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Submission PSA Comment
1. Greenery
It is great to see that the developer has incorporated greenery in the street frontage and on the roof.
Noted.
2. Parking and Traffic
The development will create additional traffic and parking issues in the area, especially along Vincent Street and Carr Place.
The amount of vehicles entering and exiting the development will be chaotic for this area of Vincent Street.
A total of 41 car parking spaces are proposed on-site, with a surplus of 7.96 (24%) above the minimum car parking requirement.
The Traffic and Parking Assessment included with the application states the proposed development will have no material impact on the local road network.
3. Aesthetics
The development is too large for the block to be aesthetically pleasing.
We do not want another concrete box.
The design will not contribute positively to the desired streetscape character of Leederville.
Neighbours amenity will be reduced as they will be exposed to high concrete blank boundary walls.
The proposed development is consistent with the desired future built form of the locality, which sees land within the immediate vicinity of the subject site capable of accommodating a plot ratio of 2.0, with the introduction of ‘sliding’ residential densities within the Carr Place Precinct.
The proposed development represents a scale which is consistent with the future strategic intent for the area. The proposed development has been designed to provide visual interest from Vincent Street with a high degree of building articulation. This assists to reduce the perception of building mass and scale.
The building design uses a range of materials and finishes, and exhibits significant articulation. Furthermore, extensive landscaping is provided as an important design element, which provides additional relief to the streetscape.
The proposed development provides a fine grained and highly active ground plan which will contribute to street engagement and activation along Vincent Street. It is considered that the proposed development will improve the existing streetscape and act as a catalyst for further high quality redevelopment of surrounding sites.
4. Height
The height of the development is excessive, out of scale and will dwarf neighbouring developments.
The height will dominate and overshadow Carr Place.
The effects of height are exasperated by the reduced setbacks.
Other similar scaled developments along the street are only five stories and are closer to the centre of Leederville.
If approved, the height will set an unwanted precedent for the area.
The site is located at a high point along this stretch of Vincent Street, which increases the perception and detrimental effects of height and scale on the street and neighbouring properties.
The application proposes a building height of six storeys (18.086m).
The City’s Masterplan has introduced a ‘sliding’ maximum building height to correspond with the ‘sliding’ densities, as such a height limit of four storeys (plus loft) is applicable to the subject site. Properties fronting Vincent Street have a potential height limit of 8 storeys.
The proposed development achieves the criteria for an additional 2 storeys. The proposed development: Has been designed so as to protect the amenity of the
surrounding locality. Does not affect any place or area having heritage significance. Responds to and addresses the DAC’s conditions upon which
the proposed development would be considered to achieve design excellence, as recommended at the meeting of the DAC held on 17 September 2014.
Incorporates sustainable design features.
The Masterplan envisages mixed use and high density residential development for the Carr Place Precinct.
A number of approved mixed use and multiple dwelling developments located in the vicinity of the subject site exhibit a similar built form, bulk and height to that proposed for the subject site, which include: Lot 17 (281) Vincent Street – four storey (13m). Lots 100 & 9 (287) Vincent Street – five storey (15.51m). Lots 5 & 10 (297) Vincent Street – five storey (19.4m).
Submission PSA Comment
5. Street Setback
The proposed street setback is inconsistent with the existing setback pattern along the street.
The reduced street setback will increase the perception of bulk and scale on the street.
The reduced street setback provides no room for the planting of mature trees or landscaping.
A 4m setback should be established and landscaped to improve the amenity to neighbouring properties.
The Masterplan provides a deemed-to-comply street setback of 4m for the first two storeys, and 7m for each additional storey.
The application proposes a street setback of 2m for the Ground and First Floors, with the upper storeys setback 7m from the street alignment. The Second Floor balcony is setback 5m in order to provide additional street-front landscaping.
The Masterplan allows for variations where they are consistent with the intent and objectives of the guidelines.
The proposed 3.5m rear setback provides suitable setback to the adjoining property.
