Download pdf - Banyule City Council 13 April 2015 Ordinary Meeting - Agenda Attachments 2

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Item: 4.3 Attachment 1: Attachment 1

ORDINARY MEETING OF COUNCIL ON 13 APRIL 2015 Page 173

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P1461/2014: ADDITIONAL BACKGROUND INFORMATION

DWELLING DETAIL Details of the proposed dwellings are as follows:

Lot No.

House Name Floor

area (m2)

Bed

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Co

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Lot Area (m

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Site Coverage

(%)

Secluded Private Open Space (m

2)

1 Type B – Jellicoe St 128.08 4 2 3 279.79 46.85 73.89











12 Type E 77.53 3 2 3 219.38 35.26 77.82

13 Type D 65.53 3 1 2 125.35 52.7 29.83

14 Type D 65.53 3 1 2 125.35 52.7 29.83

15 Type D 65.53 3 1 2 125.35 52.7 29.83

16 Type D 65.53 3 1 2 125.36 52.7 29.83

17 Type E 77.53 3 2 3 185.3 41.74 61.44

18 Type E 77.53 3 2 3 185.3 41.74 61.44

19 Type D 65.53 3 1 2 125.35 52.7 29.83

20 Type D 65.53 3 1 2 125.35 52.7 29.83

21 Type D 65.53 3 1 2 125.35 52.7 29.83

22 Type D 65.53 3 1 2 125.35 52.7 29.83

23 Type D 65.53 3 1 2 125.35 52.7 29.83

24 Type D 65.53 3 1 2 125.35 52.7 29.83

25 Type E 77.53 3 2 3 185.3 41.74 61.44

26 Type E 77.53 3 2 3 185.3 41.74 61.44

27 Type F 53.11 3 1 2 125.36 52.7 29.83

28 Type F 53.11 3 1 2 125.35 52.7 29.83

29 Type F 53.11 3 1 2 125.35 52.7 29.83

30 Type F 53.11 3 1 2 125.35 52.7 29.83

31 Type E 77.53 3 2 3 208.39 37.12 66.43

32 Type E 77.53 3 2 2 172.667 44.8 67.19

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33 Type E 77.53 3 2 2 171.23 45.17 66.42

34 Type B 128.08 4 2 3 270.51 44.46 85.17

35 Type D 65.53 3 1 2 122.05 54.13 26.53

36 Type D 65.53 3 1 2 121.71 54.13 26.53

37 Type D 65.53 3 1 2 121.38 54.13 26.53

38 Type B 128.08 4 2 3 332.17 39.46 124.82

39 Type B 128.08 4 2 3 329.63 35.82 122.03

40 Type D 65.53 3 1 2 119.19 55.42 23.68

41 Type D 65.53 3 1 2 118.86 55.58 23.35

42 Type D 65.53 3 1 2 118.52 55.74 22.99

43 Type B 128.08 4 1 2 282.02 41.86 74.96

44 Type F – Banksia St 53.11 2 1 1 107.07 48.24 8.74 (balcony)


46 Type F – Banksia S 53.11 2 1 1 75.54 68.39 8.34 (balcony)







53 Type F – Banksia St 53.11 2 1 1 160.42 32.2 66.86 + 8.58

(balcony)

54 Type F – Banksia St 53.11 2 1 1 135.37 38.16 47.27 + 8.34

(balcony)



57 Type F – Banksia St 53.11 2 1 1 198.54 26.02 88.61 +8.34

(balcony)

58 Type A – Wadham Rd 90.36 4 2 3 252.11 35.84 81.05

59 Type A – Wadham Rd 90.36 4 2 3 195.25 46.27 45.39

60 Type A – Wadham Rd 90.36 4 2 3 193.32 46.27 45.39

61 Type A – Wadham Rd 90.36 4 2 3 191.38 47.21 45.39

62 Type A – Wadham Rd 90.36 4 2 3 189.45 47.7 45.39

63 Type A – Wadham Rd 90.36 4 2 3 240.6 37.56 79.79

64 Type B 128.08 4 2 3 236.95 55.32 56.3

65 Type B 128.08 4 1 2 192.1 61.47 33.69

66 Type B 128.08 4 1 2 192.1 61.47 33.69

67 Type B 128.08 4 1 2 192.1 61.47 33.69

68 Type B 128.08 4 1 2 192.1 61.47 33.69

69 Type B 128.08 4 1 2 192.1 61.47 33.69

70 Type B 128.08 4 1 2 192.1 61.47 33.69

71 Type B 128.08 4 1 2 240.26 49.15 56.28

72 Type C 95.18 3 2 2 213.37 44.6 43.27

73 Type C 95.18 3 2 2 163.84 58.09 31.97

74 Type C 95.18 3 2 2 163.84 58.09 31.97

75 Type C 95.18 3 2 2 163.84 58.09 31.97

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76 Type C 95.18 3 2 2 221.61 42.95 43.25

77 Type E 77.53 3 2 3 172.31 44.89 53.54

78 Type D 65.53 3 1 2 120.54 54.8 25.02

79 Type D 65.53 3 1 2 120.54 54.8 25.02

80 Type D 65.53 3 1 2 120.53 54.8 25.02

81 Type E 77.53 3 2 3 173.69 44.53 53.33

POLICIES CONSIDERED

Policy Clause

State Planning Policy Framework

Settlement 11

Environmental and Landscape Values (including sub clauses) 12

Built Environment and Heritage (including sub clauses) 15

Housing (including sub clauses) 16

Local Planning Policy Framework

Land Use 21.04

Natural Environment 21.05

Built Environment (Accessible area)

These areas typically have the following characteristics:

Within convenient walking distance to the business core of an Activity Centre.

