Policy 350.1 - Sustainable Design - Western Australian ... daps/metro...Lot 57 (No. 7) Mary Street, Como - Proposed Residential Development 11 In addition, Clause 6.9 requires a minimum

Lot 57 (No. 7) Mary Street, Como - Proposed Residential Development 11

In addition, Clause 6.9 requires a minimum ground level of at least 1.7 metres Australian Height Datum (AHD), with the finished floor levels of habitable rooms to be 2.3 metres AHD and 1.75 AHD for non-habitable rooms and car parking areas.

Car ParkingUnder TPS6, car parking for residential uses is to be provided in accordance with the Residential Design Codes. In addition, Clause 6.3 (8) of the Scheme requires that car parking bays and associated accessways shall not be of lesser dimensions than those prescribed in Figure 1 of Schedule 5, measured clear of the face of any column or pier and, where a wall, column, pier or fence abuts a side of a car parking bay, the width shall be:

a) increased by 0.3 metres; or

b) adjusted to conform to the car bay diagram comprising Figure 2 of Schedule 5.

City of South Perth Local Planning Policies

Policy 302 – General Design Guidelines for Residential DevelopmentThe City’s Policy 302 General Design Guidelines for Residential Development aims to preserve and enhance desired streetscape character, promote strong design compatibility between existing and proposed residential buildings, and enhance residential amenity standards. The Policy applies throughout the City of South Perth and applies to all classes of residential development.

The specific provisions of the Policy, where relevant, will be discussed in the planning assessment of this report.

Policy 316 – Developer Contribution for Public ArtThe City’s Policy 316 Developer Contribution for Public Art stipulates that developers of projects with a construction cost in excess of $4 million are to contribute at least 1% of the total project cost (excluding land value) towards public art. This contribution can be delivered as public art within the development itself, within the neighbouring precinct, or as a contribution to the City’s Public Art Fund.

It is anticipated that a condition will be placed on the approval of the application requiring the provision of public art, or cash-in-lieu for the equivalent amount.

Policy 350.1 - Sustainable DesignThe City’s Policy 350.1 outlines the City’s commitment to sustainable building practices and development which:

• Minimises pollution of soil, air and water and sustains natural eco-systems in the vicinity of the development;

• Minimises the consumption of non-renewable resources by including some recycled materials; and

• Meets the objective of social sustainability by maximising the health, safety and comfort of the occupants of the building and the wider community.

The Policy states that, wherever practicable, the site planning and design of residential development should employ, amongst others, the following sustainable design elements:

• Basic passive design principles;

• Resource efficiency, by minimising energy consumption and optimising the use of natural daylight and cooling breezes;

• Water-sensitive design techniques;

• Minimising waste and environmental impacts;

• Creating healthy indoor and outdoor environments for building occupants, workers and communities;

• Minimising adverse impacts that development may have upon natural and built systems; and

• Making buildings adaptable for future inclusion of additional innovative energy and environmental technologies as they become commercially viable.

It is noted that the Policy maintains the ‘5 Star’ statutory minimum rating outlined in the Building Code of Australia, with any measures to exceed this requirement being at the discretion of the developer.

Policy 350.3 - Car Parking Access, Siting and Design PolicyPolicy 350.3 provides further guidance with respect to the City’s expectations regarding access, siting and design of garages, carports and parking bays. The objectives of the Policy are as follows:

a) To provide for parking and associated structures in a manner which contributes positively to the streetscape, is compatible with dwelling design and materials; and

b) To have regard for the safety and welfare of pedestrians walking along public footpaths and other road users when designing vehicle access and parking.

12

The specific provisions of the Policy, where relevant, will be discussed in the planning assessment section of this report.

Policy 350.5 - Trees on Development Sites and Street Verges The objectives of the City’s Policy 350.5 are as follows:

a) To promote the designing of residential development in a manner that enables trees to be retained.

b) To ensure that new trees are planted to preserve or enhance the City’s desirable ‘green’ character.

c) To preserve street trees.

The specific provisions of the Policy will be addressed in the planning assessment section of this report.

