Embed Size (px)
Citation preview
lJt:1UME 7~ CllVCOUNCIL
Planning Enquiries
Phone:
Web: http://www.hume.vic.gov.au
The Land
Office Use Only
Application No.:
Application for
Planning Permit
Date Lodged:
If you need help to complete this form , read How to Com /ete the A lication for P/annin Permit form.
A Any material submitted with this application, including plans and personal information, will be made available for public viewing , including electronically , and copies may be made for interested parties for the purpose of enabling consideration and review as part of a planning process under the Planning and Environment Act 1987. If you have any concerns , please contact Council 's plann ing department.
A Questions marked with an asterisk (*) are mandatory and must be completed.
A If the space provided on the form is insufficient, attach a separate sheet.
(D Address of the land. Complete the Street Address and one of the Formal Land Descriptions.
Street Address *
Formal Land Description * Complete either A or B.
A This information can be found on the certificate of title.
The Proposal
~I,..... s_t_. N_o_._: 3_4 ____ ---<11 St Name, SUNSET BLVD
I Suburb/Locality: JACANA
A I Lot No.: 283
OR
QLodged Plan
B I Crown Allotment No.:
I Parish/Township Name:
I Postcode:3047
QTitle Plan @Plan of Subdivision I No.: 056725
I Section No.:
A You must give full details of your proposal and attach the information required to assess the application. Insufficient or unclear information will delay your application.
0 For what use, development or other matter do you require a permit? *
If you need help about the proposal , read :
How to Complete the A lication for Plannin Permit Form
@ Estimated cost of development for which the permit is required *
Existing Conditions 0 Describe how the land is
used and developed now *
eg. vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.
4-UNIT DEVELOPMENT CONSTRUCTION OF 4 DOUBLE STOREY DWELLINGS WITH GARAGE
Provide additional information on the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required , a description of the likely effect of the proposal.
l~c_o_s_t_$_7_85_K _________ ~I A You may be required to verify this estimate.
Insert 'O' if no development is proposed (eg. chan
SINGLE DWELLING 1 2 SEP ZU19 DOCUMENT No: ILE No:
It •FRRED: I
B Provide a plan of the existing conditions. ;::;~t~s are also helpful. __ ,
Application for Planning Permit 2007 VIC. Aus Page 1
Title Information @ Encumbrances on title *
If you need help about the title, read: How to Complete the Application for Planning Permit Form
Doe~ the proposal breach, in any way, an encumbrance ori title suet, a's a restrictrive covenant, section 173 agreement or other obligation such as an easement or building envelope?
O Yes. (If 'y~s• contact Council for advice on how t~ proceed before continuing with this application.)
@No
Q _f\Jot applicable (no such encumbran~ applies).
~ Provide a full, current copy of the title for each individual parcel of land forming the subject site. (The title includes: the covering 'register search statement', the title diagram and the associated title documents, known as 'instruments', eg. restrictive covenants.)
-·,
I
' ' j !
Applicant and Owner Details @ Provide details of the applicant an~d_t_h_e_o_w_n_e_r_o_f t_h~e_la_n_d_. _____________________________ _
Applicant * Name: · · · l ·~, T_it_le_: _M_r __ _,! I First Name:CHINH ..... , S-u-r-na_m_e_: M-A-1-----------~, l
The person who wants _ . . . .
the permit. J J Organisation (if applicable): PLANNING & DESIGN
Where the preferred contact person for the application is different from the applicant, provide the details of that person.
Please provide at least one contact phone number *
Owner*
The person or organisation who owns the land
Where the owner is different from the applicant, provide the details of that person or organisation.
Declaration
Postal Address:
I Unit No.: I ~I s_t_. N_o_._: 3_1 _____ ~ \ Suburb/Locality: PRESTON
Contact per~on's d_etails *
Name:
If ii is a P.O. Box, enter the details here: ·
I St. Name: ENFIELD AVE
\state:VIC \ Postcode: 3072
Same as applicant ,(if so, go ,to 'contact information') [Z]
[ Title: Mr I I First Name: CHINH I · I Surname: MAI I· J Organisation (if applicable): PLANNING & DESIGN J ·
'--------------------------------------' Postal Address: If it is a P.O. Box, enter the details here:
. I Unit No.: I . ~I s_t_. N_o_._: 3_1 _____ ~ I ~s_t_. N_a_m_e_:_E_N_F_IE_L_D_A_V_E ________ ~I .. \ ~uburb/Locality: PRESTON ·1 State: VIC \ Postcode: 3072 I , Contact information 1
I
I Business Phone: 0390181529
I Mobile Phone: 0411758381
I Email: [email protected] 1 ·.-1
:::==================================::::: l I Fax: I ' ~-______ ___, __ I ,· ' !
Nanie: Same as applicant D l
.·I~ T_it_le_: ___ ~j· I First Name: JULIA\~ s_u_m_a_m----,e:_c_u_L_L---.----------~I:_']
_· ~I o_r_g_a_n_is_a_tio_n_(if_a~P_P_li_ca_b_le_)_: --.,-------,--,------,----,-----------,----.---~I · j . Postai,Address: . lfltis-a P.0.-B'oic,,ented~Ei'details,here: I
· 1 ~nit No.:. I ··-~rs_t_. N_o_._: 3_1 _____ _,1 · 1 St. Name: CORNWALL GRES I - !
·., Suburb/Locality: MOUNT MARTHA I I _.-I_P_o_s-tco_d_e-:3-9--'~-4-'---.I:, i ~---------------~-· State: VIC . .
.. I
Owner's Signature (Optional): I.· __ I Dat~: I,.,··.:: day i im,nth /. year ·
,,- ' -
(!) This form must be signed by th~e_a_p_p_l_ic_a_n_t_* _______________________ ___, ________ __,.
A Remember it i~ against · 1 d~clar~. that I anfthe ~ppli(:c!nt; anq that all_ the inform~tion in this appli6atiori is true and · . '\ th~ law !0 p~ovide f~lse or correct· and: the owner (if not myself) has.been notified of the-perinit application. .. misleading mforrnat1on, •' . . · .. , . , . · · •. · . · · ·r---·-·-----"-----'-----,·' ,
which could result in a Signature: , I Date: 10/09/2019 I ·" heavy fine and cancellation • · ·; of the permit. '------------'---+---------,--___,.-~ day /.morith t year .
Application for Planning Permit 2007 VIC. Aus Page 2
. :.
Need help with the Application? If you need help to complete this form, read How to complete the Application for Planning Permit Form General information about the planning process is available at!Jllp_:llwww.dpcd.vie.gov.au/planning
Contact Council's planning department to discuss the specific requirements for this application and obtain a planning permit checklist. Insufficient or unclear information may delay your application.
® Has there been a pre-application meeting with a Council planning officer?
Checklist ® Haveyou:
QYes · I If 'yes', with whom?:
I Date: day / month / year
[Z] Filled in the form· completely?
. i I
[Z] Paid _or included the application fee? I
A Most applications require a fee to be paid. Contact Council to 1 ·
determine the appropriate fee. .
Lodgement Lodge the completed and signed form, the fee payment and all documents with:
■ Providep all necessary supporting i.nformation and do~uments? .
·0 A Full, current copy of title information for each individual parcel of land, forming thet subject site.
[Z] A plan of the existing conditions.
