Planning Permit Application

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8 Δεκ 2013 (πριν από 3 χρόνια και 11 μήνες)

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Developed by Clause
1

Property Planning & Development Services

Planning Permit Application


Subject Site:

45 Union Road, Surrey Hills


Lot
44 PS 002476


Proposal:

Construction of two
dwellings
on one allotment



Responsible Auth:

Boroondara

City Council


Permit triggers:


Pursuant to Clause 32.01
-
4 of the
Residential Zone, a planning permit
is required to construct two or more
dwellings on a lot.




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Introduction

1.

Planning permission is sought for the construction of two, attached dwellings
at 45 Union
Road, Boroondara, being legally described as Lot 44 on Plan of Subdivision 002476 Vol 08814
Fol 530.


2.

The land is within a Residential 1 Zone pursuant to the pro
visions of
the Boroondara

Planning
Scheme and is not covered by any overlay controls.

3.

Pursuant to Clause 32.01
-
4 of the Residential 1 Zone, a planning permit is required to
construct two or more dwellings on a lot.

4.

This report provides an assessment of th
e current application against the relevant provisions of
the
Boroondara

Planning Scheme.


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The Subject Site and Context


The Subject Site

5.

The subject site consists of a 650 sqm parcel of land with frontage to Hotham
Road of 15.24 metres, and a depth of 43.
23 metres.

6.

The site has a fall of approximately 2.2 metres over the length of the site, from
the street interface to the rear of the site.

7.

A 1.83 metre drainage and sewerage easement is located to the rear of the
site, abutting the southern boundary.

8.

There are no encumbrances on the Certificate of Title which are relevant to
this application.

9.

The site is roughly rectangular in shape, being slightly skewed in ‘trapezoid’
format along the northern and southern boundaries.

10.

The site is within a Reside
ntial 1 Zone pursuant to the Moonee Valley
Planning Scheme which does not include any ResCode variations within the
Schedule to the zone. No overlay controls affect the land.

11.

The site currently contains a single dwelling located in roughly the centre of
t
he site.

12.

Additional information regarding the existing site conditions is shown in the
photographs submitted with the application.

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Site Context


Surrounding Area / Neighbourhood Description

13.

The subject site is located on the south side of Hotham Road, within a
residential context.

14.

The subdivision pattern of the area surrounding the subject site could be
described as being generally consistent with the outer suburban context.
Residential deve
lopment in the area generally comprise a mix of single and
double storey dwellings on large allotments, however it is noted that an
increasing number of unit developments are being located within the area.

15.

Secluded private open space is located to the rea
r of dwellings and delineated
by high timber paling fences. Fairly consistent front setbacks comprise
permeable lawn areas and sparsely planted gardens.

16.

Within developed sites, consistently spaced crossovers provide vehicular
access to properties and park
ing structures are generally visible, although set
back from site frontages in line with dwellings within the building line.

17.

The property abutting the subject site to the east has been developed to
accommodate three double storey dwellings in a contiguous

form along the
length of the site. The site to the west of the site, being 81 Hotham Road,
contains a single storey, brick and tile dwelling with abuttal to the common
boundary with the subject site, for the length of the garage at 81 Hotham
Road.

Servi
ces and Facilities

18.

The site is located within an established precinct in Niddrie, within close
proximity to an expanding range of retail, educational, recreational and public
transport facilities, including:

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Niddrie Primary School 560 m from the site



Esse
ndon Keilor College (Niddrie Campus) 650 m from the site



Penleigh Essendon Grammar Middle School 830 m from the
site



Niddrie Central Shopping Centre 1.29 km from the site



Bus Route 475 and 483 stops 300 m from the site.









The Proposal

19.

Planning permission is sought for the construction of two, attached, double
storey dwellings on the subject site.

20.

Dwelling 1 comprises an existing, two storey dwelling with frontage to Varzin
Street. Abutting the dwelling by way of a shared, two storey wa
ll, Dwelling 2
will present frontage to Union Road.

21.

The proposal design and layout can be summarised as follows:

22.

Dwelling 1

23.

Dwelling 2

is entered from Union Road, at First Floor level. A double garage
provides vehicle access ex Union Road. The First Floo
r contains kitchen,
meals, separate living area and study. Downstairs, the ground floor contains
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three bedrooms, and another living ar
ea. An area of decking is provided at
ground floor level.

24.

Each dwelling will comprise a study area at the front of the dw
elling with open
plan kitchen and living/dining area which opens onto a secluded private open
space area to the rear of the site. At first floor, three bedrooms, a living area
and two bathrooms are supplied to each dwelling.

25.

Secluded private open space i
s provided by way of alfresco areas and lawn,
totalling 45.74 sqm for Dwelling 1 and 44.32 sqm for Dwelling 2. A pedestrian
path located adjacent to the vehicle access for each dwelling. A low timber
fence is provided between each dwelling with no front f
ence provided to the
development at the street frontage.

26.

Landscape beds are proposed around the dwellings edges at the interface
with the vehicle accessways, along the boundary fence between dwellings
and along the pedestrian path to the dwelling entranc
es.

27.

The provision of bedrooms, parking spaces and secluded private open space
is summarised in the following table:

28.


Unit
Number

Number
of
Bedrooms

No. of
car
spaces
per
dwelling

Secluded
Private
open
space
(m
2
)

1

3 plus
study

2

45.74

2

3 plus
study

2

44.32

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Total

-

4

-


29.

The dwellings incorporate pitched roof forms with parapet elements at
ground floor. The proposed dwellings will have a maximum height of 7.6
metes above ground level. Wall cladding is a combination of selected face

brick and selected render finish foamboard, providing articulation to front
facades and porch features. Further building articulation is provided by a
rendered brick front portico feature to each dwelling to define entry points.
Further building articulat
ion is provided at the rear, with a covered alfresco
area being provided, creating a transition from double to single storey form
to the rear of the site.

30.

The proposal will be setback a minimum of 5.61m at ground floor and 5.82m
at first floor, with resp
ect to the northern (front) boundary, with setbacks of
between 1.6m and 2.7m proposed along the eastern and western (side)
boundaries, at the upper floor. Minimum setbacks at ground floor of 5.13m
and 8.6m at first floor are provided to the southern (rear)

boundary.

