PROVIDENCE (BOLLARD BULRUSH SOUTH) LOCAL …

PROVIDENCE (BOLLARD BULRUSH SOUTH)

LOCAL DEVELOPMENT PLAN

2263Rep146E

1



2263Rep146E

This Local Development Plan has been approved by Council under the provisions of The City of Kwinana Town Planning Scheme No. 2 and the Wellard Residential Local Structure Plan.

................................................. .............................Principal Planner DateCity of Kwinana



Prepared by:

PO Box 796Subiaco WA 6904

t: 9382 1233f: 9382 1127

www.cleplan.com.au

2263Rep146EOctober 2013



2263Rep146E

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TABLE OF CONTENTS

i Preamble

ii Operation of the Local Development Plan

PLAN A - LOCAL DEVELOPMENT PLAN

1.0 PART ONE – STANDARD PROVISIONS

1.1 Provisions applicable to Laneway Access Lots

1.2 Provisions applicable to lots with no lane access and frontage less than or equal to 13 metres

1.3 Provisions applicable to lots with no lane access and frontage greater than 13 metres

1.4 Provisions applicable to lots coded R20

1.5 Provisions applicable to R50 Density Sites

1.6 Provisions applicable to ‘four-pack’ lots

2.0 PART TWO – ADDITIONAL PROVISIONS

2.1 Provisions applicable to lots in bush fire prone areas

2.2 Provisions applicable to lots subject to quiet house design

ROAD

Public OpenSpace

Public Open Space

Public OpenSpace

Public OpenSpace

Public Open Space

* * **********

Bush Forever

*

Laneway lots(refer section 1.1)

Residential (>13m frontage)(refer section 1.3)

Residential (= <13m frontage)(refer section 1.2)

R50 Density Sites(refer section 1.5)

4-Packs (R30)(refer section 1.6)

Lots subject to quiet house design -as identified in approved LocalStructure Plan(refer section 2.2)

Lots subject to AS3959 (Bush FireConstruction Standards) - as identifiedin approved Local Structure Plan(refer section 2.1)

Lots subject to laneway surveillancerequirements(refer section 1.1)

Restricted vehicular access

6 metre minimum setback

Garage Access Easement

1 metre minimum garage setback

Mandatory garage nil setback

Designated garage location

Residential R20(refer section 1.4)

LEGEND

2263-147C-01 (30.07.2013), not to scaleCONTEXT PLAN

Providence (Bollard Bulrush South)

www.cleplan.com.au

This plan is provided for information purposes only and does not form partof this LDP. The subdivision layout is as per WAPC approval 146744, and issubject to change at the discretion of the developer and WAPC. Minorchanges to the subdivision layout does not warrant an amendment tothis LDP.



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I) PREAMBLE

This Local Development Plan (LDP) is prepared pursuant to the “Detailed Area Plan” provisions of Clause 6.17 of the City of Kwinana Town Planning Scheme 2, and condition 19 of WAPC subdivision approval 146744 dated 18 January 2013.

Unless otherwise stated in this LDP, all development shall be in accordance with the City’s Scheme, the Residential Design Codes of WA, and the Wellard Residential (Bollard Bulrush South) Local Structure Plan.

The requirement to consult with adjoining or other landowners to vary the Residential Design Codes in accordance with the Local Development Plan (LDP) is not required except where variations to the provisions of the LDP are sought. Planning Approval is not required, but a Building Permit is required, for the construction of a dwelling on any lot within the area covered by the LDP (including lots with a land area less than 260 square metres) except where varitions to the provisions of the LDP are sought.

II) OPERATION OF THE LOCAL DEVELOPMENT PLAN

This Local Development Plan is separated into two Parts.

1. The Part One standards represent additional requirements and variations to the Residential Design Codes in order to facilitate better design outcomes, greater land use efficiencies, and to ensure appropriate residential streetscapes. These standards constitute Deemed-to-Comply requirements pursuant to the Codes. These controls apply to:

• all R50 coded laneway lots;

• all R30 and R50 coded lots with frontage less than or equal to 13 metres;

• all R30 and R50 coded lots with frontage greater than 13 metres;

• all R20 coded lots;

• all R50 coded density sites; and

• all R30 coded Four-Pack lots.

The Context Plan shows the various lot types, as per approved subdivision 146744. The Context Plan is provided for information purposes only, and does not form part of this LDP.