Are within convenient walking distance to the highest priority sections of the Principal Public Transport Network where higher frequency and quality of public transport services in operation.

They will provide town house and other medium density living and some dispersed single dwellings. Some opportunities for higher density housing will also exist. These areas include strategic redevelopment sites that provide for medium density and a higher density housing component. Development must make a positive contribution to the desired future neighbourhood character, including opportunities for tree protection and planting.

21.06

Safer Design Policy 22.03

CURRENT AMENDMENTS

C73

Proposed Amendment C73 seeks to introduce Local Policy Clause 22.07 – Environmentally Efficient Design into the Banyule Planning Scheme. This policy applies to all residential and commercial development in the City of Banyule. The amendment commenced exhibition on 28 February 2013 and finished on 29 April 2013. An Advisory Committee and Panel considered the amendment in late 2013. The Advisory Committee and Panel Report was released on 7 April 2014 in support of the amendment. REFERRAL COMMENTS

PUBLIC TRANSPORT VICTORIA

Public Transport Victoria has advised that it has no objection to the proposal.

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ENGINEERING SERVICES

Flooding Flooding Unlikely

Point of Discharge

To existing Council Pit near the corner of Wadham Road and Jellicoe Street. On site detention required. Maximum permissible flow to be based on CEXIST=0.35.

Clause 52.06: No. of spaces

The proposal is for the development of 81 dwellings, including 14 two-bedroom, 38 three-bedroom and 29 four-bedroom dwellings. The proposal falls under Banyule Planning Scheme Clause 52.06. Table 52.06-5 requires:

One space to be provided for each one or two bedroom dwelling,

Two spaces to be provided for each three or more bedroom dwelling

One visitor space for every five dwellings (in developments of five or more dwellings)

This generates the requirement for 164 parking spaces to be provided, which includes 148 residential and 16 visitor spaces. The plans indicate a total of 165 spaces including 128 residential and 17 visitor spaces, which is considered satisfactory. Traffic Generation The proposal is supported by a Traffic Impact Assessment by GTA Consultants, which provides an indication of the predicted traffic generated by the proposal and its impact on the surrounding area. Based on the results, the impact to surrounding roads will be well within industry accepted limits for vehicle volumes on local streets (<2000 vehicles per day), access roads (4000 vehicles per day) and collector roads (10,000 vehicles per day). Sustainable Transport Information provided in the Traffic Impact Assessment indicates a reasonable availability of public transport, pedestrian and bicycle facilities in the surrounding area. It is recommended that this information be made available to new residents of the development. Bicycle Parking In accordance with Clause 52.34-4 of the Banyule Planning Scheme, bicycle parking is not required in residential developments of four storeys or less. However, it is proposed to provide ‘hoop style’ bicycle racks in eight (8) locations throughout the development, which will support sustainable transport options to residents. The proposed design of these hoops is considered to be in accordance with Clause 52.34-4 of the Banyule Planning Scheme.

Clause 52.06: Design

Design standard 1 – Accessways Accessways are generally in accordance with the requirements of Design Standard 1 and will enable vehicles to exit individual properties, and the overall site in an appropriate manner. Design standard 2 – Car parking spaces The parking spaces are generally in accordance with the requirements of Design Standard 2 and will enable vehicles to enter and exit the parking spaces in an appropriate manner. Design standard 3: Gradients

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Accessway gradients are generally in accordance with the requirements of Design Standard 3. Design standard 4: Mechanical parking No mechanical parking has been provided as part of this development. Design standard 5: Urban design The development is generally in accordance with the requirements of Design Standard 5. Design standard 6: Safety The development is generally in accordance with the requirements of Design Standard 6. Design standard 7: Landscaping The development is generally in accordance with the requirements of Design Standard 7.

Vehicle Crossings

New vehicle crossings to comply with Council's standards and specifications. Any existing redundant crossing to be removed with the nature strip and kerb and channel to be reinstated to Council's satisfaction. The Traffic Assessment (provided by GTA Consultants) suggests a current availability of 49 on-street parking spaces on Banksia, Wadham and Jellicoe Streets, however, based on the narrow width of Wadham and Jellicoe Streets, there is much less in order to comply with Victorian Road Rules.

Easements According to Council records there are no easements located on site. As all internal drainage works will be owned and operated by the Owner’s Corporation for the development, no additional easements are required to protect Council assets.

