development committee meeting tuesday 19 february …
TRANSCRIPT
DEVELOPMENT COMMITTEE MEETING
TUESDAY 19 FEBRUARY 2019
ATTACHMENT TO ITEM DV19.8
LOT 2 (NO.90A) WOOLWICH STREET, WEST LEEDERVILLE
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.
Tuesday, 12 February 2019
1:1000
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 1 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
11.50 m2
11.58 m2
11.61 m2
14.03 m2
REM
OTE C
ON
TRO
LSEC
TION
AL DO
OR
25x1510 SD770alum
5x760 to BCA requ
5x760 to BCA requ
13x760
25x1450 SD
620
25x1450 SD
5x760 to BCA requ
770
820
620
820
620
820
620
33c-5.0bAtop 28c
820
820
5x730 to BCA requ
1:100G
RO
UN
D FLO
OR
PLAN
W
S
E
N
3060 x 3530
3560 x 3180
3560 x 3400
WM
vbshr
3560 x 3950
vb
4930 x 6100 B
HW
C
13,990 3,610 9,040 1,543
1,800
3,000 26,640
3,000190
6,00090
3,95090
3,440230
3,610200
3,26090
1,60090
3,570230
6,100 3,940
6,040
4,540
KEM
PTON
LAN
E
KEMPTON LANE
41.19
Bed 2
Bed 3
Bed 4
Storage -04cR
L 8.087
cl 28c
cl 28cLdry
Ens 2Pdr
Drying
Area
cl 28c
cl 28ccl 28c
00c-02c-04c
UP
store understair slab
up 8 steps
sloping driveway
up to #92B
proposed 500mm
retaining(fence over by client)
flume pdr and ens exhaust
fans through bulkheadto external air
KEMPTON LANE
cl 28c (32c afl = 2743mm
)
(1800H fence/
by client)
(1800H fence/ screening by client)
cl 26c
-04c
AC duct
fromupperfloor
cl 26c
bulkhead for AC
bulkhead for AC
bulkhead for AC
AC duct
fromupperfloor
cl 26c
cl 26c
carpet by client
carpet by client
tiled by client
carpet by client
rakingsoffit
hoblessshr
recess
existind screen wall/retaining wall TOP 10.45
D
stud wall by client
stud wall
by client
existind screen wall/retaining wall TOP 10.68
existind screen wall/retaining wall TOP 10.78
existind screen wall/retaining wall TOP 10.78
sink plumbing
door by client
extent of render
extent of render
3,000
2,4652,465
7,085 6,000
SING
LEG
ARAGE
RL -04c 8.087 RL 9.544(+13c)
RL 8.344-01c
29.68m BOUNDARY
3.63m BO
UNDARY
50.83m BOUNDARY
LOT 54 (#92B
)G
AR
AG
ER
L 8.90
LOT 54 (#92B
)H
OU
SER
L 9.25
*NO
TE! SITE ISLO
CATED WITHIN
800m O
FLEED
ERVILLE
TRAIN STATION
AND 250mTO
CA
MB
RID
GE
STREET B
US
RO
UTE.
