DEVELOPMENT COMMITTEE ATTACHMENT 1 OF 5 TO ITEM: DV18.128

The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.

Lot 77 (No. 23) Orrel Avenue, Floreat Two Carports

1:3074

The Town of Cambridge does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the Town of Cambridge shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.

Lot 77 (No. 23) Orrel Avenue, Floreat Two Carports

1:768

Development application site photographs

Property Lot 77 (No.23) Orrel Avenue, Floreat Proposal Two Carports DA reference 0123DA-2018 Date of photographs

30 August 2018

Photograph 1: Subject site

DV18/128 - Att 2 of 5 - Site photographs

Photograph 2: Pathway down Orrel Street

Photograph 3: Subject site from Lissadell Street

Photograph 4: Pathway from Lissadell Street

DV18.128 - Att 3 of 5 - Development Plans

CLIENT

PROJECT

DRAWING REV DATE NOTES

STAGE

SCALE

DRAWING No.DRAWN

M. GROVE

23 ORREL AVE, FLOREAT

PROPOSED NEW CARPORT S

23 ORREL AVE, FLOREAT

ELEVATION

ELEVATIONS x2

TENDER

AS NOTED

A-002DWA

1 29.01.2018 ISSUED FOR REVIEW

2 23.03.2018 BRICK PIERS ADDED

3 19.04.2018 EAVE ADJUSTED

4 20.06.2018 EXISTING FENCE

23 July 2018

Planning Services Town of Cambridge PO Box 15 FLOREAT WA 6014

Dear Sir/Madam,

APPLICATION FOR DEVELOPMENT APPROVAL – ADDITIONAL JUSTIFICATION AND RESPONSE TO NEIGHBOUR CONSULTATION

PROPOSED TWO CARPORTS AT LOT 77 (NO. 23) ORREL AVENUE, FLOREAT

I act on behalf of The Carport Co. as their planning consultant and refer to the Application for Development Approval for the proposed two carports at Lot 77 (No. 23) Orrel Avenue, Floreat. It is noted that during the neighbour consultation period two objections were received in relation to the proposal. Please refer to the responses to each objection provided below:

OBJECTION 1

The roofline of the proposed structure at No. 23 is at eye level, and will, at the proposed length, substantially block the view, ruin the ambience and affect the resale price of the property, which has been our family home for 80 years. We request that the proposed setback of 0.9 metres be amended to 3 metres which will shorten the structure, but still allow for adequate protection for two large family vehicles. Additional vehicles cannot be parked on the driveway anyway, as they would jut out onto the footpath.

RESPONSE TO OBJECTION 1

The proposed roof line is starts at 2.4m above the ground level, being above eye levels which is deemed to be 1.6m above natural ground level under the R-Codes.

DV18.128 - Att 4 of 5 - Justification from applicant

The proposed carport will not have an adverse impact on the ambience of the locality. The character of the locality consists on single houses, whereby many of them have carports in a similar location, with setbacks in keeping with the proposal as shown below.

With respect to the property values, unfortunately this is not a valid planning consideration.

There is no intention for additional vehicles to be parked so that they block access along the footpath. The proposed carport comfortably provides adequate space for vehicles to be parked beneath it without projecting into the verge area.

OBJECTION 2

There are several such carports on properties on these streets and one assumes that these have similar characteristics. The new structures will be unacceptable, however, if they have solid walls and/or obstruct visibility, especially given their proximity to the intersection of Orrel Avenue and Lissadell Street. Many vehicles using this intersection flaunt the road rules and any compromise to visibility may lead to another fatality:

1: it is common for vehicles travelling west on Orrel Avenue to barely slow down let alone halt at the Stop sign at Lissadell and there have been a number of near misses.

2: many vehicles travelling north on Lissadell Street, turning right (east) into Orrel, cut the corner at speed, again at risk to other road users.

RESPONSE TO OBJECTION 2

There are several carports on the surrounding properties which have a similar setback to the development which is proposed at No. 23 Orrel Avenue. As the proposal is in keeping with the development on surrounding lots, it is considered to be in keeping with the existing and desired future streetscape.

The proposal comprises two carports, which are open in nature. It is noted that the R-Codes outlines that for the proposed development to be assessed as a carport it needs to comply with the following definition:

A roofed structure designed to accommodate one or more motor vehicles unenclosed except to the extent that it abuts a dwelling or a property boundary on one side, and being without a door unless that door is visually permeable.