Standard Permit Conditions

1.1 (c) (i), (ii), (iii), 6.1, 6.3, 6.4, 6.9 Please note the Engineering plans must show all protected and/or retained trees on the development site, on adjoining properties where tree canopies encroach the development site and along proposed outfall drainage and roadway alignments (where applicable) and every effort must be made to locate services away from the canopy drip line of trees and where unavoidable, details of hand work or trenchless installation must be provided.

DEVELOPMENT PLANNING ARBORIST

Council’s Development Planning Arborist has provided the following advice with respect to the proposal: Proposed Tree Removal and/or Removal Recommended by Planning Arborist

Trees 3, 5, 6, 7, 8, 9, 16, 51, 54, 55, 56, 57, 59, 60 and 61 have been identified as low retention value trees located such that they cannot be retained. As low retention value trees their removal is reasonable subject to replacement planting and design modifications are not required.

Trees 6, 9, 12, 14, 47, 49 and 50 are street trees that have been identified as weed species and are recommended for removal accordingly. Of these trees only Tree 14 has a reasonable streetscape contribution, and as weed species the removal of all is

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reasonable and allows for new plantings of more appropriate streetscape species. Design modifications (where applicable) are not required.

Trees 22, 23, 31, 32, 33, 49 and 51 are located within the subject site and have been identified as having and excessive development impact (i.e. greater than 10%) and are reasonable to remove given that they have limited retention value (low or moderate across both arborist reports).

Note: Tree 49 is a weed street tree the removal of which is proposed and supported in section 1.2 above.

Trees 15, 20, 25, 26, 30 and 58 have been identified as low retention value trees. They are located outside building footprints and have manageable impacts, but are recommended for removal as they have limited future potential.

Proposed Tree Retention and/or Retention Recommended by Planning Arborist

Trees 13, 21, 52 and 53 are located within the site and have been identified as having and excessive development impact (i.e. greater than 10%). As each tree is considered a high retention value tree, design modifications (as detailed in section 4.4 of the Tree Logic arborist report) must be implemented to enable the retention of each of these trees.

Trees 38, 42, 43, 44 and 46 are located on adjoining property and have been identified as having and excessive development impact (i.e. greater than 10%). As each tree is located on adjoining property, design modifications (as detailed in section 5.2 of the Tree Logic arborist report) must be implemented to enable the retention of each of these trees.

Trees 4, 11, 13 and 27 have been identified as moderate and high retention value trees located such that they cannot be retained. Design modifications must be implemented to enable the retention of Tree 27 (a high retention value Angophora) and, given their streetscape contribution design modifications should be implemented to enable the retention of trees 4, 11, and 13. This is detailed in Section 4.3 of the Arboricultural Impact Assessment (Tree Logic).

Trees 28, 29, 34, 35, 36, 37, 39, 40, 41 and 45 are located on adjoining property and have been identified as having an acceptable development impact (i.e. less than 10%). These trees can be retained and protected with standard conditions. Design modifications are not required.

The remaining trees (Trees 1, 2, 17,18, 19, 24) are high retention value trees located within the site. They MUST be retained and protection in accordance with AS4970-2009 (Protection of Trees on Development Sites) recommendations provided with the Arboricultural Impact Assessment (Tree Logic), and permit conditions.

Individual Assessment of Tree 2 (Corymbia maculata)

The root investigation report prepared by Tree Logic in relation to excavation works undertaken within this tree’s structural root zone as part of an interim tree assessment have concluded the damage is sufficiently manageable to retain the tree. The tree was denoted at the time as Tree 11, and is now denoted as Tree 2. DEVELOPMENT GUIDELINES ASSESSMENT Council prepared Guidelines for development of the site as part of its sales process. A detailed assessment of the proposal against the Guidelines is outlined below:

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Housing Density and Diversity

Council expects an overall housing yield range of 80 to 140 dwellings, depending on the housing typologies being adopted. The Site comprises two superlots which provide for varying land use and housing densities. Minimum Requirements:

Housing outcomes must provide a creative design response based on a clear understanding of the urban context and neighbourhood character.

Residential and non-residential land-uses must make a positive contribution to the physical and visual amenity of the neighbourhood.

Housing density must be consistent with the Residential Growth Zone;

Housing must comprise an appropriate range of dwelling types, sizes and configurations in order to meet the needs of a diverse community.

81 Dwellings are proposed, which is considered an appropriate density for the site. There are a range of dwellings sizes and configurations. Whilst the majority of the dwellings are attached in form, a small number of detached dwellings are included.

Building Siting

Lot 1 - Minimum Requirements:

Buildings must be no more than 4 storeys in height and facades should be articulated to avoid the impact of sheer walls to adjoining streets;

Buildings must be orientated toward the Banksia Street frontage, with a clearly visible entrance(s);

Building footprint must address privacy for occupants and their neighbours.


Buildings must be generally two storeys in height;

Total site coverage by dwellings must not exceed an average of 70% of lot area;

Buildings must be orientated toward the main street frontage, with a clearly visible entrance;

Building footprint must address privacy for occupants and their neighbours.