31.

The existing building is clad in a mix of customorb colourbond, face
blockwork, and hardiflex cladding. Dwelling 2 will be clad in a mixture of timber
battens, and hardiflex cladding, with a zincalume roof.

32.

The development will result in a
total site coverage of

36

percent with
permeable surfaces to cover
58

percent of the site.

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Relevant Planning Controls and Policies


State Planning Policy Framework

33.

The State Planning Policy Framework (SPPF) seeks to ensure that the
objectives of planning in Victoria (as set out in the Planning and Environment
Act 1987) are fostered through appropriate land use and development
planning policies and practices which int
egrate relevant environmental, social,
and economic factors in the interests of net community benefit and
sustainable development. Of particular relevance to this application are:

Clause 11 Settlement


Planning is to anticipate and respond to the needs o
f existing and future
communities through provision of zoned and serviced land for housing,
employment, recreation and open
space, commercial and community
facilities and infrastructure.

Planning is to recognise the need for, and as far as practicable cont
ribute
towards:



Health and safety.



Diversity of choice.



Adaptation in response to changing technology.



Economic viability.



A high standard of urban design and amenity.



Energy efficiency.



Prevention of pollution to land, water and air.



Protection of
environmentally sensitive areas and natural
resources.



Accessibility.



Land use and transport integration.

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Planning is to prevent environmental problems created by siting
incompatible land uses close together.


Planning is to facilitate sustainable developm
ent that takes full advantage of
existing settlement patterns, and investment in transport and communication,
water and sewerage and social facilities.



11.02 Urban growth

11.02
-
1 Supply of urban land

Objective

To ensure a sufficient supply of land is
available for residential,
commercial, retail, industrial, recreational, institutional and other
community uses
.


Strategies

Ensure the ongoing provision of land and supporting infrastructure to
support sustainable urban development.


Ensure that sufficien
t land is available to meet forecast demand.


Plan to accommodate projected population growth over at least a 15 year
period and provide clear direction on locations where growth should
occur. Residential land supply will be considered on a municipal basis
,
rather than a town
-
by
-
town basis.


Planning for urban growth should consider:




Opportunities for the consolidation, redevelopment and
intensification of existing urban areas.



Neighbourhood character and landscape considerations.



The limits of land capabi
lity and natural hazards and
environmental quality.



Service limitations and the costs of providing infrastructure.

Monitor development trends and land supply and demand for housing
and industry.


Maintain access to productive natural resources and an
adequate supply
of well
-
located land for energy generation, infrastructure and industry.

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Restrict low
-
density rural residential development that would compromise
future development at higher densities.


Clause 15 Built Environment and Heritage

Planning should ensure all new land use and development appropriately
responds to its landscape, valued built form and cultural context, and
protect places and sites with significant heritage, architectural, aesthetic,
scientific and cultural value.


Creat
ing quality built environments supports the social, cultural,
economic and environmental wellbeing of our communities, cities and
towns.


Land use and development planning must support the development and
maintenance of communities with adequate and safe p
hysical and social
environments for their residents, through the appropriate location of uses
and development and quality of urban design.


Planning should achieve high quality urban design and architecture that:




Contributes positively to local urban char
acter and sense of
place.



Reflects the particular characteristics, aspirations and cultural
identity of the community.



Enhances liveability, diversity, amenity and safety of the public
realm.



Promotes attractiveness of towns and cities within broader
strat
egic contexts.



Minimises detrimental impact on neighbouring properties.



15.01 Urban environment


15.01
-
1 Urban design

Objective

To create urban environments that are safe, functional and provide good
quality

environments

with a sense of place and cultural identity.


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Strategies

Promote good urban design to make the environment more liveable and
attractive.


Ensure new development or redevelopment contributes to community
and cultural life by

improving safety, diversity and

choice, the quality of living and working
environments,

accessibility and inclusiveness and environmental sustainability.

Require development to respond to its context in terms of urban
character, cultural heritage, natural features, surrounding landscape

and
climate.


Require development to include a site analysis and descriptive statement
explaining how

the proposed development responds to the site and its context.


Ensure sensitive landscape areas such as the bays and coastlines are
protected and that
new development does not detract from their natural
quality.


Ensure transport corridors integrate land use planning, urban design and
transport planning and are developed and managed with particular
attention to urban design aspects.


Encourage retention
of existing vegetation or revegetation as part of
subdivision and development proposals.



15.01
-
5 Cultural identity and neighbourhood character

Objective

To recognise and protect cultural identity, neighbourhood character and sense
of place.

Strategies

Ens
ure development responds and contributes to existing sense of place and
cultural identity.

Ensure development recognises distinctive urban forms and layout and their
relationship to landscape and vegetation.

Ensure development responds to its context and r
einforces special
characteristics of local environment and place by emphasising:

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The underlying natural landscape character.



The heritage values and built form that reflect community identity.



The values, needs and aspirations of the community.


15.02
Sustainable Development


15.02
-
1 Energy and resource efficiency

Objective

To encourage land use and development that is consistent with the efficient
use of energy and the minimisation of greenhouse gas emissions.

Strategies

Ensure that buildings and
subdivision design improves efficiency in energy
use.

Promote consolidation of urban development and integration of land use and
transport.

Improve efficiency in energy use through greater use of renewable energy.

Support low energy forms of transport such

as walking and cycling.


Clause 16 Housing


16.01
-
2 Location of residential development

Objective

To locate new housing in or close to activity centres and employment
corridors and at other strategic sites that offer good access to services and
transpor
t.

Strategies

Increase the proportion of housing in Metropolitan Melbourne to be developed
within the established urban area, particularly at activity centres, employment
corridors and at other strategic sites, and reduce the share of new dwellings in
gr
eenfield and dispersed development areas.

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In Metropolitan Melbourne locate more intense housing
development in and around activity centres, in areas close to
train stations and on large redevelopment sites.