2. Part Two responds directly to the requirements of the approved Local Structure Plan and condition 19 of WAPC approval 146744, and introduces additional development control provisions for:

a) Lots that are deemed to be in bushfire prone areas (as per the Bush Fire Management Plan endorsed as a detail of the Local Structure Plan); and

b) Lots that are deemed to be affected by freeway noise (as per the Acoustic Assessment endorsed as a detail of the Local Structure Plan).

Where the criteria outlined in Part One of this LDP cannot be satisfied, the planning application shall be assessed in accordance with the applicable Performance Criteria of the Residential Design Codes.

2263-150-01 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR LANEWAY ACCESS LOTS


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Visually permeable fencing.Dwelling setback minimum2m from POS boundary.

Dwelling setback 1m from sideboundary where abutting POS.

Dwelling setback from primary street aminimum of 2m, with verandah andfront facade treatments to 1.5m.

Garages to be setback a minimum of 0.5mand maximum of 1.5m from laneway.

Boundary walls permitted on bothside boundaries. Height and lengthrestrictions apply.

Maximum 70% site cover subject to theprovision of a 20m² minimum outdoor livingarea with minimum dimension of 4m x 4m.

LANE

POS

LANE

GARAGE GARAGEGARAGE

POS



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PART ONE – STANDARD PROVISIONS

1.1 Provisions applicable to Laneway Access Lots

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all laneway lots. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.

TABLE 1.1 A C C E P T A B L E D E V E L O P M E N T P R O V I S I O N S

RELEVANT R-CODE CLAUSE VARIATION / ADDITIONAL REQUIREMENT

Public Open Space Interface

(applicable where lots adjoin POS)

Additional Requirement

5.2.4

5.1.3

5.1.2

All dwellings shall have a minimum of one habitable room with a major opening facing toward the public open space.

All lots shall have visually permeable fencing to the public open space boundary.

Boundary walls are not permitted abutting a public open space boundary.

Buildings on public open space lots shall be setback a minimum of 2m from the public open space boundary, except for side boundaries abutting Public Open Space where the setback is 1m.

All clothes drying areas, hot water systems and sheds shall not be located between the dwelling and the public open space boundary, except where screened from view or integrated into the dwelling design.

Setbacks 5.1.2 C2.1 - C2.4

Buildings shall be setback from the primary street as follows:

• Minimum Setback – 2m dwelling and 1.5m for verandah or front facade treatment.• Maximum Setback – 4m

Note: the front setback averaging provision of the R-Codes does not apply.

Buildings shall be setback a minimum of 1 metre from the secondary street.

Garages are to be setback a minimum of 0.5m and a maximum of 1.5m from the laneway boundary.

Boundary Walls 5.1.3 C3.2

Boundary walls up to both side boundaries where located behind the minimum front setback, within the following limits: Single Storey Two Storey & Above

˗ Maximum height - 3.5m - Maximum height – 6.5m ˗ Maximum length – No limit - Maximum length – Up to 12m in length

Garages on laneway lots are permitted to have a nil setback to either side boundary in addition to the boundary wall of dwelling, excluding a secondary street boundary (subject to compliance with vehicular access restrictions).

Private Open Space 5.1.4 C4 & 5.3.1 C1.1

Minimum open space of 30% (site cover 70%) subject to the provision of an Outdoor Living Area with:

a) A minimum useable space of 20m², minimum dimension of 4m and in accordance with the R-Codes; andb) Located adjoining the northernmost or easternmost side boundary.

Ancillary Dwellings 5.5.1 C1

Ancillary Dwellings do not require an additional car parking bay on site.An Ancillary Dwelling is permitted on all laneway lots, including those less than 450m².

Surveillance of H laneways 5.2.3 C3.2

Where indicated on the LDP Plan by the symbol O, dwellings shall provide one or more of the following:

• An Ancillary Dwelling, or habitable space located above the garage, with adequate window(s) that overlook the central leg of the H laneway;• A second storey window to a habitable room within the dwelling that can overlook the laneway; or• Visually permeable fencing for a portion of the boundary adjacent to the laneway, allowing for surveillance of the laneway from a habitable room.

Building Design Additional Requirement

Dwellings shall provide the following:

• A principle pedestrian access (front door) that faces the primary street and is a dominant feature of the facade; and• At least one of the following architectural features:

˗ gable/gablet ˗ portico (recessed or projecting) ˗ verandah with minimum depth of 1.5m ˗ feature wall

Utilities and Facilities 5.4.5 All dwellings shall include a store room with a minimum area of 4m² constructed under the main roof of the dwelling or garage, accessible from the exterior of the dwelling or from within the garage

in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsehwere.