[Z] Plans showing the layout and details of the proposal.
r,iAny information required by the planning scheme, requested by council or outlined in ii council planning L!.J permit check list. .
[Z] If required, a description of the likely effect of the proposal (eg. traffic, noise, ·environmental impacts). - .
[Z] Completed the relevant Council planning permit checklist?
[Z] Signed-the declaration (section 7)?
I Hume City CouncH PO Box·119 Dallas VIC 3047
Pascoe Vale Road BroadmeadowsVIC 3047 .. . .
Contact information:
· Fax:-61 03 93090109 Email: [email protected] DX: 94718
- ---~---· ·-----~
Translation: (03) 9205 2200 for connection to Hum~ Link's multilingual telephone information service
Application for Planning Permit 2007 VIC.Aus Addendum
" ·•~oRIA T ~
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGO TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958
Page 1 of 2
VOLUME 08475 FOLIO 598 Security no : 124076990626Q Produced 10/09/2019 11:01 AM
LAND DESCRIP~ION
Lot 283 on Plan of Subdivision· 056725. PARENT TITLES : Volume 08327 Folio 067 to Volume 08327 Folio 068 Volume 08327 Folio 081 Created by instrument A522485 30/04/1964
REGISTERED PROPRIETOR
Estate Fee Simple Sole Proprietor
JULIA MARY MARGARET CULL of 31 CORNWALL CRESCENT MOUNT MARTHA VIC 3934 AQ617793K 09/01/2018
ENCUMBRANCES, CAVEATS AND NOTICES
MORTGAGE AQ617794H 09/01/2018 SECURE FUNDING PTY LTD
CAVEAT AS077507D 09/04/2019 Caveator SUPERIOR REALTY PTY LTD ACN: 098225248 Grounds of Claim AGREEMENT WITH THE FOLLOWING PARTIES AND DATE. Parties THE REGISTERED PROPRIETOR(S) Date 17/12/2018 Estate or Interest INTEREST AS CHARGEE Prohibition ABSOLUTELY Lodged by DE MARCO LAWYERS Notices to DE MARCO LAWYERS of 794A PASCOE VALE ROAD GLENROY VIC 3046
Any encumbrances created by Section 98 Tra·nsfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other.encumbrances shown or entered on the plan or imaged folio set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE LP056725 FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NUMBER AS077507D (E) CAVEAT
STATUS Registered
DATE 09/04/2019
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
Title 8475/598 Page 1 of 2
-T~ Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement.-The information is only valid at the time and in the form obtained from the LANDATA REGO TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or
- reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958
Street Address: 34 SUNSET BOULEVARD JACANA VIC 3047
DOCUMENT END
Title 8475/598
Page 2 of 2
Page 2 of 2
'·
L
.ORIA Yi=..- Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®, Land Use Victoria.
Document Type Plan
Document Identification LP056725
Number of Pages 3 (excluding this cover sheet)
Document Assembled 11/04/2019 13 :48
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.
HOUSING COMMISSION OF VICTORIA
BROADMEADOWS ESTATE PLAN OF SUBDIVISION
or PART OF CROWN PORTION
PARISH OF WILL WILL
S~4U.'
COUNTY OF BOURKE
MEASUREMENTS ARE IN FEET AND INCHES
VOL.8327 FOL.067 8327 068 8327 081
6
ROOK
COLOUR CODE E-1 =BLUE
THE LAND COLOURED BLUE IS APPROPRIATED OR SET APART FOR EASEMENTS OF DRAINAGE AND SEWERAGE AND GAS AND IS 8 FEET WIDE UNLESS OTHERWISE SHOWN
;;; . N - ,-... ~ .::,
1#8 Q -"-
60' 50 1
274 539
s ~ ~
w .... ~
LAND
SEE SH~ET 2
238 239
- ss-r
so·10' BOULEVARD
2.29'//0
540
..... -w ..Jw 0 -,w o"'" -...!.
-LIST OF MODIFICATIONS
MODIFICATION · DEALING No: DATE ART ~~:.
PUBLIC HIGHWAY GAZ 1962 P 3920 9/8/96
LP 56725 EDITION2 PLAN MAY BE LODGED 12/11/62
3 SHEETS SHEET I
. ~ EMU 1ot·s2'
so·
260 259 258 257 256 2.5.5
....
273 272 271 270 269 268
51'6· S/'6"
. FIDGE 101•51• COURT~
297 298 299 300 301 .302 30=,
SEE SHEET 3
253 252
~ :l 0 u
so:
Lu (!) a LL.
PARADE
i5r 250
LP 56725
249 ~ /30' 102"52'
248
247
246
24.5
244
/30~'
243
0
~ 0::
>a z <( .J
(,r\ 0
293
292 v>~ (/J\\j
50' (.9~ _:~ -.J •
~
~ en C Cl\ • z en l"1 ~ -; -~
~ •
289
' ~
282 2ar
294 (,il~ (/,l~
yl?:.:, \9~ ~~ tol\\i - .
(3~ ...!~ ':! •
;::; f a, ,;; .... _ ~ 307
308
524
so·
~ ~ n ~ ... to ~ U> .... 0 .... -. t ~~ C 'Ii~-
28'7 ~ 286 - .... 285 • "'"'"" :u ""!. ' . . E- E::-1 • -I
I •~
f7<f...f'O'~ a so· ;A-l(J
~ 69"17' BOULEVARD ~
SO' SO' so· so· SO' 57'11·
280 279 278 277 .276 275
SEE SHEET 1
LP 56725
3 SHEETS SHEET 3
. . . ~ ""
Department of Environment, Land, Water & Planning
Electronic Instrument Statement
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDA TA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
Produced 10/09/2019 03: 11 :57 PM
Status Date and Time Lodged
Lodger Details Lodger Code Name Address Lodger Box Phone Email Reference
Jurisdiction
Registered 09/04/2019 04:10:16 PM
18483Y DE MARCO LAWYERS .
1175F
CAVEAT
VICTORIA
Privacy Collection Statement
Dealing Number AS077507D
The information in this form is collected under statutory authority and used for the purpose of maintaining publicly searchable registers and indexes.
Land Title Reference 8475/598
Caveator Name ACN
Grounds of claim
SUPERIOR REAL TY PTY LTD 098225248
Agreement with the following Parties and Date.
Parties The Registered Proprietor(s)
· Date 17/12/2018
Estate or Interest claimed Interest as Chargee
Prohibition Absolutely
Name and Address for Service of Notice De Marco Lawyers
Reference : 11 7 SF LAND USE VICTORJA, 2 Lonsdale Street Melbourne Victoria 3000 GPO Box 527 Melbourne VIC 3001, DX 250639 Telephone: (03) 9194 0601 Facsimile: 9194 0616 ABN 90 719 052 204
AS077507D Page I of2
Department of Environment, Land, Water & Planning
Electronic Instrument Statement
Address Street Number Street Name Street Type Locality State Postcode
794A PASCOE VALE ROAD GLENROY VIC 3046
The caveator claims the estate or interest specified in the land described on the grounds set out. This caveat forbids the registration of any instrument affecting the estate or interest to the extent specified.
Execution 1. The Certifier has taken reasonable steps to ensure that this Registry Instrument or Document is correct and
compliant with relevant legislation and any Prescribed Requirement. 2. The Certifier has retained the evidence supporting this Registry Instrument or Document. 3. The Certifier has taken reasonable steps to verify the identity of the caveator.
