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STAGE 2STAGE 1
PARK ELEVATION PARK ELEVATION
FRONT ELEVATION
2657
300
2572
NUMBERBACKLIGHT
POLISHED STAINLESS FINISHLETTERBOX FRONT
FEATURE TIMBER/ COMPOSITEPRE FINISHED CLADDING
PARK FENCE ELEVATION
6
Owner: CONCEPT DRAWINGS
28 UNITSJOB No.
SHEET No.
SCALE 1 :100 A3
New residence on:
C
Arasi Constructions Pty Ltd
COPYRIGHT
15039
V V INVESTMENTS PTY LTD
Lot 201
OF 6
GNANGARA ROADLANDSDALE
Rev.
Standard Specification
MODEL No
Description
A
DateDwn
0000
No DescriptionNoDateDwn
Preliminary for Discussion AE 08/05/17
PERGOLA
6370
DOUBLEGARAGE
SECTIONAL DOOR
WITH REMOTE
ENTRY
PORCH
FAMILY
MEALS
PTY
FR
KIT
UP
NIC
HE
GROUND FLOOR
BED 1
WIRENS
DN
FIRST FLOOR
RO
BE
8m
23.1
5m
GUEST/BED 3
MULTI PURPOSE/BED 2
STORE
BATH
WC
DW
OV
ER
HE
AD
S
PO
T D
RA
WE
R
FEATURECLADDING(DASHED)
BBQ
BRICK NEIGHBOUR FENCE TO 1800THEN CONTINUE SLATSUP TO & ACROSS CANOPY
THEATRE
DN
FIRST FLOOR
BED 1
HIS
ENS
HERS
21c-2010AWN
21c-510FIXED
21c-2010AWN
21c-510FIXED
06c-
2410
12c-1410
06c-
1610
CL 34c
CL 31c
STAGE 1 STAGE 2
Issue for Planning AE 28/06/17
AIR
CO
NU
NIT
DUCT
DUCT
Amended Planning AE 13/10/17
L'D
RY
WM
BIN
BIN
4.6m²
L'DRYSCALE 1:50
TYPICAL UNITS 3-22, 27
5160
4055
4520
3370
3530
5130
3460
500
5160
3945
4420
3820
3170
3600
3260
3410
3070
4420
4000
4420
3820
Attachment 2f - Concept Plan - Floor and Elevation Plan
LOCATION PLAN
LEGEND
': I DEVELOPMENT BOUNDARY
ELECTRICAL INFRASTRUCTURE
HIGH VOLTAGE CABLE
LOW VOLTAGE CABLE
NOTE: EXISTING TREES TO BE REMOVED
LOT YIELD TABLE
Zone Lot Range No: Urban Development 2000-2999m2 1
3000-3999m2 1 5000-9999m2 1 Total Lots 3
Parth Lavel 1. 55 SI Gaorge* Terrace Perth WA6O0O t0afi346 0S00 Urbis Pty Ud ABN 50 105 256 228
Proposed Subdivision Plan - Green Title Lot 201 Pollino Gardens, Landsdale
Scale 1;1.000@ A3
0 10 20
® PROJECTNO: PAIQM DATE: 03i>2.17 DRAWING NO: SUB-02 REV: e
3.63 x 3.31
3.63 x 3.31
3.63 x 3.31
3.63 x 3.31
4.51 x 7.57
4.51 x 7.57
4.51 x 7.57
4.51 x 7.57
3.11 x 3.86
3.11 x 3.86
3.11 x 3.86
3.11 x 3.86
4.23 x 3.79
4.23 x 3.79
4.23 x 3.79
4.23 x 3.79
4.68 x 3.26
4.68 x 3.26
4.68 x 3.26
4.68 x 3.26
4.00 x 3.78
4.00 x 3.78
4.00 x 3.78
4.00 x 3.78
3.30 x 3.48
3.30 x 3.48
3.30 x 3.48
3.30 x 3.48
3.01 x 3.48
3.01 x 3.48
3.01 x 3.48
3.01 x 3.48
5.33 x 6.61
5.33 x 6.61
5.33 x 6.61
5.33 x 6.61
4.13 x 4.03
4.13 x 4.03
4.13 x 4.03
4.13 x 4.03
Owner: CONCEPT DRAWINGS
28 UNITSJOB No.
SHEET No.
