PLANNING REPORT PROPOSED DEMOLITION OF A DWELLING ...€¦ · M.P.I.A. PPP 2020- 008 Client: S. Lewis March 2020 . Proposed Demolition of Dwelling, Development of a Dwelling and Two

PLANNING REPORT

PROPOSED DEMOLITION OF A DWELLING,

DEVELOPMENT OF A DWELLING AND TWO (2) LOT RE-

SUBDIVISION OF LAND

20 - 22 GLENELG STREET PORTLAND

Prepared by:

ANDREW LACEY

B.App. Sci (Planning) Grad. Dip. U & R Planning

M.P.I.A.

PPP 2020- 008

Client: S. Lewis

March 2020

Proposed Demolition of Dwelling, Development of a Dwelling and Two (2) Lot Re-subdivision of Land at

20-22 Glenelg St Portland

Pierrepoint Planning PO Box 5003 Tarrington Vic 3301 Ph. 5572 5558 Page 2 of 68

A.B.N. 89 811 694 075

CONTENTS

1 Introduction ............................................................................................................................... 3

2 Title Descriptions of the Land .................................................................................................. 3 3 Existing Conditions ................................................................................................................... 6

4 The Proposal ............................................................................................................................. 9 4.1 Demolition of Existing Dwelling ............................................................................ 9 4.2 Development of a new Dwelling ............................................................................ 9 4.3 Proposed Two (2) Lot subdivision ........................................................................ 12

4.4 Site Context ........................................................................................................... 13 5 Planning Policy ....................................................................................................................... 15

5.1 Clause 11.05 Settlement ....................................................................................... 15 5.2 Clause 15.03-1L Heritage Conservation ............................................................... 16

6 Zoning - General Residential 1 Zone ...................................................................................... 21

7 Heritage Overlay (HO272) ..................................................................................................... 24 8 Conclusion .............................................................................................................................. 30

APPENDICES

Appendix A – Certificate of Title

Appendix B – Restrictive Covenant Instrument No. G024743 Appendix C – Heritage Advisors Report Appendix D – Suite of Dwelling Plans Appendix E – Proposed Plan of Subdivision

Appendix F – Building Envelope Plan Proposed Lot 2

Appendix G – Clause 56 Rescode Assessment




1 Introduction

This report has been prepared to accompany a planning application to Glenelg Shire

Council for the re-subdivision of land known as 20-22 Glenelg Street Portland into two (2)

residential lots, the demolition of an existing dwelling, the development of a dwelling on

proposed Lot 1 and the creation of a building envelope on proposed Lot 2.

The land is located on the north east corner of Glenelg Street and Percy Street Portland.

The land falls within the General Residential Zone Schedule 1 and is also affected by a

Heritage Overlay (HO 272 – Percy Street Residential Precinct Portland).

A planning permit is triggered for the proposed development of a dwelling by Clause 43.01

Heritage Overlay and a planning permit is triggered for the re-subdivision of the land by

Clauses 56 Residential Subdivision.

This report provides details of the site and its environs, the proposed

development of a dwelling and proposed re-subdivision a n d an assessment against

the relevant planning controls and policies of the Glenelg Planning Scheme.

2 Title Descriptions of the Land

The land is contained within two (2) Certificate of Titles, being:

• Volume 06478 and Folio 525, being Lot 1 on Title Plan 432701V

• Volume 05375 and Folio 967, being Lot 1 on Title Plan 752916M

Lot 1 on Title Plan 432701V has an area of approximately 1197.5 square metres

Lot 1 on Title Plan 752916M has an area of approximately 560.5 square metres

The site has a total land area of 1758 square metres.




Lot 1 on Title Plan 432701V is a “n” shape configuration which encompasses Lot 1 on Title

Plan 752916M.

An extract of the title plans follows:

Figure 1: Volume 06478 and Folio 525, being Lot 1 on Title Plan 432701V




Figure 2: Volume 05375 and Folio 967, being Lot 1 on Title Plan 752916M.

A copy of the Certificates of Title are attached. Refer to Appendix A.

Covenant: Instrument No. G024743

Restrictive Covenant instrument No. G024743 is registered on the title to the application site. The Restrictive covenant prevents buildings and the keeping of domestic or captive animals in that part of the site coloured red on the covenant plan. That part of the site coloured red is parallel with the south wall of the neighbouring dwelling, known as 4 Percy Street, which is located on the boundary between the two properties.

