VARIATIONS CITY OF VINCENT

CROSSOVER

NOTE:CROSSOVER SETBACK

1 METRE FROM BASE OF STREET TREE

ALMA ROADSITE PLAN

1:100

boticarchitects19 CROWLEY VISTA, SALTER POINT 6152 WA

E: [email protected] M: 0419 046 264

THIS DRAWING IS THE PROPERTY BOTICA ARCHITECTS (BA). THIS DOCUMENT ALONG WITH OTHER DOCUMENTS PREPARED BY BA REMAINS THE PROPERTY

OF BA & BA GRANTS LICENCE FOR THE USE OF THIS DOCUMENT FOR THE PURPOSE FOR WHICH THEY ARE INTENDED.

ALL DIMENSIONS AND SETOUT TO BE VERIFIED ON SITE BEFORE COMMENCEMENT OF ANY WORK. NOTIFY BA OF ANY DISCREPANCIES OR

OMISSIONS.

THIS IS ONE OF THE DRAWINGS REFERRED TO IN THE CONTRACT

DATED:.............. /............... /..............

OWNER

OWNER

ARCHITECT

WITNESS

WITNESS

WITNESS

GREEN TITLECoastal: NO (N2)

VARIATIONS

DESIGN DWGS 13-03-17

By:NB

DRAWING NAME

SITE PLANVARIATIONSVariation:

RESPONSE TO 3-11-20171 NB EMAIL PLANNING

DEPT.10-10-17 RECEIVED

27-10-17

By:

ICLIENT NAME

BOTICA

SHEET No.

1 OF 11

REVISION No.

2JOB No.

1900

SITE ADDRESS

76 ALMA ROAD MT LAWLEY

SHIRE

CITY OF VINCENTDrawn By

NB

Date Printed.

03-Nov-17

C:\Users\Geraldine\Work\1900-BOTICA ALMA\01.00 Architect\01.13 CAD\1900 BOTICA ALMA 171103.olnGeraldine11:07 AM03-Nov-17

mailto:[email protected]

10.00030i 293.000 7,000

230, 1 2,540 2301 7.000n TT

9.470 300

2.175 1 1.200 1 6.095 300

1.640^ 2.430 ^ 901

1,050 90 1.690 1.100 1.380 300

1.640 i 100 1 . 11 720 1190 1.230 1.050 .90 1.600 901 , 1,010 1 90 1.380

230 T II90 T tl300

23a

23a

30. 29

GROUND FLOOR 1:100






OMISSIONS.

DRAWING NAME SHEET No. REVISION No. JOB No.

GROUND FLOOR 2 OF 11 2 1900THIS IS ONE OF THE DRAWINGS REFERRED TO IN THE CONTRACT

DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS

VARIATIONS VARIATIONSRev. Variation: Date Dm: By: Rev. Variation: Date Drn: By:


DESIGN DWGS 13-03-17 NB RESPONSE TO |3-11-2017| NBEMAIL PLANNING


27-10-17

BOTICASITE ADDRESS


SHIRE


NB

Date Printed.

03-NOV-17

C:\Users\Geraldine\WorK\1900-BOTICAALMA\01.00 ArchitecttO 1.13 CAD\1900 BOTICA ALMA 171103.DlnGeraldine11:08 AM03-Nov-17







OMISSIONS.


DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS


DRAWING NAME

FIRST FLOORVARIATIONS

Rev. Variation:DESIGN DWGS

Date Dm13-03-17

By:NB

(SHEET No.

3 OF 11

VARIATIONSRev. Variation:

RESPONSE TO [3-11-2017| NBEMAIL PLANNING


27-10-17

Date Drn By:

CLIENT NAME

BOTICA

REVISION No.

SITE ADDRESS


SHIRE


NB

Date Printed.

03-Nov-17

UOB No.