(1 parkingbay required)
reversing distance
RL 8.430 (00c)
possibleac unit
Ens
paved byclient
paved byclient
paved byclient
LOT 54 (#92B
)G
AR
AG
ER
L approx8.90
RL 8.344 -01c
RL 8.344-01c
RL 8.430 (00c)
proposed parapet wall offset approx5mm inside boundary proposed parapet wall offset approx
5mm inside boundary
possible rw
p
proposed parapet wall offset10mm inside boundary
proposed parapet wall offset 10mm inside boundary(FACE BRICK)
proposed parapet wall offset 10mm inside boundary(FACE BRICK)
turning circleturning circle
turning circle
cl
reversing distance
edge of bitumen
edge of bitumen
METERBO
X
builder to providealum
inium pedestrian gate w
ithpow
er and videoprovision
#92Bm
eterbox
proposedm
eterbox
AREAS
1st floor
Ground floor
ID
UPPER FLOORALFRESCOPORCH
GROUND FLOORGARAGE
Area
106.1321.671.41129.21 m²
80.2049.79129.99 m²259.20 m²
Perimeter
58.6218.704.7582.07 m
50.2030.6880.88 m162.95 m
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 2 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
33c-5.0bAtop 28c
7x1210top 28c
15x910top 28c
15x910top 28c
870TF
720
18c-5.0b FO
BS
820
620
1000W28cH
620
620
7x1810top 28c
7x1810top 28c
W
S
E
N
B
C
fr rec
vbvbhp
3350 x 4150
rwh
shr
flumedr/hood
rwh
rwh
rwh
2304,880
3,000 4,240230
5,790 3,500230
1,29090
2,37090
2,32090
1,93090
4,150230
1,546
3,000 13,990 3,610 9,040 1,546
1904,920
2304,690
190
1,446
3,6102,900600
2,000 900
1,200
3053,935
305
2154,590
305
1,2003,385
Master suite
Kitchen
Wir
Ens
Entry
Dining/Fam
ily
Pdr
Porch
Landing
cl 30c
Wip
queen bed
COURTYARDBELOW
cl 30c
cl 30c
cl 30c
CO
UR
TYARD
BELOW
8.344
Void
down 9 steps
cl 30c
rendered b'wk on T bar w
ith cladding externally
1114H rendered wallw- obscure screen up to 1600 afl
ubo
Floor area20m
²
550 overhang
laminated
ac duct
waterfall edge
waterfall edge
stone bench with
cupbds under
laminatedac duct
carpet by client
carpet by client
tiled by client
tiled by client
tiled by client
shelving by client
shelving by client
*Note! builder to provide pow
er andw
ater provision to balcony bbq area(exact position tba at pre start)
balustrade by client (to BC
A requirem
ents)
niche
4cH brick upstand
tiled by builder
tiled bybuilder
shelving by client
confirm shr
at pre start
possible rw
p in cavity25cH
x 4585mm
four panel stacking door F-S-S-S
note! provide power in ceiling
space for blinds to stacking door
tap/ water
provisionto fr recess
feature horizontalscyon cladding
or feature stone/feature brick TBA
(denoted dashed line)
feature horizontalscyon cladding
or feature stone/feature brick TBA
(denoted dashed line)
feature horizontalscyon cladding
or feature stone/feature brick TBA
(denoted dashed line)
rendered b'wk on T bar with cladding externally
extent of render
approx opening width
4920 x 4240
Balcony/Alfrescocl 31c afl
RL 11.173 (+32c)
RL 11.087 (+31c)
ZON
ED R
40:180m
²
Balcony
Balcony
Balcony
NO
TE! FLOO
RTEC
HFLO
OR
ING
SYSTEMTO
UPPER
FLOO
R
LOT 54 (#92B
)H
OU
SER
L 42.08
LOT 54 (#92B
)A
LFRESC
OR
L 42.00
RL 11.173 (+32c)
RL 9.544(+13c)
proposed parapet wall offset approx5mm inside boundary proposed parapet wall offset approx
5mm inside boundary
proposed parapet wall offset10mm inside boundary
proposed parapet wall offset10mm inside boundary
proposed parapet wall offset10mm inside boundary
rwh
rwh
rwh
rwh
n/a n/a
RO
OF @
5º PITCH
RO
OF
PLAN
DO
WN
DO
WN
BOX GUTTER
RO
OF @
5º PITCH
BOX GUTTER BOX GUTTER
possibleAC
on roofw
ithscreening
possiblerw
p ifrequired
AREAS
1st floor
Ground floor
ID
UPPER FLOORALFRESCOPORCH