The width of the land affected by the covenant is unclear, but is no more than 3.7 metres, and probably approximately 3 metres wide, thus extending south to the existing concrete retaining wall. The covenant allows for fences, paths, roadways etc. The site plan indicates the proposed dwelling is setback 8.17 metres from the north boundary of the property, and therefore is well outside the area affected by the covenant.




The site plan shows a driveway and garden within the area affected by the covenant which is allowed for by the covenant. The site plan also shows a water tank, which is setback 4 metres from the north boundary of the site and is therefore clear of the area affected by the covenant. A copy of Restrictive Covenant Instrument No. G024743 is attached. Refer to Appendix B.

3 Existing Conditions

The application site is located on the north east corner of Glenelg Street and Percy Street

Portland. As detailed above the application site comprises of two (2) allotments and

accommodates an existing dwelling and ancillary outbuildings.

The existing dwelling straddles the west boundary of Lot 1 on Title Plan 432701V and is

sited in part within Lot 1 on Title Plan 752916M.

The dwelling is orientated towards Glenelg Street.

Vehicle access to the dwelling is provided from Percy Street along the northern boundary of

the site. (As described above the covenant which applies to the land prohibits building and

works in this location, however, does provide for vehicle access).

Informal vehicle access to the site is currently being gained from Glenelg Street.

The land falls modestly from north to south towards Glenelg Street.

Existing Vegetation

Two (2) deciduous trees located within the frontage on the eastern side of Lot 1 on Title

Plan 432701V are proposed to be retained (within the boundaries of proposed Lot 2).

There is an existing weeping cherry tree located within the setback of the existing dwelling

from Glenelg street which is proposed to be retained.




There are two existing established trees located on the western side of the existing dwelling

which are proposed to be removed.

A red-flowering gum (eucalyptus ficifolia) is located centrally along the Percy Street frontage

of the application site and a Willow Leaf Hakea (Hakea Salicifolia) is located in the south

west corner of the application site.

There is one (1) established tree adjacent to the north elevation of the existing dwelling,

which is proposed to be removed.

A row of silver birches have recently been planted along the Percy street frontage of the

site.




Figure 3: Application Site




4 The Proposal

The proposal is to undertake a two (2) lot re- subdivision of the application site for residential purposes, and to demolish an existing dwelling and develop a new dwelling on proposed Lot 1 and create a building envelope on proposed Lot 2.

4.1 Demolition of Existing Dwelling

The proposal is to demolish the existing dwelling which currently straddles one of the boundaries between the two (2) lots which make up the application site. The proposed demolition of the existing dwelling has been considered by Council’s Heritage advisor, who has no objection in relation to the proposed demolition of the dwelling. A detailed assessment of the heritage planning controls, and the Heritage Advisor comments are addressed in Section 5 of this report. Refer to Appendix C.

4.2 Development of a new Dwelling

A single storey weather board dwelling is proposed to be constructed on proposed Lot 1.

The design and layout of the proposed dwelling has been considered by Council’s Heritage Advisor. A detailed assessment of the heritage planning controls, and the Heritage Advisor comments are addressed in Section 5 of this report. An extract of the floor plan of the proposed dwelling follows:




Figure 4: Floor Plan of Proposed Dwelling on Proposed Lot 1




Figure 5: Site Plan.

The following suite of dwelling plans prepared by Mackkcon Homes form part of the planning

application documentation: Floor Plan 02

• East Elevation 03a

• West Elevation 03b

• Landscape Elevations 12

• Landscape Plan 13

The suite of plans are attached. Refer to Appendix D.




4.3 Proposed Two (2) Lot subdivision

The planning permit application for residential subdivision is triggered by Clause 32.07-2

within the General Residential Zone Schedule 1. A permit is required to subdivide land.

The subdivision proposes to create two (2) lots.

A two (2) lot subdivision must meet the following objectives and standards of Clause 56:

Clauses 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to 56.09

The Proposed Plan of Subdivision is attached, Refer to Appendix E.

The land accommodates one (1) dwelling and associated outbuildings.