Lot 1

Dwellings are no more than 3 storeys in height and facades have articulated or setback to avoid impact of sheer walls to adjoining streets; All dwellings have been orientated toward Banksia Street and subject to changes required to the front fencing, will have a clearly visible entrance. Lot 2 The proposal incorporates double storey construction throughout Lot 2. Site coverage is proposed as an average of 52.7% for the proposed allotments. All dwellings will have appropriate street presentation to either an existing roadway or proposed. Subject to changes, the privacy of the existing and future residents can be maintained.

Setbacks


Buildings must be designed to relate sensitively to existing lower scale buildings and must incorporate varied and articulated setbacks to street frontages;

Buildings must maintain sunlight and daylight access to adjoining private open spaces of dwellings in accordance with Clause 55 of the Planning Scheme;

Provide spacing between taller buildings to provide outlook, daylight access and privacy for residents

Lot 1 The proposed dwellings fronting onto Banksia Street have been appropriately sited to minimise impacts on adjoining properties and incorporating adequate breaks between built form and articulation.

Lot 2 The proposal incorporates some variation in the frontage setback to Jellicoe Street and Wadham Rd.

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Dwellings must incorporate varied setbacks to street frontages that contribute to a diverse and varied streetscape;

Front facades must be set back at least 4.5m from the front boundaries of existing streets. Setbacks may be increased where required to protect existing trees;

Dwellings must be set back sufficiently from either the rear or side boundary to allow a minimum 3.5m x 3.5m area for a small tree to be planted.

Front façades on Wadham Rd at setback between 4.0 and 6.1 metres. Front facades on Jellicoe Street are setback an average of 4.2m, with garages setback 5.4m. Changes have been recommended to increase the minimum setback of dwellings on Jellicoe Street to 4.5m. Similarly, Lots 61, 62 and 63 should increase the minimum street setback to 4.5m.

Livability

Minimum requirements:

a minimum of 20% of dwellings to incorporate accessibility features.

The proposal incorporates 16 accessible dwellings, which represents 20% of the total development.

Landscape

Minimum requirements:

High value trees must be retained where possible and tree protection zones put in place during construction;

Medium value trees must be retained where possible unless the location of the tree conflicts with the proposed built form and there is limited alternative but to remove the tree;

All buildings and works must be kept sufficiently clear of tree canopies.

Proposed front gardens must include at least one ‘small to medium’ tree (5m to 10m high at maturity);

Rear gardens must include at least one ‘small’ deciduous tree (5m to 8m high at maturity);

Street trees will be installed to nature strips in accordance with Council’s Street Tree Policy;

Landscaping to private gardens must include plants and surface treatments which are drought tolerant.

All identified high retention trees have been retained. Three medium value trees are also identified for retention, however two medium retention trees will be removed is order to achieve the density anticipated for the site. Subject to minor design changes, all proposed buildings and works will be kept sufficiently clear of tree canopies. Appropriate space is available for tree planting within front and rear yards as required. Any permit issued should contain conditions relating to landscaping and the provision of trees within the land and the adjoining nature strips.

Public Open Space

The area is well serviced by public open space with Ford Reserve located approximately 100m from the site. There is no requirement to set aside public open space on the Site.

Despite there being no requirement to set aside public open space for the site, a small pocket park has been included to secure the retention of a number of high value trees and improve the pedestrian connectivity of the site with the neighbouring streets and services. Permit conditions will need to stipulate construction and maintenance requirements for the open space areas proposed.

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Water Sensitive Urban Design

Appropriate stormwater management initiatives are important in assisting with infiltration of stormwater on the site. The developer should identify relevant stormwater management initiatives. This could include techniques that allow rainwater to penetrate the soil, helping support:

healthy growth of trees;

protection of root zones of existing mature trees;

reduction of stormwater run-off;

absorption of rainwater to the water table.

The application documentation includes a Stormwater Management Report, and it is considered that the proposal response appropriately to these requirements.

Environmentally Sustainable Design

Council will require the developer of the Site to submit a Sustainable Design Assessment.

ESD Minimum Requirements:

Solar Access

Design of dwellings must incorporate passive solar design principles and maximise passive solar access opportunities for most of the dwellings;

Building orientation, window design and external shading elements must be designed to optimise natural light access.

Energy Initiatives

Efficient heating, cooling systems and appliances must be within one star of best available;

Gas boosted solar hot water system or Council approved equivalent;

Efficient lighting systems such as compact fluorescent or LED;

Gas cook tops;

Double glazing to the majority of windows;

Efficient shading, especially to any west facing windows.

Water Saving Initiatives

Apartments (For every 10 dwellings) – Rainwater tanks with minimum collective capacity of 2,000L and plumbed for garden and car wash use;

Dwellings on lots greater than 180m2 -

Rainwater tanks with a minimum capacity of 2,000L collecting rainwater from at least 70% of the roof area for each dwelling and connection to toilets;

Water efficient taps and fittings must be above minimum standards.

Waste Initiatives

Construction Waste Management Plan must be approved by Council, including that at least 60% of all demolition and construction waste is reused or recycled;

Sufficient recycling waste storage must be provided during construction.