GROUND FLOORGARAGE
Area
106.1321.671.41129.21 m²
80.2049.79129.99 m²259.20 m²
Perimeter
58.6218.704.7582.07 m
50.2030.6880.88 m162.95 m
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 3 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
305
gara
ge h
eigh
t
GARAGE rl 8.087 8.43 ground floor level
11.173 upper level
13.745 cl
8.43 ground floor level9 .1
3 9 .29
9 .44
11.173 upper level
13.745 cl
8.43 ground floor level
PROPOSEDPARAPET WALL
(2cH face brick where backing ontoneighbours parapet)
PROPOSEDPARAPET WALL(2cH face brick)
PROPOSEDPARAPET WALL(2cH face brick)
FACE BRICK
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
FL 32c
CL 62c + PL
343
2572
1:100WEST ELEVATION
#92B PARAPET WALL(SHOWN HATCHED)
level outside block
#92B garage level 8.90
level outside block
level outside block
FOOTING LEVEL OF EXISTING PARAPET WALL 8.00
#92B garage level 8.90
8.087 proposed garage level
#92B garage footing base 8.00#92B garage footing base 8.00
8 .10
8 .30
8 .32
8 .45
8 .61
8 .67
8 .81
level inside block
level inside block
level outside block
level inside blocklevel inside block
#92B garage level 8.90
level inside block
level outside block (#92B driveway)
level outside block
1650 high screen wall
1650 high screen wall
8 .80
8 .80
top of existing boundary wall 10.78top of existing boundary wall 10.68top of existing boundary wall 10.45
#72B PARAPET WALL(SHOWN HATCHED)
PROPOSED PARAPET WALL
existing wall
#92Bbalcony
existing wallexisting wall
GARAGE rl 8.087
11.173 upper level
13.745 cl
9.139.29 9.44
11.173 upper level
13.745 cl
8.43 ground floor levelFL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
FL 32c
CL 62c + PL
343
2572
1:100WEST ELEVATION (NEIGHBOURS SIDE)
natural ground levelnatural ground level
natural ground level
#92B driveway#92B garage level approx 8.900 #92B garage level approx 8.900
#92B garage footing level 8.100
top of existing boundary wall 10.78top of existing boundary wall 10.68
level outside block level outside block
8.808 .8
0
#92B driveway #92B driveway
top of existing boundary wall 10.68
#92B existing parapet wall
#92B existing house
1:100NORTH ELEVATION
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
0c
24c
-4c
35c
73c
31c
61c
44c
2,40
02,74
3
6,25
8
FLOORTECH
gara
ge h
eigh
t
garage -04c
15.05 U/SIDE EAVES
GARAGE rl 8.087
rl garage approx 8.90
Proposed #90B Kempton Lane
14.688 top wall
8.43 ground floorlevel
11.173 upper level
13.745 cl
stacking door
14.688 top wall14.688 top wall
natural ground level
possible AC with screeningfeature horizontal sycon cladding
or feature stone/feature brick TBA
rendered
sloping up
tap
existing screen /retaining wall
balcony level 31c
4cH upstand balustrade by client
natural ground level
73c 70c top of window @ 2400 afl
feature horizontal scyon claddingor feature stone/feature brick TBA
approx 8steps up to entry
fence by client
1600H balustrade/obs screening
15.05 U/SIDE EAVES
8.43 ground floorlevel
11.173 upper level
13.745 cl
14.688 top wall
existing top ofret/ ground level
existing bottom ofret/ ground level
proposed 500Hretaining
11.087 porch
rl 9.544
possible AC with screening
RENDER
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
1:100SOUTH ELEVATION
6,25
9
9.44
8.71
natural ground level
natural ground level
8.81
8.60natural ground level
14.688 top wall
66c 70c
73c
61c
44c
70c 70c 70c
1,80
0
1,80
0
2,05
7
2,05
7
3053,935
305
4,545
4,545
1,60
0
gara
ge h
eigh
t highlight windows to BCA requirements fixed highlight windows to BCA requirements