SCALE 1 :200 A1
New residence on:
C
Arasi Constructions Pty Ltd
COPYRIGHT
15039
V V INVESTMENTS PTY LTD
Lot 201GNANGARA ROADLANDSDALE
Rev.
Standard Specification
MODEL No
Description
A
DateDwn
0000
No DescriptionNoDateDwn
W
SE
N
Preliminary for Discussion AE 08/05/17
Issue for Planning AE 28/06/17
Amended Planning AE 18/10/17
Cul-de-sac location is indicative onlyand subject to final engineering and traffic engineers design.
Final cul-de-sac design to position the cul-de-sacas far South AND as close as possible
to the proposed P.O.S as achievable in the road reserve
9000 R
45.3
2m
45.3
2m
45.3
2m
45.3
2m
INDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECTINDICATIVE LOT SUBJECT
TO FUTURE DESIGNTO FUTURE DESIGNTO FUTURE DESIGNTO FUTURE DESIGN
ALFRESCO
ALFRESCO
ALFRESCO
ALFRESCO
GARAGE
GARAGE
GARAGE
GARAGE
ENTRY
ENTRY
ENTRY
ENTRY
BED 1BED 1BED 1
BED 1
BED 2BED 2BED 2
BED 2
L'DRYL'DRYL'DRYL'DRY
KITCHEN
KITCHEN
KITCHEN
KITCHEN
BATHBATHBATHBATH
THEATRE
THEATRE
THEATRE
THEATRE
BED 3BED 3BED 3
BED 3
WIRWIRWIRWIR
FAMILY
FAMILY
FAMILY
FAMILY
MEALS
MEALS
MEALS
MEALS
PORCH
PORCH
PORCH
PORCH
ENSENSENSENS
STO
RE
STO
RE
STO
RE
STO
RE
WCWCWCWC
GARAGE
GARAGE
GARAGE
GARAGE
BED 1BED 1BED 1
BED 1
ENTRY
ENTRY
ENTRY
ENTRY
ALFRESCO
ALFRESCO
ALFRESCO
ALFRESCO
STO
RE
STO
RE
STO
RE
STO
RE
ENSENSENSENS
BED 1BED 1BED 1
BED 1
PORTICO
PORTICO
PORTICO
PORTICO
KITKITKITKIT
THEATRE
THEATRE
THEATRE
THEATRE
BATHBATHBATHBATH
BED 2BED 2BED 2
BED 2
BED 3BED 3BED 3
BED 3
MEALS
MEALS
MEALS
MEALS
FAMILY
FAMILY
FAMILY
FAMILY
L'DRYL'DRYL'DRYL'DRY
WCWCWCWC
WIRWIRWIRWIR
20171011_PA1090_Response to Design Principles Design WA
11 October 2017
Mrs Coralie Claudio Senior Planner City of Wanneroo 23 Dunbar Road Wanneroo WA 6065
Dear Coralie,
LOT 201 POLLINO GARDENS, LANDSDALE - 28 GROUPED DWELLINGS - APPENDIX TO REPORT - DRAFT SPP7 DESIGN OF BUILT ENVIRONMENT - SCHEDULE 1 DESIGN PRINCIPLES
Thank you for the opportunity to provide additional information with respect to the abovementioned application. The letter is provided as an addendum to the abovementioned development application. Table 1 below, outlines how the develop meets the intent of the Design Principles outlined within Schedule 1 of draft State Planning Policy 7 Design of the Built Environment (SPP7).
Table 1 – Schedule 1 Design Principles
Design Principle Development Response
Context and character
Good design responds to and enhances the
distinctive characteristics of a local area,
contributing to a sense of place.
The distinctive characteristics of a local area include its prominent natural and built features, the overall qualities of its built environment, significant heritage elements, as well as social, economic and environmental conditions.