The application documentation includes an ESD assessment, and it is considered that the proposal response appropriately to these requirements, Permit conditions will need to be included on any permit issued to ensure that the specific measures are noted on the plans, rather than in a separate document.

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ASSESSMENT AGAINST CLAUSE 55 APPLICATION NO.: P1461/2014 DEVELOPMENT ADDRESS.: 229 Banksia Street IVANHOE PROPOSAL: Multi dwelling development - Buildings and Works

associated with the development of the site for 81 Dwellings and the erecting of a fence pursuant to Clause 32.07.

Clause 55.02 (Neighbourhood Character and Infrastructure)

Neighbourhood Character objectives

To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character.

To ensure that development responds to the features of the site and the surrounding area

Standard B1

Conditions Required

The area surrounding the subject site includes some variation in Neighbourhood Character, with:

Properties to the east of the site displaying greater levels of vegetated cover than properties to the north, south and west;

There being a consistent hip and gable roof form to single storey dwellings to the south, east and west of the site;

The site to the north is undeveloped at this stage and the area to the west contains the Bellfield local shopping centre which consists of attached flat rooved buildings;

In this context, and given the emphasis of the Residential Growth Zone on redevelopment and an increase in dwelling density (compared with the neighbourhood character focus of other residential zones), it is considered that the proposal is largely acceptable.

The proposal will set its own character, and the Residential Growth Zone is exempt from the requirements of Council’s Neighbourhood Character Policy, however the use of triple (Banksia Street) and double storey built form is appropriate in this setting. There is also precedent for the attached form in the wider area.

Notwithstanding this, the proposed interface with the existing built form on Wadham Road and Jellicoe Street requires more detailed attention.

The proposed double storey dwellings facing Wadham Road have been suitably setback and articulated and incorporate traditional housing elements such as hipped rooves on a wider frontage to Wadham Road. Despite this, it is recommended that the setback of Dwellings 61, 62 & 63 be increased to a minimum of 4.5m to ensure an appropriate presentation to the street is achieved and compliance with the Development Guidelines.

The dwellings facing Jellicoe Street, include little visual breaks or articulation, creating a continual built form not present in this street, with minimal landscaping opportunities to the front of the site. As such, the following changes are recommended:

Incorporation of an upper storey recession of at least 2.0metres on four of the proposed dwellings facing Jellicoe Street. This may include the introduction of hipped or gable roof form;

The minimum setback of Dwellings 1-11 increased from 4.2m to 4.5m;

Re-design the entry to the dwellings on Jellicoe so Dwellings 2 & 3, Dwellings 3 & 4, Dwellings 6 & 7, Dwellings 8 & 9 access each from a single double-width crossover.

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The latter will reduce the extent of paved areas, increasing area for landscaping, and increasing on-street car parking opportunities.

The use of flat roof forms to the majority of dwellings is uncommon in the area, however it is considered that the proposal will lead to a change in the character of the surrounding area over time. This is considered to be acceptable given the size and accessible nature of the site and its location opposite an area of significant redevelopment as part of the State Government’s Plan Melbourne policy.

Residential policy objectives

To ensure that residential development is provided in accordance with any policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.

Standard B2

Complies

The site has been identified as one which can support medium density development due to its size and proximity to services. In this context, the proposed site density is acceptable.

Dwelling diversity objective

To encourage a range of dwelling sizes and types in developments of ten or more dwellings.

Standard B3

Complies

The proposal incorporates some variation in dwelling sizes and styles. The plans submitted show six different types of dwellings with varying layouts incorporating two, three or four bedrooms.

There is some variety in the size of living areas, and some dwellings have double garages and others have single garages. Open space areas vary between 23 – 177 m

2 range. Eleven of the dwellings facing onto

Banksia Street will rely on an 8 m2 balcony for private

open space.

Infrastructure objectives

To ensure development is provided with appropriate utility services and infrastructure.

To ensure development does not unreasonably overload the capacity of utility services and infrastructure.

Standard B4

Conditions Required

All dwellings can be connected to reticulated services, including reticulated sewerage, drainage, electricity and gas. There locations should be specifically designed to allow for the ongoing retention of trees in these areas.

Integration with the street objective

To integrate the layout of development with the street.

Standard B5

Conditions Required

The proposed layout provides good levels of integration with the existing street layout for both vehicles and pedestrians. The provision of pedestrian pathways through the site and provision for a pedestrian link through the proposed ‘pocket park’ located in the northwest corner of the site is supported. The two-way internal road network is also considered to be acceptable and will designed to a standard that Council can manage.

The majority of the dwellings will front onto either an existing or proposed street, namely:

Dwellings 1 – 11 front Jellicoe Street;

Dwellings 12 – 31 front the internal East West Road

Dwellings 32 & 33 front an internal laneway

Dwellings 34-35 front the internal north south connector road

Dwellings 44 – 57 front Banksia Street with vehicle access from the northern internal road

Dwellings 58-63 from Wadham Road;

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Dwellings 72 – 76 front the east west internal road with vehicle access from the northern internal road;

Dwellings 77 – 81 front the internal central road with vehicle access also from the internal road.