1600H OBSCURE SCREENING
fencing by client
2cH face brick
2cH face brick
2cH face brick
2cH face brick
possible AC unit withslat screening
TRIMDEK ROOF TRIMDEK ROOF
fencing beyond by client
fenc
ing
by c
lient
11.173 upper level
13.745 cl
11.173 upper level
13.745 cl
highlight windows to BCA requirements
1600H rendered wall for SCREENING
garage level 8.087
laneway level 7.60
boun
dary
garage level 8.087
feature horizontal scyon claddingor feature stone/feature brick TBA
RENDER
obscure screen up to 1600 afl
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
FL 32c
CL 62c + PL
343
2572
1:100EAST ELEVATION
8.43 ground floor level
7.80
8.718.9
2
8.188.4
88.43 ground floor level
7.59
natural ground levelnatural ground level
natural ground level
natural ground level8.43 ground floor levelproposed
500H retaining
drying courtyard
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 4 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
1:100NORTH- EAST ELEVATION
1,60
0
neighbouring property(lot 54 #92B Kempton Lane)
Proposed #90B Kempton Lane
EXISTING WALLrendered
rendered
face brick
face brick
feature scyon claddingor stone TBA
feature scyon claddingor stone TBA
obscure glazing upto 1600 afl
natural ground level
neighbouring property(lot 54 #92B Kempton Lane)
Proposed #90B Kempton Lane
EXISTING WALLEXISTING WALL EXISTING WALL
possible AC with screeningfeature scyon cladding
or stone TBA
face brick
1:100SOUTH WEST ELEVATION
1:100NORTH ELEVATION
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
0c
24c
-4c
35c
73c
31c
61c
44c
2,40
02,74
3
6,25
8
FLOORTECH
gara
ge h
eigh
t
garage -04c
15.05 U/SIDE EAVES
neighbouring property(lot 54 #92B Kempton Lane)
GARAGE rl 8.087
rl garage approx 8.90
Proposed #90B Kempton Lane
14.688 top wall
8.43 ground floorlevel
11.173 upper level
13.745 cl
9.25 house ground level
stacking door
14.688 top wall 15.05 U/SIDE EAVES14.688 top wall
natural ground level
possible AC with screeningfeature horizontal sycon cladding
or feature stone/feature brick TBA
rendered
sloping up
tap
existing screen /retaining wall
balcony level 31c
4cH upstand balustrade by client
natural ground levelnatural ground level
natural ground level
natural ground level
73c 70c top of window @ 2400 afl
feature horizontal scyon claddingor feature stone/feature brick TBA
approx 8steps up to entry
neighbouring property(lot 54 #92B Kempton Lane)
diagrammatic only#92B balcony
#92B
fence by client
1600H balustrade/obs screening
15.05 U/SIDE EAVES
8.43 ground floorlevel
11.173 upper level
13.745 cl
15.05 U/SIDE EAVES14.688 top wall
existing top ofret/ ground level
existing bottom ofret/ ground level
proposed 500Hretaining
11.087 porch
rl 9.544
possible AC with screening
RENDER
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
1:100SOUTH ELEVATION
6,25
9
9.44
8.71
natural ground level
natural ground level
8.81
8.60natural ground level
9.80
14.688 top wall
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 5 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
FL -4c
CL 28c
2743
FL 0c
CL 28c
2400
FL 32c
CL 62c + PL
343
2572
2,57
1
1,80
0
1,80
0
1,11
4
2,65
7
2,57
2
345
1,65
0
Storage under stairs
possible cavityfill retaining
TBA
1600 high obscure screen
Ldry
Porch
fence behind
SECTION THROUGH HOUSE ILLUSTRATING NATURAL GROUND LEVEL
natural ground level8.43 ground level
11.173 upper level
13.745 cl
14.688 top wall
9.544 PROPOSED GROUND level
11.173 upper level11.087 PORCH
natural ground level
natural ground level
natural ground level8.43 ground level
