4.1 34 dion road & 27-29 ranfurlie drive, glen waverley … · 2015. 5. 27. · council...

Council Meeting, 28 April 2015 Section 4.1 –

34 Dion Road & 27-29 Ranfurlie Drive, Glen Waverley - Development Of Seven (7) Double Storey Dwellings And Retention Of The Existing Double Storey Dwelling With Associated Car Parking And

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4.1 34 DION ROAD & 27-29 RANFURLIE DRIVE, GLEN WAVERLEY DEVELOPMENT OF SIX (6) DOUBLE STOREY DWELLINGS INCLUDING RETENTION OF THE DWELLING AT 29 RANFURLIE DRIVE

(TPA/43401)

EXECUTIVE SUMMARY:

Approval is sought for the development of six (6) double storey dwellings over three lots at 34 Dion Road and 27 and 29 Ranfurlie Drive, Glen Waverley. The existing dwelling and garage at 29 Ranfurlie Drive are proposed to be retained.

The application was subject to public notification. Six (6) objections to the proposal have been received, one of which is a signed objection from 11 residents.

Key issues to be considered are neighbourhood character, car parking provision and overshadowing.

This report assesses the proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework, Clause 55 and issues raised by objectors

The reason for presenting this report to Council is the proposed development cost of $1.75 Million.

The proposed development is considered unsatisfactory having regard to the relevant provisions of the Monash Planning Scheme. It is recommended that Council resolve to issue a Refusal to Grant a Planning Permit.

RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE MANAGER: Angela Hughes

RESPONSIBLE PLANNER: Jeanny Lui

WARD: Mulgrave

PROPERTY ADDRESS: 34 Dion Road & 27-29 Ranfurlie Drive, Glen Waverley

PRE-APPLICATION MEETING: No

NUMBER OF OBJECTIONS: Six (6)

ZONING: General Residential Zone (Schedule 2)

EXISTING LAND USE: 34 Dion Road: vacant land; 27-29 Ranfurlie Dve: single dwelling on



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each lot

OVERLAY: N/A

RELEVANT CLAUSES:

State Planning Policy Framework

Clause 11 Settlement Clause 11.02 Urban growth Clause 11.04 Metropolitan Melbourne Clause 14.02-1 Catchment Planning and Management Clause 15 Built Environment & Heritage Clause 16 Housing

Clause 16.01-2 Location of Residential Development

Clause 16.01-4 Housing Diversity

Local Planning Policy Framework

Clause 21 Municipal Strategic Statement Clause 21.04 Residential Development Clause 22.01 Residential Development and Character Policy Clause 22.04 Stormwater Management Policy Clause 22.05 Tree Conservation Policy

Particular Provisions

Clause 52.06 Car Parking Clause 55 Two or more dwellings on a lot and residential buildings Clause 65 Decision Guidelines

STATUTORY PROCESSING DATE: 1 June 2015

DEVELOPMENT COST: $1,750,000.00



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LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE



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RECOMMENDATION:

That Council resolves to issue a Refusal to Grant a Planning Permit (TPA/43401) for the development of six (6) double storey dwellings and retention of the existing double storey dwelling with assocaited car parking and landscaping, at 34 Dion Road & 27-29 Ranfurlie Drive, Glen Waverley on the following grounds:

1. The proposal is an overdevelopment of the site.

2. The proposed development is not sympathetic to the neighbourhood

character of the area in particular with regard to mass, bulk and scale.

3. The proposed development will result in the overshadowing of the

secluded private open space of the existing dwelling and Dwelling 3 and Dwelling 5 which will result in a loss of internal amenity for these dwellings. Particularly the secluded private open space of Dwelling 3 which is enclosed by walls.

4. The car parking provision for Dwellings 4 & 6 are poor in that a 3-point turn is required to exit from these dwellings in a forward direction.

BACKGROUND:

History On 1 October 2014, planning application TPA/42126 for the variation of a single dwelling covenant to 34 Dion Road Glen Waverley to allow the development of more than one dwelling and development of eight (8) double storey dwellings over three lots (34 Dion Road, 27 and 29 Ranfurlie Drive) was withdrawn. On 24 October 2014, the Supreme Court of Victoria approved an application to discharge the restrictive covenant to 34 Dion Road Glen Waverley. This decision means that subject to planning permission more than one dwelling may be built on this site. The Site and Surrounds

The development site comprises three lots on the corner of Dion Road and Ranfurlie Drive; 34 Dion Road, and 27 and 29 Ranfurlie Drive, Glen Waverley. The total combined area of the three lots is 1980 square metres with a combined street frontage to Dion Road of 31.09 metres and a combined street frontage to Ranfurlie Drive of 35.35 metres. The land at 34 Dion Road is vacant and devoid of any vegetation.