Policy 350.7 – Fencing and Retaining Walls PolicyPolicy 350.7 stipulates requirements for fencing and retaining walls, with a specific focus on maintaining a good level of surveillance over the public realm. The objectives of the Policy are as follows:

a) To regulate the height of obstructions adjacent to formed driveways and at the corners of streets and rights-of-way in the interest of pedestrian and vehicular safety;

b) To preserve or re-establish a desired ‘open front garden’ streetscape character;

c) To promote casual surveillance of the public and private realm through appropriate fencing design, in order to increase on-site and neighbourhood safety and security;

d) To regulate the height of side and rear boundary dividing fences in the interest of maintaining visual privacy;

e) To generally restrict the height of side and rear boundary dividing fences to 1.8 metres because higher fences can often adversely affect the amenity of an adjoining property by reason of dominant bulk, overshadowing or restriction of views; and

f) To regulate the height of retaining walls in the interests of maintaining streetscape compatibility and protecting neighbours’ amenity.

Compliance with the specific provisions of this Policy will be assessed in the planning assessment section of this report.

Policy 350.8 – Visual Privacy PolicyThe City’s Policy 350.8 provides specific guidance to the City in varying the visual privacy deemed-to-comply provisions of the R-Codes, with the aim of ensuring an appropriate level of visual privacy for adjoining residences. The Policy also clarifies the documentation required to be submitted by the applicant in order to satisfy the City that development complies with the R-Codes design principles with respect to visual privacy.

In considering variations to the usual requirements of the R-Codes, the Policy aims to protect ‘sensitive areas’ from overlooking. In respect of any adjoining lot, sensitive areas are defined as follows:

a) includes:

i. any private courtyard, swimming pool area, barbecue area, outdoor eating or entertaining area or other area used regularly or intensively for outdoor recreational purposes, not visible from the street; or

ii. any habitable room window which does not face the street, whether or not such window is visible from the street.

b) does not include:

i. any portion of the adjoining lot which is visible from the street;

ii. extensive back gardens unless used in the manner described in (a)(i) above; or

iii. any habitable room windows, balconies, terraces or front entrances which face and are visible from the street.

Under the Policy, development seeking variations to the deemed-to-comply criteria of the R-Codes are to provide detailed drawings and written justification for the proposed variations in order to demonstrate compliance with the Design Principles of the R-Codes, including ‘cone of vision’ diagrams.

The Policy also details acceptable levels of screening in order to meet the requirements relating to screening of any visual privacy incursions.

Given no variations to the overlooking requirements of the R-Codes are proposed, the provisions of the Policy are not applicable to the proposed development.


Proposed Development

This application seeks approval for a three-storey residential development at Lot 57 (No. 7) Mary Street, Como in the City of South Perth. The development is to comprise of a total of 40 residential apartments, being 17 one-bedroom dwellings and 23 two-bedroom dwellings.

The development is to have an overall building height of 10 metres (15.7 metres AHD) and a plot ratio area of 2,946.3m2, representing a plot ratio of 1.46:1 based on the site area of 2,023m2.

Car parking, residential stores and required building services are to be accommodated within a single basement level, accessed via a vehicle crossover to the south of the site. A total of 56 car parking bays are proposed, including 46 resident bays and 10 designated visitor bays. A total of 40 residential stores are provided, with bicycle parking accommodated within residential stores.

Lift and stair access is provided to all floors from the ground floor residential lobby. A suitably screened bin store is provided at ground level with convenient access to the street to facilitate efficient collection.

The proposed development is to incorporate a diverse range of high quality materials and finishes to produce a visually interesting, contemporary façade. The building is to be constructed primarily of contrasting painted concrete, with glass balustrading, timber panelling and perforated screening devices providing detailing of the front façade.

The proposed development will provide a high quality, architecturally designed built form, and incorporate a visually interesting, contemporary front façade. The development addresses Mary Street through major openings to the residential component, providing opportunities for passive surveillance and an activated front façade. The proposal will contribute to the revitalisation of the Como Beach Precinct and provide additional diversity in housing stock, making a positive overall contribution to the streetscape and the amenity of the locality.

