Town Planning Report · p. 10 ddc urban planning Town Planning Report June 2013 2.1 State Planning Considerations State Planning Policy 3.1 Residential Design Codes applies to the

Unit 3, 112 Russell Street, Emu Plains NSW 2750

w: architectsddc.com.au

Town Planning Report

159 Claisebrook Road, Perth

Lot 25 Plan 269

June, 2013

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p. 2 ddc urban planning Town Planning Report June 2013

Contents

1. Introduction

1.1. Preamble

1.2. Summary of Development

1.3. Site and Locality Description

1.4. Description of Proposed Development

1.5. Summary of Areas

2. Planning Controls

2.1. State Planning Considerations

2.2. Provisions of draft Planning Instruments

2.3. EPRA Guidelines

3. Assessment

3.1. Streetscape Guidelines

3.2. Built Form Guidelines

3.3. Building Envelope – Claisebrook Road

3.4. Claisebrook Road – Precinct 15

3.5. Ten Design Principles

4. Conclusion

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1. Introduction


1.1 Preamble This Town Planning Report has been prepared by DDC Urban Planning as part of an application for Approval to Commence Development (“Application”) seeking to demolish the existing factory warehouse and construct and strata subdivide a new four (4) storey residential building containing fifteen (15) units with associated car parking on 159 Claisebrook Road, Perth. This report is prepared on behalf of Youth with a Mission (YWAM) Perth. The purpose of this report is to describe the proposed development, outline the impacts and merits of the proposal and review the relevant planning requirements. It provides an assessment of the proposed development in terms of these controls and considerations. In the preparation of this Statement the site and the broader locality have been considered along with the plans prepared by DDC Architects dated June 2013 noted and numbered DA100 – DA115, DA201 – DA206, DA301 – DA303, DA401, DA 701 – DA 702, DA801 – DA807.

1.2 Summary of development Site Details

Address and Property Description

Lot 25 Plan 269, Vol 1730 Folio 541

159 Claisebrook Road, Perth

Area 782m²

Local Authority City of Vincent within an area formerly within the East Perth Development Authority

Current Use Warehouse

Registered Owner Youth with a Mission (Perth) Inc.

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1. Introduction


Planning Designations

Planning Scheme East Perth Redevelopment Authority Guidelines

State Policy 3.1 – R-Codes

Zone R80

Estimated capital value of proposed work

$3.4M

Applicant Details

Applicant Youth With a Mission (Perth) Inc. C/- DDC Architects Unit 3, 112 Russell Street, Emu Plains NSW 2750

Proposed development Demolish the existing factory and erect and strata subdivide a new four (4) storey residential building comprising fifteen (15) apartments with sixteen (16) parking spaces at ground level.

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1.3 Site & Locality Description The site is known as Lot 25 in Plan 269, 159 Claisebrook Road, on the corner of Coolgardie Terrace, Perth. It is an irregular-shaped allotment which has dimensions of 35.49m x 32.27 by 16.89m x 31.67m and a total area of 782m2. The site has frontages of 35.49m to Claisebrook Rd and 16.89m to Coolgardie Tce. The site is located within a larger industrial-styled precinct containing 2 cement plants and a railway line to the south (pictured below). It is best described as a mixed use industrial, residential and commercial area which produces a genuinely eclectic

‘flavour’ in terms of building forms and uses. Some residential houses are located within the locality as are newer buildings containing commercial premises and apartments. The area is currently characterised by a mix of 1 and 2 storey buildings however 1 block immediately to the north, a large new development is being constructed at five to six storeys. The precinct has a positive feel about it and one gets the sense that substantial new development will characterise the area for the next few years. The site is located approximately 150m to Lord Street buses and approximately 450m from the free-city train service. Given its proximity to transport the locality is also characterised by many backpacker residents who also take lodging in nearby streets.

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The site is shown below (Source: Google Maps 2013)

Subject Site

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1.4 Description of proposed development Details of the proposal: This application seeks to demolish the existing factory and erect and to strata subdivide a new four (4) storey residential building comprising a ground level parking area and three (3) residential levels. The building will include fifteen (15) apartments with sixteen (16) parking spaces and a small component of commercial floor space at ground level. Each residential floor comprises 3 x 2 bedroom units and 2 x 1 bedroom units. Over the three (3) proposed residential floors this equals fifteen (15) units.