1900

C:\Users\Geraldine\Wortr\1900-BOTICAALMA\01.00Arctiitect\01.13 CAD\1900 BOTICA ALMA 171103.plnGeraldine11:08 AM03-Nov-17




THIS DRAWING IS THE PROPERTY BOT1CA ARCHITECTS (BA). THIS DOCUMENT ALONG WITH OTHER DOCUMENTS PREPARED BY BA REMAINS THE PROPERTY


ALL DIMENSIONS AND SETOUTTO BE VERIFIED ON SITE BEFORE COMMENCEMENT OF ANY WORK. NOTIFY BA OF ANY DISCREPANCIES OR

OMISSIONS.


DATED:.............. /............... /.

OWNER WITNESS

GREEN TITLE| Coastal: NO(N2^

VARIATIONS

DRAWING NAME

ROOF PLANVARIATIONS

Rev. Variation:1 DESIGN DWGS

Date Dm: 13-03-17

By: Variation: By:NB RESPONSE TO [3-11-2017J NB

EMAIL PLANNING DEPT.

10-10-17 RECEIVED 27-10-17

SHEET No.

4 OF 11CLIENT NAME

BOTICASITE ADDRESS

REVISION No. JOB No.

2 1900


OWNER WITNESS

ARCHITECT WITNESS

SHIRE

CITY OF VINCENTDrawn By Date Printed.

NB 03-Nov-17

C:\Users\GeraldinetWork\1900-BOTICA ALMA\01.00 Architectt01.13 CAD11900 BOTICA ALMA 171103.plnGeraldine11:09 AM03-Nov-17


10.059

FIELDERS

1:100

CEILING 32262 (66c+ PLATE)

1000 MM HIGH GLASS AND STAINLESS STEEL

BALUSTRADE

COLORBOND ROOF @ 35° PITCH

FIRST FLOOR 29484 (34c)

SLAB SOFFIT 29227 (31c)

ACRYLIC TEXTURE TO BRICK

BOUNDARY WALL

JI.G.L_@jqUNDAR^ |

GROUND FLOOR 26570 (0c)

10.059

. COLORBOND ROOF > 5° PITCH

FIELDERS•INTERLOCKING PANEL" WALL CLADDING

\—>

\

oACRYLIC TEXTURE,

SD SD-------- ISB---------

ACRYLIC TEXTURE TO BRICK

BOUNDARY WALL

40c

33c-

EXISTING RETAINING WALL ON BOUNDARY

T.O.W 26980

J

30c ACRYLIC TEXTURE TO CONCRETE

CANOPY

3 Rear Elevation North1:100


T.O.W 26470

|________ N.G.L@~BOVNDARY- - ~___EXISTING

RETAINING WALL ON BOUNDARY

T.O.W 26470

DRAWING NAME SHEET No. REVISION No. JOB No.

ELEVATION 1 & 3 5 OF 11 2 1900boticarchitects19 CROWLEY VISTA, SALTER POINT 6152 WA



OF BA S BA GRANTS LICENCE FOR THE USE OF THIS DOCUMENT FOR THE PURPOSE FOR WHICH THEY ARE INTENDED.


OMISSIONS.


DATED:.............. /............... /..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS


VARIATIONSVariation:

DESIGN DWGS

Date Dm:13-03-17

By:NB

VARIATIONSRev. Variation:

RESPONSE TO |3-11-2017EMAIL PLANNING


27-10-17

Date Drn: By:

CLIENT NAME

BOTICANB

SITE ADDRESS


SHIRE


NB

Date Printed.

03-Nov-17

C:\Users\Geraldine\Wort\1900-BOT1CAALMA\01.00Architect\01.13CAD\1900BOTlCA ALMA 171103.plnGeraldine11:09 AM03-Nov-17


FIELDERS

East Elevation1:100

FIELDERS"INTERLOCKING PANEL' WALL CLADDING

FIELDERS"INTERLOCKING PANEL" WALL CLADDING COLORBOND ARIES"

(COPPER LOOK)

West Elevation1:100


T.OW 26470□ n \m octian

FACE BRICKWORK TO BOUNDARY WALL

"AUSTRAL BRICKS" "DESIGNER BASALT"




OF BA S BA GRANTS LICENCE FOR THE USE OF THIS DOCUMENT FOR THE PURPOSE FOR WHICH THEY ARE INTENDED.


OMISSIONS.


DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS

VARIATIONS VARIATIONSRev. Variation: Date Dm: By: Rev. Variation: Date Dm: By:

GREEN TITLECoastal: NO(N2)

DESIGN DWGS 13-03-17 NB

DRAWING NAME

ELEVATION 2 & 4

RESPONSE TO EMAIL PLANNING


27-10-17

3-11-2017 NB

[SHEET NO.

6 OF 11

REVISION No. POB No.

1900BOTICA

SITE ADDRESS


SHIRE


NB

Date Printed.

03-Nov-17

Friday. November 3, 2017 1900 BOTICA ALMA 171103 pln BOTICA C:\Users\Geraldine\Work\1900-BOTICAALMA\01.00 Architect\01.13 CAD\1900 BOTICA ALMA 171103.pln

1.02

5


5 Section A-A 1:100

6 Section B-B 1:100

boticarchitectsTHIS IS ONE OF THE DRAWINGS REFERRED TO IN THE CONTRACT GREEN TITLE DRAWING NAME

SECTIONSSHEET No. REVISION No.2 JOB No.1900Coastal: NO (N2) / Ur 11

19 CROWLEY VISTA, SALTER POINT 6152 WAE: [email protected] M: 0419 046 264

DATED:.......... .../........................../......................... VARIATIONS VARIATIONS CLIENT NAME

Rev. Variation: Date Drn: By: Rev. Variation: Date Dm: By: DU I IUM1 DESIGN DWGS 13-03-17 NB 2 RESPONSE TO

EMAIL PLANNING3-11-2017 NB

SITE ADDRESS

THIS DRAWING IS THE PROPERTY BOTICA ARCHITECTS (BA). THIS DOCUMENTALONG WITH OTHER DOCUMENTS PREPARED BY BA REMAINS THE PROPERTY

OF BA & BA GRANTS LICENCE FOR THE USE OF THIS DOCUMENT FOR THEPURPOSE FOR WHICH THEY ARE INTENDED.

ALL DIMENSIONS AND SETOUT TO BE VERIFIED ON SITE BEFORE

OWNER WITNESS DEPT.10-10-17 RECEIVED

27-10-1776 ALMA ROADMT LAWLEY

OWNER WITNESS SHIRE

CITY OF VINCENTCOMMENCEMENT OF ANY WORK. NOTIFY BA OF ANY DISCREPANCIES OR Drawn By Date Printed.

OMISSIONS. ARCHITECT WITNESS NB 03-Nov-17

Friday, November 3, 2017 1900 BOTICA ALMA 171103.pln BOTICA C:\Users\Geraldine\Work\1900-BOTICA ALMAV01.00 Architect\01.13 CAD\1900 BOTICA ALMA 171103.pln


Front Left Perspective1:200

Right Front Perspective1:250

Rear Perspective _____ Alfresco Bar Perspective _____________ Bar Perspective1:250 1:400 1:434.78



THIS DRAWING IS THE PROPERTY B0TICA ARCHITECTS (BA). THIS DOCUMENT ALONG WITH OTHER DOCUMENTS PREPARED BY BA REMAINS THE PROPERTY

OF BA 4 BA GRANTS LICENCE FOR THE USE OF THIS DOCUMENT FOR THE PURPOSE FOR WHICH THEY ARE INTENDED.


OMISSIONS.


DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS


VARIATIONSRev, Variation:

DESIGN DWGS

Date Drn13-03-17

By:

PRAWING NAME

PERSPECTIVESVARIATIONSVariation:



27-10-17

3-11-2017Date Dm By:

CLIENT NAME

BOTICANB

SHEET NO.

8 OF 11

REVISION No. pOBNa

1900

SITE ADDRESS


SHIRE


NB

□ate Printed.

03-NOV-17Friday, November 3,2017 1900 BOTICA ALMA 171103.pln BOTICA C:\Users\Geraldine\Work\1900-BOTICA ALMAtOt.00 Architects .13 CAD11900 BOTICA ALMA 171103,pln





DATED: .............../.............../.

OWNER WITNESS




OMISSIONS.