Ensure an adequate supply of redevelopment opport
unities
within the established urban areas to reduce pressure for fringe
development



Facilitate residential development that is cost effective in
infrastructure provision and use, energy efficient, incorporates
water efficient design principles encourages

public transport use



Identify opportunities for increased residential densities to help
consolidate urban areas.


16.01
-
4 Housing diversity

Objective

To provide for a range of housing types to meet increasingly diverse needs

Strategies

Ensure housing
stock matches changing demand by widening housing
choice, particularly in the middle and outer suburbs.

Encourage the development of well
-
designed medium
-
density
development which:



Respects neighbourhood character.



Improves housing choice.



Makes better u
se of existing infrastructure.



Improves energy efficiency of housing.

Support opportunities for a wide range of income groups to choose
housing in well
-
serviced locations.

Ensure planning for growth areas provides for a mix of housing types and
higher hou
sing densities in and around activity centres.


16.01
-
5 Housing affordability

Objective

To deliver more affordable housing closer to jobs, transport and services

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Strategies

Improve housing affordability by:



Ensuring land supply continues to be sufficien
t to meet demand.



Increasing choice in housing type, tenure and cost to meet the
needs of households as they move through life cycle changes
and to support diverse communities.



Promoting good housing and urban design to minimise negative
environmental impa
cts and keep down costs for residents and
the wider community.



Encouraging a significant proportion of new development,
including development at activity centres and strategic
redevelopment sites to be affordable for households on low to
moderate incomes.


Local Planning Policy Framework

34.

The Local Planning Policy Framework (LPPF) identifies long term directions
about land use and development in the municipality and provides the rationale
for the zone and overlay requirements and particular provisions in the
Scheme. The LPPF includes the Municipal Strategic Statement (MSS) and
Local Planning Policies. The following policies are of particular relevance to
the current application:

Municipal Strategic Statement

35.

The City
of Boroondara’s
Strategic Statement (MSS)
at Clause 21 sets out the
future strategic direction for the municipality. The MSS Strategic Framework
Plan is divided into a number of sections addressing issues such as

Environment, Residential Land Use, Recreation and Leisure, and
Infrastructure.


Cla
use
21.07

Residential Land Use


36.

Objectives, strategies and implementation

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Objectives

To provide a mix and range of housing types and forms.

To maintain and enhance the City’s present degree of residential amenity
and high

standard of residential developmen
t.

Strategies

Maintain and increase housing choice and diversity within existing
residential areas.

Increase residential development opportunities (including higher density
development) in and around commercial centres and other strategic
locations.

Protec
t existing housing stock and residential use.

Encourage a high standard of residential development.


22.07
-
2 Objective

To encourage design solutions which enhance and respond positively and
creatively to the existing neighbourhood character of residential areas in
the City.

22.07
-
3 Policy

It is policy that:

If a neighbourhood character and site description is required in
a
ccordance with Clause 54 or Clause 55 or a site and context description
is required in accordance with Clause 56:




The relevant Neighbourhood Character Statement be considered.



The design responds to the identified landform.



The design responds to existing

land uses.



The creation of more than one lot respects the prevailing subdivision
patterns of the street.



Newly created lots respect the prevailing frontage widths of the area.



Development takes account of established traffic characteristics of the
area an
d does not add to identified traffic conflicts.



The design takes advantage of views without detriment to the views
from

neighbouring properties.



The proposed development be cognisant of the types of housing in the
area.



Fences exposed to the street be cons
tructed of a material and to a
height which reflects the established characteristics of properties within
100 metres adjoining and opposite the site.



A landscape plan be submitted and reflect the garden character of the
area.



The landscape plan identifies,

retains and protects as much existing
significant vegetation on the site as possible.



The landscape plan shows new canopy trees and other vegetation
characteristic of the neighbourhood.

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Development complements the existing building styles in building and
roofing

materials, massing, roof forms and detailing.



The design be respectful of, but not necessarily replicate, the prevailing
building style of the neighbourhood.



The scale of new buildings or additions complements the prevailing
building scale

of the
area.



Overlay Controls

37.

No overlay controls affect the land.


Particular and General Provisions

38.

The application must also be considered against the Objectives and
Standards of Clause 55 of the Particular Provisions. The purpose of Clause
55 is:



To implement

the State Planning Policy Framework and the Local Planning
Policy Framework, including the Municipal Strategic Statement and local
planning policies.



To achieve residential development that respects the existing neighbourhood
character or which contribute
s to a preferred neighbourhood character.



To encourage residential development that provides reasonable standards of
amenity for existing and new residents.



To encourage residential development that is responsive to the site and the
neighbourhood.

39.


A deta
iled assessment of the proposed development against the provisions
of Clause 55 is contained
as an attachment

to this submission.

40.

The application must also be considered against the General Provisions noted
at Clauses 61
-
67 of the Planning Scheme.

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Relevant Planning Considerations

State Planning Policy Framework

41.

The State and Policy Framework (Clause 11 Settlement and Clause 16
Housing) identifies the need to provide dwelling diversity in order
accommodate a wider cross section of the community whils
t facilitating
sustainable development that utilises existing settlement patterns. The
proposed medium density development will achieve this by providing
an
additional dwelling upon the site,

which will increase housing choice and
affordability

42.

The proposa
l provides for the construction of

one new dwelling

within an
establishing

residential area which is serviced by public transport and within
proximity to retail centres and recreational and educational facilities.

43.

The achievement of a more sustainable urba
n environment is to be further
reinforced through the application of Clause 15.02
-
1 (Energy and resource
efficiency) which seeks to make a more
efficient use of energy and
minimisation of greenhouse gas emissions.

In relation to the current
application, th
is has been achieved by ensuring that each dwelling is
orientated so as to achieve a good degree of solar access for private open
space areas and living areas, thus reducing the need for artificial heating
and lighting. Provision of rainwater tanks to each

dwelling also allows for
reduced water use within gardens and for household use.

44.

The suitability of the subject site to accommodate the form of development
now proposed is further reinforced by its Residential 1 zoning which seeks
(inter alia):

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To provid
e for residential development at a range of densities with
a variety of dwellings to meet the housing needs of all households;
and



To encourage residential development that respects the
neighbourhood character.