Floor space Schedule – 159 Claisebrook Road proposal Plan reference No. of bedrooms Floor area: Size categorisation * Retail (ground level) N/A 46.54 N/A 1.01 1 bedroom 56.47 small 1.02 2 bedroom 85.74 medium 1.03 2 bedroom 85.52 medium 1.04 1 bedroom 63.50 small 1.05 2 bedroom 85.52 medium 2.01 1 bedroom 56.47 small 2.02 2 bedroom 85.74 medium 2.03 2 bedroom 85.52 medium 2.04 1 bedroom 63.50 small 2.05 2 bedroom 85.52 medium 3.01 1 bedroom 56.47 small 3.02 2 bedroom 85.74 medium 3.03 2 bedroom 85.52 medium 3.04 1 bedroom 63.50 small 3.05 2 bedroom 85.52 medium * Size categorisation as per R-Codes definition

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Pre-DA consultation: Following two DAC meetings for this application, substantial effort was put into reducing the overall height of the building, improving visual appearance and also trying to locate the commercial space towards the street corner. Unfortunately, the way the natural ground levels work and the need to reduce building height towards the south, this would have resulted in the commercial area being half underground and therefore not functional. The commercial area must logically locate more towards the southern end of the site which also puts it adjacent to the entry which was also considered desirable in terms of pedestrian interaction and congregation of people. The overall building height was able to be reduced 800mm in order to reduce overshadowing to the south. Other reconfigurations of the stairwells and internal layout have been made as a result of suggestions to improve amenity. Below is an impression of the building looking from Claisebrook Road:

1.5 Summary of areas Summary of Major Building Calculations

Site area 782m2 Proposed Floor Area 1253.93m2 Proposed Floor Space Ratio 1.6:1 Building Height 4 storeys Proposed car parking spaces 16

In calculating the floor space ratio or plot ratio, the definition of plot ratio was carefully examined. The above calculations therefore include all wall thicknesses but do not include balconies, central lift shaft, fire stair or the central lobby & corridor serving the five (5) dwellings on each floor. For absolute clarity, the diagrams below (taken from

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the plans) show clearly the coloured areas which is the area calculated as floor space for the purposes of determining the plot ratio of the proposed building.

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2. Planning Controls


2.1 State Planning Considerations State Planning Policy 3.1 Residential Design Codes applies to the site. This document must be read in conjunction with the local policy which is the East Perth Redevelopment Authority (EPRA) Guidelines. The EPRA Guidelines must be applied where they incorporate a provision, however if ‘silent’ on an issue then the R-Code will apply. In this instance the only area where it is understood the R-Code does apply is in respect of “minimum open space” in Table 4 and the requirement for this zone is zero in any case. It also appears that Council apply the R-Codes parking requirements as well despite minimum parking provisions being contained within Section 2 of the EPRA Guidelines. The R-Code has been considered in the preparation of the overall application and it is considered to be generally consistent with the EPRA Guidelines in terms of desired building character and form. The quality of the proposed design and the relationship to its two street frontages are considered appropriate and attractive and comply with R-Code objectives. There is a minor area of non-compliance in respect of visitor parking and this is justified later in this report.

2.2 Provision of relevant Draft Environmental Planning Instruments There are no known draft Planning Instruments applying to the site.

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2.3 EPRA Guidelines The planning controls relevant to this proposal are contained within the East Perth Redevelopment Authority (EPRA) Guidelines and are dealt with in this section. By way of summary for Council the following table provides a list of the key numeric controls Controls Proposed Requirement Compliance Y/N

Floor Space Ratio 1.6:1 1.5:1 Non compliance Building Height 4 storeys 4 storey

maximum Complies

Open Space 0% Complies. This control is contained within Table 4 of R-Codes and the R80 zone does not require open space area.

Residential Car Parking

1 per dwelling (15)

1 per dwelling (15)

Complies (Refer note #1 below)

Visitor Car Parking

1 0 Complies (Refer note #1 below)

Note #1: Parking provision is detailed in Section 3.1.4 below. The proposal complies with EPRA Guidelines however not with R-Codes Guidelines. Both controls are outlined in the section below and discussed together.

3.1 Streetscape Guidelines Section 2 of the EPRA Guidelines outline guidelines for Streetscape and these are discussed below: 3.1.1 Public Open Space The building has two street frontages. Both of these present an attractive street frontage however do not present to any public open space. The entry area and frontage to Claisebrook Road has been designed with a ‘stepped’ facade which provides for little pockets of open space which connect with the footpath and

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main entry point. This is considered to be appropriate for the intended user of the building (YWAM) and also a desirable feature for any occupant/s. 3.1.2 Landscape Paving within the site which adjoins the two street frontages has been detailed in textures and colours which are appropriate to their integration with adjoining footpaths. Trees on the site are placed along Claisebrook Road frontage as features to complement the stepped building setbacks along this facade. Timber elements are also proposed at the ground floor to soften the building form and create a design element which integrates appropriately with the landscaping between the building and the street. A concept image to describe the vision being sought for this building is shown below:

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3.1.3 Modifications to Public Domain No modifications are proposed to any public space. A new driveway crossing will be constructed as part of the overall development and it is considered that the entire proposal will dramatically improve the public domain as it relates to the site. 3.1.4 Parking and Crossovers Table 1 of the EPRA guidelines refers parking to the R-Codes for the purposes of “Maximum Exclusive use on-site Parking”. The Authority has discretion over the “minimum” parking controls. Notwithstanding that no “minimal” parking standards are shown in Table 1, the EPRA Guidelines make specific provision for minimum residential parking requirements in Section 2.1.4. Parking is required at a rate of one (1) space per dwelling in a residential complex. Fifteen (15) dwellings are contained within this site and sixteen (16) parking spaces are proposed which complies with the EPRA Code requirements. This leaves one (1) space for visitor parking. It should be pointed out that Council indicated at the pre-DA meeting that they would apply the R-Codes parking controls which is somewhat confusing given that Section 2 of the EPRA Guidelines do have clearly stated minimum parking provisions. Nonetheless, it is acknowledged that a literal reading of Clause 4.6.6 of the Redevelopment Scheme does appear to specifically reference inclusion in “Table 1” as being the major operative issue (as distinct from a general clause in Section 2.1.4). To that end, Council’s interpretation is understandable however I would hold to the fact that the EPRA controls for parking are an appropriate guide in this instance. The issue really comes to a head in relation to visitor parking. EPRA Guidelines don’t have any requirement for visitor parking while Section 7.3.3 of R-Codes requires 0.25 spaces visitor spaces per dwelling but includes a lesser requirement for small dwellings (under 75m2). Using the size categorisations outlined in Section 7.3.3 of R-Codes, the proposed development is for six (6) small dwellings and nine (9) medium dwellings.

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So in summary the two codes outline the following parking requirements: Small Medium Visitor TOTAL EPRA 6 9 - 15 R-Codes 4.5 9 3.75 17.25 Depending on the Code that is applied the parking provision is either one (1) space in excess of requirements or 1.25 spaces below requirements. Much work has been put into the design of this proposal to try and maximise the parking provision and achieve compliance with R-Codes parking requirements but the site constraints limit any further parking. I have however given careful thought to this parking non-compliance and consider it reasonable and acceptable for a city building. The following comments are provided to support my opinion:

The site is presently intended to be owned and operated by YWAM Perth and very few of their residents and workers drive cars.

YWAM also have several other major facilities in the area which also provide parking and visitors and residents typically don’t use more than one car; in fact most YWAM residents don’t use a car at all.

The mixed use nature of the locality will also result in a ‘spread’ of parking throughout the day. In a mixed use zone, some cars will be present during office hours and then leave while resident vehicles may be away in the day and present in the evenings. The mixed-use nature of the zone means there is a more manageable and even spread of on-street parking rather than significant peak occurrences.

The proposal does in fact comply with minimum parking controls in Section 2 of the EPRA Guidelines.

The variation is extremely minor and ample off street parking currently exists within the locality.

The site is located approximately 150m to Lord Street buses. The site is located approximately 450m from the free-city train service. The overall vision for ‘Precinct 15 – Claisebrook Road North’ is for a wide

range of residential, commercial and industrial uses. Specifically this encourages the location of “local shops and other services, probably on Claisebrook Road, which would give the area its own local ‘neighbourhood’ focus.” This is clearly aiming for a sustainable precinct where residents can

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ultimately access services without needing to travel great distances. This vision indirectly reduces the reliance on the motor vehicle as the primary means of transport.

In terms of sustainable cities, Perth has made tremendous advances in public transport and a lesser reliance on the motor vehicle must underpin such cities. While, this situation can be argued to be more than appropriate for the current owners, the long term impact must also be assessed; assuming that all units are sold to private interests. Given the site’s proximity to the city and to good public transport nodes, this is considered acceptable in terms of impact given the arguments raised above. Cities around Australia and the world have a strong demand for units with modest parking provisions and such demand only increases as cities grow and increase in vitality. Indeed Sydney in NSW has a strong demand for inner-city housing without any parking at all. Increasingly there are some city residents who chose not to own a car. In this instance, it is my contention that a proposal which generally allocates one parking space to each dwelling is considered appropriate and the minor non-compliance is not so substantial as to warrant refusal of the application on the basis of insufficient parking. In terms of building design, the parking is located at ground level but is totally hidden from public view. The ground level is proposed to be finished with a recycled-timber surface which provides a soft and inviting presence from the street. The garage door is almost hidden within this timber wall which also services to reduce the appearance of the parking area. This is in line with Council’s objectives for parking and crossovers. The garage door will be timber clad and partly permeable as per council’s controls. 3.1.5 Vehicular Access Access is proposed from Claisebrook Road. Given the slope of the site which drops approximately 1.5m from the front of the site, the parking is really only able to be accessed from the lower or southern end of the site, being Claisebrook Road. This is considered to be an appropriate situation which results in an attractive building form with a workable internal configuration and the lowest building height possible.