OWNER

ARCHITECT

WITNESS

WITNESS


DRAWING NAME

SITE CONTEXTSHEET No.

9 OF 11

VARIATIONS VARIATIONSRev. Variation: Date Drn: By: Rev. Variation: Date Dm: By:

1 DESIGN DWGS 13-03-17 NB 2 RESPONSE TO EMAIL PLANNING


27-10-17

3-11-2017 NB

REVISION No. JOB No.

BOTICASITE ADDRESS


CITY OF VINCENT

NB

Date Printed.

03-Nov-17

1900SITE CONTEXT

1:200

Friday, November 3, 2017 1900 BOTICA ALMA 171103.pln BOTICA C:\Users\Geraldine\Work\1900-BOTICAALMA\01.00Arcliitect\01.13CAD\1900BOTICAALMA171103.pln


5.4.2 SOLAR ACCESS FOR ADJOINING SITES P2.1Outdoor living designed for the full width of the site facing North.Indoor living, Alfresco and Main bedroom have full access to Northern sun including shading for summer.Bed 3 is provided with a North window.Bed 2 has a East window. The front terrace has been designed as a evening and summer cool terrace.P2.221 June 12 noon shadow area on adjacent block west = 7.66m* 7.66/229= 3.34%

„ 0%To rear_and_easte_rn._______'^S"C2.1 Permits 35% R40o>0

10.059

5.1.3 LOI BOUNDARY St I BACK|P3.1Adjoining property under constaictibn has walls built up to the boundary. The proposed residence has been designed mine ful of their location and to not be of adverse iHjpact to

either property relating to building t ulk.The orientation of the site means tl at the 2 boundary walls would not impact on the'

—neighbours acGess-to-direet-sum---------------------------------------------------------------------The adjoining property has a bounr ary wall so the proposed boundary wall will not impact on their access to natural vi ntilation or direct sun.The site has a natural light courtyard for the laundry window and kitchens secondary glazed door.The wall built to the boundary prevents ovedooking plus increases privacy both visual and acoustic between the properties.P3.2This boundary wall will provide a more effective use of space with the passage in the building than a minimal use narrow side passage. It will increase security and privacy both visual and acoustic between the properties.The justifications confirm compliance with the design principles of clause 5.1.3.P3.1 The boundary wall will improve the amenity for the adjoining property but also for the site by negating acoustic impact from the neighbours pool. Pools always pose acoustic issues with neighbours and building to the boundary is the best solution to deal with it. The orientation of the site means that walls with a zero lot setback, wall would not impact on the neighbours access to direct sun to the major opening on this side.It is common in this locality to have buildings built up to both side boundaries, as Is the case of the adjoining property. Thus the proposed lot boundary setbacks are con ;istant with the prevailing development context and streetscape.

552

RESIDENCE UNDER CONSTRUCTION

229m2Table 1 - 6 Open spacemin total 45% CALCULATION:

min outdoor living 20m*

Site Area - 230m2Rear courtyard - 48.9m*Side Courtyard - 4.8m2-rent Area -27.8m2;irst floor terrace -12.14m2Total -93.64m2 = 41% ODen

Outdoor LivinaTear courtyard - 48.9m2-irst floor terrace -12.14m2Total -61.04m2

5.1.4 OPEN SPACE P441 % in lieu of 45%. This small variation will still allow the development to satisfy the performance criteria for open space..Open space provided for in the front setback area is consistant with current and future streetscape.Open space has been located to provide access to natural sunlight.4% reduction in open space would not impact and would be difficult to identify any difference in building bulkOpen space in the front setback area is landscaped to provide an attractive setting. This is consistant with the current neigbourhood streetscape.To provide residents with a more functional open space. Open space is provided inlaigei areas rather than nanuw unusable side passayes.----------1________________External fixtures and essential facilities have been catered for in the design of buildings proposed open space.

5.4.1 VISUAL PRIVACYNeighbours floor level 700mm above natural ground level.habitable window ovedooking.P1.2Building up to boundary.Will provide visual and acoustic privacy from this window to the new residence.