45.

The identification of the need to provide for

development which will
encourage housing affordability and diversity is emphasised elsewhere in
the State Planning Policy Framework (Clause 16) and furthering reinforced
by Clause 21
.07

(
Residential Land Use
) within the Local Planning Policy
Framework MSS
.

Local Planning Policy Framework

46.

The City of
Boroondara’s

Vision and Municipal Strategic S
tatement identify
the need for
cost effective and orderly management of urban growth within
the expanding urban areas of the municipality. The proposal provides for
increased housing density and housing affordability within an area
designated for urban expansion and provides for greater

housing choice
through varied lot sizes to accommodate future population growth.

47.

Clause 21.07

makes explicit those matters which app
lications must have
regard for, and cites the Residential Urban Character Study, 1996. The site
responds to the Neighbour
hood Urban Character Statement for area 112,
which
states;

This area is distinguished from surrounding areas by its landform. It is
an enclosed valley with steep edges
. The area consists of two ‘no

through’

roads, extending east and west of Union Road, a busy
collector road. The unusual feature of this area is the lack of traffic
within each street and the high level of native vegetation. The area is
unified by its relationship to Back Creek, the drainage li
ne which
diagonally tra
verses the overall area.

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In contrast to adjoining areas, this area has a very informal street
detailing, with only one footpath, a little definition between private and
public domain.

The area’s houses represent construction in the

inter
-
war period,
although
many houses have been developed within the past decade or
two, with the design including variety in style and construction
materials.

48.

The proposal is considered to

safeguard the characteristics of the area, as
articu
lated above
, through the very minor increase to traffic volumes
through the construction of one dwelling. The interface between public and
private domain
will be continued by the proposal, which will be located
primarily below the
street level, due to the sloping nat
ure of the site.

49.

The Residential 1 zoning of the subject site also triggers a requirement for
the proposed development to be assessed against Clause 55 (Two ore
More Dwellings on a Lot and Residential Buildings) of the Planning
Scheme. This Particular Pro
vision, in addition to neighbourhood character
objectives, seeks to ensure that development provides a high level of onsite
amenity without compromising that of the surrounding area. An
assessment of the current application against Clause 55 is supplied
as an
attachment to this application.

Clause 55 (Two or More Dwellings on a Lot and Residential
Buildings)

50.

A detailed assessment of the proposal is provided
as an Attachment to

this
submission. In summary however, the proposed development complies
with ea
ch Objective and the vast majority of Standards contained at Clause
55 of the
Boroondara’s
Planni
ng Scheme with the exception of
:

B6 Minimum front setback

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Whilst the minimum front setbacks to sections of the dwellings do not meet
the strictest
interpretation of the standard, it is considered the varied use of
front setbacks meets the objectives of the clause and respects the existing
neighbourhood character whilst making efficient use of the site.

We note that the average of the two neighbouring

setbacks (6.4m and
5.1m respectively) is 5.75m and that the proposed minimum setback is
5.6m increasing to in excess of 7.5m ensuring a well
-
articulated and
smooth visual transition between sites.


51.

It is considered that the development’s level of complia
nce with Clause 55
indicates the design response appropriately addresses the site constraints
to provide for medium density housing that will not compromise the amenity
of adjoining properties or neighbourhood character of the area.



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Conclusion

52.

As a resu
lt of the above considerations, it is submitted that the proposal to
construct two dwellings at
45 Union Road, Surrey Hills,

has been designed
with regard to the State and Local Policy Framework and relevant provisions
contained within
the Boroondara

Plann
ing Scheme.

53.

The proposed development provides a satisfactory response to the existing
neighbourhood character and Objectives of Clause 55. The result is that the
development will provide a high standard of onsite amenity without
unreasonably affecting the

amenity of the adjoining dwellings or the existing
neighbourhood character.

Thank you for your consideration.

Clause 1 Property Planning & Development Services







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Developed by Clause
1

Property Planning & Development Services

Clause 55 Assessment

55.01

NEIGHBOURHOOD AND SI
TE DESCRIPTION AND D
ESIGN
RESPONSE

55.01
-
1 Neighbourhood and site description

A detailed neighbourhood & site description has been provided in the written
application accompanying this Clause 55 Assessment. In addition photographs
and

drawings have been enclosed to provide further detail relating to the site
and neighbourhood description.



55.01
-
2 Design response

Accurately proportioned plans and other material detailing the proposed design
and how it responds to relevant planning pol
icy is out lined in the written
report/application accompanying this Clause 55 Assessment.

In addition details of how this proposal takes into consideration neighbourhood
character and specific site features are outlined throughout the following
detailed a
ssessment of the proposed works.


55.02 NEIGHBOURHOOD
CHARACTER AND INFRAS
TRUCTURE

55.02
-
1 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

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The design response must be appropriate to the neighbourhood and the site.

The proposed design must respect the existing or preferred neighbourhood
character and respond to
the features of the site.

The development will effectively utilise the elongated site conditions to provide
for increased housing diversity and higher density residential development
which is supported by the State and Local Planni
ng Policies.

The orientation of the proposed
dwelling towards Union Road

will also provide
for an improved interface with the public realm.

The proposed development will provide for two dwellings, which despite being
attached, will respect existing neig
hbourhood character with a double storey
form and incorporate articulation and varied external finishes to ensure the
development does not dominate the surrounding area or adjoining properties.
These finishes will include face brickwork and rendered finish
es which are
widely used throughout the wider area.
A flat roof form will be employed, which
is considered to be appropriate and reflect the contemporary architectural
characteristics of a number of dwellings within the area, without detracting from
the more traditional roof forms including hipped and pitch
ed styles, which may
be seen within the context of the site.





55.02
-
2 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 Planni
ng 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

An applicatio
n must be accompanied by a written statement to the satisfaction of the responsible
authority that describes how the development is consistent with any relevant policy for housing in the
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State Planning Policy Framework and the Local Planning Policy Framewo
rk, including the Municipal
Strategic Statement and local planning policies.