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3.1.6 Pedestrian Access Pedestrian access is also from Claisebrook Road (eastern side of the building) and connects directly into the centre of the proposed building. This also provides direct, level access to a lift well which will service people with limited mobility. 3.1.7 Bicycles A bicycle storage area is provided within the basement. It has provision for at least seven (7) bicycles which includes two (2) for visitors. This complies with R-Codes requirements. 3.1.8 Verandahs and Awnings Strong vertical fin walls are a feature of the overall building design and these serve to act in a similar way to awnings in that they break-up the building facade in a design sense. This design element aims to give the building an overall balance and create an attractive modulation and rhythm to the overall facade. In effect these also function as a vertical awning to control afternoon sun into the northern units. 3.1.9 Signage No specific signage is being sought as part of this application. 3.1.10 Security The overall design of the entry area encourages a strong inter-relationship between private and public domain. The nature of the current owners of the site will also provide a strong presence of young people within the building and entry area. This all serves to provide passive surveillance over the public domain. 3.1.11 Public Art Art has been strongly considered within this building design and is most strongly reflected in the timber building elements at ground level. This will also be an ongoing role as the owner, YWAM Perth, are very engaged to promote creativity and the arts within their overall context.

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3.2 Built Form Guidelines Section 3 of the EPRA Guidelines provide specific controls for built form. Please note that the number sequencing in this report is not intended to match the section in Section 3 Guidelines (albeit they are very close to matching). 3.2.1 Relationship to Street Particular effort has been given to providing a strong ‘visual interest’ to the two street frontages to this site. This is done primarily with the strong vertical wall elements and ground floor use of recycled timber. It is considered that the overall design is very attractive and provides a tremendous corner treatment in an area which is seeking to attract a wide range of different uses. The area is already very eclectic in nature and it is highly likely that this will continue as the precinct is refurbished. The existing warehouse is located on the northern boundary and also has a corner component which touches the boundary at the north-east corner. The proposed new residential building replicates this zero-setback form on the north-east corner although it does introduce a complying setback along the northern boundary. The eastern facade has to deal with an angled boundary and therefore it does provide a staggered setback to Claisebrook Road. This also generally replicates the existing building form. It also defines the corner appropriately and allows for some of the units along the east to capture direct northern light. Attractive garden areas also provide opportunities for planting which will provide a strong green element to both streets. Balconies have been primarily focussed towards the north and the south and these are located between the vertical fin-walls. To the east three balconies are proposed but are slightly more obscured with screens to create an attractive presentation to Claisebrook Road. It is considered that a high level of passive surveillance will be provided to all street frontages. The lift well and fire stairs also provide a strong vertical element to the facade which helps define the entry points to the building.

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The fin walls proposed adjacent to the south-eastern windows also mirror the northern elevation and provide for shadow lines and design interest on the eastern elevation. 3.2.2 Private Open Space Very little private open space exists on site, other than the balconies (discussed in 3.2.4). Some common areas exist at the south-eastern corner of the building. This ‘pocket park’ has been designed to provide for attractive gardens with feature elements and a seat which allows people to sit. It is intended that this area adjacent to the entry and commercial space will be an attractive area for people to gather and enjoy outdoor space on the site. This is also a very functional ‘city space’ which will achieve greater character as the overall area is developed. Landscaped areas suitable for gardens and small planting are available along the northern and eastern sides of the building. With the exception of the south-eastern corner ‘pocket park’, these areas promote attractive planting but don’t constitute functional private open space by my reckoning. 3.2.3 Roof Form This proposal will utilise a flat roof. This is considered the most appropriate form in terms of complementing the appearance of the building and also minimising any additional overshadowing to other sites. 3.2.4 Verandahs, Balconies and Awnings All units within the complex have a balcony. Two (2) balconies have been allocated to the northern and southern elevations and one (1) balcony is proposed on the eastern facade which also enjoys a northerly aspect. The western wall has been largely kept blank to protect against western sun. Six (6) windows on each floor are provided to the western facade however four (4) of these are allocated to bathrooms. Each balcony is required to have a minimum dimension of 1.5m. All balconies on the northern and southern facades are proposed to have a minimum dimension (depth) of 1.7m. These balconies utilise various widths of 3.5m, 3.9m and 4.0m which gives the larger balconies areas of approximately 6.6m2 and the smaller balconies areas of about 6m2. The eastern balconies are slightly smaller with a depth of 1.45m