Only one location proposes a back fence to the street (Dwellings 77-91) which is well setback from the proposed street and screened significantly be existing trees.

Throughout the development front fencing has generally been avoided with the exception of the proposed 14 dwellings facing Banksia Street.

Along Banksia Street a 1.8m translucent timber slat fence with minimum 5% openings has been proposed.

The applicant has reported that this high fence is required to provide some level of privacy along a busy road whilst providing for some passive surveillance.

Despite the intent, it has resulted blank ‘wall’ stretching across Banksia Street. Whilst the residents of these dwellings should be afforded some privacy, it should not be at the expense of creating barriers and minimising perceived surveillance of the public realm.

It is recommended that a condition be included requiring the fencing treatment along Banksia Street be reduced in height to 1.5m with 50% transparency. The material selection and incorporation of recessed gated entries should also be included to adequately break up the proposed continuous built form. In addition, the proposed fencing wrapping around the corner of Banksia Street and Wadham Road should be reduced and a suitable recessed landscape treatment be provided to the front of Dwelling 57.

Dwellings 43 & 44 have provided for passive surveillance of the pocket park with windows at the first floor level incorporated in the side façade facing onto the park.

Clause 55.03 (Site Layout and Building Massing)

Street setback objective

To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient use of the site.

Standard B6

Variation to Standard

It is considered that the proposed setbacks to the various street frontages are generally acceptable, save that a greater emphasis on dwellings facing Jellicoe and Wadham Road is considered to be appropriate.

Jellicoe Street Setbacks

The proposed 4.2m minimum setback to Dwellings 1 - 11 do not meet the requirements of the Standard for a minimum setback of 5.8m.

The adjoining dwelling to the west of the subject site (44 Jellicoe Street) is setback 5.8 metres from the street frontage. Dwellings 1-11 are setback approximately 4.2 metres from Jellicoe street. The proposed dwelling (Dwelling 1) adjacent to 44 Jellicoe street will be setback 4.2m from the street frontage with its garage nearest to 44 Jellicoe Street setback 5.4m. Despite the tapering of the built form, it is recommended that the setback should be increased to a minimum of 4.5m as recommended under Standard B1.

Wadham Road Setbacks

There are no dwellings abutting the Wadham Road frontage. The proposed setback of Dwellings 58 – 63 are between 4.0 and 6.1m which complies with this standard.

Banksia Street Setbacks

Dwellings 44 - 57 will be setback a minimum of 2.4m from Banksia Street.

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The abutting property to the west of the subject site contains a commercial property which is built to the front boundary but setback beyond angled car parking located with a service road. To the east of the site (opposite side of Wadham Road) the dwellings have a more traditional front setback of 8-14m. To the north of Banksia Street, is a vacant site.

To handle the transition from the more traditional setbacks to the east, the proposed dwellings fronting Banksia Street will be setback 8.3m from the corner of Wadham Road and Banksia Street. This setback area will be undeveloped and contain both retained trees and landscaping.

Whilst the proposed setbacks on Banksia Street are a departure from the more traditional setbacks of dwellings to the east of site, they are a response to the eclectic mix of uses in this part of the street, making efficient use of the site whilst respecting the existing neighbourhood character. It is noted that the proposed dwellings facing Banksia Street have been designed to use the ground floor space as small office/home office, separate to the main living areas of the dwelling with access onto Banksia Street.

Building height objective

To ensure that the height of buildings respects the existing or preferred neighbourhood character.

Standard B7

Complies

No buildings proposed will exceed the maximum building height of 9.0m.

Site coverage objective

To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of the site.

Standard B8

Complies

The proposal incorporates an average site coverage per allotment of 52.7%, with additional areas of the site set aside for public open space, landscaped reserves and roadways. This site coverage is therefore considered to be acceptable.

Permeability objectives

To reduce the impact of increased stormwater run-off on the drainage system.

To facilitate on-site stormwater infiltration. Standard B9

Complies

34.1% of the site is permeable.

Based on the submitted Sustainable Management Plan, the proposed development will manage stormwater through the collection and reuse of rainwater, retention pits, raingardens, retention pipes and stormwater chambers.

A MUSIC analysis (Model for Urban Stormwater Improvement Conceptualisation) was undertaken for the site and the proposed development exceeds best practise.

Energy efficiency objectives

To achieve and protect energy efficient dwellings and residential buildings.

To ensure the orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy.

Standard B10

Complies

The proposed attached building form will aid energy efficiency, and whilst a large number of dwellings are provided with easterly or westerly orientation, appropriate house energy ratings are able to be achieved.

Open space objective

To integrate the layout of development with any public and communal open space provided in or adjacent to the development.

Standard B11

Complies

As previously discussed.

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Safety objective

To ensure the layout of development provides for the safety and security of residents and property.

Standard B12

Satisfactory

Dwelling entries are oriented to and visible from the street. Windows have been incorporated into the street elevations to allow for surveillance of car parks, footpaths and accessways.