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The land at 27 Ranfurlie Drive contains a single storey brick dwelling with pitched tiled roof and attached garage which is proposed to be demolished. Access to the site is via a crossover and driveway from Dion Road adjacent to the northern side of the site. The land at 29 Ranfurlie Drive contains a double storey rendered dwelling with pitched tiled roof, attached garage and carport with an in-ground swimming pool to the rear. The dwelling and carport is proposed to be retained. Access to the site is via two existing crossovers and circular driveway. All lots are relatively flat. No.27 and 29 Ranfurlie Drive contain a 2.44 metre wide drainage and sewerage easement which runs parallel along the rear (north) boundaries. No.34 Dion Road contains a 1.83 metre wide drainage and sewerage easement which runs parallel along the side (south) and rear (east) boundaries. The site is bounded by existing timber paling fences to the side and rear boundaries of varying heights between 1.6 to 1.9 metres. No.34 Dion Road contains a 1.9 metre high timber paling fence along the front boundary, while 27 and 29 Ranfurlie Drive contain no front fences and are open to the street. The subject site directly adjoins three (3) residential properties to the north and east which contain a mixture of single and double storey dwellings.

Surrounding properties are predominantly single storey with some double storey development. The site is located within the ‘C’ Character Area in the Monash Urban Character Study. An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PROPOSAL:

It is proposed to demolish the existing dwelling at 27 Ranfurlie Drive (no planning permit required) and construct six (6) double storey dwellings on the land. The double storey dwelling at 29 Ranfurlie Drive would be retained.

The proposal is summarised as follows:

The double storey dwelling at 29 Ranfurlie Drive retained.

Three dwellings each with two bedrooms and one car space.

Three dwellings each with three or more bedrooms and two car spaces.

One visitor car space.

Double cross over to provide access from Dion Road to dwellings 1 and 2.



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Re-aligned single crossover to provide access from Dion Road to the rear dwellings 4 and 6, the visitor space and garage of dwelling 3.

Single crossover from Ranfurlie Drive to provide access to a double garage to dwelling 5.

Two single crossovers to remain to provide access to the existing dwelling at 29 Ranfurlie Drive.

A maximum overall building height of 8.1 metres above natural ground level.

Each dwelling would have private open space areas consisting of an area of at least 75 square metres, with secluded private open space area of at least 35 square metres with a minimum width of 5 metres located to the rear or side of the dwellings, with convenience access from living rooms.

Face brick construction to the ground floors with a render finish to first floors and pitched tiled roofs.

Contemporary architectural design.

No front fences. Attachment 1 details plans forming part of the application.

PERMIT TRIGGERS:

Zoning The land is situated in the General Residential Zone (Schedule 2) under the provisions of the Monash Planning Scheme where a planning permit is required to construct two or more dwellings on a lot. Overlays

The land is not subject to any overlay control. Particular Provisions

Clause 52.06: Car Parking

Prior to a new building being occupied the required car parking spaces must be provided on the land or as approved by the Responsible Authority. ResCode

Clause 55: Two or more dwellings on a lot and residential buildings (ResCode).

A development must meet all of the objectives of this clause and should meet all the standards. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.



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CONSULTATION:

Public Notice

The application was advertised in accordance with section 52 of the Planning and Environment Act 1987 by way of 14 notices sent to the surrounding property owners/occupiers, and two on-site notices – one to each street frontage. Six (6) objections were received for the application, one of which is an 11 signature petition. The grounds of objection are summarised as follows:

Overdevelopment,

Out of character,

Noise,

Increased traffic/ on-street parking,

Increased land fill/rubbish,

Safety issues associated with four crossovers within close proximity to one another,

Impact on disabled persons resulting in unfamiliar surroundings and potential cancellation of special development school bus from increased on-street parking,