The proposed allotments having the following areas:

Lot 1: 1254 square metres (existing dwelling) Lot 2: 485 square metres

An extract of the proposed plan of subdivision follows:




Figure 6: Proposed Plan of Subdivision

4.4 Site Context

The application site is located within the area known as the Percy Street Residential

Precinct Portland.

The following plan indicates the location of the application site in the context of the broader

Portland




Figure 7: Site and Context Plan

Application Site




5 Planning Policy

5.1 Clause 11.05 Settlement

Clause 11.05 Settlement seeks to promote the sustainable growth and development of Victoria and deliver choice and opportunity for all Victorians through a network of settlements. Relevant strategies to achieve the above objective include:

• Develop sustainable communities through a settlement framework offering convenient access to jobs, services, infrastructure and community facilities.

• Support sustainable development of the regional centres of Ararat, Bacchus Marsh, Bairnsdale, Benalla, Castlemaine, Colac, Echuca, Gisborne, Hamilton, Kyneton, Leongatha, Maryborough, Portland, Sale, Swan Hill, Warragul/Drouin and Wonthaggi.

• Ensure regions and their settlements are planned in accordance with their relevant regional growth plan.

• Guide the structure, functioning and character of each settlement taking into account municipal and regional contexts and frameworks.

• Create and reinforce settlement boundaries.

• Provide for growth in population and development of facilities and services across a regional or sub-regional network.

• Building on strengths and capabilities of each region across Victoria to respond sustainably to population growth and changing environments.

• Developing settlements that will support resilient communities and their ability to adapt and change.

• Balancing strategic objectives to achieve improved land use and development outcomes at a regional, catchment and local level.

• Limit urban sprawl and direct growth into existing settlements.




• Promote and capitalise on opportunities for urban renewal and infill redevelopment.

• Develop compact urban areas that are based around existing or planned activity centres to maximise accessibility to facilities and services.

Response:

The proposed re- subdivision is a residential subdivision located within central Portland, with convenient access to jobs, services, infrastructure and community facilities. The proposed subdivision and development of a dwelling is effectively an infill redevelopment. The proposal is entirely consistent with planning policy for settlements.

5.2 Clause 15.03-1L Heritage Conservation

Clause 15.03-1L Heritage Conservation applies to all land affected by a Heritage Overlay.

General strategies Support development that respects the significance of the heritage place as identified in the Statement of Significance. Discourage subdivision and development, including boundary fences and buildings, that will be detrimental to the visual appearance of heritage buildings, streetscapes, works, trees, objects and sites, or detrimental to the significant view lines to and from heritage places that have been identified as being of particular landmark value. Protect hedges, significant plantings and garden features, fences, outbuildings and garden settings as essential elements that make up the cultural significance of the context and setting of heritage places. Demolition strategies Discourage demolition of significant and contributory heritage buildings unless it can be demonstrated that the:

• Building is structurally unsound.

• Original fabric of the building has deteriorated to such an extent that a substantial reconstruction would be required to make the building habitable.

• Proposed replacement building will make an equal or greater contribution to the streetscape than the building to be demolished.

Support the retention of a heritage place rather than demolition and reconstruction.




Support the partial demolition of significant and contributory heritage buildings where the fabric to be demolished is of no significance, or where the demolition helps to reveal the original fabric of the building. Support the partial demolition of significant and contributory heritage buildings for the purpose of additions, only if the additions will not affect the heritage significance of the building. Support the demolition of non-contributory buildings in heritage precincts. Retain significant vegetation and outbuildings that contribute to a heritage place.

Response:

Councils Heritage advisor has considered the proposal to remove the existing dwelling from the application site. The Heritage Advisors report is attached. Refer to Appendix C.

The Heritage Advisor found that the existing building was not a contributory building and raised no concerns in relation to the removal of the dwelling.

Subdivision strategies Support the subdivision of heritage places that do not adversely affect the heritage significance of the place and retains the existing built form pattern. Retain views to significant and contributory heritage buildings. Encourage subdivision that respects the curtilage of a heritage place and the surrounding subdivision pattern.

Response:

The existing dwelling located on the application site (which is a non-contributory building) is proposed to be removed, and therefore the proposed subdivision has no direct impact on a heritage place. Further, the subdivision is a resubdivision and effectively realigns two titles, one of which is an irregular “n” configuration to create two (2) conventional allotments. It is also noted that the existing dwelling straddles title boundaries.