Solar Access for Adjoining

Sites5.4.2 C2.1 Overshadowing provisions of the R-Codes do not apply.

2263-150-02 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR LOTS WITH NO LANE ACCESS AND FRONTAGE LESS THAN OR EQUAL TO 13 METRES


www.cleplan.com.au

STREET

Boundary walls on both sidesfor lots 10m or less.Note: length restrictions apply.

Rear boundary setbackas per R-Codes.

Side boundary setbackas per R-Codes.

Garage setback minimum3m from primary street.

Dwelling setback minimum2m from primary street.

GARAGEGARAGE



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1.2 Provisions applicable to lots with no lane access and frontage less than or equal to 13 metres (R30 & R50)

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots with no lane access, and frontage less than or equal to 13m. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.



Setbacks 5.1.2 C2.1 - C2.4

Buildings setback from the primary street as follows:

• Minimum Setback – 2m. Note: the front setback averaging provision of the R-Codes does not apply.

Buildings to be setback minimum of 1m from the secondary street.

Garages may be setback to a minimum of 3.5m, provided the garage is not forward of the dwelling alignment. Garages may be aligned with the dwelling provided they do not exceed 3m setback line.

Where garages exceed 50% of the lot frontage they shall be setback at least 1m behind the dwelling alignment.






Boundary walls to the dwelling shall be located on one side boundary to maxmise solar passive design, and located behind the maximum front setback, within the following limits:

Single Storey Two Storey

• Maximum height - 3.5m • Maximum height - 6m• Maximum length - No limit • Maximum length - 12m

For lots with a frontage of 10m or less, nil setbacks are permitted to both side boundaries for a maximum of 9m on each side.



a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes; andb) Located adjoining the northernmost or easternmost side boundary.

Utilities and Facilities 5.4.5 All dwellings shall include a store room with a minimum area of 4m² and a minimum dimension of 1.5m constructed under the main roof of the dwelling or garage, accessible from the exterior of

the dwelling or from within the garage in accordance with the R-Codes. Storage area shall have a minimum dimension of 1m where incorporated into a garage, and 1.5m dimension elsewhere.

Solar Access for Adjoining

Sites5.4.2 C2.1 Overshadowing provisions of the R-Codes do not apply.

2263-150-03 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR LOTS WITH NO LANE ACCESS AND FRONTAGE GREATER THAN 13 METRES


www.cleplan.com.au

STREET

GARAGEGARAGE


Garage setback minimum3m from primary street.

Dwelling setback minimum2m from primary street.

GARAGE

GARAGE

STREET

Boundary wall to one sideboundary as per R-Codes.

Secondary street setbackas per R-Codes.

Boundary walls permitted to both sideboundaries for lots less than 350m².Note: length restrictions apply.



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1.3 Provisions applicable to lots with no lane access and frontage greater than 13 metres (R30 & R50)

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots with no lane access and frontage greater than 13m. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.



Setbacks 5.1.2 C2.1 - C2.4

Buildings setback from the primary street as follows:

• Minimum Setback - 2m. Note: the front setback averaging provision of the R-Codes does not apply.Buildings set back 1m from the secondary street.

Garages may be setback to a minimum of 3.5m, provided the garage is not forward of the dwelling alignment. Garages may be aligned with the dwelling provided they do not exceed 3m setback line.





Boundary Walls 5.1.3 C3.2 For lots less than 350m² boundary walls are permitted to both side boundaries for two thirds of the length of the balance of the boundary behind the front setback in accordance with the R-Code

requirements.



a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes ; andb) Located adjoining the northernmost or easternmost side boundary.



2263-150-04 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR LOTS LOTS CODED R20


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STREET

Boundary walls permittedas per R-Codes.

Rear boundary setbackas per R-Codes.


Dwelling setback minimum 3m /average 6m from primary streetas per R-Codes.

GARAGE

Garage setback 4.5m or 0.5mbehind dwelling alignment asper R-Codes.



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1.4 Provisions applicable to lots coded R20

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all lots coded R20. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.







• Roof materials of dwellings and outdoor buildings shall be coloured in a dark recessive colour that is not visually prominent in respect to the local landscape. Colours shall generally be consis-tent with the following colours, which comprise of muted green-grey and blue-grey shades:

˗ PG1 - H6 ˗ PG1 - G6 ˗ PG1 - F6 ˗ PG1 - E6 ˗ PG1 - E7 ˗ PG1 - D7 ˗ PG1 - B6 ˗ PG1 - B7

Note: refer to Dulux Colour Specifier for further guidance.



a) Minimum useable space of 35m², minimum dimension of 4m, and may include the nominated secondary street setback area; andb) Located adjoining the northernmost or easternmost side boundary.