Overlooking,

Overshadowing,

Height of northern boundary fence,

Tree removal,

Wall on boundary,

Impact on the existing infrastructure. All submissions were considered in full prior to this report and recommendation being written. Concerns are discussed in the ‘Assessment’ component of this report, on their merits. Amended plans were submitted to Council following public notice. The amended plans show one proposed dwelling removed and associated changes to other dwellings including removal of a new crossover. In addition, in response to one of the grounds of objection, the ground floor northern wall of dwelling 1 on the property boundary was reduced from 10.5 metres to 8.5 metres in length. The upper floor of dwelling 4 is also reduced in size to prevent overshadowing of the secluded private open space of the existing dwelling. It is not considered that the amended plans will adversely affect adjoining properties because the proposed building setback to property boundaries has not been reduced. For that reason public notice of the amended plans was not required. Attachment 4 details the location of objector properties.



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Referrals Internal Referral

The application was referred to Council’s drainage and traffic engineers and Council’s Horticultural Services. External Referral There is no requirement to refer the application externally.

DISCUSSION:

Consistency with State and Local Planning Policies The Garden City Character of the municipality is identified in Clause 21 of the Municipal Strategic Statement as a core value held by the community and Council. Garden City Character policy objectives are significant and important considerations in all land use and development decisions. Council’s goal in Clause 21.04 (Residential Development Policy) is to balance residential development within the city by providing a variety of housing styles whilst remaining sympathetic to existing neighbourhood character. Council’s Residential Development and Character Policy (Clause 22.01) aims to ensure that new development is successfully integrated into existing residential environments with minimal streetscape or amenity impact and to achieve outcomes that enhance the Garden City Character of the area. In addition, it encourages the provision of a variety of housing types to accommodate future housing needs and preferences that are energy efficient and sustainable. The Garden City Character be maintained by providing front garden space in which upper canopy trees can develop. The Residential Development and Character Policy in Clause 22.01-3 emphasizes the importance of Garden City Character by discouraging car parking and accessways that have a significant impact on or cause fragmentation of the streetscape. In addition, the number of vehicle crossings should be minimised to maintain existing kerb side parking and green spaces in both front setback areas and in naturestrips. Landscaping in the front setback should be maintained by minimising the number of crossovers on larger multi dwelling sites and situating vehicle parking at the rear on sites accommodating small to medium sized developments. Garages, carports and associated visitor spaces should also be designed so that they do not dominate or visually disrupt the streetscape. Given the width of each frontage the use of two crossovers to each is not considered unreasonable. However the proximity of the two Dion Road crossovers to one another would result in two short sections of naturestrip that



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would have the effect of emphasising vehicle access and garaging at the expense of the dwellings. It would also result in the loss of on-street parking.

Dwellings 1 and 2 would be attached to one another - separated in the middle by their respective garages - and served by one of the Dion Road crossovers. Although set behind the dwellings facade, these garages would dominate this section of the streetscape because of their attachment and the narrow width of the dwellings. Situating garages 1 and 2 behind the dwellings accessible from the common driveway would produce a better outcome.

The dwelling at 29 Ranfurlie Drive would be retained as would its return driveway and the two crossovers serving it. To the immediate west is proposed a driveway to the double garage of dwelling 5 separated from the return driveway by a landscape strip between 600mm and 2.3 metres wide. Nothing substantial could be planted here and the effective result would be three driveways to Ranfurlie Drive with an uncharacteristic expanse of concrete.

Built form and scale of development

The Residential Development and Character Policy also requires the height and scale of existing dwellings in the neighbourhood to be respected, building spacing and setbacks off side boundaries to be maintained and the spacing and rhythm of existing dwellings to respect the built form character of the streetscape. The scale and bulk of double storey buildings at the rear of properties, adjacent to single storey dwellings, should be low key. This can be achieved by generous upper floor articulation and setbacks off site boundaries sufficient to allow new landscaping incorporating canopy trees.

The ground floor footprint of all but the existing dwelling is relatively small. As a result the area of the upper level of those dwellings is relatively large producing a development dominated by “box like” forms. The only way to achieve a satisfactory reduction in upper level built form characteristic of the neighbourhood, without reducing open space, is with bigger ground floor dwelling foot prints. Without reducing open space, it is considered that, this could only be achieved by reducing the number of dwellings. On this basis, it is considered that the proposal represents an overdevelopment of the site. This design change cannot be made subject to permit condition because the ultimate design outcome would remain unknown.