Restoration, reconstruction and surface treatment strategies Retain the original heritage fabric of the place. Conserve external features of significant and contributory heritage buildings. Encourage the restoration and reconstruction of the original or early appearance of contributory fabric, particularly when seen from the street, if:

• The reconstruction will enhance the heritage significance of the heritage place.

• Evidence exists to support the accuracy of the reconstruction. Discourage the painting of unpainted surfaces. Ensure removal of paint from masonry is undertaken using a non-abrasive method. Ensure that restoration of contributory fabric is undertaken using the same proportions of elements and quality of materials as the original. Ensure colour schemes for heritage buildings relate to the period and style of construction and the character of the streetscape and heritage precinct. Discourage particularly bright or synthetic colours designed to create contrast and hence draw attention to a particular building.

Response:

The existing dwelling is not a contributory building and is proposed to be removed. Councils Heritage Advisor raised no concerns in relation to the removal of the dwelling, having regard to the design of the proposed dwelling on proposed Lot 1.

Buildings and works strategies Encourage alterations and additions that include such works as the restoration of structures, removal of detracting elements, reinstatement of lost details and fabric, to restore the significant characteristics of the building or place. Support alterations and additions to significant and contributory heritage buildings that maintain the integrity of the architectural character of the building. Design alterations, additions and works to be visually recessive and not overwhelm or dominate significant and contributory heritage buildings or their significant features. Support alterations and additions to significant and contributory buildings that are in keeping with the significance of the heritage place. Design alterations and additions to be distinguishable from the original historic fabric.




Design alterations and additions to significant and contributory heritage buildings to be minimally visible from adjoining streets.

Response:

The existing dwelling is not a contributory building and is proposed to be removed. Councils Heritage Advisor raised no concerns in relation to the removal of the dwelling, having regard to the design of the proposed dwelling on proposed Lot 1.

New buildings in heritage precincts strategies Maintain the existing scale, massing, form and siting of contributory buildings in heritage precincts when designing new buildings. Ensure that new buildings adjacent to contributory buildings are sympathetic to the significance and character of the heritage place.

Response:

The application site is located on the north east corner of Glenelg Street and Percy Street Portland. The dwelling proposed to be developed on Lot 1 will have a frontage to Glenelg Street and proposed Lot 2 will also have a frontage to Glenelg Street. The immediately adjoining dwelling to the east (being 18 Glenelg Street) falls outside the boundary of Heritage Overlay 272 and is not individually significant.

No 4 Percy Street adjoins the application site to the north. That dwelling falls within the Percy Street residential precinct (HO272) and is also individually significant (HO7).




Commercial heritage streetscapes strategies

Response:

Not applicable Streetscapes, infrastructure, landscape and trees strategies Support buildings or works that are subservient to and maintain the prominence of the significant elements of the heritage landscape. Locate and design buildings to not adversely affect views and vistas toward, from and within heritage landscapes. Encourage the retention and conservation of heritage elements within streetscapes and landscapes (including street trees, kerb and channel, laneways, etc.). Support buildings or works that do not present a physical threat to any tree with identified heritage value. Discourage the removal of trees with an identified heritage value unless either:

• The tree is dead or dying.

• The tree is causing structural damage to an existing heritage structure that cannot be dealt with by any other means.

Provide landscaping that respects the heritage place, maintains significant views and does not cause physical threat to existing heritage structures.

Response:

Significant elements of the heritage landscape will not be impacted upon by the dwelling proposed to be developed on Lot 1.

The dwelling proposed to be developed on Lot 1 will not adversely affect views and vistas No trees having heritage value are proposed to be removed Heritage elements within the streetscape will be retained.




Boundary fences and car parking strategies Retain original and contributory fences and gates. Design and construct new fences and gates in a manner that is sympathetic to and contributes positively to the significance of the heritage place. Avoid fences and gates that would obscure views to the front façade of significant heritage places. Design and locate car parking facilities so that they do not dominate heritage places.

Response:

• There are no existing contributory fences and gates

• It is requested that a condition of any planning permit issued require the submission of design details of any future fencing and gates

• Car parking is proposed within a garage under the roof of the dwelling. Refer to floor plans of the dwelling proposed to be developed on Lot 1.

