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Mixed-use development, 8 Chesterfield Road, Mirrabooka: Development Application Report MacCormac Architects and Mackay Urbandesign 24 Communal outdoor space to be overlooked by habitable rooms: Communal outdoor space to receive 2 hours of sunlight in mid-winter over 25% of the accessible communal area: All of the communal areas are overlooked and have the capacity for passive surveillance from habitable rooms. The main communal areas of buildings B1 and B2 have no overshadowing in mid-winter until early-mid afternoon because they are to the east of the ‘apartment buildings’. Whilst the main communal area for Building B3 is to the south of the ‘tower’ it will still receive a total of approximately 2 hours of morning and afternoon midwinter sun over 75% of the area. Compliant Compliant 4.2.9 Landscaping In accordance with the City of Stirling landscape policy (LPP6.6): Refer to following section on City of Stirling policies for details. Compliant subject to further detail or conditions of approval 4.2.10 Entry locations Clearly identifiable entry points to face the street with signage above the door: Truncations to indented entries of no less that 60%: Maximum awning height of 3.2m above entry points where provided: Separation of vehicle and pedestrian entry points: All entry points address the street. Signage will be provided in association with each entrance. Signage details will be provided at the detailed design stage. Entry points are not recessed to the point that they require truncations. The heights to the underside of the awnings at the entry points vary from 2.84m to 4.39m as a result of the varying topography. The average canopy height is 3.62m. Given the variation in topography it is reasonable to accept the average canopy height, which is significantly higher than the required minimum height, as compliant. Pedestrian and vehicle entry points are separate. Compliant, but subject to a condition of approval on signage Compliant Compliant subject to discretion Compliant 4.2.11 Fencing Walls and Gates Any front fence or gate addressing a street is to be 50% visually permeable above 1.2 metres: The only front street fencing is to the townhouses on the new local street. The design of the fencing consists of a masonry wall to 1.2m with a metalwork infill panel with 80% visual permeability above. Compliant 4.2.12 Weather protection Non-residential frontage to be provided with 100% continuous awnings with a height of 3-4.5m and a minimum depth of 2.5m: The commercial frontages all have 100% continuous awnings above their respective frontage with a height to the underside of the awning of 2.84m to 4.39m. Compliant

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Mixed-use development, 8 Chesterfield Road, Mirrabooka: Development Application Report

MacCormac Architects and Mackay Urbandesign

24

Communal outdoor space to be overlooked by habitable rooms: Communal outdoor space to receive 2 hours of sunlight in mid-winter over 25% of the accessible communal area:

All of the communal areas are overlooked and have the capacity for passive surveillance from habitable rooms. The main communal areas of buildings B1 and B2 have no overshadowing in mid-winter until early-mid afternoon because they are to the east of the ‘apartment buildings’. Whilst the main communal area for Building B3 is to the south of the ‘tower’ it will still receive a total of approximately 2 hours of morning and afternoon midwinter sun over 75% of the area.

Compliant Compliant

4.2.9 Landscaping

In accordance with the City of Stirling landscape policy (LPP6.6):

Refer to following section on City of Stirling policies for details. Compliant subject to further detail or conditions of approval

4.2.10 Entry locations

Clearly identifiable entry points to face the street with signage above the door: Truncations to indented entries of no less that 60%: Maximum awning height of 3.2m above entry points where provided: Separation of vehicle and pedestrian entry points:

All entry points address the street. Signage will be provided in association with each entrance. Signage details will be provided at the detailed design stage. Entry points are not recessed to the point that they require truncations. The heights to the underside of the awnings at the entry points vary from 2.84m to 4.39m as a result of the varying topography. The average canopy height is 3.62m. Given the variation in topography it is reasonable to accept the average canopy height, which is significantly higher than the required minimum height, as compliant. Pedestrian and vehicle entry points are separate.

Compliant, but subject to a condition of approval on signage Compliant Compliant subject to discretion Compliant

4.2.11 Fencing Walls and Gates

Any front fence or gate addressing a street is

to be 50% visually permeable above 1.2 metres:

The only front street fencing is to the townhouses on the new local street. The design of the fencing consists of a masonry wall to 1.2m with a metalwork infill panel with 80% visual permeability above.

Compliant

4.2.12 Weather protection

Non-residential frontage to be provided with 100% continuous awnings with a height of 3-4.5m and a minimum depth of 2.5m:

The commercial frontages all have 100% continuous awnings above their respective frontage with a height to the underside of the awning of 2.84m to 4.39m.