The development particulars for the proposed development are summarised in the following tables.

Development Component

Provided

Residential Dwellings

17 one-bedroom dwellings; and

23 two-bedroom dwellings.

Car Parking 47 resident parking bays and 10 designated visitor parking bays provided at basement level.

Vehicle access provided by a single crossover to Mary Street, to the south of the lot.

Residential Stores 40 residential stores provided across basement and upper building levels.

Building Levels Development Particulars

Basement 25 residential stores;

47 resident parking bays; and

10 designated visitor parking bays.

Ground Floor 5 one-bedroom dwellings;

7 two-bedroom dwellings;

11 residential stores;

Bin store;

Residential lobby;

Lift and stair access; and

A single vehicle crossover to Mary Street.

First Floor 6 one-bedroom dwellings;

8 two-bedroom dwellings; and

3 residential stores.

Second Floor 6 one-bedroom dwellings;

8 two-bedroom dwellings; and

3 residential stores.

14

This page has been left blank intentionally.


Architectural Statement

The architectural design is underpinned by a series of design principles including:

• A rigorous response to its location and site context. The proposal is part of a precinct that includes existing medium-density residential and commercial development, with many of the dominant buildings being the result of redevelopment over the past 30 or so years.

• The height, scale and density of the development are consistent with the 3-storey planning constraints for the site and with the gradual increase in density in this precinct.

• Several options for the arrangement of built form on the site were investigated in respect of their effect on the privacy of neighbouring properties together with orientation for outlook and solar gain. The proposal provides appropriate visual separation and privacy for both future residents and neighbours.

• The proposal optimizes its frontage to Mary Street, providing good surveillance of the street as well as a prominent entry for residents. All car parking is located out of sight within the basement level.

• The apartment layouts and car parking areas have been carefully arranged so that the development is structurally economical and buildable.

• A medium sized development with a range of 1 and 2 bedroom apartments will provide more affordable options for people to live in a premium suburb close to the City. This development will be ideal for people of all ages who want a compact apartment with the lifestyle that Como offers.

• All apartments will have lift access as well as a dedicated storage room and access to a bike storage room.

• Over 50% of the apartments have the capability for the use of good cross-ventilation to reduce the use of mechanical air-conditioning and the orientation of apartments have been carefully considered to reduce the number of solely south-facing apartments.

• Purchasers will be encouraged to purchase rooftop Photo-Voltaic panels as an optional extra to allow residents to reduce their energy costs. If the purchasers of the apartments do not take up this offer the PV cells will not be installed.

• Residents will benefit from a healthier and more sustainable lifestyle by having a range of facilities including good public transport within walking and cycling distance.

• Ground floor apartments will have access and ownership of a landscaped courtyard. All apartments will have an external balcony large enough for comfortable outdoor living.

• The proposed development uses colour, different materials and facade design to create a contemporary and modern aesthetic, which is appropriate to its location in a prestigious suburb such as Como.

16



City of South Perth Design Advisory Committee

The proposed development was presented to the City of South Perth’s Design Advisory Committee (DAC) meeting on the 2 September 2014. The comments of the Design Advisory Committee were as follows:

• While supporting the design option ‘B’, it was recommended that indentations be introduced in the common lobby and passage areas on each floor in order to create articulation in the design and improve the amenity of the occupiers.

• The proposed boundary walls were supported by the Advisory Consultants, subject to an assessment and compliance with the associated planning requirements.

• The Advisory Consultants encourage the applicants to bring the building closer to the southern side boundary in view of the R-Codes design principles pathway. Lesser setbacks could be considered subject to an assessment and compliance with the associated planning requirements.

• The Advisory Consultants encourage the applicant to the make the main entrance prominent as viewed from the street by projecting the canopy close to the street alignment.

In response to the DAC comments, the proposed development has been progressed as per ‘Option B’, with indentations introduced into the common lobby and passageway to increase amenity for residents. A canopy has also been added to make the main entrance more prominent as viewed from Mary Street.

It is noted that the application comes with a positive recommendation from the DAC.

18



Planning Assessment

As discussed previously, Clause 4.1(3) of the City’s TPS6 states the following with respect to the development of land for residential purposes.