A written statement describing how the proposed development is consistent
with the State Planning Policy Framework and the Local Planning Policy
Framework, including the Municipal

Strategic Statement and local planning
policies is included in the Planning Report accompanying this assessment.


55.02
-
3 Dwelling diversity objective

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

Standard B3

D
evelopments of ten or more dwellings should provide a range of dwelling sizes and types, including:



Dwellings with a different number of bedrooms.



At least one dwelling that contains a kitchen, bath or shower, and a toilet and wash basin at
ground floor
level.

This Standard is not applicable as the application provides for the

construction
of two dwellings
only.


55.02
-
4 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

Development should be connected to reticulated services, including reticulated sewerage, drainage,
electricity and gas, if available.

Development should not unr
easonably exceed the capacity of utility services and infrastructure,
including reticulated services and roads.

In areas where utility services or infrastructure have little or no spare capacity, developments should
provide for the upgrading of or mitigati
on of the impact on services or infrastructure.

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The subject site and development is connected to reticulated sewerage,
drainage, electricity and gas.

All services, infrastructure and surrounding roads can easily accommodate the
small additional load placed

on them by the proposed development.

It is considered that spare capacity exists within the existing infrastructure and
that no form of upgrade is required as a result of the subject proposal.


55.02
-
5 Integration with the street objective

To integrate th
e layout of development with the street.

Standard B5

Developments should provide adequate vehicle and pedestrian links that maintain or enhance local
accessibility.

Development should be oriented to front existing and proposed streets.

High fencing in fron
t of dwellings should be avoided if practicable.

Development next to existing public open space should be laid out to complement the open space.

Adequate vehicle access will be provided to the proposed

dwelling

via the two
existing single crossovers which will be reconfigured by the proposal. Separate
pedestrian links will also be provided to the entrances of each dwelling, which
face the street.

The orientation of each dwelling will ensure that the surroundin
g street network
is appropriately addressed by the proposed development.

No front fence will be provided for the development and there is no public open
space within close proximity of the subject site.


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55.03 SITE LAYOUT AN
D BUILDING MASSING

55.03
-
1
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

Walls of buildings should be set back from streets:



At least the dista
nce specified in the schedule to the zone, or



If no distance is specified in the schedule to the zone, the distance specified in Table B1.

Porches, pergolas and verandahs that are less than 3.6 metres high and eaves may encroach not
more than 2.5 metres in
to the setbacks of this standard.

The table specified within the Standard details the required front setback for the
proposed dwellings which are to face the street, with an existing building on
one abutting allotment facing the street and no existing buil
ding on the other
abutting allotment.

The minimum front setback from the front street should be the same distance
as the setback of the front wall of the existing building on the abutting
allotment facing the front street or 9 metres, whichever is the less
er.

The average front setback of the abutting allotments to the east and west of the
site is 5.75 metres. The proposed setback at ground floor for the proposal at its
closest point is 5.6 metres, which does not accord with the numerical standard
of B6. How
ever, given the angled front setback of the subject site, and those
immediately abutting it , this is considered an acceptable outcome, in that the
proposal will not appear to project out into the front setback in a manner which
detracts from the pattern o
f development along the street.


55.03
-
2 Building height objective

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

Standard B7

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The maximum building height should not exceed the maximum height specified in

the zone, schedule
to the zone or an overlay that applies to the land.

If no maximum height is specified in the zone, schedule to the zone or an overlay, the maximum
building height should not exceed 9 metres, unless the slope of the natural ground level
at any cross
section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case the
maximum building height should not exceed 10 metres.

Changes of building height between existing buildings and new buildings should be graduated.

The proposed dwelling will have a maximum height of 7.6 metres above ground
level which is well within the 9.0 metre maximum permitted by the Standard.


55.03
-
3 Site coverage objective

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

Standard B8

The site area covered by buildings should not exceed:



The maximum site coverage specified in the schedule to the zone, or



If no maximum site coverage is specified in the schedule
to the zone, 60 per cent.


The proposed development will result in a site coverage of 58 percent which
does not exceed the 60 percent maximum permitted.

55.03
-
4 Permeability objectives

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

To facilitate on
-
site stormwater infiltration.

Standard B9

At least 20 per cent of the site should not be covered by impervious surfaces.


The proposed development will include permeable surfaces of 31 percent
which exceeds the 20 percent minimum
required by the Standard.


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55.03
-
5 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 dayli
ght and solar energy.

Standard B10

Buildings should be:



Oriented to make appropriate use of solar energy.



Sited and designed to ensure that the energy efficiency of existing dwellings on adjoining lots
is not unreasonably reduced.

Living areas and private
open space should be located on the north side of the development, if
practicable.

Developments should be designed so that solar access to north
-
facing windows is maximised.

The orientation of the allotment precludes optimum solar access to living areas
an
d Secluded Private Open Space. However, the use of voids and generous
setbacks will allow for sufficient solar penetration to living areas along westerly
and easterly alignments.


55.03
-
6 Open space objective

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

Standard B11

If any public or communal open space is provided on site, it should:



Be substantially fronted by dwellings, where appropriate.



Provide outlook for as many dwellings a
s practicable.



Be designed to protect any natural features on the site.



Be accessible and useable.

No common property will created by the proposed development


55.03
-
7 Safety objective

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

Standard B12

Entrances to dwellings and residential buildings should not be obscured or isolated from the street and
internal accessways.

Planting which creates unsafe spaces along streets and accessways should be avoide
d.

Developments should be designed to provide good lighting, visibility and surveillance of car parks and
internal accessways.

Private spaces within developments should be protected from inappropriate use as public
thoroughfares.

The entrances to the propo
sed dwellings will be clearly visible from Hotham
Street. No high front fencing or high planting is proposed which would create
unsafe spaces within the development.

The parking structures of each dwelling will front Hotham Street and will be
located with
in close proximity of the front entrance to the proposed dwellings
which will ensure that adequate surveillance is provided. Parking structures will
also be provided with direct access to their respective private open space
areas.

55.03
-
8 Landscaping objec
tives

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 encour
age the retention of mature vegetation on the site.