Council’s Tree Conservation Policy (Clause 22.05) contains objectives designed to maintain, enhance and extend the Garden City Character throughout the municipality. Existing vegetation would be retained under the proposal, although limited opportunities are proposed to be provided to plant new vegetation. Particularly canopy trees.



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Monash Housing Strategy 2014 The Monash Housing Strategy has been developed to review Council’s current housing strategies based on an assessment of key State and Local Strategies and research from all tiers of Government and other research bodies.

The housing strategy identifies that a key issue for Monash will continue to be the management of household growth and change while at the same time preserving valued neighbourhood character and enhancing sustainability. Addressing quantitative demand is only part of the issue and there is also a need to ensure that new housing is designed to meet the specific needs of the community as it ages and diversifies.

The need for the City of Monash to adopt a proactive role to address housing issues has been imperative and the Monash Housing Strategy forms part of that role. Opportunities for residential growth within the City of Monash are increasingly limited within established residential areas.

The Monash Housing Strategy amongst other items has identified the lack of greenfield land supply within the municipality. While the proposal would result in a modest addition to the housing supply, the combined bulk and mass of the proposed dwellings is not found in the immediate area and would result in an unacceptable streetscape impact. Of particular concern is the continuous building mass of Dwellings 3 and 5 that would wrap around the Dion Road/Ranfurlie Drive corner. Combined with the substantial upper level bulk of those dwellings, the result would be a dominant built form that would be out of place in this neighbourhood, which comprises predominantly single storey detached dwellings. This attachment of dwellings would prevent landscaping from being used as both a transition between dwellings and to establish view lines between them. Landscaping could be planted along both frontages but this would not match the feeling of spaciousness amongst dwellings that is so characteristic of the immediate area. The applicant has sought to create usable well orientated open space areas. However the attachment of dwellings 3 and 5 would have the effect of enclosing the secluded open space of dwelling 3 behind walls of two other dwellings. Although satisfying Rescode the feeling of enclosure that future users of this space would feel would greatly reduce the amenity of this area. Assessment under Clause 55 (Rescode) Neighbourhood Character and Design Detail The land is in the Residential Character Type “C” area under the Monash Urban Character Study. Elements that contribute to this character include; distorted grid subdivision pattern with diagonal distortion, variety of architectural styles



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including two storey houses especially in northern Neighbourhoods, consistent building setback, infrequent but prominent conifer windrows, well-planted front gardens with large trees and shrubs within lots, low fences, walls or open soft frontage, street trees varying in spacing, species and quality.

The Desired Future Character Statement for the “C” Character area is expressed as follows:

“The neighbourhood character of this area will develop within a pleasant leafy framework of well-planted front gardens and large canopy trees.

Architecture, including new buildings and extensions, will, in the majority of cases, be secondary in visual significance to the landscape of the Character Type from the street. However, in neighbourhoods that currently have a large proportion of two storey houses, the architecture will gradually become more dominant, although it will always be buffered from the street by a well planted front garden that will ensure the soft leafy nature of the street will be perpetuated.

Setbacks will be generous and consistent within individual streets.

Building heights will vary between neighbourhoods. Those neighbourhoods where the diverse topography and well developed mature tree canopy provide a framework within which redevelopment can occur will have a larger proportion of two storey houses. In the lower, less wooded areas, buildings will be mainly low rise unless existing vegetation or a gradation in height softens the scale contrasts between buildings.

The built-form will be visually unified by well-planted front gardens that contain large trees and shrubs and street tree planting. Neighbourhoods that are influenced by the naturalistic landscape of the creek valleys or on highpoints and ridges will have a predominance of native trees in both the public and private realm. Trees within lots to be redeveloped will be retained wherever possible in order to maintain the established leafy character.

Streets which have a majority of gardens currently lacking fences will continue to do so. Walls and fences in other streets will be low to allow plants in the front garden to be visible from the street. Colours and materials will be sympathetic to the architecture of the house.

The soft quality of streets derived from the nature strips will be protected by ensuring that each lot frontage has only one single crossover. Landscape elements such as remnant indigenous vegetation and the large old coniferous wind-rows will be retained until horticulturally unstable.

The character of existing public open spaces within the Character Type, particularly those naturalistic corridors such as Damper Creek and Valley Reserve, will be protected by ensuring that buildings directly adjacent to such areas are set back and buffered with planting that complements that within the public open space.”