Unless otherwise provided in the Scheme the development of land for any of the residential purposes dealt with by the Residential Design Codes shall conform to the provisions of those Codes.

The following detailed planning assessment has been undertaken against the provisions of the R-Codes, any relevant variations set out in the City’s TPS6 and relevant local planning policies. Justification for any proposed variations to the relevant planning requirements is provided following the table.

Requirement Reference Provided Compliance

Land Use

Multiple Dwelling is a permitted (‘P’) use in the Residential zone

for areas coded greater than R50.

TPS6 Multiple Dwellings only (subject site zoned

Residential R80 under TPS6).

Complies.

Building Size

Maximum plot ratio of 1.0:1 R-Codes Proposed plot ratio of 1.46:1 (2,946.3m2). Variation

sought. Refer

to plot ratio

discussion

below.

Building bulk shall be generally distributed to ensure that a

proposed building will not have an overpowering impact on

neighbours and the street.

LPP302 An appropriate level of building articulation

is provided to break up the bulk and scale

of the building as viewed from the street.

In addition, the proposed development

will result in minimal overshadowing of

adjoining properties (Refer to Appendix C -

Overshadowing Diagram).

Complies.

Building Height

Maximum building height of 10.5 metres. TPS6 10 metre building height proposed. Complies.

The ground level is, or is raised to, a level of at least 1.7 metres

AHD.

The floors of habitable rooms shall not be less than 2.3 metres

AHD.

The floors of non-habitable rooms and car parking areas shall

not be less than 1.75 metres AHD.

TPS6 Ground level at a height of 6 metres AHD.

Habitable room at a height of at least 6

metres AHD.

Car parking area at a height of 3 metres

AHD.

Complies

Complies.

Complies.

20


The floor level of any parking structure and the pavement level

of any unroofed parking bay shall be calculated to achieve

a driveway gradient generally not exceeding 1:12 within 3.6

metres of the street alignment and 1:8 for the remainder of the

driveway.

TPS6 Driveway gradient of 5.3:1. Variation

sought. Refer

to Driveway

Gradient

discussion

below.

Street Setback

2 metre primary street setback required. R-Codes 2 metre primary street setback provided,

with balconies setback 1.5 metres from the

street alignment as permitted below.

Complies.

The Council may permit a cantilevered balcony or a balcony

supported by columns to extend not more than 2 metres

forward of the street setback line, provided that any such balcony

shall be set back not less than 1.5 metes from a street boundary.

TPS6 Balconies extend 0.5 metres forward of

the street setback line, being setback 1.5

metres from the street alignment.

Complies.

Lot Boundary Setbacks

Side and rear setbacks of 4 metres required, based on the lot

width of 31.36 metres.

R-Codes 2.3 metre setback provided to a portion of

the rear lot boundary.

1.1 metre setback provided to a portion of

the northern side boundary at the street

frontage. Remaining units are setback 6

metres from the northern site boundary.

Nil setback provided to a portion of the

southern side boundary at the front and

rear of the development. Remaining units

are setback 6.3 metres from the southern

lot boundary.

Variation

sought. Refer to

Lot Boundary

Setbacks

discussion

below.

Landscaping

Landscaping of open spaces in accordance with the following:

• The street setback areas developed without car parking

spaces, except for visitors’ bays, and with a maximum of 50

per cent hard surface;

• Separate pedestrian paths providing wheelchair accessibility

connecting all entries to buildings with the public footpath and

car parking areas;

• Landscaping between each six consecutive external car

parking spaces to include shade trees;

• Lighting provided to pathways, and communal open space

and car-parking areas; and

• Clear sight lines at pedestrian and vehicle crossings.

R-Codes

Street setback area is developed without

car parking and with a maximum 50%

hard surface.

Separate pedestrian paths are provided

and are to be designed to accommodate

access for people with disabilities in

accordance with the BCA requirements.

No external car parking spaces proposed.

Appropriate lighting will be provided,

details of which will be provided at the

detailed design stage.

Clear sight lines provided at pedestrian and

vehicle access points.