Standard B13

The landscape layout and design should:



Protect any predominant landscape features of the neighbourhood.



Take into account the soil type and drainage patterns of the site.



Allow for intended
vegetation growth and structural protection of buildings.



In locations of habitat importance, maintain existing habitat and provide for new habitat for
plants and animals.

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Provide a safe, attractive and functional environment for residents.

Development
should provide for the retention or planting of trees, where these are part of the character
of the neighbourhood.

Development should provide for the replacement of any significant trees that have been removed in the
12 months prior to the application bein
g made.

The landscape design should specify landscape themes, vegetation (location and species), paving and
lighting.

There is no mature significant vegetation on site to be retained. An indicative
landscape plan submitted with the application shows the op
portunity for
provision of a number of canopy trees within the front setbacks of each
proposed dwellings within the front private open space and rear secluded
private open space along the southern site boundary.

An indicative landscape plan has been shown

on the ground floor plans and it
is considered that a detailed Landscaping Plan prepared by a qualified
landscape designer can be requested as part of permit condition should it be
deemed necessary.


55.03
-
9 Access objectives

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

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

Standard B14

Accessways should:



Be designed to allow convenient, safe and efficient vehicle movements and
connections within
the development and to the street network.



Be designed to ensure vehicles can exit a development in a forwards direction if the
accessway serves five or more car spaces, three or more dwellings, or connects to a road in a
Road Zone.



Be a
t least 3 metres wide.



Have an internal radius of at least 4 metres at changes of direction.

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Provide a passing area at the entrance that is at least 5 metres wide and 7 metres long if the
accessway serves ten or more spaces and connects to a road in a Road

Zone.

The width of accessways or car spaces should not exceed:



33 per cent of the street frontage, or



if the width of the street frontage is less than 20 metres, 40 per cent of the street frontage.

No more than one single
-
width crossover should be provide
d for each dwelling fronting a street.

The location of crossovers should maximise the retention of on
-
street car parking spaces.

The number of access points to a road in a Road Zone should be minimised.

Developments must provide for access for service,
emergency and delivery vehicles.

The proposal provides for safe and convenient access to each dwelling via the
provision of a single crossover to each dwelling facing the Hotham Road
frontage.

The provision of each crossover comprising a total of approxim
ately 39 percent
of the Hotham Road frontage will not unreasonably affect kerbside parking and
complies with the Standard.


55.03
-
10 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

Car parking facilities should:



Be reasonably close and convenient to dwellings and residential buildings.



Be secure.



Be desi
gned to allow safe and efficient movements within the development.



Be well ventilated if enclosed.

Large parking areas should be broken up with trees, buildings or different surface treatments.

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Shared accessways or car parks of other dwellings and resident
ial buildings should be located at least
1.5 metres from the windows of habitable rooms. This setback may be reduced to 1 metre where there
is a fence at least 1.5 metres high or where window sills are at least 1.4 metres above the accessway.

Separate car
parking is provided for each dwelling within a single garage and
tandem parking space. These parking areas will be located within close
proximity of their respective dwelling and overlooked by habitable room
windows. Each garage structure is provided with
internal access to its
respective dwelling.

The provision of landscaping opportunities adjacent to accessways along the
street frontage will ensure that hard paved areas are not visually dominant.



55.03
-
11 Parking provision objectives

To ensure that
car and bicycle parking for residents and visitors is appropriate to the needs of
residents.

To ensure that the design of parking and access areas is practical and attractive and that these areas
can be easily maintained.

Standard B16

Car parking for resid
ents should be provided as follows:



One space for each one or two bedroom dwelling.



Two spaces for each three or more bedroom dwelling, with one space under cover.

Studies or studios that are separate rooms must be counted as bedrooms.

Developments of five

or more dwellings should provide visitor car parking of one space for every five
dwellings. The spaces should be clearly marked as visitor parking.

In developments of five or more dwellings, bicycle parking spaces should be provided.

Car spaces and access
ways should have the minimum dimensions specified in Table B2.


The proposed dwellings contain three bedrooms plus a study which requires
two onsite car parking spaces to be provided including one under cover. The
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6

provision of a garage structure and tandem

car space provided to each
dwelling complies with the standard.

All car
-
parking dimensions are in line with the Standard and have been
documented on the submitted plans


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55.04 AMENITY IMPACT
S

55.04
-
1 Side and rear setbacks objective

To ensure that the h
eight 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

A new building not on or within 150mm of a boundary should be set back from
side or rear boundaries:



At least the distance specified in the schedule to the zone, or



If no distance is specified in the schedule to the zone, 1 metre, plus 0.3 metres for every metre
of height over 3.6 metres up to 6.9 metres, plus 1 metre for every
metre of height over 6.9
metres.

Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel
or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5
metres into the setback
s of this standard.

Landings having an area of not more than 2 square metres and less than 1 metre high, stairways,
ramps, pergolas, shade sails and carports may encroach into the setbacks of this standard.

Unit
Number

Height of
wall (m)

Proposed
min
Setba
ck
(m)

Required
Setback
(m)

Complies
?

Dwelling 1


East side

6.75

2.7


1.96

yes

South (rear)


5.74

9.0

1.63

yes

Dwelling 2

West side

6.84

2.79


1.96

yes


South (rear)

5.74

8.6

1.63

yes


All walls of proposed dwellings comply with
the required side and rear setbacks
under the standard.

55.04
-
2 Walls on boundaries objective

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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 ame
nity of existing dwellings.

Standard B18

A new wall constructed on or within 150mm of a side or rear boundary of a lot or a carport constructed
on or within 1 metre of a side or rear boundary of lot should not abut the boundary for a length of more
than:



1
0 metres plus 25 per cent of the remaining length of the boundary of an adjoining lot,

or



Where there are existing or simultaneously constructed walls or carports abutting the boundary
on an abutting lot, the length of the existing or simultaneously constructed walls or carports,

whichever is the greater.

A new wall or carport may fully abut a

side or rear boundary where slope and retaining walls or fences
would result in the effective height of the wall or carport being less than 2 metres on the abutting
property boundary.