Compliant

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Awnings shall include solid materials that are waterproof and provide shade (not clear glass, transparent or permeable materials):

In the case of buildings B1-3, the awnings extend to cover the frontage of the residential lobbies as well.

The canopies over the footpaths are constructed from solid materials.

Compliant

4.2.13 Signage

All signage shall be in accordance with the City of Stirling’s Advertising Signs Policy (LPP6.1):

Refer to following section on City of Stirling policies for details. Compliant subject to further detail in response to a condition of approval

4.2.14 Activity and uses

Land uses shall be in accordance with the Mirrabooka Local Structure Plan:

The proposed development provides for residential apartment, commercial/retail tenancies that could be used for a range of shop or office uses, and a tavern. Residential is listed in the land use table for mixed use as: ‘D” Compliant subject to discretion Shop is listed as: ‘D’ Compliant subject to discretion Office is listed as: ’P’ Permitted as of right Tavern is listed as: ‘A’ Compliant subject to discretion and advertising. Betting agency is listed as: ‘D’ Compliant subject to discretion In summary, all of the proposed uses can be approved on the site.

Compliant subject to discretion

Subject Requirement Assessment Compliance

4.3 Access Parking And Services

4.3.1 Vehicle Access

Vehicle access to be integrated into the building and streetscape:

The vehicle access points to proposed buildings B1-3 are integrated into the architecture of the buildings and deeply recessed away from the street to minimise their visual impact. The vehicle access points to proposed building B4 are more prominent given the site’s lack of depth. However, this portion

Compliant

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Maximum crossover width of 6m: Vehicles to be able to enter and exit the site in forward gear:

of the new local street (Nuhaven Loop) effectively operates as a service laneway with no significant pedestrian routes. The entry points are still integrated into the architecture of the building. No crossovers are greater than 6m in width. The main parking areas are designed to enable vehicles to enter and exit the site in forward gear. The only bays requiring reversing are the 3x short-term visitor bays off the street at ground level under the tavern, which given their role as short-term parking is reasonable.

Compliant Compliant

4.3.2 Pedestrian and Cycle Access

Commercial buildings orientated towards the street with entrances directly from the street: Footpaths provided from parking areas to building entrances: Pedestrian footpaths to be a minimum of 2m wide:

All entrances to commercial tenancies are accessed directly from the adjacent street. N/A. Car-parking areas are integrated into the buildings and immediately accessible. The only external footpaths are within the street reserves. Footpaths widths vary with a minimum width of 1.5m in the new street (Nuhaven Loop). 2 metre footpaths are excessive in the context of a local street with footpaths on both side of the street (a 2m footpath is wide enough for a car to drive down). Given the local street will carry minimal foot traffic yet still has 3m of footpath width in total, it is unreasonable to require more.

Compliant Compliant Compliant subject to discretion

4.3 3 Service Access and Facilities

Service areas located away from the main street frontage: Loading areas designed to be secure:

Service and bin areas are internalised within the buildings and sleeved to the street with commercial tenancy in buildings B1-3. The tavern service area is also internalised within the car park area. The commercial tenancies to Chesterfield Road are too small to justify loading areas. The loading area to the tavern is located securely within the main internal car park area.

Compliant Compliant

4.3.4 Car Parking

Car parking for residential development to be provided in accordance with the Residential Design Codes:

The total number of car bays provided in association with the residential component is 294 bays. Under the provisions of the R-Codes, the required number of bays for the residential component of 310 apartments is: 363 bays.

Compliant subject to discretion

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All car parking is to comply with the Australian Standards 2890.1 in relation to turning circles and gradients within the site:

Where parking is at grade or above ground level, screening is required to reduce impact on adjoining lots and the public realm: Basement parking to a max height of 1.2 m above ground level: Sufficient car parking to meet the requirements and provisions set out in the Local Structure Plan and supporting strategies:

This is based on a Type A transit location and: 120 x dwellings under 75sqm = 90 bays 170 x dwellings between 75sqm and 110sqm = 170 bays 20 x dwellings greater than 110sqm = 25 bays Plus: 78 visitor bays @ 1 per 4 dwellings over and above 4 dwellings. For a detailed breakdown of the parking requirement and provision for each building, and a justification for the variation in parking provision, refer to the associated traffic and transport report. All car-parking areas have been designed to comply with AS2890.1 All at-grade parking is screened from the adjacent streets by built space and from adjacent lots by a wall. Only the on-street parking and the 3x short-term bays accessed directly off the street in the new local street (Nuhaven Loop) is visible, which given its function is logical. Basement parking does not extend to a height of more than 1.2m above ground level. In the context of the structure plan and the supporting strategies, which identify the Mirrabooka centre maturing into a transit-orientated activity centre around a major bus hub and future light rail, the car-paring provision is sufficient, if not arguably excessive should the residents embrace the transit-orientated lifestyle.

Compliant Compliant Compliant Compliant

4.3.5 Bicycle parking and end-of-trip facilities

Bicycle parking is to be provided in accordance with the City of Stirling’s Bicycle Parking Policy (LPP 6.2):

Refer to following section on City of Stirling policies for details. Compliant

4.3.6 Laneways

High quality landscaping and lighting shall be provided to laneways:

N/A. The proposed development does not include any laneways, although the southern leg of the new local street will function as a laneway until the development of the adjacent

Compliant

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Habitable rooms, studios and terraces to residential development shall overlook laneways: Development adjacent to laneways shall have windows to commercial floorspace and habitable spaces:

properties to the east. However, the intent of the DAP is in relation to permanent laneways. N/A. Refer to previous comment. N/A (Effectively a repeat of the previous requirement).

Compliant Compliant

4.3.7 Waste Management

Bin storage areas to be in accordance with the City of Stirling’s Bin Storage Policy (LPP 6.3): Provision of a dedicated refuse storage area directly accessible by waste removal vehicles: Refuse areas to be screened or located so as to not be visible from any street: Adequate manoeuvring space to be provided for service vehicles: A waste management plan is to be provided: Service areas located away form mandatory active frontages:

Refer to the following section on City of Stirling policies for details. Refuse areas are located to enable efficient street-based collection rather than requiring waste removal vehicles to enter the buildings. The bin storage areas for Buildings 1-3 have direct access to the street for bin collection. Waste collection for the tavern is via a dedicated service lift from the upper level storage area to the collection point on the street. Waste collection vehicles remain on street and, therefore, do not require on-site manoeuvring. A waste management plan has been preferred as part o the DA submission and is attached as Appendix 5. For buildings 1-3, the service and bin storage areas are sleeved from the mandatory active frontage by commercial tenancies. For the Tavern, the service area is at the rear of the building away from Yirrigan Drive.

Compliant Compliant Compliant Compliant Compliant

4.3.8 Acoustics and Odour

Development to be sited and orientated away from noise and odour sources:

There are no significant noise nuisances within or adjacent to the site. Some noise will be generated by traffic on Yirrigan Drive, the bus station and the proposed Tavern. To minimise impact, the tavern has been located on Yirrigan Drive to co-locate noise sources away from the majority of the residences. The residential ‘apartment buildings’ have been orientated to present their short sides to the bus station to minimise the residential interface. There are no identified odour nuisances in the vicinity of the

Compliant

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An Acoustics Report to be provided in respect to any significant noise generating source on site:

site or created as a result of the development.

An Acoustics Report is attached as Appendix 6.

Compliant

4.3 9 Shopping trolleys

Not applicable to this development: N/A Compliant

Referenced City of Stirling Policies The Mirrabooka town centre detailed area plan makes reference to various other City of Stirling local planning policies, namely:

LPP 6.1 Advertising signs

LPP 6.2 Bicycle parking

LPP 6.3 Bin storage

LPP 6.6 Landscaping

The assessment of the proposed development in relation to each of the policies is summarised below: Subject Requirement Assessment Compliance

LPP 6.1 Advertising signs

General

Signs are to comply with the policy provisions:

The signage needs will be determined at a later date once the tenancy mix is identified,. However, signage will be compliant with the City of Stirling LPP 6.1. Compliance with the policy may be required as a condition of approval or an advice note on the approval.

Compliant subject to further detail in response to a condition of approval

Subject Requirement Assessment Compliance

LPP 6.2 Bicycle parking

Bicycle parking provision Development with more than 400sqm of non-residential floorspace requires bicycle parking in accordance with the policy:

The non-residential floorspace of the development is: Building B1: 69sqm Building B2: 69sqm Building B3: 164sqm Building B4: 1,005sqm Total: 1,307sqm The bicycle-parking requirement generated is 4 bicycle

Compliant

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spaces. 6 Bicycle parking spaces (3 double-sided racks) have been provided at the northern end of the development at the front of building B1.