Complies

Complies

Complies.

Complies.

Complies.



In the case of an existing tree 3.0 metres or more in height

which is situated 3.0 metres or more from a side or rear

boundary of a survey strata lot or a ‘green title’ lot, where the

site plan indicates the proposed removal of the tree the applicant

should demonstrate why it is not feasible to redesign the

development in a manner that would ensure that the tree can

flourish to maturity without detriment to the tree or structural

damage to any adjacent building.

Each tree that is removed is to be replaced by one tree, but in no

case are more than two replacement trees required.

LPP350.5 N/A – no existing trees located more than

3 metres from the lot boundary.

Complies

Streetscape

Habitable room windows/balconies face the street.

Street elevations of the building to address the street.

Entry points clearly visible.

R-Codes Habitable room windows/ balconies facing

the street, providing passive surveillance.

Street elevations address the street

through major openings to habitable

rooms.

Entry points clearly visible.

Complies.

Complies.

Complies.

Face brickwork, rendered brick, limestone blocks, or similar

masonry solid front fences to a max. height of 1.2m.

Not more than 50% of the landscaped portion of the primary

street setback area may be enclosed with a solid fence

to a maximum of 1.8 metres in height in the following

circumstances:

Where privacy screening is needed in the front setback area

because there is no alternative outdoor living area; or

Where privacy screening is needed for north-facing outdoor

living areas.

Policy 350.7 1.2 metre high fencing to street frontage

courtyards.

Less than 50% of the landscaped portion of

the street setback area is enclosed.

Complies.

Complies.

Site Works

Excavation or filling between the street and building, or within

3m of the street alignment, whichever is the lesser, shall not

exceed 0.5m, except where necessary to provide for pedestrian

or vehicle access, drainage works or natural light for a dwelling.

R-Codes There is no excavation proposed between

the building and the street other than to

facilitate vehicle access.

Complies.

Outdoor Living Areas

Each unit is to be provided with at least one balcony or

equivalent, accessed directly from a habitable room with a

minimum area of 10m2 and minimum dimension of 2.4 metres.

R-Codes One balcony or equivalent is provided per

unit with a minimum area of 10m2 and a

minimum dimension of 2.4 metres.

Complies.

Vehicular Access

Vehicle access limited to one opening per 20 metres of street

frontage.

Driveways designed for two-way vehicle access to allow vehicles

to enter the street in forward gear.

R-Codes

R-Codes

A single vehicle crossover is proposed to

the south of the lot.

6 metre wide crossover allows for two-way

vehicle access.

Complies.

Complies.

Where possible, the length of driveways or other extensive

paved areas shall not exceed 20 metres.

LPP302 No driveways or extensive paved areas

exceeding 20 metres are proposed.

Complies.

Existing street trees are to remain undisturbed. LPP350.3 N/A – No existing street trees. Complies.

22


At least one occupiers’ car bay for each Multiple Dwelling is to

be provided with roof cover.

LPP350.3 All car bays are located within the basement

level and provided with permanent roof

cover.

Complies.

Visual Privacy

For areas coded higher than R50, buildings to be setback in

accordance with the following:

• 3 metre setback for walls with major openings to bedrooms

and studies.

• 4.5 metre setback for major openings to habitable rooms

other than bedrooms and studies.

• 6 metre setback for unenclosed outdoor active habitable

spaces.

Or are provided with permanent screening to restrict view

within the cone of vision from any major opening or unenclosed

outdoor active habitable space.

R-Codes Opening that do not comply with the

prescribed setbacks are provided with

appropriate screening to restrict the cone

of vision from overlooking the adjacent

property.

Complies.

Solar Orientation

Wherever possible, buildings shall be designed to take

advantage of northern solar access for private open space and

habitable rooms.

LPP302 Major openings to habitable rooms

and unenclosed outdoor living areas

are provided along the northern façade,

maximising northern solar access.

Complies.

Dwelling Size

Minimum dwelling size of 40m2.

Minimum 20% one-bedroom dwellings.

Minimum 40% two-bedroom dwellings.