A building on a boundary includes a building set back up to 150mm from
a boundary.

The height of a new wall constructed on or within 150mm of a side or rear boundary or a carport
constructed on or within 1 metre of a side or rear boundary should not exceed an average of 3 metres
with no part higher than 3.6 metres unless abut
ting a higher existing or simultaneously constructed wall.

The proposed garage walls of the dwellings abut the respective side
boundaries of the adjoining lot. All garage walls extend along the respective
boundaries for a distance of 6.02 metres which is w
ell within the permitted
length of 18.30 metres under the standard.

55.04
-
3 Daylight to existing windows objective

To allow adequate daylight into existing habitable room windows.

Standard B19

Buildings opposite an existing habitable room window should pro
vide for a light court to the existing
window that has a minimum area of 3 square metres and minimum dimension of 1 metre clear to the
sky. The calculation of the area may include land on the abutting lot.

Walls or carports more than 3 metres in height opp
osite an existing habitable room window should be
set back from the window at least 50 per cent of the height of the new wall if the wall is within a 55
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degree arc from the centre of the existing window. The arc may be swung to within 35 degrees of the
pla
ne of the wall containing the existing window.

Where the existing window is above ground floor level, the wall height is measured from the floor level
of the room containing the window.

The proposal allows for light courts to all habitable windows on abutt
ing
dwellings.


55.04
-
4 North
-
facing windows objective

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

Standard B20

If a north
-
facing habitable room window of an existing dwelling is within 3 metres of a boundary on an
abutting lot, a building should be setback from the boundary 1 metre, plus 0.6 metres for every metre of
height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres, for a
distance of 3 metres from the edge of each side
of the window. A north
-
facing window is a window with
an axis perpendicular to its surface oriented north 20 degrees west to north 30 degrees east.

Two windows along the western elevation of 77 Hotham Road fall within this
arc, to the rear of the site. How
ever, the corresponding built form on the subject
site will accord with the numerical setbacks prescribed by Standard B20, with a
setback of 1.5 m at ground floor and 2.5 m at first floor, exceeding the 1.0 m
and 2.2 m at ground and first floor prescribed
by the above provision.


55.04
-
5 Overshadowing open space objective

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

Standard B21

Where sunlight to the secluded private open space of an existing dwelling is reduced
, at least 75 per
cent, or 40 square metres with minimum dimension of 3 metres, whichever is the lesser area, of the
secluded private open space should receive a minimum of five hours of sunlight between 9 am and 3
pm on 22 September.

If existing sunlight
to the secluded private open space of an existing dwelling is less than the
requirements of this standard, the amount of sunlight should not be further reduced.

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Shadow diagrams submitted with the application indicate that Dwelling 2 of the
proposed develop
ment will result in some overshadowing within a section of
the side setback of the adjoining property to the east. The majority of
overshadowing however is unchanged by the proposal and does not extend
past the existing fence shadow ensuring the neighbour
ing property will receive
full sunlight access to at least 75% of their secluded rear private open space for
the majority of the day which will ensure that their amenity is preserved.


55.04
-
6 Overlooking objective

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

Standard B22

A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid
direct views into the secluded private open space of an existing dwelling within a horizontal distanc
e of
9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. Views should be
measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace,
deck or patio, and from a height of 1.7 metres abo
ve floor level.

A habitable room window, balcony, terrace, deck or patio with a direct view into a habitable room
window of existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the
window, balcony, terrace, deck or patio

should be either:



Offset a minimum of 1.5 metres from the edge of one window to the edge of the other.



Have sill heights of at least 1.7 metres above floor level.



Have fixed, obscure glazing in any part of the window below 1.7 metre above floor level.



Hav
e permanently fixed external screens to at least 1.7 metres above floor level and be no
more than 25 per cent transparent.

Obscure glazing in any part of the window below 1.7 metres above floor level may be openable
provided that there are no direct views
as specified in this standard.

Screens used to obscure a view should be:



Perforated panels or trellis with a maximum of 25 per cent openings or solid translucent
panels.



Permanent, fixed and durable.



Designed and coloured to blend in with the development.

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This standard does not apply to a new habitable room window, balcony, terrace, deck or patio which
faces a property boundary where there is a visual barrier at least 1.8 metres high and the floor level of
the habitable room, balcony, terrace, deck or patio

is less than 0.8 metres above ground level at the
boundary.

Overlooking opportunities from ground floor windows and the area of Secluded
Private Open Space will be inhibited by existing boundary fencing. The
employment of highlight windows along the easte
rn and western elevations at
first floor will eliminate any potential overlooking opportunities created by the
proposal. The secluded private open space for properties to the south of the
site is located in excess of 9.0 metres and as such, no screening is

required to
the south
-
facing windows at first floor.


55.04
-
7 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

Windows and b
alconies should be designed to prevent overlooking of more than 50 per cent of the
secluded private open space of a lower
-
level dwelling or residential building directly below and within
the same development.

There are no internal overlooking issues or vie
ws available between Dwellings
1 and 2 by virtue of the ‘staggering’ of the southern wall at the upper floor,
which when coupled with the alfresco roof form at ground floor level, will
remove internal overlooking opportunities.


55.04
-
8 Noise impacts obj
ectives

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

To protect residents from external noise.

Standard B24

Noise sources, such as mechanical plant, should not be located near bedrooms of immediately
adjacent existing dwelli
ngs.

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Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings
should take account of noise sources on immediately adjacent properties.

Dwellings and residential buildings close to busy roads, railway lines or indust
ry should be designed to
limit noise levels in habitable rooms.

There are no apparent onsite or offsite noise sources that will affect the
proposed dwellings.

The noise levels generated by the proposed dwellings are considered not to
unreasonably affect
the amenity of the surrounding residential area.


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55.05 ON
-
SITE AMENITY AND FAC
ILITIES

55.05
-
1 Accessibility objective

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

Standard B25

The dwelling
entries of the ground floor of dwellings and residential buildings should be accessible or
able to be easily made accessible to people with limited mobility.