2263-150-05 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR R50 DENSITY LOTS


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STREE

T

Single storey boundarywall only.

STREET

Single storey boundarywall only.

2m setback to primary street.Verandahs and architecturalfeatures permitted to 1.5m.

2m setback to primary street.Verandahs and architecturalfeatures permitted to 1.5m.

1m setback tosecondary street.

PUBLICOPEN SPACE

Dwelling orientation / surveillance


LEGEND



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1.5 Provisions applicable to R50 Density Sites

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for the development of Grouped Dwellings on all R50 Density lots. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.



Setbacks 5.1.2 C2.1 - C2.4

Buildings shall be setback from the primary street as follows:

• Minimum Setback – 2m dwelling and 1.5m for verandah or front facade treatment• Maximum Setback – 4m

Note: the front setback averaging provision of the R-Codes does not apply.

Buildings shall be setback a minimum of 1 metre from the secondary street.


Boundary walls up to external side boundaries where located behind the minimum front setback, within the following limits: Single Storey

˗ Maximum height - 3.5m ˗ Maximum length – No limit

Dwelling Design,

Orientation and

Surveillance

5.2.3 C3.1 & C 3.2

The design of dwellings shall include an articulated front elevation in the direction of the ‘Primary Street Orientation’ arrow shown on the LDP. This front elevation shall consist of at least one major habitable room overlooking the Public Open Space.

Development is required to address all secondary streets where practical. A secondary street elevation is to be articulated and feature a suitable level of detail including windows and permeable fencing.






3.5

2.5

3.5

3.5

3.5

2.5

3.5

2.5

3.5

FOUR PACKS

2263-150-06 (15.08.2013), not to scaleSETBACK REQUIREMENTS FOR FOUR PACK LOTS


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STREET

LEGEND


Garage access easement

2.5 metre minimum garage setback(1 metre from easement)

Mandatory garage nil setback

Designated garage locationPUBLIC

OPEN SPACE

STREET

STREET

Dwelling setback 2.5mfrom secondary street.


Dwelling setback 1.5mfrom primary street.

Dwelling setback 2mfrom POS boundary.

Primary dwelling orientation



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1.6 Provisions applicable to ‘four-pack’ lots

The following provisions constitute Deemed-to-Comply provisions pursuant to the Codes and development standards under the City of Kwinana Town Planning Scheme No. 2 for all four pack lots. All other Deemed-to-Comply provisions of the R-Codes and Local Structure Plan apply.



Garage Location 5.2.1 C1.3

The siting of garages shall comply with the vehicular access restrictions as shown on the Four Pack Plan.

Garages shall be set back in accordance with the minimum setbacks as shown on the Four Pack Plan.Garages are not permitted forward of the designated location.

Boundary Walls 5.1.3 C3.2 A nil setback is mandatory for the garages as shown on the Four Pack Plan.

Setbacks 5.1.2 C2.1 - C2.4

• Buildings fronting the primary (northern) street shall be set back a minimum of 1.5m. • Buildings fronting the secondary (southern) street shall be set back a minimum of 2.5m from the street boundary.

Note: the front setback averaging provision of the R-Codes does not apply.Side boundary setbacks in accordance with the R-Codes unless stated otherwise in this LDP.

Dwelling Design,

Orientation and Surveillance

5.2.3 C3.1 & C3.2

Side elevations of the dwellings are required to address the internal access leg where applicable through the use of major openings and architectural features.

For lots fronting the secondary (southern) street boundary, dwellings shall address the street by providing the principle pedestrian access (front door) and at least one other major opening to a habitable room orientated to the street.

Dwellings on corner lots shall provide a minimum of one habitable room window that has a clear view of the secondary street and secondary street setback area.

The design of dwellings shall include an articulated front elevation in the direction of the ‘Primary Street Orientation’ arrow shown on the LDP. This front elevation shall consist of at least one major habitable room overlooking the Public Open Space.


For lots fronting the primary (northern) street, Minimum open space of 30% (site cover 70%) subject to the provision of an Outdoor Living Area with:

a) A minimum useable space of 30m², minimum dimension of 4m in accordance with the R-Codes; andb) Located adjoining the northernmost or easternmost side boundary.

Outbuildings 5.4.3 Any enclosed, non-habitable storage structures, such as storage sheds, are only permitted if attached to the dwelling and constructed of the same materials as the dwelling.

