwelling 1 Sitting Room window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum Dwelling 2 Sitting Room window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum Dwelling 3 Bedroom 2 window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum Bathroom window has been provided with full obscure glazing. Sitting Room window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum To the south-west (towards 114 Princes Highway) the following applies: Dwelling 3 Sitting Room window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum To the south-east (towards 2 Gwenda Street) the following applies: Dwelling 1 Toilet window has been provided with full obscure glazing. Bedroom 1 window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum Dwelling 2 Bedroom 1 window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum (Cont.)

9 Page 9 of 11 B23 Internal Views B24 Noise Impacts B25 Accessibility B26 Dwelling Entry Max 50% of the private open space of a lower level building within the same development Protect dwellings from adjoining and external noise sources Entries of dwellings on the ground floors and residential buildings should be accessible or able to be modified for access by persons of limited mobility Entrances to be visible, identifiable and located to address the street Dwelling 3 Stairwell window is shown as clear, which is considered reasonable, given that the stairs are heading downwards near this window, and there is limited potential for views considering the extensive vegetation which exists in the private open space area of 2 Gwenda Street. As such, the proposed development complies with this standard. With regard to internal overlooking the following applies: Dwelling 1 South-West Bathroom window has been provided with full obscure glazing. Dwelling 2 North-East No internal overlooking impacts from the Bedroom 2 window. Dwelling 2 South-West Bathroom window has been provided with full obscure glazing. Dwelling 3 North-East Bedroom 1 window has been provided with fixed external screens up to 1.7m above finished floor level with a maximum As such, the proposed development complies with this standard. The proposal is for residential development and any noise created as a result of this proposal can be directly attributed to typical residential noises. It is not anticipated that the proposal will result in an unreasonable increase in noise levels internally or externally. The entries to all three (3) dwellings are considered accessible or able to be modified to allow for easy access for people with limited mobility. The proposal complies with this objective. The entries to all three (3) dwellings are adequately identifiable from Gwenda Street or the accessway once entered. An appropriate design response ensures that each dwelling has its own frontage and sense of address.

10 Page 10 of 11 B27 Daylight to New Windows B28 Private Open Space B29 Solar access to open space B30 Storage Habitable room windows in new dwellings to face open space or a light court open to the sky with a min. area of 3m 2 and a min. dimension of 1m, or a verandah or carport that is mostly open. Private open space to consist of: 40m 2 with one part of the open space to have a minimum area of 25m 2 with a minimum dimension of 3m, to be at the side or rear of the dwelling, or Balcony of 8m 2 with minimum width of 1.6m, or Roof-top area of 10m 2 with minimum width of 2m All areas should have convenient access from a living room Open space located on the north side of a dwelling, if appropriate Southern boundary of the secluded open space to be setback from any wall on the north of the space at least ( h) metres. 6m³ of externally accessible secure storage Habitable room windows of the proposed dwellings are provided with appropriate access to light. The development complies with respect to this standard. All three (3) dwellings are provided with adequate areas of usable private open space, in excess of the minimum requirements of this standard. Dwelling 1 and 2 s private open space areas are to be accessed from the Living/Meals Areas, whilst Dwelling 3 s private open space area would be accessed from the Living Room and the Meals Area. Each dwelling displays well dimensioned parcels of secluded private open space with reasonable north-western aspects as detailed: D1 Approximately 25m² useable secluded POS (with minimum dimensions of 5.72 metres long by 4.37 metres wide), a first floor balcony of 5.74m² (with a length of 4.1 metres and a width of 1.4 metres) m² front yard. D2 40m² useable secluded POS with minimum dimensions of 10 metres long by 3 metres wide, and a main area 5 metres long by 5 metres wide). D m² useable secluded private open space with minimum dimensions of 5 metres long by 5 metres wide. The private open space area of all three (3) dwellings are located to the north-west, with reasonable northern aspects. The southern boundary of each dwelling s secluded private open space area is setback in accordance with the requirements of this standard. A storage shed is to be provided in the garage of Dwelling 1 with a length of 3 metres, a width of 0.85 metres and a height of 2.4 metres, giving it a capacity of 6.12m³. A storage shed is to be provided in the garage of Dwelling 2 with a length of 3 metres, a width of 0.85 metres and a height of 2.4 metres, giving it a capacity of 6.12m³. A storage shed is to be provided next to Dwelling 3 s carport with a length of 2.3 metres, a width of 1 metre and a height of 2.7 metres, giving it a capacity of 6.21m³. As such, the proposed storage complies with this standard.

11 Page 11 of 11 B31 Design detail B32 Front Fences B33 Common property B34 Site services Design of buildings to respect the neighbourhood character, and for garages and carports to be visually compatible with the design of the building. Are to complement the design of the dwelling and when within 3m of a street should not exceed 2m in a Road Zone, Category 1 1.5m in other streets Common property areas are clearly identifiable, accessible and manageable Sufficient space for the installation of services Convenient and functional locations and design of site facilities, including bin and recycling enclosures, and mailboxes. The proposed dwellings are of a contemporary design which reflects the two-storey built forms evident in the existing character of the area. A 1.2 metre high picket fence is proposed along the site s north-eastern street frontage. The proposal includes common property areas in the form of a common accessway and some landscaping. This is considered clearly identifiable, accessible and manageable. Partially complies Storage space, clotheslines, mailboxes and rainwater tanks for each dwelling have been shown. The location of rubbish/recycling bins for each dwelling has not been shown, and can be required as a condition of permit, if issued.

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