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which is slightly under the minimum requirement. This is only a very minor area of non-compliance and considered reasonable in the context. The reason for this non compliance really relates to creating a consistent facade line along the eastern boundary. The stepped facade generally tries to run consistently along the line of the eastern boundary to assist with street legibility and urban form. The three (3) units at the south-eastern corner of the building have been designed so that their balconies and living rooms face east but also have access to northern light. The wedge-shaped allotment affords such an opportunity and this also informs the overall design of the building at the southern end. Privacy between units is also enhanced by the presence of the vertical fin walls between units. Balconies are generally recessed within the building envelope. The proposed fin walls do encroach into the setback zone in some cases. This is allowable provided they don’t cross the boundary line. Weather protection is desirable and an awning is designed into the eastern facade above the entry door. 3.2.5 Privacy The recessed balconies and vertical wall elements affords a very high level of privacy and amenity within the site. None of the units within the complex overlook another. Privacy to other properties is not considered to be a major issue mainly due to the site location on a corner. The northern and eastern facades therefore have no real impact. Only bathroom and bedroom windows look towards the west. The south is probably the main area which needs to be well managed. In this regard the southern-most building form to the south contains only bedrooms. The living rooms which have a southern orientation are situated well within the building envelope and behind balconies, further reducing the opportunities for overlooking. The balconies themselves are also recessed into the building envelope which helps with setbacks and minimising inappropriate overlooking. Someone standing at the rail of these southern balconies would need to look down to the adjoining property. Currently, views to the south really only look over the roof of the adjoining property with primary views towards the city. It is acknowledged that the southern property may be developed one day and for this reason open balconies have been set

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back some 4m or more to provide a level of separation from adjoining sites. This is considered reasonable within a city-living context. It is not considered that an extra high, opaque balustrade was warranted given the current building juxtaposition. 3.2.6 Articulating and Detailing No blank walls present to the street. The western wall does contain some services within it and has also been designed to block much of the western sun. Six (6) windows at each level have been provided to modulate this facade to some extent, however four (4) of these relate to bathrooms. The materials, colours and form of the building have been detailed within the suite of plans. A mix of masonry elements and recycled timber at ground level make up the main detail of the overall building facade. It is generally considered that the design of the facade and overall building speaks for itself. The building provides an elegant form with a high level of interest in an urban area being redeveloped. It is also considered that the building form is appropriate for the corner site with an angled street corner. This building form will also serve to assist in defining street legibility. Strong vertical elements and varied setbacks also break up the masonry elements of the facade and create a high level of interest in the overall design. Some concern was expressed by panel members of the DAC that the masonry elements could potentially look “cheap” or of “lower quality” if not done well. These comments were carefully considered and looked at within the context of the overall building form and detail and it is considered that further scoring or detail is not necessary and may confuse the overall facade detail and proportions. Council are well able to examine the quality of the previous buildings related to this client and examine how they have completed other buildings in the vicinity. It is considered that the modulation and fenestration of the facade is satisfactory to create a very attractive building. 3.2.7 Services Services associated within each unit are located internally, to the east and to the west. These are contained within the walls and will not have any impact on

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appearance. Bin storage is well hidden at the northern end of the ground floor parking area. All services are easily identifiable on the architectural plans. 3.2.8 Energy Efficiency Sustainable development is an important part of the overall design. Passive treatment and initiatives are built into all aspects of the overall design. These include a strong focus on northern orientation for many units and the protection against western sun, which will help avoid cooling costs. Energy efficient appliances will be chosen and materials at ground floor level will comprise recycled timber to add an attractive facade. 3.2.9 Materials and Colour Details in respect of materials and colours are provided with the plans. 3.2.10 Fences and Walls No major fences are proposed within this proposal. A screen is proposed along the southern boundary adjacent to the commercial space at ground level. The general intent is for the site to flow with people. There is a strong integration between private and public domain along the street frontages, particularly Claisebrook Road. 3.2.11 Conservation of significant building fabric The existing building on site is not significant and is not worthy of retention. The overall appearance of the subject site will be improved as a result of this proposed development. The proposed building does however adopt a setback regime similar to the existing building.