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The bulk and mass of the proposal is considered out of character with the neighbourhood. There is little graduation in built form between the dwellings with each exhibiting an excessive upper level bulk. Landscaping would only be possible around the perimeter of the development but this would not help achieve the level of spaciousness between dwellings found elsewhere in the immediate area. Although the front setback of the proposed development satisfies the requirements of Rescode, the continuous unbroken built form at ground floor level, particularly that between dwellings 3 and 5, would compromise any positive outcomes otherwise achieved. The dwellings fronting Dion Road would feature staggered setbacks between 5.0 and 7.6 metres. This would go some way toward creating an individual feel to each of the dwellings, although Dwellings 1 and 2 would be dominated by garages at the ground floor Dion Street frontage. Landscaping Maintaining and enhancing the Garden City Character is a core value held by the community and Council, and is a significant and important consideration in all land use and development decisions in Monash. The objective to this standard is to encourage development that respects the landscape character of the neighbourhood and to provide appropriate landscaping. Only perimeter planting can be achieved in this instance owing to the continuous built form and area devoted to driveways. In contrast dwellings in the immediate vicinity are recognisable for their spacious surroundings and landscape opportunities. Landscaping ought to be used in a development of this size to establish view lines in order to accentuate dwelling separation. Meaningful separation of dwellings 3 and 5 in the current proposal would create a view line extending east-west across the entire width of the land. Introducing this element would better integrate the development into its surroundings. Private Open Space

The schedule of the General Residential 1 Zone of the Monash Planning Scheme requires a dwelling to have private open space consisting of:

“An area of 75 square metres, with one part of the private open space at the side or rear of the dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room”

Dwellings 1, 2, 3, 5, 6 and the existing dwelling would contain a minimum of 75 square metres of private open space with a minimum dimension of 3 metres, including a secluded open space area of 35 square metres with a minimum



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dimension of 5 metres. However it is considered that the secluded open space of dwelling 3 would be compromised by being enclosed by the walls of other dwellings. Dwelling 4 would contain a minimum of 75 square metres of private open space with a minimum dimension of 3 metres. However the secluded private open space would be 4 metres in dimension which does not satisfy the requirement of Schedule 2 of the General Residential Zone in Clause 32.08 of the Monash Planning Scheme. Walls on boundaries The northern wall of dwelling 1 would be situated on the common boundary and would have a length of 8.5 metres with an average height of 3 metres. In the event that a planning permit was issued, permit conditions will require the entire wall to be setback 1 metre from the northern boundary to minimise any potential impacts to the adjoining properties. Overshadowing The design of the proposed development means the secluded private open spaces of the existing dwelling and Dwelling 3 will be in shadow for most of the day, contrary to the provision of 55.04-5 of the Monash Planning Scheme. These dwellings both comprise 4 bedrooms together with substantial areas of living space and it is considered imperative that these dwellings have a functional and useable area of secluded private open space. The secluded private open space of Dwelling 3 will be further compromised by proposed walls which will be built on all but a part of its eastern boundary. Traffic, Access and Parking

The following table represents the number of on-site car spaces required by Clause 52.06 of the Monash Planning Scheme:

No. of Dwellings Clause 52.06 Requirement

Car Spaces Required

Car Spaces Provided

Two Bedroom Dwellings

3 1 space per dwelling

5 5

Three or more bedrooms

4 (including existing dwelling)

2 spaces per dwelling

8 9

Visitor parking 1 1 space per 5 dwellings

1 1

Total 14 15

A sufficient number of car spaces are proposed on site in convenient locations to each dwelling. One visitor space would be sited centrally on the site and be easily identified. However there is considered to be an inadequate amount of



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landscaping along the common driveway given the number of dwellings to be served. Setbacks from street trees would be achieved in accordance with Council’s Arboricultural Services Department recommendations. If Council is of a mind to support the proposal conditions would be required to minimise the loss of landscaping opportunities within the front setback of the dwellings and to reduce the width of the crossover to garages 1 and 2. Council’s Traffic Engineer is satisfied that drivers will be able to enter and exit the development in a safe and efficient manner, albeit a 3-point turn would be required for the vehicles exiting Dwellings 4 and 6 in order to leave the site in a forward direction. Objections

Overdevelopment of the site

It is considered that this ground of objection has merit. The proposal would feature substantial built form, an excessive number of crossovers and too few landscape opportunities. Not in keeping with the existing neighbourhood character

It is considered that this ground of objection has merit. The prevailing character of the neighbourhood is one of single level detached dwellings in spacious well landscaped surrounds in contrast with the continuous built form of the current proposal. Noise

Any noise generated from the use of the dwellings is anticipated to be general residential noise which is reasonable and no uncharacteristic of a residential area.