6 Zoning - General Residential 1 Zone

The application site falls within the General Residential Zone Schedule 1.

The purpose of the General Residential 1 Zone is as follows:

• 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 non-residential uses to serve local community needs in appropriate locations.




An extract of the Glenelg Planning Scheme Zoning Map follows:

Figure 8: Zoning Map

Application Site:

General Residential Zone 1




Use and Development of a Dwelling

Pursuant to the table of uses at Clause 32.08-2, the use of land for a dwelling is a Section 1

Permit Not Required Use. The General Residential Zone provisions do not trigger a permit

for building and works associated with a Section 1 use.

Clause 32.08-4 Construction or Extension of a Dwelling or Residential Building

The table to Clause 32.08-4 requires that an application to construct a dwelling on a lot

must provide a minimum garden area for Lots above 650sqm of 35% of the Lot area.

Garden Area is defined by the Glenelg Planning Scheme (Clause 73.01 General terms) as :

Any area on a lot with a minimum dimension of 1 metre that does not include:

a) a dwelling or residential building, except for: an eave, fascia or gutter that does not

exceed a total width of 600mm; a pergola; unroofed terraces, patios, decks, steps or

landings less than 800mm in height; a basement that does not project above ground

level; any outbuilding that does not exceed a gross floor area of 10 square metres;

and domestic services normal to a dwelling or residential building;

b) a driveway; or

c) an area set aside for car parking.

Proposed Lot 1 has an area of 1254sqm and therefore an area of 439 sqm. must be

provided as garden area.

The overall footprint of the proposed dwelling has an area of 408 square metres, the

driveway servicing the proposed dwelling has an area of 16.25 square metres, and the

proposed shed has an area of 90 square metres. In addition, the existing driveway along

the northern boundary of propose Lot 1 has an area of 85.2 square metres (i.e. 3m by 28.4

m). The total building footprint including driveways is therefore 600 square metres.

The area available as garden area, being the balance of the land area of proposed Lot 1 is

therefore 654 sqm which equates to 52% of the lot area.




Clause 32.08-5 Construction and Extension of One Dwelling on a Lot

Pursuant to Clause 32.08-5 a permit is required to construct or extend one dwelling on:

• A lot of less than 300 square metres.

• A lot of between 300 square metres and 500 square metres if specified in a schedule to this zone

A permit is not triggered for the construction of a dwelling on proposed Lot 1 as the lot size will significantly exceed 500 square metres (i.e. 1254 square metres). This application does not seek approval for the development of a dwelling on proposed Lot 2, however a building envelope plan is provided for proposed Lot 2 in accordance with the provisions of Clause 56, on the basis that proposed Lot 2 is between 300 and 500 square metres as detailed below. A copy of the Building Envelope Plan is attached, Refer to Appendix F.

Clause 32.08-3 Subdivision Pursuant to Clause 32.08-3 Subdivision a permit is required to subdivide land. An application to subdivide land must meet the requirement of Clause 56 and must meet all the objectives included in the Clauses specified in the table to Clause 32.08-3; and should meet all the standards included in the clauses specified in the table to Clause 32.08-3.

A Clause 56 Rescode Assessment forms an attachment to this report. Refer to Appendix G– Clause 56 Rescode Assessment.

7 Heritage Overlay (HO272)

The application site is affected by heritage Overlay HO272. Pursuant to Clause 43.05 a planning permit is triggered for building and works and subdivision of land. Purpose

• To implement the Municipal Planning Strategy and the Planning Policy Framework.

• To conserve and enhance heritage places of natural or cultural significance.

• To conserve and enhance those elements which contribute to the significance of heritage places.

• To ensure that development does not adversely affect the significance of heritage places.

• To conserve specified heritage places by allowing a use that would otherwise be prohibited if this will demonstrably assist with the conservation of the significance of the heritage place.




Scope The requirements of this overlay apply to heritage places specified in the schedule to this overlay. A heritage place includes both the listed heritage item and its associated land. Heritage places may also be shown on the planning scheme map. Permit requirement A permit is required to:

• Subdivide land.

• Demolish or remove a building.