The entrances to the proposed dwelling can be easily converted to cater for
people with limited mo
bility. All necessary services are also located at ground
level for each dwelling.


55.05
-
2 Dwelling entry objective

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

Standard B26

Entries to dwellings and residential building
s should:



Be visible and easily identifiable from streets and other public areas.



Provide shelter, a sense of personal address and a transitional space around the entry.

Each dwelling entrance will be clearly visible from Hotham Road and no high
fencing or

substantial landscaping is proposed which may obscure them from
view.

The proposed dwellings include a porch structure which provides shelter as
well as transitional space around the entrance with a sense of address and
identity.


55.05
-
3 Daylight to n
ew windows objective

To allow adequate daylight into new habitable room windows.

Standard B27

A window in a habitable room should be located to face:

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An outdoor space clear to the sky or a light court with a minimum area of 3 square metres and
minimum
dimension of 1 metre clear to the sky, not including land on an abutting lot, or



A verandah provided it is open for at least one third of its perimeter, or



A carport provided it has two or more open sides and is open for at least one third of its
perimeter
.

All new windows are sufficiently setback from property boundaries and
adjoining dwellings to provide ample access to daylight three metres clear to
the sky.


55.05
-
4 Private open space objective

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

Standard B28

A dwelling or residential building should have private open space of an area and dimensions specified
in the schedule to the zone.

If no area or dimensions are specified in the schedule to the zone, a
dwelling or residential building
should have private open space consisting of:



An area of 40 square metres, with one part of the private open space to consist of secluded
private open space at the side or rear of the dwelling or residential building with a

minimum area
of 25 square metres, a minimum dimension of 3 metres and convenient access from a living
room, or



A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from
a living room, or



A roof
-
top area of 10 square metres

with a minimum width of 2 metres and convenient access
from a living room.

The dwellings will be provided with between 44 and 45.7 square metres of
secluded private open space which will be located on the southern side of each
dwelling.

Each secluded priv
ate open space area will have a width in excess of 3.0m,
with Dwelling 1 having a depth of 5.22 m and Dwelling 2 having 5.75 m, and
these areas will be provided with convenient access from a common living
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area. Whilst it is noted the majority of secluded
private open space is located
to the south for each dwelling there is additional opportunity for the location of
clothes drying facilities along the eastern and western boundaries.


55.05
-
5 Solar access to open space objective

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

Standard B29

The private open space should be located on the north side of the dwelling or residential building, if
appropriate.

The southern boundary of secluded private open
space should be set back from any wall on the north
of the space at least (2 + 0.9h) metres, where ‘h’ is the height of the wall.

The secluded private open space located along the southern side of both
dwellings is provided with a setback of between 8.6 an
d 9.0 metres to the
southern boundary at the upper floor, and between 5.2 and 5.75 metres at
ground floor, which complies with the numerical standard of B29, which
requires a setback of 7.16 metres at first floor and 4.7 metres at ground floor.

Whilst it
is noted that the total area allocated for secluded private open space
for both dwellings is located to the south of the dwelling, this is considered
symptomatic of the orientation of the allotment and cannot be attributed to poor
configuration of the dwel
lings on the allotment. Sufficient solar penetration will
be provided to these areas so as to comply with the above Standard and
Objective.


55.05
-
6 Storage objective

To provide adequate storage facilities for each dwelling.

Standard B30

Each dwelling sho
uld have convenient access to at least 6 cubic metres of externally accessible,
secure storage space.

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Each dwelling is provided with 6 cubic metres of secure storage space to be
located within the rear secluded private open space of each dwelling to ensur
e
that the requirements of future occupants are satisfied.


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55.06 DETAILED DESIG
N

55.06
-
1 Design detail objective

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

Standard B31

The design of buildings, including:



Facade articulation and detailing,



Window and door proportions,



Roof form, and



Verandahs, eaves and parapets,

should respect the existing or preferred neighbourhood character.

Garages and carports should be visually compatible with the development and the
existing or preferred
neighbourhood character.

The proposed dwellings will incorporate significant articulation and varied front
setbacks which will reduce the impact of the proposed built form on the public
realm and adjoining properties.

Whilst the pres
entation of attached dwellings to Hotham Road is not the
prevailing building form of the surrounding residential area, the upper storey
forms are appropriately setback from side and rear site boundaries to
assimilate with the prevailing pattern of developm
ent within the wider area.
Building articulation will be provided through the façade detail comprising face
brick and rendered finish brickwork and dwellings will be provided with pitched
and parapet roof forms which are common to surrounding dwellings.

T
he provision of a single garage or carport structure for each dwelling which is
set back within the building line and delineated by a landscaping strip within the
front setback and located against the side boundaries, will ensure that parking
structures do

not form an unreasonably dominant element within the
streetscape.



55.06
-
2 Front fences objective

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

character.

Standard B32

The design of front fences should complement t
he design of the dwelling or residential building and any
front fences on adjoining properties.

A front fence within 3 metres of a street should not exceed:



The maximum height specified in the schedule to the zone, or



If no maximum height is specified in t
he schedule to the zone, the maximum height specified in
Table B3.

No front fencing is proposed. A separating fence is located within the front
setback between each dwelling.



55.06
-
3 Common property objectives

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

To avoid future management difficulties in areas of common ownership.

Standard B33

Developments should clearly delineate public, communal and private areas.

Common
property, where provided, should be functional and capable of efficient management.

There is no common property created by the proposed development.


55.06
-
4 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

The design and layout of dwellings and residential buildings should provide sufficient space (including
easements where required) and facilities for services to be installed
and maintained efficiently and
economically.

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Bin and recycling enclosures, mailboxes and other site facilities should be adequate in size, durable,
waterproof and blend in with the development.

Bin and recycling enclosures should be located for convenient
access by residents.

Mailboxes should be provided and located for convenient access as required by Australia Post.

Sufficient space has been provided within the side and rear setbacks of each
dwelling to provide for the installation and maintenance of all
necessary
services. Recycling and refuse bins can be stored to the rear of each parking
structure.

Letterboxes will be provided on the Hotham Road frontage as per the
submitted plans.