Landscaping objectives

To encourage development that respects the landscape character of the neighbourhood.

To encourage development that maintains and enhances habitat for plants and animals in locations of habitat importance.

To provide appropriate landscaping.

To encourage the retention of mature vegetation on the site.

Standard B13

Conditions Required

The areas provided for landscaping are generally in line with Council’s expectations for the site, and include the retention of 8 high value trees and 3 moderate value trees, and distinct landscape areas as follows:

A 860m2 public open space area.

Provision of Landscaped reserve in the centre of the site containing two high retention trees; and

Private open space areas of varying sizes for individual dwellings.

Detailed comment in relation to the suitability of the private open space areas proposed is made below, however it is considered that the site as a whole incorporates appropriate areas for landscaping to complement and enhance the character of the area. A condition requiring the preparation of a detailed landscape plan is required.

Notwithstanding this, it is noted that the proposal incorporates the removal of two (2) medium-retention value trees on the site and the proposed layout may compromise the retention of some of the trees. Council's Arborist has recommended a number of changes required to ensure the retained trees will not be compromised by the proposed buildings and works.. Additional detail is contained within the main report on the application.

Access objectives

To ensure vehicle access to and from a development is safe, manageable and convenient.

To ensure the number and design of vehicle crossovers respects the neighbourhood character.

Standard B14


Vehicle crossings take up 31% of the frontage to Jellicoe Street which complies with this standard. Vehicle crossings and proposed internal east-west roads take up take up 28% of the frontage to Wadham Road which complies with this standard. There are no access points onto Banksia Street. The internal road network has been designed to accommodate service vehicles. The provision of double crossovers is discouraged under this standard, however is order to provide access to some garages, double crossovers have been proposed on the site. This is an acceptable variation in this instance given the scale of the development. Whilst the proposed new access ways and vehicle crossings will reduce the available on-street car parking, Council’s Traffic Engineers have identified that it is not possible to park on both sides of Jellicoe Street and Wadham Road. The extent of vehicular crossings in the roadway then becomes a neighbourhood character issue only. Refer B1 recommendations.

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Parking location objectives

To provide convenient parking for resident and visitor vehicles.

To avoid parking and traffic difficulties in the development and the neighbourhood.

To protect residents from vehicular noise within developments.

Standard B15

Complies

Clause 52.06 would provide that the proposal include one car parking space for each two bedroom dwelling, two parking spaces to each 3-4 bedroom dwelling, plus a total of 17 visitor parking spaces on site. This requirement is based upon the number of dwellings, and does not include any reference to the amount of on-street parking available.

The proposal includes the number of parking spaces required by the scheme for each dwelling, with 23 dwellings having the ability to park an additional tandem car space on their land.

Visitor parking is provided by means of indented parking bays accessed off the common property roadways, with a total of 17 spaces available.

Habitable rooms are located further than 1.5 m from the shared accessways or car parks of other dwellings.

As detailed in the Traffic Engineering referral comments, no concerns have been raised with respect to the proposed car parking layout and accessways.

Clause 55.04 (Amenity Impacts)

Side and rear setbacks objective

To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

Standard B17

Complies

Setbacks to external boundaries are acceptable.

Walls on boundaries objective

To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

Standard B18

Complies

No walls are proposed on external boundaries.

Internal wall boundary heights are considered to be generally acceptable.

Daylight to existing windows objective

To allow adequate daylight into existing habitable room windows.

Standard B19

Complies

Where the dwellings are opposite an existing habitable room window, buildings have been setback sufficient distance to ensure that dimensions of 3 sqm and minimum dimension of 1 metre clear to the sky has been provided.

North-facing windows objective

To allow adequate solar access to existing north-facing habitable room windows.

Standard B20

Complies

The north facing habitable windows of 2/46 Jellicoe Street are located a distance greater than 3 metres from the boundary of the site complying with this standard.

There are no other north facing habitable windows within 3 metres of a boundary on an abutting lot.

Overshadowing open space objective

To ensure buildings do not significantly overshadow existing secluded private open space.

Standard B21

Complies

Overshadowing diagrams submitted with the application demonstrated that there is limited overshadowing as a result of the proposed development. Of note,

At 9am there is some overshadowing to the dwellings adjoining the site to the west (facing Oriel Road), however it retreats by 12 noon.

There is some overshadowing of a small part of the private open space associated with the property at 44 Jellicoe Street at 9am, however this retreats by noon.

Overshadowing of the front yard of each of the dwellings facing Jellicoe Street is considered

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excessive, however the required recessing of the upper storey will reduce this impact. (refer B1)

Overlooking objective

To limit views into existing secluded private open space and habitable room windows.

Standard B22

Complies

The proposal incorporates appropriate measures to restrict overlooking of the adjoining properties.

The following measures have been incorporated to reduce impact on adjoining properties to the west:

First floor of Dwellings 34-43 buildings setbacks from the western boundary, a minimum of 4.9m.

Fixing opaque glass to a height of 1.7m to the first floor of dwelling at Dwellings 32, 33, 35, 36, 37, 40, 41 and 42.