FOOTPATHFSET

10.059

5.2.2 GARAGE WIDTHC2. Upper floor extends over the garage and a clearV to the entry is provided.Acceptable development frontage 60% permitted.P2Proposed garage width of 69%. Still provides visual connectivity from the residence and the street.The extra width will assist witfr vehicle access into the garage while providing adequate distance for crossover from the existing street tree.The extra width is consistant with the streetscape.

5.1.3 LOT BOUNDARY SETBACK -East boundary wall has a maximum height 30.084m

AHD. This translates to a wall height approx 2.7m above natural ground level and 2.1m above the floor level of the neighbour.P3.1As a result there would be not adverse impact relating to building bulk.The orientation of the site means that this wall would not impact on the neighbours access to direct sun. The height of the wall will not alter access to natural ventilation.For the site natural ventilation is achieved by direct access between entry and living.Natural light to the passage is via the stairwell window above.The wall prevents ovedooking plus increases privacy both visual and acoustic between the properties.P3.2This boundary wall will provide a more effective use of space with the passage in the building rather than a minimal use narrow side passage, it also allow the design to maximise the rear outdoor living.It will increase security and privacy both visual and acoustic between the properties.The justifications confirm compliance with the design principles of clause 5.1.3.P3.1 The boundary wall will impove the amenity for the adjoining property but also for the resident to prevent the ovedooking from the neighnbours existing window. The orientation of the site means that this wall would not impact on the neighbours access to direct sun to the major opening on this side.It is common in this locality to have buildings built up to both side boundaries. Thus the proposed lot boundary setbacks are consistant with the prevailing development context and streetscape.

R CODE PERFORMANCE JUSTIFICATION






OMISSIONS.


DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS

GREEN TITLE DRAWING NAME

R CODE GROUNDCoastal: NO (N2)

VARIATIONS

DESIGN DWGS 13-03-17

By:NB

FLOORVARIATIONSVariation:



27-1Q-17

3-11-2017Date Dm: By:

NB

SHEET No.

10 OF 11

REVISION No.

CLIENT NAME

BOTICA

JOB No.

1900

SITE ADDRESS


SHIRE


NB

Date Printed.

03-Nov-17

C:\Users\Geraldine\Work\1900-BOTICAALMA\01.00 Architect\01.13 CADVI900 BOTICA ALMA 171103,DlnGeraldine11:12 AM03-Nov-17


5.1.3 LC|T BOUNDARY SETBACK.Table 27 & fig. 4CWall lent th D= 4m wall height 5.75m. setback req. 1.1m. Wall lent th D provided 3.61m setback provided 1.67m

P3.1The 390mm reduction in dimension D is more than compensated by the increased setback of 1.67m in lieu of 1.2m setback required.This solution provides for better amenity for the neighbour in relation to bulk and overlooking.The solar access is not affected.

RESIDENCE UNDER CONSTRUCTION

5.4.1 VISUAL PRIVACY P1The bedroom window is a secondary window with minimal impact on neighbours amenity.P1.2Window is orientated oblique rather than direct to adjoining property, overlooking mainly confined tio the boundary wall from adjoining property adjacent.Only a small amount of the cone of vision impacts the neighbour.

5.1.3 LOT BOUNDARY SETBACK P3.1Adjoining property under construction and has a high lift shaft wall close to the site. The impact^ of this walls bulk require mitigation. The design proposes to build bed 3 to the boundary. This will assist to moderate the bulk of this wall against the proposed residence. The streetscape view will be improved by this measure.The access to direct sun has been provided to the bedroom from a north facing window. North and South windows to the bedroom provide adequate cross ventilation.The location of the wall increases privacy to the adjoining property and overlooking is not affected. SP3.2 5

This boundary wall will provide a more effective use of space for the bedroom and privacy visual and acoustic from the front terrace, for the neighbour between the properties.The justifications confirm compliance with the design principles of clause 5.1.3.P3.1 By its location and length of only 4.5m does not adverse impact the adjoining property.The orientation of the site means that this wall would not impact on the neighbours access to direct sun. The adjoining property has no major openings in this location.The wall built to the boundary will moderate the effect of the neighbours lift shaft. Reinforce the aethetics and balance the elevation of the proposed residence and positively contribute to streetscape in this context.