11.173 upper level
8.087 GARAGE LEVEL 8.087 GARAGE LEVEL
natural ground level
natural ground level
natural ground level
feature horizontal scyon claddingor feature stone/feature brick TBA
rendered walls to inside of balconyfeature horizontal scyon cladding
or feature stone/feature brick TBA
obscured sceen up to 1650 afl
REMOTE CONTROLSECTIONAL DOOR
25x1510 SD770alum
5x7
60 to
BC
A re
qu 5
x760
to B
CA
requ
13x760
25x1450 SD
25x1450 SD
5x7
60 to
BC
A re
qu
33 c
-5.0
bAto
p 28
c
820
820
5x7
30 to
BC
A re
qu
NOTES:* STORMWATER DISPOSAL TO SHIRE REQUIREMENTS (SHOWN DIAGRAMMATICALLY)* SAND PAD LEVEL MAY VARY 100mm EITHER WAY DUE TO ON SITE RESTRICTIONS
W
S
E
N
WM
vb shr
vb
B
NOTES:* STORMWATER DISPOSAL TO SHIRE REQUIREMENTS (SHOWN DIAGRAMMATICALLY)* SAND PAD LEVEL MAY VARY 100mm EITHER WAY DUE TO ON SITE RESTRICTIONS
HW
METERBOX
C
3,00
013
,990
3,61
09,
040
1,54
3
7,00
0
26,6
40
6,0406,560
6,89
5
para
pet w
all w
/- bo
x gu
tter
set 5
mm
from
bou
ndar
y
PROPOSEDRESIDENCE
FFL 8.430
RL 9
.514
RL 8
.344
APPROX8 STEPS UPTO PORCH(PORCH RL 43.857
PROPOSEDRESIDENCE
UPPER FLOORFFL 11.173
RL 40.50
RL 4
2.46
proposed 500h retainingtop at existing gl (8.84)
gate
#92B driveway
#92B
driv
eway
RL 41.27
0.000 mCP LOT 3 MISCLOSE
29.68
90°2'15"
19.6490
°2'1
5"
89°57'45"
50.83
90°2'15"
3.62134°58'53"
2.13
134°58'52"
20.12
90°2'15"
7.65
89°57'45"
25.14
90°2'15"
3.63
1
225°1'8"
5.69
134°58'52"
5.5
1.5
89°57'45"
5.5
1.5
(9.15)
(56.33)
(30.68)
1 . 49
88°30'9" 2.61 136°30'59"
2
134°58'52"
4 . 03
45°1
'8"
5.69
9.98
7.457.44
7.4
27
.56
7.50
9.45 7.8
88
.09
8.2
68
.46
8.5
2
11.03
8.7
9
8.71
8.48
8.47
8.18
8.31
7.987.59
7.78
7.807.87
8.1
0
10.45
8.3
08
.32
8.53
8.4
58
.54
8.6
98
.61
8.6
58
.67
8.92
10.65
10.78
9.1
39
.29
9.4
49
.70
10
.08
8.77
8.8
19
.03
9.6
9
10.80
10.08
10.119.9
4
10.059.979.85
9.63
9.91
9.94
9.84
First Floor
Ground Floor Parapet W
all
Approx Level @Existing Footing 8.00
TW[]
4.020
Woolwich Street Bitumen
OLDAREA
WARNING:Check developer/strata company regarding possiblefuture/existing internal service run ins, positions &details. Check for possible private sewer lines &position & details of connection to strata lot. Bewarepossible building restrictions on strata lot bymanagement statement or by-laws. If strataboundaries not defined on plan only parent lot maybe re-pegged and line pegs placed.
Scale 1:200
0 2 4 6 8
W
S
E
N
SOIL DESCRIPTIONSandLight Grass Cover
441606 28 Aug 18 B. Saliba
Builder : Danmar Homes Pty LtdCLIENT : NorrishSURVEY STRATA LOT 2 #90a Woolwich Street, WestLeedervilleSurvey Strata Plan70769 Original Lot 55 on D.Plan 72558
0.005 mS.S.LOT 2 MISCLOSE
0.007 mS.S.LOT 1 MISCLOSE
1:200cJ/N: DATE: DRAWN:SCALE:
Licensed Surveyors
87-89 Guthrie Street, Osborne Park, Western AustraliaTelephone: (08) 9446 7361 Facsimile: (08) 9445 2998
Email : [email protected] Website: www.cottage.com.au
Lot boundaries drawn on survey arebased on landgate plan only. Survey does notinclude title search and as such may not showeasements or other interests not shown on plan.Title should be checked to verify all lot detailsand for any easements or other interests whichmay affect building on the property.
Survey does not include verification of cadastralboundaries. All features and levels shown arebased on orientation to existing pegs and fencesonly which may not be on correct cadastral alignment.Any designs based or dependent on the location ofexisting features should have those features'location verified in relation to the true boundary.