6. Landscaping
Landscaping should be better integrated into the design.
The 30% landscaping requirements should be adhered to.
A 4m rear setback area should be provided and landscaped to improve the amenity of neighbouring properties.
Landscaping has been integrated throughout the design of the proposed development.
The proposed landscaping exceeds the requirement for 30% of the total site area to be provided with landscaping. Since lodgement of the application, revised plans have been submitted depicting an additional 27.4m² of landscaping at the rear of the subject site (Ground and Fifth Floors). This represents a provision of 32.6% of the total site area as landscaping.
The proposed Ground Floor units fronting Vincent Street will contain commercial land uses. It is considered that in order to provide an active street frontage, the provision of soft landscaping proposed on the floors above is sufficient.
7. Side and Rear Setbacks and Boundary Walls.
The development has little regard for the side and rear setback requirements.
The reduced side and rear setbacks and the boundary walls increase the effects of bulk and scale to neighbouring properties.
The reduced side and rear setbacks reduces neighbours access to natural light and ventilation, enhances the effects of overshadowing and compromises privacy
Neighbours amenity will be reduced as they will be exposed to high concrete blank boundary walls.
The proposed development is required to meet the Design Principle 6.1.4 P4.1 of the R-Codes.
It should be noted that the DAC supported the proposed built form stating:
the proposal has otherwise successfully managed bulk and scale issues through a combination of setbacks and building articulation.
The development has been carefully designed to maximise sunlight to land adjoining the eastern and western lot boundaries of the subject site, reduce the bulk of the development, maintain the amenity and privacy of neighbouring properties, and achieve the density targets and strategic planning objectives of Directions 2031, the Masterplan and other strategic planning documents.
The design incorporates a range of building materials, colours and articulation, which provide visual interest when viewed from neighbouring properties.
A 30.83m long, 3.5m high wall is proposed along the eastern property boundary, which provides visual separation between the proposed commercial and adjoining residential uses.
8. Privacy
The height of the development and amount of windows will greatly impact neighbours privacy. People should be allowed to use their backyards without being overlooked.
All proposed major openings to bedrooms meet the deemed-to-comply standards of the R-Codes.
There are no proposed major openings to habitable rooms other than bedrooms and studies which face neighbouring dwellings.
The proposed balconies generally meet the deemed-to-comply standards of the R-Codes.
The potential for overlooking from the proposed courtyards and roof terrace is mitigated through the provision of permanent screening and landscaping in compliance with point (ii) of the deemed-to-comply requirement C1.1 of Element 6.4.1 of the R-Codes.
The original lodged plans depicted Apartment 5 as overlooking a 3.46m² portion of the neighbouring property, at Lot 24 (267) Vincent Street, Leederville. Revised plans have been prepared which incorporated an aluminium louvered privacy screen to mitigate any privacy issues.
Submission PSA Comment
9. Sun and Light
The scale of the development would affect neighbours access to sun and light.
The development will create excessive overshadowing and shading.
The development will affect the performance of neighbours’ solar panels and passively designed houses.
The proposed development must meet the relevant design principles of the R-Codes, in relation to overshadowing, which are as follows:
P2.1 Effective solar access for the proposed development.
P2.2 Development designed to protect solar access for neighbouring properties taking account the potential to overshadow existing:
outdoor living areas;
north facing major openings to habitable rooms, within 15 degrees of north in each direction; or
roof mounted solar collectors.
The proposed development has been designed to provide northern solar access to living areas and balconies.
The proposed development casts a 521.109m² shadow over the property immediately to the south of the subject site. This represents 46.8% of the total site area of the neighbouring property, and does not overshadow any outdoor living areas, major openings to habitable rooms or roof mounted solar collectors.
10. Bulk and Scale
The development will loom over the street.
The height and scale of the development is completely out of character with the area.
The site is located at a high point along this stretch of Vincent Street, which increases the perception and detrimental effects of height and scale on the street and neighbouring properties.