Good design responds intelligently and sensitively to these factors, interpreting rather than replicating existing features and enhancing the identity of the area, including the adjacent sites, streetscape and neighbourhood.
The proposed development responds to the design principle via the following:
• Provides a double storey product not provided for in the area and is a welcomed contrast to the product developed on neighbouring lots, adding diversity to the area;
• Deigned in modern architecture that deliberately compliments the surrounding bushland through contrast;
• Dwellings provide a different housing form than is currently provided in the locality – allowing for a different range of
20171011_PA1090_Response to Design Principles Design WA 2
Design Principle Development Response
Good design also responds positively to the intended future character of an area. It delivers appropriate densities that are consistent with projected population growth, and are able to be sustained by existing or proposed transport, green networks and social infrastructure.
Consideration of local context is particularly important for sites in established areas that are undergoing change or identified for change.
households and a more diverse community.
• Southern dwellings abut POS with views across the POS. Northern dwellings have north facing private open space, and views across Gnangara Road from the upper level; and
• Proposal provides density in line with the East Wanneroo Cell 5 – Local Structure Plan No 7 (Structure Plan).
Landscape quality
Good design recognises that together landscape
and buildings operate as an integrated and
sustainable system, within a broader ecological
context.
Good landscape design protects existing environmental features and ecosystems, enhances the local environmental context and regenerates lost or damaged ecosystem functionality, where possible. It balances consideration of environmental factors such as water and soil management, ground conditions, solar access, microclimate, tree canopy, habitat creation and preservation of green infrastructure with social, cultural and economic conditions.
Good landscape design employs hard and soft landscape and urban design elements to create external environments that interact in a considered manner with built form, resulting in well-integrated, engaging places that contribute to local identity and streetscape character.
The proposed development responds to the design principle via the following:
• The development emphasises quality of spaces, from the oversized private open space, to the substantial tree planting within the internal street and the entry statement landscaping at either entrance proposed from Pollino Gardens and Bakana Loop;
• In conjunction with environmental and bushfire consultants, Strategen, Urbis Landscape Architects and the City, the proposal ties in with the landscape plan for the entirety of Lot 201(submitted as Landscape Design).
• The subject lot and surrounding existing/developing residential lots are subject to Bushfire Attack Level (BAL) of Flame Zone (FZ). Through
20171011_PA1090_Response to Design Principles Design WA 3
Design Principle Development Response
Good landscape design provides optimal levels of external amenity, functionality and weather protection while ensuring social inclusion, equitable access and respect for the public and neighbours. Well-designed landscape environments ensure effective establishment and facilitate ease of long term management and maintenance.
the collaboration of these consultants and the City, the landscape plan retains significant trees and two land parcels of 2,500 sq. m and achieves a BAL rating of BAL12.5 or BAL Low;
• All units are provided with an alfresco or pergola facilities in addition to large unroofed open space, which is directly contiguous to the internal living areas;
• The internal street incorporates pedestrian paths on both sides of the street in contrasting pavement colour to the street;
• The upper level is cantilevered over the garage, to increase the sense of enclosure to the street whilst minimising the visual dominance of the garage doors.
• Each dwelling entrance will have strata managed landscaping to provide quality sustainable landscapes that soften and complement the built form; and
• All units will have a feature backlit number and additional lighting along the internal street to create an attractive and safe environment at night.
20171011_PA1090_Response to Design Principles Design WA 4
Design Principle Development Response
Built form and scale
Good design provides development with massing
and height that is appropriate to its setting and
successfully negotiates between existing built form
and the intended future character of the local area.
Good design achieves an appropriate built form by responding to its site, as well as surrounding built fabric, in a considered manner, mitigating negative impacts on the amenity of neighbouring properties and public realm.
Good design considers the orientation, proportion, composition, and articulation of built form elements, to deliver an outcome that is suited to the building’s purpose, defines the public domain, respects important views, contributes to the character of adjacent streetscapes and parks, and provides a good pedestrian environment at ground level.