R-Codes

R-Codes

R-Codes

Minimum dwelling size of 54.2m2.

42.5% one-bedroom dwellings provided.

57.5% two-bedroom dwellings provided.

Complies.

Complies

Complies.

External Fixtures

External fixtures to be integrated into the design of buildings so

as not to be visually intrusive when viewed from the street.

R-Codes External fixtures to be integrated into the

design of buildings so as not to be visually

intrusive when viewed from the street.

Complies.

Utilities and Facilities

An enclosed lockable storage area, accessible from outside the

dwelling, must be provided for each multiple dwelling unit, with

a minimum dimension of 1.5 metres and an internal area of at

least 4m2.

R-Codes

An enclosed lockable storage area is

provided for each multiple dwellings, with

a minimum dimension 1.5 metres and an

internal area of at least 4m2.

Complies.

Clothes drying areas to be screened from view from the primary

and/or secondary street.

R-Codes Clothes drying areas to be appropriately

screened from public view.

Complies.

Where rubbish bins are not collected from the street, there is

provision of a communal pick-up area or areas which are:

• Conveniently located for rubbish and recycling pick-up;

• Accessible to residents;

• Adequate in area to store all bins; and

• Fully screened from view from the primary or secondary

street.

R-Codes Rubbish bins are to be collected from the

street, with a residential bin store provided

at ground level.

Complies.



Garbage collection facilities shall be integrated with other built

elements such as fences or buildings.

LPP302 Residential bin store is integrated into the

design of the building and screened from

view from the public realm.

Complies.

Clothes-drying areas screened from the view from the primary

or secondary street.

R-Codes Clothes drying areas to be screened from

view from the primary street.

Complies.

Sewerage

All development having a bathroom, laundry, toilet, shower, sink,

hand wash basin or the like shall not be erected in any zone

unless the site is, or is to be, connected to the main sewer of the

Water Corporation.

TPS6 Development is to be connected to the

reticulated sewerage system of the Water

Corporation.

Complies.

Plot RatioThe proposed development seeks a variation to the plot ratio requirements under the R-Codes, which prescribe a plot ratio of 1:1 for sites coded R80, allowing for a developable area of 2,023m2. The development proposes a plot ratio are of 2,946.3m2, representing a plot ratio of 1.46:1.

In relation to plot ratio, the design principles of the R-Codes allow for the acceptable development criteria to be varied where:

Development of the building is at a bulk and scale indicated in the local planning framework and is consistent with the existing or future desired built form of the locality.

The proposed development is considered to be closely aligned with the above objective, for the following reasons:

• The bulk and scale of development is consistent with the applicable local planning framework, being within the 10.5 metre height limit in the City’s TPS6 and being setback generally in accordance with the requirements of the R-Codes;

• The proposed development provides appropriate articulation and detailing to ameliorate the impacts of bulk and scale as viewed from adjoining properties and the public realm;

• The development optimises the use of the site in line with the vision established in Directions 2031 and the Capital City Planning Framework (CCPF); and

• The building bulk will have no adverse impact on the amenity of the area, with the high quality built form making a positive overall contribution to the streetscape and the locality.

On the basis of the above, it is considered that the proposed plot ratio is appropriate for the site, in accordance with the vision for the locality, as established by the applicable planning framework, and consistent with the principles of orderly and proper planning. It is not considered that the proposed plot ratio will have any adverse impact on the streetscape or the amenity of the locality.

Furthermore, the building has been designed within the prescribed height limit, provides adequate resident and visitor parking, and does not adversely overshadow neighbouring properties (being well within the 50% permitted for the lower R60 density, noting that there is no requirement at the R80 density). In this regard, the bulk and scale of the building is wholly appropriate for the site and the locality. The proposed development maximises the number of dwellings in an area of high amenity, in accordance with the vision of Directions 2031 and the CCPF, and therefore should not be arbitrarily limited by plot ratio controls.

Lot Boundary SetbacksThe proposed development includes variations to the R-Codes requirements relating to lot boundary setbacks as follows:

• 2.3 metre setback provided for a portion of the rear lot boundary.

• 1.1 metre setback provided to a portion of the northern side boundary at the street frontage.