Executed on behalf of SUPERIOR REAL TY PTY LTD
File Notes: NIL
Signer Name Signer Organisation Signer Role Execution Date
LINA SALADINO DE MARCO LAWYERS LAW PRACTICE 09 APRIL 2019
This is a representation of the digitally signed Electronic Instrument or Document certified by Land Use Victoria.
Statement End.
Reference : I I 75F LAND USE VICTORIA, 2 Lonsdale Street Melbourne Victoria 3000 GPO Box 527 Melbourne VIC 3001, DX 250639 Telephone: (03) 9194 0601 Facsimile: 9194 0616 ABN 90 719 052 204
AS077507D Page 2 of2
r - -
APPiication for Permit Rescode Clause 55 Neighbourhood and Site Description and Design Response
~ /
Town Planning Report for Unit Development at
No. 34 Sunset Boulevard, Jacana
Clause 55 01-1 Neighbourhood and Site Description In relation to the neighbourhood (refer neighbourhood site description plan) Pattern of development of the neighbourhood:
• Predominantly 1960s and 1970s dwellings and recent developments. • Generally a mixture of brick dwellings. Predominantly concrete tiles of various colours and metal roofs. • Subdivision pattern site sizes are similar and range from 500-1 000sqm. Frontages are generally 12-24m.
Subdivision pattern provides similar size, shape and orientation of sites in the direct area. • Land topography is generally flat and sloping across the area from north to south. • Front boundary fences when present are a mix of timber, wire, and brick construction. Front gardens are generally
low level with lawn and shrubs/trees. • Dwelling heights are predominantly single storey with instances of 2 storey dwellings. • Street tree plantings are irregular. Street trees are predominantly small and medium size natives. • Vehicle Side driveways are provided; carports and garages are generally present, adjacent to access/storage the
dwelling. • Areas in the immediate surrounding are residential. • Surrounding homes are sited on similar sized allotments with a side setback from one side boundary to
accommodate vehicle accommodation and access and a side setback from the other side boundary.
Built form, scale and character of surrounding development including front fencing: • The predominant dwelling style is single storey dwelling. • The building form is rectangular extending the width of the allotment. • Predominantly 1960s and 1970s dwellings and recent developments. • Generally a mixture of brick dwellings. Predominantly concrete tiles of various colours with some instances of
metal roofs.
Alchitectural and roof styles: • The predominant building material is brick with roof tiles. • Combination of gable and hip roof forms.
Notable features or characteristics of the neighbourhood: • Front setbacks of dwellings along Sunset Boulevard are varied ranging from 5.9m to 9.6m. • Front gardens of adjoining properties are a combination of low maintenance and fully ~stablished with lawn cover,
flower beds and small to medium sized native trees and shrubs. • Front boundary fences when present are generally timber and brick. Front gardens are generally low level with
lawn and shrubs, becoming more established with larger trees to rear yards. • There are instances of solid high front fences along Sunset Boulevard.
Neighbourhood and Site Description In relation to the site Site shape, size, orientation, site levels and easements:
• The site has a frontage width of approximately 10.44m along Sunset Boulevard. • There are minimal height variations along the street frontage and to adjacent land. • There is approximately 1.5m fall across the site from north to south. • There is an easement towards the front and rear of the site along the north and south boundaries. • Allotment area is 754.9sqm. • A single storey brick dwelling with concrete tile roof occupies each of the lots. • The existing dwelling has a 7.7m front setback from Sunset Boulevard. • The site has a crossover to Fidge Court.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
2
- ,
• The front garden is low maintenance with lawn cover, shrubs and trees within the front setback of the dwelling that contribute to the neighbourhood and streetscape character of the area.
• There is a brick/iron front fence to Sunset Boulevard.
Significant trees on site and any trees to be removed: • There are some mature/significant trees on the site to be removed.
Soil conditions: • There are no soil contaminations or fill on the site.
Hume City Counci I Planning Scheme- Local Provision The subject site is situated within a General Residential Zone (GRZ1 ). It is not affected by any planning overlays. There is no heritage overlay applicable to the site.
This planning submission highlights the development's ability to comply with the relevant Clauses of the Hume City Council Planning Scheme, Clause 32.01 General Residential Zone and Clause 55 Two or more dwellings on a lot and residential buildings. Planning Zone Summary
Planning Zone: GENERAL RESIDENTIAL ZONE (GRZ)
GENERAL RESIDENTIAL ZONE - SCHEDULE 1 (GRZ1 )
Planning Overlay: None
38
.,... ..
~-----49~ \43
C~ I (,,i'l.!T1'!1erftcfVi<.b121
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
36
------
...--- Jacana
o-----3
Peno/a 1 Co-ed
Catholic College 1
/ Senior j Campus
l_ GRAHAM
1-- I- 1-IJ'J (/) (/)
~
,, .J
-- Pl,
I Andersor Reserve
The Site: The site is 754.9sqm, with a frontage of 10.44m to Sunset Boulevard. It is over 39m in length. The site is generally flat with a slight slope of 1.5m. The existing building is a brick dwelling with tile roof.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard , Jacana
4
The Surrounds: To the left side at No.36 Sunset Boulevard is a single dwelling on a simi lar sized lot. To the right side of the site at No.3 Fidge Court is a single dwelling on asimilar sized lot.
Backyard environment: The backyard has a few small to medium sized trees and shrubbery. There is a garage to the rear of the lot.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard , Jacana
5
Development Summary Existing site: ProQosed DeveloQment: Site Area: 754.9sqm Site Area: 754.9sqm Number of Dwellings: 1 Building Site Coverage: 381.3sqm 50.5%
Permeability: 223.1sqm 29.5% Garden Area: 285.1sqm 37.7%
Unit 1: Unit 2: Number of bedrooms: 3 Number of bedrooms: 3 Ground Floor area: 77.0sqm Ground Floor area: 54.?sqm First Floor area: 78.3sqm First Floor area: 68.1sqm Private Open Space: 88.5sqm Private Open Space: 107.1sqm Unit 3: Unit 4: Number of bedrooms: 3 Number of bedrooms: 3 Ground Floor area: 57.5sqm Ground Floor area: 76.9sqm First Floor area: 65.1sqm First Floor area: 69.9sqm Private Open Space: 40.0sqm Private Open Space: 51.4sqm
R d Cl esco e ause 55 (2 or more we 1ng on a o an d 11· I t d res1 en 1a UI 1ngs "d t· I b "Id" ec IS ) Ch kl" t Rescode Objectives and Standards
Standard B1: Neighbourhood Character Standard B2: Residential Policy Standard B3: Dwelling diversity objective Standard B4: Infrastructure Objective Standard B5: Integration with the street objective: Standard B6: Street Setback Objective Standard B7: Building Height Objective Standard BB: Site Coverage Objective Standard B9: Permeability Objectives Standard B1 O: Energy Efficiency Protection Objectives Standard B11: Open space objective. Standard B12: Safety objective Standard B13: Landscaping objectives Standard B14: Access objective Standard B15: (Clause 52.06) Parking location objectives Standard B16: (Clause 52.06) Parking provision objectives Standard B17: Side and Rear Setbacks Objective Standard B18: Walls On Boundaries Objective Standard B19: Daylight To Existing Windows Objective Standard B20: North-facing Windows Objective Standard B21: Overshadowing Ooen Space Objective Standard B22: Overlooking Objective Standard B23: Internal Views Objectives Standard B24: Noise Impacts Objective Standard B25: Accessibility Objective Standard B26: Dwelling Entry Objective Standard B27: Daylight to new windows Objective Standard B28: Private Open Space Objective Standard B29: Solar Access to Open Space Objective Standard B30: Storage Objective Standard B31: Design Detail Objective Standard B32: Front Fences Objective Standard B33: Common Property Objective Standard B34: Site Services Objective
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
Objectives Standards Comments (Complies) (Complies)
Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes ' Yes Yes Yes
6
Design Response to the objectives and standards of Clause 55 of the Hume City Council Planning Scheme Standard B1: Neighbourhood Character (refer to Design Response Plan for addition Notes)
• The proposed development is appropriate to the neighbourhood and the site. • The design respects the neighbourhood character. • The proposed dwellings sited one behind the other on a site are a modern, contemporary interpretation of the
traditional dwelling built form in the area to distinguish the old from the new. • The building materials proposed for the dwellings have the dual purpose of softening the appearance of the
development whilst providing different textures that compliment the architectural style of the dwellings and enhance the neighbourhood and streetscape character of the area.