Survey shows visible features only and will notshow locations of underground pipes or conduitsfor internal or mains services. Verification ofthe location of all internal and mains servicesshould be confirmed prior to finalisation of anydesign work.
Cottage & Engineering surveys accept noresponsibility for any physical on site changes tothe parcel or portion of the parcel of land shownon this survey including any adjoining neighbourslevels and features that have occurred after thedate on this survey. All Sewer details plottedfrom information supplied by Water Corporation.
DISCLAIMER:
DISCLAIMER:
DISCLAIMER:
DISCLAIMER:
SEC DomePower PolePhone Pits
LEG
END
T C
TP10.00TWTRTF
[[[[
10.0010.0010.00
]]]]
Top Pillar/PostTop WallTop RetainingTop Fence
W Water Conn.
Nil NilRef Nail At Edge Of RoadAssumed Datum 10.00 m
T
Approx HouseF/L 10.30
Brick & Galv.On Slab
#92
Approx HouseF/L 10.16
Ground Floor
First Floor
Galv.Carport
PEG FNDNUMB
PEG FNDNUMB
BitumenCrossover
BitumenCrossover
TW[]
PEN MARK FOUNDON BRICK WALL
Concrete
Light Grass
LightG
rass
Orange Pipe
PEG FNDNUMB
PEG FNDNUMB
Light Grass
Light Grass
Balcony
2-Storey Brick& Galv. On Slab
#92B
BrickWall
Brick Paved Drivew
ayBrick Paved D
riveway
Concrete Path
8.8
0
TW[]
TW[]
BrickWallBrickPillar
BrickPillar
StumpØ 0.5m
BrickWallPEG FND
NUMB
PEG FNDNUMB
PEG FNDNUMB
StumpØ 0.7m
StumpØ 0.6m
Kempton LaneBitumen
Ke
mp
ton
La
ne
Light GrassFibro Fence
(Fair Cond.)
TF []
Overhanging
Tree
Brick &Galv. Shed
P.P.W
Flush
SewerM/H (7.42)Fibro Fence
(Fair Cond.)
RESERVE FORRECREATION
Poss. Parapet Wall
Ground Floor
First Floor
Roller D
oor
Approx F/L @R
oller Door 8.35
Gate
Galv. AtticOver Garage
P.P.WBrick &Galv. Shed
TW[]
BrickWall
8.0
8.0
7.5
8.5
8.5
9.0
9.5
10.0
SURVEYSTRATALOT 2
SURVEYSTRATALOT 1
(Not Located In Field. PlottedFrom Water Corp. Sheet Only)
Sewer M/H
Sewer JunctionInv: 6.7 Depth: 2.1NOTE: UP
BEWARE: Deep sewer junction.Check With Water CorpBUILDER and PLUMBERcheck GRADE.
SEWERAGEEASEMENT
#902-Storey Brick
& Galv. On Slab
SewerM/H (7.42)
RL 8.344
8.7
17
.90
7.8
0
Approx Level Existing Footing 8.00
para
pet w
all w
/- bo
x gu
tter
set A
PPR
OX
5mm
from
bou
ndar
y
M
para
pet w
all w
/- bo
x gu
tter
set A
PPR
OX
5mm
from
bou
ndar
y
CP
crossoverto council
requirements
PROPOSEDSINGLE
GARAGE-04c
FFL 8.087
builder to providealuminium pedestrian gate withpower and videoprovision
LOT 54 (#92B)GARAGERL 8.90
LOT 54 (#92B)HOUSERL 9.25
para
pet w
all s
et 1
0mm
from
bou
ndar
yPR
OPO
SED
par
apet
wal
l set
10m
m fr
om b
ound
ary
exis
ting
bric
k w
all
reve
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g
reversing
to bdry
to b
dry
AREAS
1st floor
Ground floor
ID
UPPER FLOORALFRESCOPORCH
GROUND FLOORGARAGE
Area
106.1321.671.41129.21 m²
80.2049.79129.99 m²259.20 m²
Perimeter
58.6218.704.7582.07 m
50.2030.6880.88 m162.95 m
180.32 m2
188.32 m2
8.25 m2
89°57'45"50.83
90°2'15"
3.62
134°58'53"2.13
134°58'52"
90°2'15"
7.65
89°57'45"
1.5
89°57'45"
1.5
(9.15)
(56.33)
CP3
29.68
(30.68)
3.63
1
5.69
20.12
25.14
90°2'15"
SURVEYSTRATALOT 2
SURVEYSTRATALOT 1
225°1'8"
134°58'52"
90°2'15"
(OPEN SPACE ??%)
PROPOSED SITE PLAN
STRATA PLAN
SITE COVER 67%
B.A.L Designation:Prone ??/ N/A
Registered Builder No. 9032 ABN 38 059 497 773Level 1/470 Scarborough Beach Road Osborne
Park WA 6017P.O.Box 1814, Osborne Park DC WA 6916
Tel (08) 9445 7833 Fax (08) 9445 7933www.danmarhomes.com
Client: Norrish
C
Variations.