• Nil setback provided to a portion of the southern side boundary at the front and rear of the development.

24

The Design Principles of the R-Codes relating to lot boundary setbacks are as follows:

Buildings set back from the lot boundaries so as to:

• Reduce impacts of building bulk on adjoining properties;

• Provide adequate direct sun and ventilation to the building and open spaces on the site and adjoining properties; and

• Minimise the extent of overlooking and resultant loss of privacy on adjoining properties.

Buildings built up to boundaries (other than the street boundary) where this:

• Makes more effective use of space for enhanced privacy for the occupant/s or outdoor living areas;

• Does not compromise the design principle in contained in clause 5.1.3 P3.1 (as above);

• Does not have any adverse impact on the amenity of the adjoining property;

• Ensures direct sun to major openings to habitable rooms and outdoor living areas fro adjoining properties is not restricted; and

• Positively contributes to the prevailing development context and streetscape.

Having regard to the above, it is considered that the proposed setbacks are appropriate for the following reasons:

• The building will not have an unacceptable impact on the amenity of adjoining properties given that the lot boundaries abut car parking and associated vehicle accessways on adjoining lots on all sides. These sites are strata-titled and therefore are unlikely to be redeveloped in the foreseeable future. As a result, the areas will remain as car parking and are unlikely to become active habitable outdoor space;

• The facades of the building are appropriately articulated, with only small portions of the building encroaching on the lot boundary setbacks under the R-Codes. Therefore, the proposed development does not adversely impact adjoining properties by way of bulk and scale;

• The proposal will no have any impact on solar access and ventilation to major openings to habitable rooms or active outdoor habitable space on adjoining properties;

• The development is compliant with the R-Codes requirements in relation to visual privacy, with appropriate screening provided where necessary; and

• The built form of the proposal is considered to be appropriate in the context of the site and surrounding development, and will make a positive overall contribution to the streetscape and the amenity of the locality.

Based on the above, it is considered that the proposed setbacks represent an acceptable variation to the provisions of the residential design codes.

Driveway GradientThe development proposes a 1:10.7 driveway gradient at the street frontage and 1:5.3 gradient for the remainder of the vehicle access ramp. This is in lieu of the requirements under TPS6 and the City’s Policy 350.3, which requires that driveways generally not exceed 1:12 within 3.6 metres of the street alignment and 1:8 for the remainder of the driveway.

It is noted that the accessway has been designed to comply with the relevant Australian Standards and it is not anticipated that there will be any resultant lowering of traffic safety as a result of the driveway gradient proposed. It is therefore considered that the proposed access arrangement is appropriate.

Policy 350.3 states that driveway gradient can be varied subject to the following:

Where the driveway gradient at any point is steeper than 1:6 but not steeper than 1:4, the applicant is to submit:

(a) a letter which acknowledges responsibility for any access difficulties that may arise, without any future recourse to the City of South Perth; and

(b) certification from a consulting traffic engineer or architect that the design of the vehicle access from the street to all parking bays complies with the provisions of Australian/New Zealand Standard AS/NZ 2890.1:2004 – Parking Facilities – Part 1: Off-Street Car Parking. The consulting engineer or architect is to also certify the actual finished driveway gradient, which in no case is to be steeper than 1:4.

The required letter and certification are to be provided prior to issuing of a building license.

It is anticipated that the City will require that the above be submitted prior to issue of a building permit in accordance with the provisions of the Policy, and therefore the proposed access arrangement is consistent with the relevant requirements under the City’s planning framework.


Car Parking AssessmentAn assessment of the provision of car parking for the proposed development is presented in the following table.

It is noted that the proposed development is eligible for assessment against the Location A criteria of the R-Codes as it is within 250 metres of high frequency bus routes along Labouchere Road, as measured in a straight line from along any part of the route to any part of the lot.


Resident Parking

Small dwellings (<75m2 or 1 bedroom) = 0.75 bays

per dwelling. 17 one-bedroom dwelling therefore

13 bays required.

Medium dwellings (75-110m2) = 1 bay per dwelling.