As the proposal is in keeping with the definition under the R-Codes, it is to be treated and assessed as carport rather than as a garage.

Unfortunately, other people not following the road rules this is not a valid planning objection.

In the instance vehicles are not stopping at the respective stop sign or cutting the corner, then the Town should investigate other traffic calming methods and not attempt to mitigate the issue through the development of an individual’s property.

FURTHER INFORMATION REQUEST

The Town sent a further information request on 17 July 2018, which outlined the following variations to the Deemed-to-comply provisions of the R-Codes and/or the Town of Cambridge’s planning policies:

• I have spoken to someone from the infrastructure team and they have indicated that the proposed single carport on the southern side of the site does not meet the Australian Standards for car parking in terms of the length of bay size. The required length is 5.4 metres and the plans show a bay size of 4.45m.

• Sightlines: the minimum required sightlines where a driveway meets a public street are to be truncated or reduced to no higher than 0.75 metres within 1.5 metres of where walls and fences adjoin vehicle access points. The submitted plans do not show the height the existing fence, however, it appears that sightlines have not been accommodated on site.

TOWN OF CAMBRIDGE LOCAL PLANNING SCHEME NO. 1

The subject site is zoned ‘Residential’ under the Town of Cambridge’s operative Local Planning Scheme No. 1 (LPS1).

Development associated with a ‘Dwelling (Single)’ is a ‘P’ use under the ‘Zoning Table’ of LPS1, meaning that the use is permitted by the Scheme.

It is contended that the proposed development of the subject site, being two proposed carports to an existing single house, is consistent with the ‘Residential’ zone under LPS1 for the following reasons:

• The proposed development will provide for a variety of housing types and size, to meet the current and future needs of the community;

• The proposed development is complimentary to the existing residential development on the subject site and surrounding properties; and

• The proposed development will complement the existing single house.

Determination of Non-Complying Applications for Planning Approval

In accordance with Clause 39 ‘Determination of Non-Complying Applications for Planning Approval’ of LPS1, the Council may approve a non-complying application. The proposed development is considered to be in keeping with the orderly and proper planning of the locality as it is providing roof cover over the existing car parking spaces. In addition to this, due to the open nature of the carports, the proposed development does not result in any adverse building bulk on the streetscape. Accordingly, the proposal is considered to be in keeping with the Town’s Local Planning Policy 3.1 – Streetscapes, which aims to create and preserve neighbourhoods that are attractive, safe and offer high amenity for residents and pedestrians. The proposed development provides for varying building setbacks, which provides for an improved quality of streetscape. In light of this the proposed development is considered to be in keeping with the orderly and proper planning of the locality.

Further to the above, the proposed carport will not have an adverse effect on the occupiers of the dwelling, rather it would improve the occupiers’ amenity by providing roof cover to the existing car parking spaces. The proposed development will not result in any adverse impact on the adjoining properties or locality, as the open nature of the site ensures that the proposal does not intrude on the adjoining properties. In light of this, the proposed carports are not considered to adversely affect the future development of the locality.

RESIDENTIAL DESIGN CODES OF WESTERN AUSTRALIA

It is imperative to note that Part 2 ‘R-Codes Approval Process’ of the R-Codes, outlines that the R-Codes comprises two forms of assessment being the Deemed-to-comply provisions and the Design Principles.

In accordance with Clause 3.3 ‘Supporting Information Requirements’ of the R-Codes, where a component of the proposal proposes to apply one or more design principle(s), it is necessary to assess that component of the design against the relevant design principle(s). Additional supporting information shall include:

(a) Identification of all design elements that are not deemed-to-comply; and (b) Written justification as to how the application/ proposal meets the design principles and

objectives of the R-Codes and any relevant scheme and local planning policy objectives and requirements.

DESIGN OF CAR PARKNG SPACES

In accordance with Clause 5.3.4 ‘Design of Car Parking Spaces’ C4.1 of the R-Codes, car parking spaces and their manoeuvring areas are to be designed in accordance with AS2890.1. Further to this, it is noted that the R-Codes do not stipulate a minimum dimension for a carport, the only specific requirements relate to the required setbacks of the structure from the lot boundaries.

In accordance with AS2890.1, Figure 5.2 ‘Design Envelope around Parked Vehicle to be Kept Clear of Columns, Walls and Obstructions’ indicates that the required length of a car bays is 5.4m. Further to this, the base dimension for the B99 and B85 vehicle referred to in AS2890.1 shall be 5.2m in length and 4.9m respectively.