The proposed development responds to the design principle via the following:
• Development provides a terrace typology, with a double storey element that is currently not available in the locality. This provides a much-needed diversity in house typology to cater for a broader cross-section of the community;
• Southern dwellings are built to look over the park, providing amenity and surveillance to the public realm. The dwellings to the north benefit from full northern exposure to the outdoor living areas, whilst having a double storey with a habitable room that looks over the internal street.
Functionality and build quality
Good design meets the needs of users efficiently
and effectively, balancing functional requirements
to deliver optimum benefit and performing well over
the full life-cycle.
Designing functional environments involves ensuring that spaces are suited to their intended purpose and arranged to facilitate ease of use and good relationships to other spaces. Good design provides flexible and adaptable spaces, to maximise utilisation and accommodate appropriate
The proposed development responds to the design principle via the following:
• Development is consistent with the Structure Plan’s intended use and
density;
• Emphasis has been placed on liveability of the home from beginning of the project to ensure rooms are large, outdoor areas exceed minimum requirements, wider corridors and high ceilings are
20171011_PA1090_Response to Design Principles Design WA 5
Design Principle Development Response
future requirements without the need for major modifications.
Good build quality is achieved by using good quality and robust materials, finishes, elements and systems. Projects should be well-detailed, resilient to the wear and tear expected from its intended use, and easy to upgrade and maintain.
Good design accommodates required services in an integrated manner, without detriment to the overall design outcome.
provided to allow for flexibility and useability;
• Building uses good quality materials to ensure it will ‘age elegantly’;
• Provides flexibility through an optional additional room addition to the upper level; and
• Dwellings designed with architectural features, mix of colour and material.
Sustainability
Good design optimises the sustainability of the built
environment, delivering positive environmental,
social and economic outcomes.
Sustainable buildings utilise passive environmental design measures that respond to local climate and site conditions by providing optimal orientation, shading, thermal performance and natural ventilation. Reducing reliance on technology for heating and cooling minimises energy use, resource consumption and operating costs over the whole life-cycle of the project.
Other sustainable design measures include the use of sustainable construction materials, recycling, material re-use, harnessing of renewable energy sources, appropriate water management. Good design considers the ease with which sustainability initiatives can be maintained and managed.
Sustainable landscape and urban design adheres to established principles of water-sensitive urban
The proposed development responds to the design principle via the following:
• Provides north facing outdoor living areas for northern lots;
• Cross-ventilation throughout all dwellings for good natural light and fresh air;
• Modern pergolas that allow for shading and light;
• Street trees on internal street to provide amenity and shade to dwellings and the internal street environment;
• Sustainable use of land through density provided in line with State planning objectives; and
20171011_PA1090_Response to Design Principles Design WA 6
Design Principle Development Response
design, and minimises negative impacts on existing natural features and ecological processes, as well as facilitating green infrastructure at all project scales.
• Landscaping to incorporate water sensitive design and planting.
Amenity
Good design optimises internal and external
amenity for occupants, visitors and neighbours,
contributing to living and working environments that
are comfortable and productive.
Good design provides internal rooms and spaces that are adequately sized, comfortable and easy to use and furnish, with good levels of daylight, natural ventilation and outlook.
Delivering good levels of internal amenity also includes the provision of appropriate levels of acoustic protection and visual privacy, adequate storage space, and ease of access for all.
Well-designed external spaces provide welcoming, comfortable environments that are universally accessible, with effective shade as well as protection from unwanted wind, rain, traffic and noise. Good design mitigates negative impacts on surrounding buildings and places, including overshadowing, overlooking, glare, reflection and noise.
The proposed development responds to the design principle via the following:
• All dwellings include full sized bedrooms, oversized outdoor living areas;
• Dwellings design to ensure overlooking between dwellings is controlled, without the need for ‘after thought’ measures such as
screening devices;
• All dwellings include compliant store rooms with dual access;
• Raised ceilings throughout with high ceilings and a void in the entrance; and
• All common areas are managed by the strata.
Legibility
Good design results in buildings and places that
are legible, with clear connections and memorable
elements to help people find their way around.