Western elevation of dwelling at Dwelling 31 includes highlight windows to minimise overlooking to the POS of 46 Jellicoe Street.

Dwelling 1 has been designed to setback the upper floor from the side boundary to minimise potential for overlooking to the 44 Jellicoe Street.

Internal views objective

To limit views into the secluded private open space and habitable room windows of dwellings and residential buildings within a development.

Standard B23

Conditions Required

The proposal has used of highlight windows and obscure glazing to restrict overlooking including the following

Dwellings 1-11 First Floor North facing windows containing fixed opaque glass to a height of 1.7m;

Dwellings 12-31 First Floor South facing windows containing fixed opaque glass to a height of 1.7m;

Dwelling 31 First Floor West facing windows containing fixed opaque glass to a height of 1.7m and highlight windows;

Dwelling 32-34 No internal views

Dwellings 35 – 37 First Floor west facing windows containing fixed opaque glass to a height of 1.7m;

Dwelling 38-57 No internal views

Dwellings 58 – 63 First Floor west facing windows containing fixed opaque glass to a height of 1.7m;

Dwellings 64-71 No internal views

Dwellings 72-76 & 77-81 - Layout changes required to restrict internal overlooking between attached dwellings.

The following condition is recommended:

Layout changes to Dwellings 72-76 and 77-81 to restrict internal overlooking between attached dwellings.

Noise impacts objectives

To contain noise sources in developments that may affect existing dwellings.

To protect residents from external noise. Standard B24

Complies

Whilst a significant number of dwellings are proposed, it is considered that the nature and intensity of the development will not result in an inappropriate increase in noise to the surrounding residential area.

Clause 55.05 (On-site Amenity and Facilities)

Accessibility objective

To encourage the consideration of the needs of people with limited mobility in the design of

Complies

The proposal incorporates sixteen accessible dwellings, amounting to 20% of the total development.

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developments. Standard B25

This complies the requirements of Council’s Liveable Housing Guidelines and the Design Guidelines for the site, and is considered to be appropriate.

Dwelling entry objective

To provide each dwelling or residential building with its own sense of identity.

Standard B26

Complies

All dwellings have been provided with front porches over front doorways. Each dwelling has a sense of address.

Daylight to new windows objective

To allow adequate daylight into new habitable room windows.

Standard B27

Complies

All habitable room windows are located to face an outdoor space clear to the sky with a minimum area of 3sqm and a minimum dimension of 1 m clear to the sky.

Private open space objective

To provide adequate private open space for the reasonable recreation and service needs of residents.

Standard B28

Conditions Required

Open spaces vary in size, and in the context of the zoning are considered to be acceptable. A breakdown of the proposed open space areas is as follows:

Under 10m2 (balcony) 11 dwellings

10 – 25m2 3 dwellings

25 – 40m2 38 dwellings

40-60m2 9 dwellings

60m2+ 17 dwellings

Dwellings 40, 41 & 42 will have POS areas of 23.68 m

2, 23.35 m

2 and 22.99 m

2 respectively that are below

the minimum 25sqm required under the standard. This reduction is a result of the angle of the western boundary and the need to keep the north south connector road straight, making these lots slightly shallower than lots 35-37.

Given the above, and the fact the proposed design incorporates an open plan living format with the use of bi-fold doors, this variation in supported.

Solar access to open space objective

To allow solar access into the secluded private open space of new dwellings and residential buildings.

Standard B29


Dwellings 12 – 31 and Dwellings 77-81 have south facing private open space areas. Whilst no dimensions have been provided, the height of the northern wall appears to 5.5m, which requires a setback of 6.95m is required under this standard.

Dwellings 12-31 all have a maximum 6.5m setback from the northern walls which is considered a minor variation and acceptable in this instance. As for Dwellings 77-81 the setback is only 5.4m. Despite the limitations to solar access to the POS of these dwellings, the retention of the high value trees to the south of these spaces outweighs the re-design of these dwellings to increase the depth of the POS areas.

It is noted that clarification of the height of the northern walls of Dwellings 12-31 and Dwellings 77-81 must be shown on plan and cannot exceed 5.5m.

Storage objective

To provide adequate storage facilities for each dwelling.

Standard B30

Complies

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Clause 55.06 (Detailed Design)

Design detail objective

To encourage design detail that respects the existing or preferred neighbourhood character.

Standard B31

Conditions Required

The proposed design detail and mixture of materials is considered to be acceptable.

A condition requiring a full schedule of materials and finishes for each dwelling type, with some variation shown between dwellings is required.

Front fences objective

To encourage front fence design that respects the existing or preferred neighbourhood character.

Standard B32

Conditions Required

Refer to Standard B1 – reduction in size of front fence on Banksia Street required.

Common property objectives

To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained.

To avoid future management difficulties in areas of common ownership.

Standard B33

Complies

No common property is proposed.

Site services objectives

To ensure that site services can be installed and easily maintained.

To ensure that site facilities are accessible, adequate and attractive.

Standard B34

Conditions Required

Details of the proposed electricity substations, and fencing and landscaping around them are required.