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3.3 Building Envelope – Claisebrook Road Section 3.2.3 of the EPRA Design Guidelines outlines the building envelope controls for this area. The building envelope allows for four (4) storeys and this proposal complies with that envelope. For reference purposes only, the height of the building is 14m at the northern end and 16m at the southern end of the proposed building. It is also considered that casual surveillance of the property is appropriate and meets the requirements and desires of Council. Windows and balconies are provided to both street frontages. The residential use of the proposed building means that a 1.5m ground level setback applies. The proposed vertical fin-walls do not extend to ground level and so can be contained within the setback area. The building at ground level is setback to the main building form is at least 1.5m to the northern boundary (Coolgardie Terrace). There are minor areas of non-compliance with the setback to Claisebrook Road due to the staggered nature of the building. The north-eastern corner of the building is located on the boundary and then some portions of the building encroach into the 1.5m setback for very brief distances. Much of the building is setback 3m or more to the eastern boundary and it is considered that the average setback is well in excess of 1.5m. In support of the minor breaches, it is considered that the overall building presents well to Claisebrook Road and creates an amenity and appearance which will be a very attractive addition to the suburb. It is also considered that these breaches in the setback line are acceptable given that they are corner elements, not long wall facades. It is contended that the building generally ‘performs’ in terms of appearance and meets the objectives which would underpin any setback requirements. The minor setback encroachments don’t have an adverse impact on any property nor do they look out of context in an urban city environment.

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3.4 Claisebrook Road North – Precinct 15 The site is within Precinct 15 as per Planning Policy 2.15. It is the intended future of the precinct to provide a range of mixed use buildings with a residential presence as well. It is considered this proposal meets the requirements and vision for this Precinct. In terms of overall building form this section requires a relatively modest scale of building. The maximum plot ratio for residential buildings is 1.5:1 and this proposal just exceeds this requirement by 0.1 (or 6.7%) being at 1.6:1. In support of this minor variation, I make the following comments:

It is considered that the building presents an attractive form and the internal amenity of units appropriate for the future needs of residents in the area.

It is also considered that no major design improvement or impact reduction would result from removing the non-complying floor area from the building.

The floor space ratio simply ‘falls out’ from the proposed building envelope which has been very carefully designed in its context.

The passer-by will only feel a positive or negative experience about a building’s form and appearance. A person walking by does not usually get a ‘sense’ that a building has encroached above the prevailing plot ratio. They either connect positively with the building or they do not. In this case it is contended that people will connect positively with the building and its overall scale and appearance.

It is contended that this building is of appropriate form, scale and design and will engender a positive response from those at street level. To this end the building ‘performs’ and therefore essentially meets the objective of any plot ratio control.

6.7% is a minor variation to the control and acceptable in the context. Subject then to Clause 4.6.2 of the East Perth Redevelopment Scheme it is offered that this minor relaxation to plot ratio will not:

prejudice the attainment of the Scheme objectives and detract from the amenity of the area or the streetscape.

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3.5 Ten Design Principles This section will address the 10 principles outlined in NSW State Environmental Planning Policy No. 65 and has been prepared by the designing architect for this project. The proposed development adopts the following objectives and principles in response to the City of Vincent and the client’s desire to create a responsible and sustainable development:

providing suitable housing in social and environmental terms; providing a mix of one and two bedroom units that are well located which

will represent a long term asset to the community; achieving the objectives of urban planning policies for its regional and local

contexts; providing a better built form and aesthetics of building than presently exists

on the site; meeting the needs of the increasing demand for unit accommodation, the

changing social and demographic profile of the community, and the needs of the wide range of people from childhood to old age;

maximising amenity, safety and security for the benefit of its occupants and the wider community;

minimising the consumption of energy from non-renewable resources to conserve the environment and to reduce greenhouse gas emissions;

3.3.1 Principle 1 - Context The site is situated in an area characterised by a mix of industrial and commercial warehouse, commercial offices, retail businesses, individual dwelling houses, dormitory and group accommodation, and more recently residential flat buildings. There are relatively few vacant and undeveloped sites left in the proximity. This proposed development is situated on the corner of Coolgardie Terrace and Claisebrook Road. It is surrounded by a mix of industrial and commercial warehouse, commercial offices, retail businesses, individual dwelling houses, dormitory and group accommodation that typifies the area west of Claisebrook Road.