Good urban design makes places easy to navigate, with recognisable routes, intersections and
The proposed development responds to the design principle via the following:
• Despite the irregular shape of the parent lot, the development creates a highly legible entry to the
20171011_PA1090_Response to Design Principles Design WA 7
Design Principle Development Response
landmarks while being well-connected to existing movement networks. Sightlines are well-considered, with built form responding to important vantage points.
Within buildings, legibility is served by a clear hierarchy of spaces with identifiable entries and clear wayfinding. Externally, buildings and spaces should allow their purpose to be easily understood, and provide clear distinction between public and private spaces.
Good design provides environments that are logical and intuitive, at the scale of building, site and precinct.
dwellings that ensures a logical and accessible access to each dwelling;
• Footpaths to both sides of the internal accessway are proposed, providing for safe and legible access to all dwellings in the development and to surrounding future and existing footpaths;
• Southern lots will have direct gate access to the POS; and
• The proposal has been subject to numerous redesigns, with supporting technical analysis from Cardno to ensure sight line are catered for.
Safety
Good design optimises safety and security,
minimising the risk of personal harm and
supporting safe behaviour and use.
Safety and security is promoted by maximising opportunities for passive surveillance of public and communal areas and providing clearly defined, well-lit, secure access points that are easily maintained and appropriate to the purpose of the development.
Good design provides a positive, clearly defined relationship between public and private spaces and addresses the need to provide optimal safety and security both within a development and to adjacent public realm.
The proposed development responds to the design principle via the following:
• Dwellings have been designed to provide passive surveillance over the POS from the southern dwellings and passive surveillance over the internal street via the habitable rooms of the second storey of all dwellings;
• The provision of density provides additional safety through passive surveillance;
• The development has been conceived with a desire to eliminate
20171011_PA1090_Response to Design Principles Design WA 8
Design Principle Development Response
Designing for safety also involves mitigating any potential occupational safety and health hazards that might result from a development during its construction, maintenance and operation.
opportunities for concealment and anti-social behaviour.
Community
Good design responds to local community needs
as well as the wider social context, providing
buildings and spaces that support a diverse range
of people and facilitate social interaction.
Good design encourages social engagement and physical activity in an inclusive manner, enabling stronger communities and improved public health outcomes.
In residential developments, good design achieves a mix of dwelling types, providing housing choice for different demographics, living needs and household budgets, and facilitating ageing-in-place.
The proposed development responds to the design principle via the following:
• This overall development activates the POS area that is currently not utilised by providing surveillance and interaction directly from indoor and outdoor living areas of dwellings on the southern side of the development;
• The development provides a built form not currently provided for in the community;
• The development creates a highly amenable interface with the POS, creating a sense of safety and ‘urbanity’ and removes the highly
intrusive interface with Gnangara Road; and
• The design of the dwellings have been specifically catered towards flexible and adaptable living, with the provision of wider corridors for elderly, generous room sizes to allow for increasing bed sizes and the option of two floor layouts for upper levels.
20171011_PA1090_Response to Design Principles Design WA 9
Design Principle Development Response
Aesthetics
Good design is the product of a skilled, judicious
design process that results in attractive and inviting
buildings and places that engage the senses.
Good design resolves the many competing challenges of a project into an elegant and coherent outcome. A well-conceived design concept informs all scales, from the articulation of building form through to materiality and detail, enabling sophisticated, integrated responses to the complexities of local built form and landscape character.
In assessing design quality, consideration of aesthetics should not be limited to style and appearance; it should also account for design integrity, creativity, conceptual coherence and cultural relevance in a proposal.
The proposed development responds to the design principle via the following:
• The dwellings and internal street have been design with architectural features such as overhanging upper floor, cladding that can be used to diversify each dwelling, specific lighting elements to provide an impressive entry point and safety for occupiers and visitors;
• Provides a legible design that encourages efficient land use on a constrained site; and
• The dwellings are built using innovative building techniques, whilst ensuring the development has a high-quality appeal.
• Due to the attached nature of the dwellings, only the shore methods such as a precast upper level to provide flexibility and an edge.
If you have any questions please don't hesitate to contact me on 9346 0511.
Yours sincerely,
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