23 two-bedroom dwellings therefore 23 bays

required.

Total requirement = 36 bays.

R-Codes 47 bays provided for the exclusive use of residents. Complies.

Visitor Parking

0.25 bays per dwelling for the exclusive use of

visitor parking.

40 multiple dwellings proposed, therefore 10 bays

required.

R-Codes 10 designated visitor parking bays provided. Complies

Design of Car Parking Spaces

Car parking bays and associated accessways to be

designed in accordance with the requirements of

Schedule 5 and Clause 6.3(9) of TPS6.

TPS6

LPP350.3

Parking bays are to be 2.5 metres by 5.5 metres in

accordance with the requirements relating to 6 metre

wide accessways. A minor variation is sought, as the

proposed accessways are to be 5.8 metres.

All car parking bays and associated accessways

have been designed in accordance with Australian

Standards.

Minor variation

refer to

discussion below.

This application seeks a minor variation in regard to the City’s requirements for the dimensions of car parking bays. Schedule 5 of TPS 6 provides the minimum dimensions for car bays as assessed above, which differ to Australian Standards. The development proposes to provide car bays in accordance with Australian Standards. This is considered acceptable on the basis that:

• The car parking layout complies with the requirements of Australian Standards which apply universally across Australia;

• The proposed parking and access arrangement will provide for safe and efficient vehicle circulation and parking; and

• There is discretion to vary the car bay requirements, as provided for in the City’s Car Parking Access, Siting and Design Policy (P350.3), which states “Clause 6.3(8) and Schedule 5 of TPS 6 prescribe minimum dimensions for car parking bays. Wherever possible, every proposed car bay should comply with these dimensions. However, clause 7.8 of TPS 6 provides discretionary power for approval of variations.”

26



Planning Merit

Based on the detailed planning assessment presented above, it has been demonstrated that the proposed development is generally consistent with the relevant development standards and the intended character of the Como Beach Precinct, with justification provided for any variations to the relevant planning requirements.

In addition to the above, the principles of orderly and proper planning require that new development is a logical and efficient extension of existing development in the locality, and consistent with the planning vision for the area. The key points regarding the proposed development are summarised as follows.

• The proposed development is consistent with the desired future character of the Como Beach Precinct, as established by the applicable framework;

• The development is considered an appropriate use for the site, having regard to the Residential zoning under the City’s TPS6;

• The proposed development is generally consistent with the statutory and strategic planning framework applicable to the site;

• The provision of higher density housing is consistent with the R80 zoning applicable to the site and will assist the City in meeting the dwelling targets outlined in Directions 2031; and

• The proposed development will provide a high quality, architecturally designed built form that will make a positive contribution to the streetscape and the amenity of the locality.

It is therefore considered that the development is in accordance with principles of orderly and proper planning and constitutes an appropriate use for the subject site.

28



Conclusion

This report has been prepared by TPG Town Planning, Urban Design and Heritage, on behalf of Mary Street Management Pty Ltd, to examine the planning considerations relevant to the development of a three-storey residential building at Lot 57 (No. 7) Mary Street, Como in the City of South Perth.

The proposal will provide a total of 40 residential apartments, being 17 one-bedroom dwellings and 23 two-bedroom dwellings, as well as associated car parking and residential facilities. The building will provide a high quality, contemporary design outlook at a scale that is appropriate with respect to surrounding development and the R80 density applicable to the site.

This report has demonstrated that the development is generally in accordance with the relevant planning requirements, with significant justification for any proposed variations to the prescribed development standards provided herein.

Furthermore, the proposed development is consistent with the principles of orderly and proper planning, in accordance with the main statutory and strategic planning framework applicable to the site, and will make a positive contribution to the streetscape and the amenity of the locality.

Based on the detailed planning assessment provided as part of this report, the support and positive recommendation of the City of South Perth, and the approval of the Metropolitan Central Joint Development Assessment are respectfully requested.

30


Documents

Policy 350.1 - Sustainable Design - Western Australian ... daps/metro...Lot 57 (No. 7) Mary Street, Como - Proposed Residential Development 11 In addition, Clause 6.9 requires a minimum