Increased traffic/ on-street parking

The proposal satisfies the on-site car parking requirements specified under Clause 52.06 of the Monash Planning Scheme, with each dwelling being provided with the required number of car spaces. However the number of crossovers proposed to serve the development is considered excessive. Increased land fill/rubbish from more residents

It is considered that Council’s waste facility services would be able to cope with the additional waste resulting from the proposed development. If Council were of a mind to support the proposal, a waste management plan could be required by condition of the permit.



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Safety issues associated with 4 crossovers within close proximity to one another

Only two new crossovers are proposed to serve the new dwellings. It is not considered that these crossovers will create safety hazards. In addition, each driveway would be provided with a 50% clear corner splay in order to provide a clear view of the pedestrian footpath and increase visibility for drivers as they exit the site.

Impact on disabled persons resulting in unfamiliar surroundings and potential cancellation of special development school bus from increased on-street parking

Multi unit development is considered reasonable within this neighbourhood. Each dwelling would have the required number of on-site car spaces pursuant to clause 52.06 and one visitor space could be provided; pursuant to the requirements of the planning scheme. No additional parking is required. Overlooking

All first floor external habitable room windows have been provided with either fixed screens, highlight windows or obscure glazing to 1.7 metres to prevent overlooking. Side and rear boundary fences vary in height between 1.7 to 1.9 metres. It is considered that the proposed development complies with Standard B22 regarding overlooking. Overshadowing

Overshadowing diagrams have been provided as part of the planning application and it is considered that the proposed development meets the objectives and standards of Clause 55.04-5 Overshadowing open space. The overshadowing diagrams indicate that minimal overshadowing will occur to the objectors properties which will still receive adequate solar in accordance with Standard B21. Of concern, however, is the amenity impact of the enclosure of the secluded open space of dwelling 3. Height of northern boundary fence

The existing 1.9 metre high paling fence along the northern boundary is shown to be retained on the ground floor and elevation plans with no change in the height proposed. Impact on trees

The land is not subject to the Vegetation Protection Overlay so a permit is not required to remove vegetation from the land. However the proposed development incorporates some existing trees to be retained within the front setback of the existing dwelling, and in the private open space of dwellings 3. If Council were of a mind to support the proposal, permit conditions could require the development to be supervised by a qualified arborist to ensure the trees will not be damaged during construction.



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Walls on boundaries

The northern wall of dwelling 1 would be situated on the common boundary. The wall would have a length of 8.5 metres with an average height of 3 metres. The plans originally advertised showed a wall of 10.5 metres on the boundary which has been reduced in length by 2 metres (to 8.5 metres). If Council were of a mind to support the proposal conditions could require the entire wall to be setback 1 metre from the boundary to address the concerns of the objector. Impact on the existing infrastructure

The proposal satisfies Clause 52.06 of the Monash Planning Scheme in providing sufficient car parking spaces for the development. It is deemed that the proposed development will not significantly increase the number of cars parking in the street and therefore will be unlikely to cause any issues with the collection of rubbish/recycling or access of emergency vehicles.

CONCLUSION:

The proposed development is considered unsatisfactory having regard to the relevant requirements of the Monash Planning Scheme including the State Planning Policy Framework, Local Planning Policy Framework including the Municipal Strategic Statement and Residential Development and Character Policy. Proposed dwellings feature excessive upper level bulk which is uncharacteristic in the neighbourhood. There would be too few landscape opportunities to address this or to create a spacious feel which is found elsewhere in the area. The overshadowing of the development on the secluded private open spaces of the existing dwelling and Dwellings 3 and 5 is also considered excessive and would result in poor internal amenity for these dwellings.

The proposal features an excessive number of driveways and this would have an adverse impact on the streetscape.

It is recommended that Council, having considered all the matters required under Section 60 of the Planning and Environment Act 1987, issue a Refusal to Grant a Planning Permit.



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LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (November 2012). Attachment 3 – Zoning and Overlays Map. Attachment 4 – Objector Properties Location Map.

4.1 34 dion road & 27-29 ranfurlie drive, glen waverley … · 2015. 5. 27. · council...

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