• The site provides excellent opportunities for the proposed dwellings to have direct and indirect street access and provide amenities to the proposed dwellings.
• The proposed dwellings will be sited one behind the other, which is consistent with residential developments in the immediate and surrounding area.
• Unit 1 will have direct integration with Sunset Boulevard. • The proposed units to the rear will have indirect integration with Sunset Boulevard. • The hip and gable roof form design helps integrate the new dwellings within the streetscape. • Neutral and earthly colours and textures selected provide a smooth transition between the old and new. • The existing dwelling on site will be removed. • The frontage width along the front of the site is maintained and no sub standard allotment sizes are created along
the Sunset Boulevard streetscape. • The site can be divided into separate allotments without affecting the Sunset Boulevard streetscape frontage. • The dwellings sited to the rear of the site will not be visually dominating along the Sunset Boulevard streetscape. • The proposed dwellings with fagade articulation and careful material selection will have minimal impact along the
Sunset Boulevard streetscape. • The proposed dwellings maintain the predominant built form in the area. The dwellings are setback sufficient
distance from each other by the location of proposed garages. • The dwellings shall be setback from each other far enough to retain space for car parking and secluded open
space to each dwelling. The proposed dwellings shall contain the private open space at side and rear of each dwelling (facing north and south).
Standard B2: Residential Policy • The proposed development of the land for four dwellings on a lot is consistent with the State Planning Policy
Framework, the Local Planning Policy Framework of the Hume City Council Planning Scheme and Council's Municipal Strategic Statement.
• To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.
• The proposed development meets the objectives in aspects such as affordable housing and providing needs of residents at various stages of life.
• The quality of the design, site layout, side and rear setbacks, provision of car parking and open space allocation will ensure that the development provides a good standard of amenity for future residents and good standard for future development in the area.
• The subject site is within close proximity of a number of regional facilities and services including open space facilities, schools and shopping facilities are all within proximity of the site. The proposed development supports medium density in an area that can take advantage of public transport and community infrastructure and services.
• The proposed development complies with the State Government's initiatives of urban consolidation and will not cause detriment to the amenity of adjoining properties and will not be Out of character with the area.
Standard B3: Dwelling Diversity
Town Planning Report for Li.nit Development at No. 34 Sunset Boulevard, Jacana
7
• The dwellings have different internal layouts and configurations. All units will provide three bedrooms each and each dwelling provides its own kitchen, bath, wc and laundry facilities.
Standard B4: Infrastructure • The proposed dwellings should not represent any unreasonable burden on existing services and facilities.
BS Integration with the street objective · Any relevant neighbourhood character objective; policy or statement set out in this scheme.
• N/A The design response:
• Unit 1 will have direct integration with Sunset Boulevard. • The proposed dwellings to the rear of the site will have a good sense of address and indirect integration with
Sunset Boulevard and direct integration with Fidge Court. Standard B&: Street setback objective
• The proposed development will have a 6.0m front setback from Sunset Boulevard. Standard B7: Building height objective Any relevant neighbourhood character objective, policy or statement set out in this scheme:
• N/A The design response:
• The overall total height of the proposed development is 7.5m to the top of the roof ridge. • The overall total height of the proposed dwellings is less than the limit specified to the zone. • The development will have minimal visual impact on adjoining properties or when viewed from the street.
The effect of the slope of the site on the height of the building: • There is approximately a 1.5m fall across the site.
The relationship between the proposed building height and the height of existing adjacent buildings: • Articulation of the proposed dwellings will reduce visual bulk and integrate with adjacent dwellings.
The visual impact of the building when viewed from the street and from adjoining properties: • The proposed dwellings will not add a negative visual impact when viewed from the street and from adjoining
properties. Standard BB: Site coverage Any relevant neighbourhood character objective, policy or statement set out in this scheme. The design response:
• The proposed site coverage is 50.5%, which is acceptable in this neighbourhood setting and less than the limit permitted under this standard.
The existing sites coverage and any constraints imposed by existing development or the features of the site. • There are no constraints imposed by existing development or the features of the site.
The site coverage of adjacent properties: • The site coverage of adjacent properties is approximately 10% to 50%
The effect of the visual bulk of the building and whether this is acceptable in the neighbourhood: • The proposed development will be visible from Sunset Boulevard. Fagade articulation and pitched roof reduces
the effect of visual bulk. Standard B9: Permeability objective The design response:
• The proposed site permeability is 29.5%, which is acceptable in this neighbourhood setting and more than the limit permitted under this standard.
The existing site coverage and any constraints imposed by existing development: • There are no constraints imposed by existing development or the features of the site. The existing site
permeability is approximately 70%. The capacity of the drainage network to accommodate additional storm water. The capacity of the site to absorb run-off
• The proposed development will not cause an increase in storm water run off.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
8
The practicality of achieving at least 20 per cent site coverage of pervious surfaces, particularly on lots of less than 300 square metres:
• NIA Standard B10: Energy efficiency objective The design response:
• Thermal mass in concrete slab, maximise windows to living areas facing north, carpets to bedroom areas, tiles to wet floor areas, increase roof insulation, seal external doors, increase external wall insulation to bulk insulation plus reflective foil will all provide for an energy efficient development.
• The proposal is deemed to achieve a minimum rating of 6 stars as part of the building permit stage. • The proposed open space is orientated towards the north and south.
The size, orientation and slope of the lot: • The site is orientated north south providing opportunities for solar access to the proposed dwellings.
The existing amount of solar access to abutting properties: • There is appropriate solar access to abutting properties.
The availability of solar access to north-facing windows on the site: • The main living space to the proposed dwelling face north and south with large glazed windows opening up to the
private open space and subsequent landscaping. Standard B11: Open space objective Any relevant plan or policy for open space in the State Planning Policy Framework and Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies:
• NIA The design response:
• Each dwelling has direct access to secluded private open space. Standard B12: Safety objective Entrances to dwellings and residential buildings should not be obscured or isolated from the street and internal access ways:
• The entrances are not obscured or isolated. Planting which creates unsafe spaces along streets and access ways should be avoided. Developments should be designed to provide good lighting, visibility and surveillance of car parks and internal access ways:
• The entries provide for shelter and a sense of personal address. The entrances incorporate features to enable casual surveillance of visitors and the street.