Location of bicycle parking

Bicycle parking is to be at ground level, accessible, capable of surveillance and not obstructive of pedestrian routes:

The bicycle parking is at ground level outside building B1, close to the entries of the B1 tenancies, capable of passive surveillance and inboard of the footpath.

Compliant

End-of-trip facility provision

A requirement of 10 bicycle spaces triggers the requirement for end-of-trip facilities:

The requirement is for less than 10 bicycle spaces so there is no requirement for end-of-trip facilities.

Compliant

Subject Requirement Assessment Compliance

LPP 6.3 Bin Storage

Bin storage area size Location and design of bin storage areas

The policy relates specifically to the provision of bulk bins: Bin storage areas to be located behind the setback line, screened, cleanable and integrated with the materials of the building:

N/A. The proposed development utilises multiple conventional ‘green bins’ as the proposed method of refuse storage, with the bins stored in bin stores with direct access to the street for street-based collection. As such, the policy has limited application. The bin storage areas are located behind the setback line in all buildings, integrated into the architecture of the building and provided with sealed finishes that enable effective maintenance and cleaning. Additional details on the bin storage and collection strategy are provided in the associated waste management plan.

Compliant Compliant

Subject Requirement Assessment Compliance

LPP 6.6 Landscaping

Landscaping areas Plant numbers and types

Landscaped areas to have a minimum area of 2sqm and a minimum dimension of 0.5m: Species selection and planting design to suit function, location and climate:

All landscaped areas meet the minimum provisions of the policy. Detailed landscaped plans will be prepared prior to the commencement of works. As such, a landscape plan be required as a condition of approval.

Compliant Compliant subject to further detail in response to a condition of approval

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Street trees Retention of existing vegetation Reticulation and mulching Parking areas

Street trees are required: Retention of significant vegetation is encouraged:

Reticulation and 75mm of mulch is required unless otherwise demonstrated as unnecessary: Open parking areas to be planted in accordance with the minimum policy provisions of 1 tree/6 bays:

Street trees will be provided in locations and with species to the satisfaction of the City and, as such, should be required as a condition of approval. N/A. There is no significant vegetation on site worthy of retention. Reticulation and mulching will be provided to the satisfaction of the City and, as such, should be required as a condition of approval. N/A. The proposal has no open parking areas.

Compliant subject to further detail in response to a condition of approval Compliant Compliant subject to further detail in response to a condition of approval Compliant

State Planning Policy 3.1: R-Codes Whilst the provisions of the Mirrabooka Town Centre Detailed Area Plan (DAP) take precedence over the R-Codes, there are some areas of the R-Code provisions for multiple dwellings that the DAP remains silent on. These issues are addressed in the following table: Subject Requirement Assessment Compliance

R-Codes

6.2.3 Sight lines 6.3.1 Outdoor living areas 6.3.6 Site works 6.3.3. Parking (Bicycles)

Adequate vehicle sightlines at vehicle access points: Balconies if at least 10sqm with a minimum dimension of 2.4m: Minimal changes to the existing topography:

I resident bicycle space per 3 dwellings and 1 visitor space per 10 dwellings:

Vehicle access points are set back from the front boundaries and provide satisfactory site lines. All balconies meet the deemed-top-comply provisions of the R-Codes. The site is relatively flat and the division into 4 distinct development parcels reduces the requirement for excavation and fill to the point that it is consistent with the R-Codes. Each apartment building has a bicycle store=age area at ground floor with a capacity of 24 bikes with the remainder of the resident bicycle capacity located in individual overs9zed

Compliant Compliant Compliant Compliant

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6.3.7 Retaining walls 6.4.5 Outbuildings 6.4.6 Utilities and facilities

Minimal use of retaining walls:

Outbuilding not to detract from the visual amenity of the street: An external store of 10sqm with a minimum dimension of 1.5m for each dwelling: Clothes drying areas not located within view of the street:

stores. Space for the required visitor bicycle parking is available either within the car park area or in the setbacks to Chesterfield Road. As above. N/A. No outbuildings are proposed. Each dwelling has an external store that is not less than the minimum requirements of the R-Codes. N/A. The proposed development does not include dedicated clothes drying areas.