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The site is within Precinct 15 as per Planning Policy 2.15. It is the intended future of the precinct to provide a mixed use of buildings with a residential presence as well. It is considered this proposal meets the requirements and vision for this Precinct. The proposed building is considered a relatively modest scale of building. 3.3.2 Principle 2 - Scale The intended scale of the proposed residential flat building is consistent with existing and proposed developments in the immediate area and is considered appropriate. The proposed height is four storeys higher than other older developments in the street however not inconsistent with the planning controls nor scale and bulk of the adjacent industrial warehouse buildings. The proposed development is four storeys in height as proposed under the EPRA controls. Other approved and existing residential flat buildings in the area are a mixture of four to six storeys. The bulk, height and scale of the proposal are consistent to the scale identified by Council for the desired future character of the precinct. 3.3.3 Principle 3 – Built Form Particular effort has been given to providing a strong ‘visual interest’ to the two street frontages to this site. This is done primarily with the strong vertical wall elements and ground floor use of recycled timber. It is considered that the overall design is very attractive and provides a tremendous corner treatment in an area which is seeking to attract a wide range of different uses. It is already very eclectic in nature and it is highly likely that this will continue as the precinct is refurbished. Attractive garden areas also provide opportunities for planting which will provide a strong green element to both streets. Balconies have been primarily focussed towards the north and the south and these are located within the vertical fin-walls. To the east three balconies are proposed but are slightly more obscured with screens to create an attractive presentation to Claisebrook Road. It is considered that a high level of passive surveillance will be provided to all street frontages. 3.3.4 Principle 4 - Density The proposed density is consistent with surrounding residential buildings and generally complies with Council’s proposed density requirements. The current plot ratio is 1.6:1 where the maximum is 1.5:1. This is a minor variation and it is considered

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appropriate given the proposed building envelope within the allowable height limit and somewhat constrained by an irregular-shaped allotment. The subject site has the capacity to accommodate the proposed density without major impact on surrounding properties. Amenity requirements for the residents of this development will be maintained at a high level. In support of this minor variation, I reiterate the following comments (made earlier in the report):

It is considered that the building presents an attractive form and the internal amenity of units appropriate for the future needs of residents in the area.

It is also considered that no major design improvement or impact reduction would result from removing the non-complying floor area from the building.

The floor space ratio simply ‘falls out’ from the proposed building envelope which has been very carefully designed in its context.

The passer-by will only feel a positive or negative experience about a building’s form and appearance. A person walking by does not usually get a sense that a building has encroached on the prevailing floor space ratio. They either connect positively with the building or they do not.

It is contended that this building is of appropriate form, scale and design and will engender a positive response from those at street level. To this end the building ‘performs’ and therefore essentially meets the objective of any floor space ratio control.

3.3.5 Principle 5 - Resource, Energy and Water Efficiency Sustainable development is an important part of the overall design. Passive treatment and initiatives are built into all aspects of the overall design. These include a strong focus on northern orientation for many units and the protection against western sun, which will help avoid cooling costs. Energy efficient appliances will be chosen and materials at ground floor level will comprise recycled timber to add an attractive facade. The dual orientation of six (6) of the fifteen (15) apartments ensures that each apartment receives good natural light and solar access. It also allows for cross ventilation to each of the units. Therefore, reliance on artificial heating, cooling and lighting is minimised. The northern orientation of three (3) of the fifteen (15) units ensures that each apartment receives good natural light and solar access in winter,

ITEM 9.1.7

3. Assessment


with appropriate shading in summer. The south western orientation of six (6) of the fifteen (15) units ensures that each apartment receives natural light and solar access in afternoon in winter, with appropriate shading in summer. The proposed development incorporates the principles of Ecologically Sustainable Development by the efficient use of natural resources such as wind, water and solar access. Balconies have been allocated to the northern, southern and eastern facades as appropriate to internal layout. The western wall has been largely kept blank to protect against western sun. Each balcony is required to have a minimum dimension of 1.5m and most balconies in this development well exceed this minimum. The eastern balconies are sized about 50mm less than this minimum dimension. 3.3.6 Principle 6 - Landscape The building has two street frontages. Both of these present an attractive street frontage however do not present to any public open space. The entry area and frontage to Claisebrook Road has been designed with a ‘stepped’ facade which provides for little pockets of open space which connect with the footpath and main entry point. This is considered to be appropriate for the intended user of the building and also a desirable feature for any occupant/s. Paving within the site which adjoins the two street frontages has been detailed in textures and colours which are appropriate to their integration with adjoining footpaths. The proposal has some deep soil planting zones around the perimeter of the site. The proposed landscaping has been designed to maintain as much of the existing street levels, landscaping and trees. The setbacks do not allow for large areas of landscaping however neither does the current building footprint. It is hoped that grassed areas adjacent to the two street frontages will add attractive pockets of landscaped areas and possible gardens. The landscaping is an important feature of the development, is appropriate to and contributes positively to the character of the area. It will also contribute positively to the micro-climate of the site. The proposed landscaping will minimise potential