Private spaces within developments should be protected from inappropriate use as public thoroughfares: • The private open space for each dwelling will be protected by the installation of side and rear fences so that it is
not used as a public thoroughfare. Standard B13: Landscaping objective Any relevant neighbourhood character objective, policy or statement set out in this scheme. Any relevant plan or policy for landscape design in the State Planning Policy: Framework and Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies:
• There is no relevant plan or policy for landscape design in the State Planning Policy Framework and Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.
• The site is not situated in an area of habitat importance. • The site is not situated within a Vegetation Protection.
The design response: • Refer landscape plan.
The location and size of gardens and the predominant plant types in the neighbourhood. The health of any trees to be removed:
• There are some mature significant trees to the rear yard of the site. Whether a tree was removed to gain a development advantage.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
9
• There are some proposed trees to be removed from the site. Standard B14: Access objective Be designed to allow convenient, safe and efficient vehicle movements and connections within the development and to the street network:
• Vehicle access to and from the development is safe, manageable and convenient. Access ways have been - designed to allow convenient, safe and efficient vehicle movements and connections within the development and
the street network. Be designed to ensure vehicles can exit a development in a forward direction if the access way serves five or more car
spaces, three or more dwellings, or connects to a road in a Road lone. • Access ways have been designed to allow for turning and fo(ward movement when exiting the site.
Be at least 3 metres wide. • All crossovers for this development will be at least 3m wide.
Have an internal radius of at least 4 metres at changes of direction. • N/A
Provide a passing area at the entrance that is at least 5 metres wide and 7 metres long if the access way serves ten or more spaces and connects to a road in a Road lone.
• N/A The width of access ways 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:
. • The existing crossover along Fidge Court is 9.2% of the total boundary length. No more than one single-width crossover should be provided for each dwelling fronting a street.
• The existing crossover along Fidge Court will be relocated to the right to provide access to unit 4. A proposed crossover along Fidge Court will provide access to units 2 & 3. A proposed crossover along Sunset Boulevard will provide access to unit 1.
The number of access points to a road in a Road lone should be minimised. • N/A
Developments must provide for access for service, emergency and delivery vehicles. • N/A
Standard B15: Parking location objective Be reasonably close and convenient to dwellings and residential buildings.
• New vehicle storages for proposed units are close and convenient to each dwelling. Be designed to allow safe and efficient movements within the development:
• Driveways have been designed to allow safe and efficient movements within the development. Be well ventilated if enclosed:
• N/A Large parking areas should be broken up with trees, buildings or different surface treatments:
• N/A Shared access ways or car parks of other dwellings and residential 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 access way:
• N/A Standard B16: (Clause 52.06) Parking provision objective One space for each one or two bedroom dwelling:
• N/A. Two spaces for each three 9r more bedroom dwelling, with one space under cover:
• A single garage and car space are proposed for all units which provide three bedrooms each. 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.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
10
• N/A. Standard B17: Side and rear setbacks Any relevant neighbourhood character objective, policy or statement set out in this scheme:
• There is no relevant neighbourhood character objective, policy or statement set out in this scheme. The design response:
• The proposed development complies with the side and rear setback as outlined in the standard: 1 metre, plus 0.3 metres tor every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre tor every metre of height over 6.9 metres.
The impact on the amenity of the habitable room windows and secluded private open space of existing dwellings: • There are no habitable room windows directly adjacent to where the proposed dwellings are sited. • Overshadowing to the secluded principal private open space of the dwellings to the adjoining POS will be
minimal and not substantially greater than the extent of shadows cast by the existing boundary fences and outbuildings.
Standard B18: Walls on boundaries objective Any relevant neighbourhood character objective, policy or statement set out in this scheme.
• There is no relevant neighbourhood character objective, policy or statement set out in this scheme. The design response:
• There are proposed walls to be built to the north boundary for this development. The extent to which walls on boundaries are part of the neighbourhood character:
• There are examples of garages, carports and buildings built to boundaries in the immediate and surrounding area. The impact on the amenity of existing dwellings:
• N/A The opportunity to minimize the length of walls on boundaries by aligning a new wall on a boundary with an existing wall
on a lot of an adjoining property: • N/A
The orientation of the boundary that the wall is being built on: • N/A.
The width of the lot: • N/A
The extents to which the slope and retaining walls or fences reduce the effective height of the wall. • N/A
Whether the wall abuts a side or rear lane: • N/A
The need to increase the wall height to screen a box gutter: • N/A
Standard B19: Daylight to existing windows objective The design response:
• The proposed dwellings are sited with sufficient distance from existing windows of adjoining properties. The extent to which the existing dwelling has provided tor reasonable daylight access to its habitable rooms through the sitting and orientation of its habitable room windows.
• Habitable room windows of adjoining dwellings will still maintain direct access to daylight. The impact on the amenity of existing dwellings:
• The proposed dwellings will have minimal impact on the amenity of the occupants of adjoining properties. Standard B20: North-facing window objective The design response:
• The proposed dwellings are sited with sufficient distance from existing north-facing windows. Existing sunlight to the north-facing habitable room window of the existing dwelling:
• N/A The impact on the amenity of existing dwellings:
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
11
• The proposed dwellings will have minimal impact on the amenity of the occupants of adjoining properties. Standard B21: Overshadowing open space objective The design response:
• Overshadowing to the secluded principal private open space of the surrounding dwellings due to the proposed dwellings will be minimal and not substantially greater than the extent of shadows cast by the existing boundary fences and outbuildings.
The impact on the amenity of the secluded private open space or habitable room window. • The shadow diagrams illustrate that the adjoining open space will receive a minimum of five hours of direct
sunlight on the 22 of September between 9am and 3pm. The internal daylight to and amenity of the proposed dwelling or residential building:
• The proposed dwellings will not have a detrimental impact on the amenity of the occupants of adjoining properties.
Standard B22: Overlooking objective 1
The design response: • Windows at ground floor level do not allow overlooking of adjacent properties. • Views from living areas are orientated towards the private open space when possible. • Windows at first floor level have been located and designed to reduce overlooking of adjacent properties and
where screened where necessary. The_ impact on the amenity of the secluded private open space or habitable room window.
• Windows at ground floor level do not allow overlooking of adjacent properties. The internal daylight to and amenity of the proposed dwelling or residential building:
• The proposed dwellings are orientated towards the north and south and provide adequate daylight to internal spaces.
Standard B23: Internal views objective • The proposed dwellings have been designed to limit the views into the secluded private open space and habitable
room windows of the dwellings within the development. Overlooking within the site has been restricted. • All the windows have been designed to minimise overlooking of private open spaces to below 50%.
Standard B24: Noise impacts objective • The proposed-development has been designed to contain noise sources within the development and to protect
residents from external noise. • The proposed dwellings will be constructed in selected brick and render. This will help accommodate any noise
concerns. • There are no mechanical plants proposed adjacent to or located near bedrooms of immediately adjacent existing
dwellings. Noise sensitive rooms and secluded private open space of the new dwellings have been designed and sited to take into consideration noise sources on immediately adjacent properties.
• The site is not situated close to a busy road. • The site is not situated close to a railway line or industry.
Standard B25: Accessibility Objective • The proposed dwellings have been designed to take into consideration people with limited mobility. The internal
layout and configuration of the proposed dwellings can be altered to accommodate people with limited mobility. Each dwelling has access to the entrance from the pedestrian links and access ways.