Compliant Compliant Compliant

9. COMMENTARY ON AREAS WHERE DISCRETION IS REQUIRED

From the assessment tables above, it is clear that the proposed development is largely compliant with the provisions that will apply to the site through the structure plan, Detailed Area Plan (DAP), and the relevant policies. There are a number of areas where the proposed development does not fully comply with the provisions of the DAP and a degree of discretion will be required in the decision-making process. It needs to be borne in mind that the DAP is a new and untried document, and this proposal will be one of the first developments to be assessed against the DAP. From the assessment above, it was clear that some of the areas of non-compliance resulted from unrealistic expectations and assumptions in the drafting of the DAP, rather than shortcomings in the design of the proposed development from an architectural or urban design perspective. The areas where some discretion in the decision-making process is required include:

Variations in ground level setbacks to accommodate an awkward site geometry

Vehicle access location for building B2

Meeting the excessive floor-to-floor height requirements for the ground floor

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Meeting the impractical requirements for the Extent of glazing to street frontages

A single rather than two-storey podium

Varying canopy heights resulting from the changes in topography

Meeting the unrealistic targets for the degree of cross ventilation and solar access

Meeting the unrealistic targets for vegetation cover

Meeting the requirement for over-sized footpaths.

In all of the above case, the variation from the requirement is not significant and the proposed design still arguably meets the intent of the provisions and delivers a good urban design outcome. 10. URBAN DESIGN ASSESMENT

The proposed development represents a good urban design outcome. The development:

Delivers a mixed-use outcome with commercial uses that address the adjacent streets at ground level.

Delivers a residential community into the heart of a regional activity centre.

Establishes a more appropriate scale of development and an appropriate urban-scaled streetscape for a regional activity

centre.

Hides car parking and service areas within the built form and minimises disruption of the adjacent pedestrian network.

Presents an elegant, and well-ordered architectural treatment to the public domain.

Provides shade and shelter to pedestrians on the adjacent footpaths.

Delivers urban density without adverse impacts on the adjacent lots.

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Utilises a moderately challenging topography without recourse to significant earthworks.

Increases pedestrian (and vehicle) permeability within the town centre.

Overall, the proposed development will be a major leap forward in Mirrabooka’s transition from a conventional shopping centre precinct to a real town centre. The proposed development sets a new and appropriately high benchmark for future developers in the town centre and if they follow the precedence, Mirrabooka’s future as a town centre is largely assured. 11. ORDERLY AND PROPER PLANNING

Orderly and proper planning requires that new development is a logical and efficient progression of existing development, and consistent with the planning vision established for the area. The key points regarding the proposal are: The proposed development is highly consistent with the various provisions and objectives advocated by the WAPC and the City

of Stirling’s planning framework; The proposed development is an attractive, architecturally designed building that optimises the development potential of the

site; The development is of a scale that will significantly contributes to the intended streetscape; The density of residential dwellings proposed on the site is highly consistent with State Government Planning Policies including

Directions 2031, which provides an infill development target of 47%; and

The area is well serviced by an existing road network and local services.

It is therefore considered that the development will make a very positive contribution to the area, is highly consistent with the statutory planning framework, and will advance the planning intentions of the City of Stirling.

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12. CONCLUSION

The proposed development is a logical, efficient, appropriate and elegant architectural solution that, with the exercise of a modest amount of discretion in respect to some of the finer points in the policy framework, can be easily approved. In addition to being largely compliant with the relevant planning framework, the proposed development will make a significant contribution to the revitalisation of the Mirrabooka town centre, and meet a growing local demand for high-quality apartment living in close proximity to local retail services, public transport, tertiary education and employment. The proposed development will also contribute to the range of retail and commercial offerings for the local community, as well as providing new housing choices for younger people and for those in the growing pre-retirement cohort who make up a significant proportion of the local community, and who are keen to remain in the local area albeit in a more manageable and high quality housing form. The proposed development sets a new benchmark for mixed-use development both in Mirrabooka and the City of Stirling as a whole, and sets a standard that is significantly higher than the prevailing standard of mixed use and multiple-residential development in the City.

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13. APPENDICES

Appendix 1: Certificates of Title

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Appendix 2: Survey plan

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Appendix 3: Architectural drawings

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Appendix 4: Traffic and transport report