The assessment used by the Town’s officers requires carports to comply with the minimum dimension of a B99 vehicle. As the bay is 4.8m in length, it is able to accommodate a smaller vehicle. It is considered appropriate to support the carport accessed via Lissadell Street as a space for a small vehicle as the

carport access via Orrel Avenue is sufficient in size to accommodate two vehicles which comply with the minimum dimensions for the B99 vehicle under AS2890.1. As there are two alternate car parking bays, the carport for a small vehicle is considered to be appropriate and in keeping with the Design Principles of Clause 5.3.4 ‘Design of Car Parking Spaces’ which states:

P4 Car, cycle and other parking facilities are to be designed and located on-site to be conveniently accessed, secure, consistent with the streetscape and appropriately manage stormwater to protect the environment.

The proposed carports are designed and located on-site so that they are conveniently accessed via the residents of the dwelling. The proposed car parking spaces are secure as they are located behind an existing fence.

There are several carports on the surrounding properties which have a similar setback to the development which is proposed at No. 23 Orrel Avenue. As the proposal is in keeping with the development on surrounding lots, it is considered to be in keeping with the existing and desired future streetscape.

With respect to stormwater, as the proposal does not increase the extent of impervious area therefore there is no additional stormwater retention required on-site. The proposed carports will connect into the existing stormwater system accordingly.

SIGHTLINES

In accordance with the Deemed-to-comply provisions of the R-Codes, where a driveway meets the front lot boundary fences are to be reduced to no greater than 0.75m high within the 1.5m by 1.5m visual truncation area. Currently the proposal comprises a front fence which is solid and located within the 1.5m by 1.5m visual truncation area.

It is noted that the front fence is not a new proposal, which has been in the same location and the vehicle access to the site has not be altered. It is recommended that the Town review it records to see if the front fence was indicated on any previous determinations.

Due to the low frequency of traffic along Orrel Avenue and Lissadell Street, with the location of the car bays remaining as existing, the front fence is not considered to result in a safety issue. Accordingly the proposed access to the site is considered to comply with AS2890.1.

In addition to the above, it is noted that there are numerous fences along Lissadell Street which are also 1.8m high solid fences, as indicated in Figures 1 and 2 below:

Figure 1 – 105 Lissadell Street

Figure 2 – 104 LissadellStreet

CONCLUSION

The location of the proposed carports is provides cover over the existing car parking spaces on-site, which does not result in any adverse impact on the streetscape.

In conclusion, the proposal complies with the Town’s Local Planning Policy No. 3.1 ‘Streetscape’, the Town of Cambridge Local Planning Scheme No. 1, the R-Codes and the Australian Standards.

If you have any questions or need me to clarify anything for you, do not hesitate to contact me.

Kind regards,

Stephanie Cohen-Radosevich

23 Orrel Avenue, Floreat - Attachment 5 - Schedule of Submissions

Submitter Number Received

Type of Comment Comments

1 27/06/2018 Object The front verandah at XXXX is 1.8m above driveway level, which means the roofline of the proposed structure at No. 23 is at eye level, and will, at the proposed length, substantially block the view, ruin the ambience and affect the resale price of the property, which has been our family home for 80 years.

We request that the proposed setback of 0.9 metres be amended to 3 metres which will shorten the structure, but still allow for adequate protection for two large family vehicles. Additional vehicles cannot be parked on the driveway anyway, as they would jut out onto the footpath.

We will accept this amendment as a suitable compromise.

We have no other objections to the proposal.

2 6/07/2018 Object I have been away and have only just received the letter regarding the carports for 23 Orrel Avenue, hence the late submission.

There are several such carports on properties on these streets and one assumes that these have similar characteristics. The new structures will be unacceptable, however, if they have solid walls and/or obstruct visibility, especially given their proximity to the intersection of Orrel Avenue and Lissadell Street.

Many vehicles using this intersection flaunt the road rules and any compromise to visibility may lead to another fatality:

1. it is common for vehicles travelling west on Orrel Avenue to barely slow down let alone halt atthe Stop sign at Lissadell and there have been a number of near misses.

2. many vehicles travelling north on Lissadell Street, turning right (east) into Orrel, cut the corner atspeed, again at risk to other road users.

I trust you will consider these comments in assessing this proposal

DV18.128 - Att 5 of 5 - Schedule of Submissions