• Construct a building or construct or carry out works Statements of significance The schedule to this overlay must specify a statement of significance for each heritage place included in the schedule after the commencement of Amendment VC148. The Heritage Place is described as Percy Street Residential Precinct Portland (HO272) and the relevant Incorporated Plan is “Portland Heritage Precincts Statement of Significance Incorporated Plan 2018”.




Why is the Precinct Significant?




Figure 9: HO 272 Percy Street Residential Precinct




The application site is located in the south east corner of the precinct. The adjoining dwelling to the east, known as No. 18 Percy Street, is not within the boundaries of the precinct. Dwellings having a frontage to Glenelg Street west of the application, known as 24, 26 and 28 Glenelg Street are located within the precinct, however, are not contributory places or individually significant. Heritage Advisors Recommendations A pre application was meeting was conducted on the 5th April 2019, and Council’s Heritage Advisor provided a response dated 20th May 2019. An onsite meeting was conducted with Council Heritage Advisor and Planning Officer on the 1st July 2019, whereby amended plans were considered by Councils Heritage Advisor. Councils Heritage Advisor subsequently provided a Report dated 2nd July 2019 which contained the following recommendations with respect to the design of the dwelling proposed to be developed on proposed Lot1:

• Consider moving garage element further east to increase side setback.

Response: Consideration was given to moving the garage element of the dwelling further to the east to increase the setback from the Percy Street frontage, however Wannon Water have required the inclusion of a 2 metre wide sewer easement on the east side of the proposed dwelling to favour No. 4 Percy Street (which adjoins the northern boundary of the application site). Thus, increasing the setback of the garage from Percy Street became problematic and was unable to be achieved.

• Amend proposed double garage door design to include simple horizontal cladding pattern, as per drawings provided dated 18.04.19.

Response: The double garage door of has been amended to incorporate a horizontal cladding pattern.




• Include proposed materials and colours for assessment with planning permit application. Selected ‘white’ colours should be ‘dirty’ or ‘warm’, rather than cool, stark white.

Response: The elevation plans include details of the materials and colours. Colours were discussed with Councils Heritage Advisor who whilst recommending the use of off-white colours, also Indicated that the proposed “white on white” colour was acceptable for the external weatherboard walls. The corrugated Colorbond roof is coloured “shale grey” and the window frames “pearl white”.

• Provide traditional profile corrugated wall and roof cladding to garage in a deep, recessive colour which complements traditional Portland building materials such as Colorbond ‘Basalt’ or ‘Woodland Grey’.

Response: The elevations of the proposed shed are corrugated wall cladding coloured “Basalt”.

• Amend proposed garage windows to include lower sill height and improve proportions in relation to the tall wall height.

Response: The windows in the south elevation of the shed have been removed. The south elevation of the shed will be obscured from view from Glenelg Street by the proposed 1.8 metres high fence along the east west boundary between proposed Lots 1 and 2, and by the future dwelling to be constructed on proposed Lot 2.

• Set side gates to Percy Street behind adjacent façade of further east.

Response: The gates opening onto Percy Street are setback 2.250 metres from the Percy Street frontage of the property and are setback beyond the Percy Street façade of the adjoining property to the north known as 4 Percy Street. That dwelling is setback 1.3 metres from Percy Street.




A copy of the Heritage Advisors Report is attached. Refer to Appendix C.

8 Conclusion

The proposal involves the removal of a non-contributory dwelling from the Percy Street Residential Precinct and the resubdivision of two allotments to create two new lots, one of which is proposed to accommodate a new single storey weatherboard dwelling and ancillary shed and the other which accommodates a building envelope. The proposed residential subdivision is justified having regard Planning Policy and the General Residential Zone and Heritage Overlay provisions of the Glenelg Planning Scheme. The subdivision has been designed having regard to the provisions of Clause 56 (Rescode).




Appendix A – Certificates of Title






















Appendix B – Restrictive Covenant Instrument No. G024743































Appendix C – Heritage Advisors Report










Appendix D – Suite of Dwelling Plans



















Appendix E – Proposed Plan of Subdivision







Appendix F – Building Envelope Plan Proposed Lot 2







Appendix G – Clause 56 Rescode Assessment






















Documents

PLANNING REPORT PROPOSED DEMOLITION OF A DWELLING ...€¦ · M.P.I.A. PPP 2020- 008 Client: S. Lewis March 2020 . Proposed Demolition of Dwelling, Development of a Dwelling and Two