Standard B26: Dwelling entry objective • Each dwelling will have its own sense of identity and address. • Unit 1 will have a direct street address and interface with Sunset Boulevard. • The proposed dwellings sited to the rear of the site will have indirect interface with Sunset Boulevard and direct
integration with Fidge Court. • The entrances for the proposed dwellings are clearly visible from the street.
Standard B27: Daylight to new windows objective • The proposed dwellings have been designed to provide adequate daylight into new habitable room windows.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
12
Standard B28: Private Open Space objective The design response.
• Unit 1 will have 88.5sqm of private open space. Unit 2 will have 107.1sqm of private open space. • Unit 3 will have 40.0sqm of private open space. Unit 4 will have 51.4sqm of private open space. • Open space on site for each dwelling is distributed to the rear and throughout the site. The development will
provide sufficient private open space for the reasonable recreation, service and storage needs of residents. The usability of the private open space, including its size and accessibility:
• The private open space for the dwellings is located off living areas. The availability of and access to public or communal open space:
• Local public parkland is within walking distance. The orientation of the lot to the street and the sun:
• The lot runs north south thus providing good solar access to the open spaces. Standard B29: Solar access to open space objective The design response:
• The lot runs north south thus providing gnod solar access to the open spaces. Standard B30: Storage Objective
• Each dwelling has convenient access to 6 cubic metres of externally accessible, secure storage space. • The storage facilities will not be visible from the street.
Standard B31: Design Detail objective (refer Design Response Plan for additional notes) Facade articulation and detailing. Window and door proportions, roof form, and verandahs, eaves and parapets:
• The design detail of the proposed dwellings respects the neighbourhood character of the area. • The height and width, massing and detailing, different building materials is designed to both enhance and
integrate with the streetscape. • The dwellings have been designed in order to respect neighbourhood characteristics. • Dwelling materials and finishes were carefully selected to compliment to the character of neighbouring dwellings. • The garages are designed to be visually compatible with neighbourhood characteristics and form an integral part
of each dwelling. Standard B32: Front Fences objective
• There is a brick/iron front fence to Sunset Boulevard that will be removed and no front fence is proposed. Standard B33: Common Property objective
• The proposed development avoids future management difficulties in areas of common ownership, as the subject site can be functionally subdivided into separate allotments.
• Vehicle access ways to the dwellings will be functional and capable of efficient management. • Car parking, access areas and site facilities are practical, attractive and easily maintained.
Standard B34: Site Service objective • Bins will be kept at the rear of each dwelling and located to the front of the properties on collection days only. • New mailboxes will be provided for the proposed dwellings. • Site services can be installed and easily maintained. • Site facilities have been designed to be accessible, adequate and attractive. • Bins can easily be accommodated in the open space area of each dwelling.
Relevant State and Local Planning Policy Framework Report
Zoning The subject site is in an area zoned General Residential under the Hume Planning Scheme. Clause 32 governs use and development within this zone. Clause 32.01-4 governs the construction and extension of medium-density housing and residential buildings. This clause states:
"A permit is required to ........................... construct two or more dwellings on a lot."
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
13
Additionally, a development must meet the requirements of Clause 55 (ResCode).
Overlays The site has no planning overlays and is not affected by any heritage overlays.
State Planning Policy The following clauses are relevant to the consideration of this proposal:
Clause 12
Clause 14
Clause 16
Metropolitan Development
Settlement
Housing
Local Planning Policy Council's planning policies are generally contained within Clauses 21 and 22 of the Hume Planning Scheme. The following are the main clauses relevant to the consideration of this proposal:
Clause 21.06 Housing
Clause 22.03 Residential Development
These policies identify this part of Jacana as suited to 'natural change' and being a 'garden suburban area'. The proposal, as a response to state and local planning policy, is further discussed below.
Design Response Significant to the design response are the following matters:
• The area is identified as appropriate for natural change. • The site has good dimensions for a medium density proposal (754.9m2). • The site faces south at the front • The site context is one of both single and 2-storey character. • Council's policies place a large weight on the provision of canopy trees.
In turn POS areas are around the boundaries of the site and all are ensured of good solar access. These areas are also of sufficient size to ensure the planting of medium sized canopy trees around the site.
The proposal explicitly responds to its context minimising the impacts on neighbours and creating high quality accommodation.
Response to Planning Policies State Planning Policies
Clause 12 outlines State policy for Metropolitan Development, and states as follows:
Locate a substantial proportion of new housing in or close to activity centres and other strategic redevelopment sites that offer good access to services and transport by ... Increasing the proportion of housing to be developed within the established urban area, particularly at activity centres and other strategic sites, and reduce the share of new dwellings in Greenfield and dispersed development areas ... Encouraging higher density housing development on sites that are well located in relation to activity centres and public transport.
Clause 14 of the Scheme outlines the State policies for 'Settlement' and seeks that 'urban consolidation' be pursued throughout the metropolitan area particularly close to public transport facilities and major centres. It states the following:
"In planning for urban growth, planning authorities should· encourage consolidation of existing urban areas while respecting neighbourhood character. Planning authorities should encourage higher density and mixed use development near public transport routes. "
Effectively, the thrust of these policies is for increased densities of housing in the existing urban area to avoid sprawl, minimise vehicle use and to maximise existing infrastructure. This is to occur around public transport nodes and activity centres.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
14
The subject site is ideally situated to respond to state planning policy . It is within walking distance of an activity centre, a bus route and with good proximity to fixed rail transport. As noted under 'Surrounding Area' above , the site also has excellent proximity to schools , recreation facilities and other social infrastructure.
Clause 16.02 outlines State policy for medium density housing and lists the following objectives:
"To encourage the development of we/I-designed medium-density housing which:
• Respects the neighbourhood character. • Improves housing choice. • Makes better use of existing infrastructure. • Improves energy efficiency of housing."
As stated above, and in the ResCode Assessment, the proposal is a sound response to neighbourhood character, particularly an emerging character. It also maximises solar access and will improve energy efficiency through good design . It is axiomatic that such projects improve housing choice.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard, Jacana
15
CONCLUSION
---
Here are examples of other developments located within the same area as the site.
----------
The development of four new dwellings on a site meets the objectives and standards of Clause 55 of the Hume City Council Planning Scheme. The proposed development is an appropriate form of infill for the site based on existing development in the immediate and surrounding area.
Town Planning Report for Unit Development at No. 34 Sunset Boulevard , Jacana
16
'· , . '·,.,_ Jo, 42 _,./ l ' INGLESTllREY·' .
_.,: BRICKVENE@ l ,.,.,· TILE ROOf.,·'· l i
. i i .i. i
! _,.,.,.,· ·, .... , .... _ ~
SUNSET BOULEVARD
No. 47
ca _)> --; rn
::0 --;
_,.,.,.,· .,
.,·' I
,·' ! .,· I
OOEY I
EER·,. F '·,. I
'·,. i
[b(~)
·-·-·-·-·-·-·-·-·-·
OREY Effl-·-·-·
F
D
SUNSET BOULEVARD
/---···\ { SPOS )
.. , .... ____ ,.,/
No.33
No. 8
,.. .. ------, : \ j SPOS j \ ........ ___ ,,,/
Oo ~
13. ~: ,• ~
KEY P.O.S PRIVATE OPEN SPACE
S.P.O.S SECLUDED PRIVATE OPEN SPACE
HW HABITABLE WINDOWS = Q CANOPY TREES
@ BUILDING SETBACKS TO BOUNDARY FENCE LINE
i PHOTO VIEW ANGLE
0 POWER POLE POLE
c:::::::J PHONE PIT PIT
PLANNING & DESIGN P/L 31 Enfield Ave, Preston 3072 T:9018 1529
DO NOT SCALE THIS DRAWING. FIGURED OtMENS!ONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS TO VERIFY ALLOIMENS!ONSON SITE PRIOR TO COMMENCEMENT OF WORKS.