ROAD

Public OpenSpace

Public Open Space

Public OpenSpace

Public OpenSpace

Public Open Space

Bush Forever

2263-147C-07 (30.07.2013), not to scaleBUSH FIRE PRONE AREAS


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LEGEND

6 metre minimum setback

Lots subject to AS3959 (Bush FireConstruction Standards) - as identifiedin approved Local Structure Plan(refer section 2.1)



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PART TWO - ADDITIONAL PROVISIONS

2.1 Provisions applicable to dwellings in bush fire prone areas

In addition to the provisions of Part One, dwellings shown on the ‘Bush Fire Prone Areas’ Plan (opposite) as being subject to A53959 are to satisfy the requirements of table 2.1.

TABLE 2.1 D W E L L I N G S I N B U S H F I R E P R O N E A R E A S

REQUIREMENT

Setbacks Dwellings to be set back a minimum of 6m from the primary street where indicated on the Plan. The setback requirement may be reduced where it can be demonstrated that the 6m setback is no longer required due to either:

a) an increased BAL construction standard for the dwelling; or

b) a reduced fuel load within the adjacent fire hazard as certified by a suitably qualified bush fire consultant. Construction Standards Dwellings as indicated on the Plan to be constructed to satisfy BAL 12.5* construction standard in accordance with AS 3959, unless otherwise certified by a suitably qualified bush fire consultant, to the

satisfaction of the City of Kwinana.

* BAL rating is to be confirmed by suitably qualified bush fire consultant following subdivision and prior to construction in accordance with the approved Fire Management Plan.

ROAD

Public OpenSpace

Public Open Space

Public OpenSpace

Public OpenSpace

Public Open Space

* * **********

Bush Forever

2263-147C-08 (30.07.2013), not to scaleQUIET HOUSE DESIGN


www.cleplan.com.au

LEGEND

* Lots subject to quiet house design -as identified in approved LocalStructure Plan(refer section 2.2)



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2.2 Provisions applicable to lots subject to Quiet House Design

In addition to the provisions of Part One, dwellings shown on the ‘Quiet House Design’ Plan (opposite) are to comply with Quiet House Design (package A) requirements, as set out in Table 2.2 below.

TABLE 2.2 Q U I E T H O U S E D E S I G N P A C K A G E A

AREA TYPE ORIENTATION REQUIREMENTS

INDOORS

Bedrooms

Facing Freeway • 6mm laminated glazing• Fixed, casement or awning windows with seals• No external doors

• Closed eaves• No vents to outside walls/eaves• Mechanical ventilation/airconditioning1

Side-on to Freeway • 6mm (minimum) laminated glazing• Closed eaves

• Mechanical ventilation/airconditioning

Away from Freeway No requirements

Living and Work Areas2

Facing Freeway • 6mm (minimum) laminated glazing• Fixed, casement or awning windows with seals• 35mm (min) solid core external doors with acoustic seals• Sliding doors must be fitted with acoustic seals3

• Closed eaves• No vents to outside walls/eaves• Mechanical ventilation/airconditioning

Side-on to Freeway • 6mm (minimum) glazing• Closed eaves

• Mechanical ventilation/airconditioning

Away from corridor No requirementsOther Indoor Areas Any No requirements

OUTDOORS

Outdoor Living Area4

Facing corridor • Minimum 2.0m high solid fence (e.g. brick, limestone or Hardifence)• Picket fences are not acceptableSide-on to corridor

Away from corridor No requirementsSecond Storey Facing corridor • Acoustic engineer certification is required for the second storey of dwellings

1 See section on Mechanical ventilation/airconditioning in AS2107-2000 for further details and requirements.

2 These deemed-to-comply guidelines adopt the definitions of indoor spaces used in AS2107-2000. A comparable description for bedrooms, living and work areas is that defined by the Building Code of Australia as a “habitable room”. The Building Code of Australia may be referenced if greater clarity is needed. A living or work area can be taken to mean any “habitable room” other than a bedroom. The Building Code of Australia describes these utility spaces as “non-habitable rooms.”

3 Glazing panels are acceptable in external doors facing the transport corridor. However these must meet the minimum glazing requirements.

4 The Policy requires that at least one outdoor living area can be reasonably protected from transport noise. The protected area should meet the minimum space requirements for outdoor living areas, as defined in the Residential Design Codes of Western Australia.

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PROVIDENCE (BOLLARD BULRUSH SOUTH) LOCAL …