The desired future built form of Vincent Street, within the Carr Place Precinct, has been planned with consideration for the topography of the area.
As indicated in the response to Points 3 and 4 above, the proposed development is consistent with the desired future built form of the Carr Place Precinct.
The proposed upper storey setbacks to Vincent Street are compliant with the Masterplan guidelines.
11. Community Space
The Council needs to consider the ability of community spaces to sustain higher population yields. Research conducted by Curtin University's Centre for Sport and Recreation Research investigated the provision of active spaces within Perth's inner suburban areas. While the study concluded there is currently sufficient active open space, with an average of 7.27m2 per resident, further densification as a result of the implementation of Directions 2031 projects a shortfall of some 79ha or 36 senior AFL ovals by 2031. With a likely open space shortage in the near future it may become necessary for inner and middle suburbs to investigate allocation of additional space as redevelopment increases population densities.
Noted.
12. Outlook
The development will jeopardise the open outlook and views from neighbouring properties.
The proposed development is consistent with the desired future built form of the Carr Place Precinct, which encourages higher density development.
13. Commercial Use
Commercial units should not be allowed, there are no other commercial uses in the immediate area.
The Masterplan seeks to encourage new opportunities for employment, and new residential and commercial land uses.
The permissibility of land uses is controlled by the local planning scheme. Under the City’s TPS1 the subject site is zoned Residential. An ‘Office’ is a discretionary use in the Residential zone and is therefore capable of approval on the subject site.
The office use is consistent with the designation of the subject site as part of the Leederville Regional Centre. This is reflected in the proposed zoning under the City’s proposed TPS2, where the subject site is zoned Regional Centre and residential uses are prohibited on the ground floor.
Submission PSA Comment
14. Noise
Noise will increase dramatically as 30 additional households will be living next door.
An Acoustic Report in accordance with the City's Policy No. 7.5.21 relating to Sound Attenuation shall be prepared and submitted prior to an application for a Building Permit. Regardless, there is no evidence to support any assertion that the residential use of the property would generate unacceptable levels of noise.
15. Leederville Masterplan Design Guidelines
The development is inconsistent with the requirements of the Leederville Masterplan Design Guidelines in regards to height, street setbacks and commercial uses.
The Leederville Town Centre Masterplan does not outline a set of requirements, but provides a set of guidelines and deemed-to-comply standards to ensure development of Leederville is consistent with the City’s vision for the area.
The goals of the Masterplan are to: Encourage a sustainable density of development into the town centre, while retaining Leederville’s unique character.
Capitalise on the location of the Leederville train station and to ensure development is consistent with the principles of transit oriented development.
Provide additional residential and commercial opportunities. Increase activation of street frontages Encourage new opportunities for local employment. Enhance and maintain the opportunities for education and youth within the town centre.
Improve the quality, safety and security of the public realm.
The specific vision for the Carr Place Precinct is: to introduce ‘sliding’ densities and heights to encourage the amalgamation of smaller lots and allow higher density developments to occur.
The Masterplan allows for variations where they are consistent with the intent and objectives of the guidelines. The proposed development will amalgamate two small lots to provide a high density development, within 800m of the Leederville Train Station, creating both residential, commercial and employment opportunities, and will provide an active street frontage. The proposal is clearly consistent with the goals and vision of the Masterplan and Carr Place Precinct.
16. Design Excellence
Design Excellence has not been achieved, therefore the concessions should not be allowed.
At its meeting of 28 January 2015, the DAC advised that ‘Design Excellence’ is capable of achievement, subject to the consideration of its recommendations in relation to the design of the southern (rear) façade.
Revised plans have been prepared and circulated to DAC members. Subsequently, the DAC members have requested modification to the aesthetics of the southern façade.
These modifications are not planning related and will not result in substantial modifications to the development plans.
It is anticipated that ‘Design Excellence’ will be achieved prior to the DAP meeting at which the application will be determined.
150313 3702 Submission response table
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