© THESE PLANS REMAIN THE PROPERTY oi= PLANNING.AND DESIGN #lDAAESUBJECT TO COPYRIGHT REGULATIONS
Revisions Rev-
@ NORTH
6235
NEIGHBOURHOOD AND SITE DESCRIPTION PLAN UNIT DEVELOPMENT
34 SUNSET BOULEVARD, JACANA
SITE PHOTOS PROJECT ADDRESS: 34 SUNSET BOULEVARD, JACANA
V02 V03
V07
V09 VlO Vll Vl2
PLANNIN PLEASE REFER TO NEIGHBOURHOOD AND SITE DESCRIPTION PLAN FOR PHOTO VIEW REFERENCES V01-Vl2
ADDRESS: 31 ENFIELD AVENUE, PRESTON VIC 3072 PH:03 9018 1529 FAX: 03 9014 7197 EMAIL: [email protected]
I
':
.f' .,~ .,~ ,c;
~ SI$ BRICIC
HOUSt·
s~·
.NORTH
PLANNING & DESIGN P/L Revisions ~----------------! 31 Enfield Ave, Preston 3072 T:9018 1529 1-Re __ v-__________ ___.j
E: [email protected] 00 NOT SCALE THIS DRAWING FIGURED O!MENS!ONS TOT AKE PRECEDENCE OVER SC.ALE. BUILDERS & CONTRACTORS TO VERIFY PU DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
© THESE Pl.ANS REMAIN THEPROPERTYOFPLANN!NGAND
~---------------------------------------------------_j~ ~DE°"Slc__GN_Nl_D~AAE-'-SU~BJ.ccECc.:_T.:_:TD_;::CD'--P'ffi-'-~=cHcc.TRE=G.=ULAcc.TKl:c:.N:::_S ____ _1_ _______________ _j
DESIGN RESPONSE rf1 EXISTING CROSSOVER TO BE RELOCATED TO THE ~ RIGHT TO SERVICE UNIT 4.
m m [}]
m IT]
IT]
m IT]
[Iq] [ill
PROPOSED VEHICLE STORAGE FOR ALL UNITS ARE LOCATED BEHIND THE LINE OF THE FRONT DWELLING TO HIDE THE DOMINANCE OF CAR PARKING STRUCTURES FROM THE STREET-SCAPE.
NEW MAILBOXES FOR ALL UNITS.
PROPOSED FRONT STREET SETBACK TO DEVELOPMENT IS SYMPATHETIC TO THE ADJOINING NEIGHBOURS.
LARGE LAWN AREA PROVIDES SPACE FOR LANDSCAPING.
OPEN SPACES TO UNITS ARE ORIENTED TOWARDS NORTH PROVIDING FUTURE RESIDENCES WITH EXCELLENT SOLAR ACCESS AND NORTH LIGHT. OPEN SPACE ON SITE FOR EACH DWELLING IS DISTRIBUTED TO THE REAR AND THROUGHOUT THE SITE. THE DEVELOPMENT WILL PROVIDE SUFFICIENT PRIVATE OPEN SPACE FOR THE REASONABLE RECREATION, SERVICE AND STORAGE NEEDS OF RESIDENTS. THE PRIVATE OPEN SPACES FDR ALL DWELLINGS ARE LOCATED OFF LIVING AREAS .
LANDSCAPING LOCATION TO PROVIDE SOFT BUFFER AND SCREENING BETWEEN THE ADJOINING PROPERTIES.
ANY PROPOSED WALLS TO BE BUILT TO THE BOUNDARY ARE LOCATED AWAY FROM EXISTING HABITABLE ROOM WINDOWS AND OPEN SPACES.
PROPOSED CROSSOVER ALONG FIDGE COURT TO PROVIDE VEHICLE ACCESS TO UNIT 2 & 3.
PROPOSED CROSSOVER ALONG SUNSET BOULEVARD TO PROVIDE VEHICLE ACCESS TO UNIT 1.
UPPER FLOOR LEVEL OF DWELLINGS SETBACK FROM SIDE BOUNDARIES TO REDUCE OVERSHADOWING AND VISUAL BULK TO ADJOINING PROPERTIES. UPPER LEVEL FOOTPRINT IS OFFSET WITHIN THE GROUND FLOOR ENVELOPE TO REDUCE VISUAL BULK AND CREATE A MORE GRADUAL TRANSITION BETWEEN THE SINGLE STOREY AND TWO-STOREY BUILDING FORM.
DATE SCALE DRAWN BY PROJECT No.
SEP 2019 1:250@A3 C.M
DESIGN RESPONSE
UNIT DEVELOPMENT 34 SUNSET BOULEVARD, JACANA
6235
No.38 No.36 SINGLE STOREY SINGLE STOREY BRICK VENEER BRICK VENEER
•1l TILE ROOF •!I TILE ROOF •1l li I• ii I~ :1
I I I I I I I I I I I I I I I I I I
:~ ,i 'I
No.38 No.36 SINGLE STOREY SINGLE STOREY BRICK VENEER BRICK VENEER
:! TILE ROOF ,, TILE ROOF :~ U1 I~ li ,j 'ii '1i I~
§ •
No.34 SINGLE STOREY BRICK VENEER TILE ROOF
PANORAMIC STREET VIEW (SUNSET BOULEVARD)
No.34 SINGLE STOREY BRICK VENEER TILE ROOF
B E] E]
PANORAMIC STREET VIEW (FIDGE COURT)
EXISTING ELEVATIONS
U2
---~--------0
PANORAMIC STREET VIEi (SUNSET BOULEVARD)
U2 U3
PANORAMIC STREET VIEW (FIDGE COURT)
PROPOSED ELEVATIONS
•!I la ls I I I I I I I I I I I I I I I I
:~ •I ls I I I I I I I I I I I I I I I I
U4
i
No.3 SINGLE STOREY BRICK VENEER TILE ROOF
No.3 SINGLE STOREY BRICK VENEER TILE ROOF
PLANNING & DESIGN P/L 1-R_ev_is_io_n_s ---------! 31 Enfield Ave, Preston 3072 T:90181529 rRe"---v-__________ _
00 NOT SCAI...E THIS DRAWING FIGURED DIMENSIONS TO TAKE PRECEDENCE OVcR SCALE. BUILDERS & CONTRACTORS TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
© THESE PL.ANS REMAIN THE PROPERTY OF PLANNING AND
L------------------------------------------------~ -<--=.:DE:=SIG"'-'NAN-"-'D"---ARE--=.SUc.cBJ=ECc.cT.:.::TO.::..cCO'--PYR-~~HT~RE=GULA=Tcc.KlNcc_S ___ __, ______________ _
:~ ·~ 'ii
No.5 SINGLE STOREY BRICK VENEER TILE ROOF
No.5 SINGLE STOREY BRICK VENEER TILE ROOF
•1l :i ';
DATE SCALE DRAWN BY PROJECT No.