5.4.1 VISUAL PRIVACY

The cone of vision is overloolieg-s

forward of the setback line.No impact on neighbour.P1.2Planter with screening plant to mitigate any percieved impact from terrace

5.4.1 VISUAL PRIVACY P1.1The cone of vision is overlooking areas forward of the setback line.No impact on neighbour.

5.4.1 VISUAL PRIVACY _P1.1

Cone of vision set at 4.5m as technically this is not a usable balcc fall protection barrier for the full height North facing windows. Albii increase in the cone of vision would increase overlooking onto the

_0£ia.hbour only.The cone of vision is not overlooking any active habitable spaces living areas.The area of overllooking is onto the external passage between the and boundary. No adverse impact to neighbours amenity P1.2

The.neighbour has no windows directly opposite

5.4.1 VISUAL PRIVACY >1.2

Higher windows to maximise visual privacy to neighbours side boundary preventing overlooking

5.2.3 STREET SURVEILLANCE P3Terrace and theatre are main living areas to the front of the residence. They provide a clear visual surveillance to the street increasing security for the neighbourhood.

5.3.1 OUTDOOR LIVING AREAS P1.2 Extra outdoor living terrace to front of building with direct access from habitable room theatre. To take advantage of cool evening summer breezes and views of city

'5.1.2 STREET SETBACK :P2.1Min setback of 2.184m at ground level and 1.684 to first floor terrace is consistant with established street scape refer to sheet 5 site context.Minimising street setback increases the North facing rear open space, outdoor living for the residence.The proposed front setback provides for adequate landscaping and access to service the residence.P2.2Design elements have been used to address the size and scale of the building.A metal clad (copper colour) cube (theatre) creates focal element to the facade.A projecting rendered frame (white) forward of the cube overhangs the garage complementing the streetscape.The terrace will provide activation to the street.Bed 3, located behind the terrace is setback 4.5m for privacy and to minimise bulk.The use of a pallete of materials (face brickwork, metal cladding, glazing and rendered walls) provide textural interest to the facade, positively contributing to the streetscape.The suspended entry canopy provides shelter and clearly identifies the entry to the residence.

5.1.3 LOT BOUNDARY SETBACK.Table 2A & fig. 4C \

Wall length 4m wall hdjght 4.9m. setback req. 1.1m. Wall length provided 3)92m setback provided 1.56m P3.1 |

The 80mm reduction in| dimension D is more than compensated by the increased setback of 1.56m in li of 1.1m setback required.This solution provides 4>r better amenity for the

neighbour in relation tojbulk and overlooking.The solar access is not affected.

iii

5.4.1 VISUAL PRIVAclf P1.1 !

The cone of vision is ndt overlooking any active habitable spaces or outdoor living areas.The area of overlooking is onto the entry porch roof and carport shade structure. Both of these areas are visible from the street and adjacent footpath.

No adverse impact to/neighbours amenity P1.2 /

The window is only$80 mm high.

The neighbour ha$'no windows opposite The wall setbacl^tomplies with Table 2A

KQ,

R CODE PERFORMANCE JUSTIFICATION FIRST FLOOR1:100

GREEN TITLECoastal: NO(N2)

DRAWING NAMER CODE FIRST

FLOOR

SHEET No.

11 OF 11

REVISION No.

2JOB No.

1900VARIATIONS VARIATIONS CLIENT NAME






OMISSIONS.


DATED:.............. /.............../..............

OWNER

OWNER

WITNESS

WITNESS

ARCHITECT WITNESS

DESIGN DWGS 13-03-17 NB RESPONSE TO p-11-2017] NBEMAIL PLANNING


27-10-17

SITE ADDRESS


SHIRE


NB

Date Printed.

03-Nov-17C:\Users\GeraldinetWortt1900-BOTICAALMAI01.00Architectl01.13CAD\1900 BOTICA ALMA 171103.DlnGeraldine 11:12 AM03-Nov-17


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VARIATIONS CITY OF VINCENT