ITEM 9.1.7

3. Assessment


water consumption of landscape areas through appropriate plant and landscape material selection and through re-use of site stormwater for irrigation purposes. 3.3.7 Principle 7 - Amenity Internal - The dual frontage of the site results in good internal amenity to the units. The units are generously sized and have useable living and bedroom areas. Each of the units also has practical sized terraces and balconies facing north, east or south directly accessible from living areas. The majority of units have living areas and balconies facing due north. All habitable rooms have natural light and ventilation. The ceiling heights are minimum 2.7m in living and bedroom areas, which is well in excess of BCA requirements. External - The proposal is not responsible for any adverse overshadowing, privacy, and noise or view loss impacts. At the street level, residential services such as letterboxes, garbage bin access and unit numbers are provided. The careful consideration of site planning avoids areas that are not overlooked. Living rooms, bedrooms and balconies of the majority of units overlook the street therefore providing passive surveillance. This feature enhances the passive surveillance to the street. Very little private open space exists on site, other than the balconies. Some common areas exist at the south-eastern corner of the building. This ‘pocket park’ has been designed to provide for attractive gardens with feature elements and a seat which allows people to sit. Another common open ‘pocket park’ space or landscaped area exists immediately south-east of the building outside the proposed ground floor retail space. 3.3.8 Principle 8 – Safety and Security The overall design of the entry area encourages a strong inter-relationship between private and public domain. The nature of the current owners of the site will also provide a strong presence of young people within the building and entry area. The proposed residential nature of the proposed building will service to provide passive surveillance of the public domain.

ITEM 9.1.7

3. Assessment


The additional population will increase casual surveillance within the locality. Each unit has frontage to the street which also assists with casual surveillance. Pedestrian and vehicle access will be via security doors and gates from Claisebrook Road. All pedestrian or vehicular areas of the site will be well lit. The majority of balconies on the upper levels will overlook the road and pedestrian footpaths therefore providing good passive surveillance. 3.3.9 Principle 9 - Social Dimensions and Housing Affordability This proposal consists of 6 x 1 bedroom units and 9 x 2 bedroom units. This provides for a range of housing to cater for varying housing needs. This mix will be likely to result in singles, young families and couples of a variety of ages occupying the units, thereby promoting social mix. The units are designed to take advantage of the excellent location and their proximity to public transport. The changing social fabric from traditional nuclear families to those of single persons, couples without children, single parent families, the elderly and divorcees has increased the demand for smaller dwellings which offer good security, lower maintenance and a compatible social environment. This proposed development offers a mix of units that could well cater to a large percentage of family types. 3.3.10 Principle 10 - Aesthetics This modern building will replace a group of under-utilised industrial warehouse buildings currently occupying the subject site. The new development represents an attractive infill which is consistent in design, scale, and streetscape presence with the surrounding neighbourhood. The materials are complimentary to the range of materials in the vicinity along Claisebrook Road. The composition of building elements, materials, textures and colours will complement the existing and likely future character of the area in terms of height, bulk, scale, built form and roof design. The proposed building is highly articulated with a variety of materials and texture. The development will not imitate the architecture of the buildings in the street but will complement the character of the surrounding area. Articulating and Detailing - no blank walls present to the street. The western wall does contain some services within it and has also been designed to block much of the western sun. The materials and form of the building has been detailed previously. A mix of masonry elements and recycled timber at ground level make up the main detail of the overall building facade.

ITEM 9.1.7

3. Assessment


It is generally considered that the design of the facade and overall building speaks for itself. The building provides an elegant form with a high level of interest in an area which Council is seeking to redevelop. It is also considered that the form and detailed design are appropriate for the corner site. This will also serve to assist in defining street legibility.

ITEM 9.1.7

4. Conclusion


4.0 Conclusion This is an application for an attractive new residential building in a suburb earmarked and ripe for appropriate new development. The proposed building is contended to be a considerate and attractive building on an irregular-shaped site which will result in an active streetscape. The building generally complies with height and primary building controls. Minor non compliance exists in relation to plot ratio and eastern setbacks which is largely due to the unique shape of the block. It is considered that the proposed building is an appropriate building form for the area and one which will provide a strong corner design element promoting legibility at street level and also promoting good urban design. If good town planning is about appropriate building ‘outcomes’ for an area it is considered that this application is a good outcome. It is also considered that the plot ratio is not a good planning tool to drive good building design. It is a blunt tool and largely irrelevant to good buildings. This building has been well crafted on the site in general compliance with the overall building envelope controls (setbacks and height). The plot ratio simply ‘falls out’ as this building form takes on its internal detail. To that end, the areas of non-compliance are very minor and I consider have been sufficiently justified within this report. I also consider that none of them are so significant or impacting on others that they warrant refusal of the application. I have considered the controls in place for this application and consider that it is worthy of approval and I know the client looks forward to working with Council to achieve another attractive and elegant building outcome in this region.

Tim Stewart Town Planner DDC Urban Planning June 2013

ITEM 9.1.7

Documents

Town Planning Report · p. 10 ddc urban planning Town Planning Report June 2013 2.1 State Planning Considerations State Planning Policy 3.1 Residential Design Codes applies to the