SEP 2019 1 :250@A3 C.M 6235
STREET ELEVATIONS
UNIT DEVELOPMENT 34 SUNSET BOULEVARD, JACANA
\ ,·
\ \
\ ' '
S/$ BRICIC.· .HOUSE
DtCLOSED · CARPCRT
HW
\.
LEGEND PROPOSED SHADOWS
■ EXISTING SHADOWS
® NORTH
SHADOW DIAGRAM 9AM 22nd OF SEPTEMBER
PLANNING & DESIGN P/L 31 Enfield Ave, Preston 3072 T:90181529
E: [email protected] DO NOT SCAI...E TH!S DAAWING FIGURED DIMENSIONS TO TAAE PRECEDENCE OVERSCPLE. BUILDERS & CONTRACTORS TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
© THESE PLANS REMAIN THE PROPERTY OF PLANNING ANO DESIGN .A.ND ARE SUBJECT TO COPYRIGHT REGULATIONS
p
Revisions Rev_
L A N N
UNIT DEVELOPMENT 34 SUNSET BOULEVARD, JACANA
N G
,-------------------------------------~- ----- ·------ -·· ---- - ...
l \ i
\ \
', 1· \
LEGEND PROPOSED SHADOWS
■ EXISTING SHADOWS
® NORTH
SHADOW DIAGRAM12PM 22nd OF SEPTEMBER
PLANNING & DESIGN P/L 31 Enfield Ave, Preston 3072 T:90181529
E: [email protected] 00 NOT SCALE THIS ORA.WING. FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE. BUILDERS & CONTRACTORS TO VERIFY ALL DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS
© THESE Pl.ANS REMAIN THE PROPERTY OF PLANNING .AND DESIGN AflD ARE SUBJECT TO COPYRIGHT REGULATIONS
p
Revisions Rev_
L A N N
UNIT DEVELOPMENT 34 SUNSET BOULEVARD, JACANA
N G
' ' ·,
LEGEND PROPOSED SHADOWS
■ EXISTING SHADOWS
@ NORTH
SHADOW DIAGRAM 3PM 22nd OF SEPTEMBER
PLANNING & DESIGN P/L 31 Enfield Ave, Preston 3072 T:90181529
E: [email protected] 00 NOT SCALE THIS DRAWING. FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SC.ALE. BUILDERS & CONTRACTORS TO VERIFY All DIMENSIONS ON SITE PRIOR TO COMMENCEMENT OF WORKS.
© THESE Pl.ANS REMA!N THE PROPERTY OF PL.ANNING /IND DES!GN ANO ARE SUBJECT TO COPYRIGHT REGULATIONS
p
Revisions· Rev_
L A N N
UNIT DEVELOPMENT 34 SUNSET BOULEVARD, JACANA
N G
( _____ _
\ \-
\ \
\ \ \ \. \ I·
'·
--
SHELTER
S/S BRICK HOUSE
ENCLOSED CARPORT
HW
,__ g 0 (.)
tJ a ;:;:
oo..,,r..._. ... .._..
NORTH ~=================j~,;:;;;:~;;;;:~..;••~• = '
AREA SCHEDULE: UNIT 1 GROUND FLOOR AREA: 71.Qml PORCH: 7,4m1
FlRSTFLOORAREA 78.Jml GARAGE: 22.9ml
TOTAL AREA 20.DSQ 185.6ml
SPOS: 29.8m2
TOTALPOS: 88.5ffi1
UNIT 2 GROUND FLOOR AREA 54]m1
PORCH: 3.5m1
FIRST FLOOR AREA 68.1ml GARAGE: 23.0ml
TOTAL AREA: 16.1 SQ 149.Jml
SPOS: 30.8m1
TOTALPOS: 1Q].1m1
UNIT 3 GROUND FLOOR AREA 57.5ml PORCH: 3.8ml ARST FLOOR AREA 65.1m1
GARAGE: 24.5ml
TOTAL AREA: 16.2SQ 150.9ml
SPOS: 25.1m1
TOTALPOS: 40.Qml
UNIT 4 GROUND FLOOR AREA: 76.9m1
PORCH: 5.4ffl1
ARSTFLOOR AREA 69.QmZ GARAGE: 24.5m1
TOTAL AREA 19.DSQ 176.7ml
SPOS: 27.9ml
TOTALPOS: 51.4m2
SITE SITE AREA: 754.9 m2
SITE COVERAGE: 50.5% 381.3 m2
SITE PERMEABILITY: 29.5% 223.1 m2
GARDEN AREA: 37.7% 285.1 m2
CATE D'Al'o>iBT POOJEC1Nc
S!P2ll13 11C()G~I 152:lS
GROUND FLOOR PLAN
UNIT DEVELOPMENT 34Slf,ISETBoutEVAAO,JACNIA
I I
I •110 I
-~ I i
j j 1 ~ I~ j ~
""'
S/S BRICK · HOUSE
HW
,._ g 0 (.J
& C G:
@Revisions ~ ... '.::f.o~:t~t"~""'~'~"'~""'~~-e:,;:::===== !---------
NORTI-1
l'LW,'ING&DESlGNP,t 31 frdiei!A\O, Presloo3072 T:90181529
E: ~
UNIT DEVELOPMENT 3,4SUNSETBOUlEVARO,JACI&
b '" ,c •
~
~
I
~ ,;:
•
FCL
ffL
FCL
FCl
ffL
FCl
U4FR.:1D6.90
FCL
m.
FCL
U4
U4
PRCf>OSEO 1.Bm HGH T!MBfR PALING FENCE
EAST ELEVATION SCALE 1:100
WEST ELEVATION SCALE 1:100
SOUTH ELEVATION (FRONT ELEV.) SCALE 1:100
FCl
~
FfL
FCl
~
U3Ffl;106.60
fFl
FCl
,-----,;--t __ l12FR.:106.30 I~
'" ,c •
Fa.
s s ~ ~
ffL
FCl
8 8
"' "' U4FR.: 106.90
ra.
fFl
FCl
U4FFL:t06.90
I
~ ;:
•
'"-
FR.
'"-
I
:_u1m..:1os.so
: I
:~ ,c •
U4
NORTH ELEVATION SCALE 1:100
r---------~:c.:::.=':!,:-:::;1,=.:~':'=--NORTH ©•=~~•=•-.. •-
MATERIAL SCHEDULE:
SR1 ST
FB GD G2
G3
TP TC KR TR
MP
SMOOTH RENDER RNISH SCYON STRIA LINEAR CLADDING OR SIMILAR FACEBRICK WALL SELECTED GARAGE DOOR OBS GLASS - 150mm RESTRICTED AWNING FIXED OBSCURE GLAZING (NOT FILM) WTH A MAXIMUM TRANSPARENCY OF 25% TO A MINIMUM HEIGHT OF Um ABOVE RNISHED FLOOR LEVEL 1.Bm HIGH TIMBER PAIUNG FENCE TIMBER CARPORT KLIP-LOK ROOF AT 2 DEGREE PITCH SELECTED TILED ROOF AT 22.5 DEGREE PITCH SELECTED MATRIX PANEL
ALUMINIUM WNDOWi THROUGH-OUT
COLORBOND GUTTERS, FASCIA'S AND DOWNPIPES