Lot No: 2 (#90A) Woolwich Street West Leederville
Sheet 6 of 6Job No: 10083Current Date: 3/12/2018Drawn Date
House type : Special
copyright
Chkd.
This plan forms part of thedocuments as noted below
Proposed residence Contract-Final Plans-Client/s:
Date:Builder:
LK 17/09/18 #Checker
DANMARHOMES
Note: Dimensions on plan do notallow for plastering/flooring finish.
Scale as shown on A3 Site Classification:(refer Eng. details)
TBA Wind classificationTBA Terrain Category
TBA ShieldingTBA Topography
TBA Corrosion Classification
Date/Dwn. Chkd.V/O No.#### aa-bb-2008 AA
A2
Imagery ©2018 Google, Map data ©2018 Google10 m
90 Woolwich StWest Leederville WA 6007
90 Woolwich St
Page 1 of 1 90 Woolwich St -Google Maps
10/08/2018 https://www.google.com.au/maps/place/90+Woolwich+St,+West+Leederville+WA+6007...
WS
E
N BC
# 9
2BD
rivew
ay
#92B525m²
existing#92A525m²
existing#90
#92
B pa
rape
t wal
l
proposed#90B
CP
kempton lane
kem
pton
lane
Cowden Park
# 9
2BD
rivew
ay
# 9
2BD
rivew
ay
Woolwich Street
edge of road
edge
of r
oad 7,08
5
6,040
3,0004,450
single garage
61c
35c
57c
31c 32c
2c faceb'work
SECTION 'C' THROUGH ALFRESCO
2c faceb'work
2c faceb'work
renderedwalls toalfresco
NOTES:* STORMWATER DISPOSAL TO SHIRE REQUIREMENTS (SHOWN DIAGRAMMATICALLY)* SAND PAD LEVEL MAY VARY 100mm EITHER WAY DUE TO ON SITE RESTRICTIONS
0.000 mCP LOT 3 MISCLOSE
29.68
90°2'15"
19.6490
°2'1
5"
89°57'45"50.83
90°2'15"
3.62
134°58'53"2.13
134°58'52"
20.12
90°2'15"
7.65
89°57'45"
25.14
90°2'15"
3.63
1
225°1'8"
5.69
134°58'52"
5.5
1.589°57'45"
5.5
1.5
(9.15)
(56.33)
(30.68)
1 . 49
88°30'9" 2.61 136°30'59"
2
134°58'52"
4 . 03
45°1
'8"
5.69
9.98
7.457.44
7.4
27
.56
7.50
9.45 7.8
88
.09
8.2
68
.46
8.5
2
11.03
8.7
9
8.71
8.48
8.47
8.18
8.31
7.90
7.987.59
7.78
7.807.87
8.1
0
10.45
8.3
08
.32
8.53
8.4
58
.54
8.6
98
.61
8.6
58
.67
8.92
10.65
10.78
9.1
39
.29
9.4
49
.70
10
.08
8.77
8.8
19
.03
9.6
9
10.80
9.75
10.08
10.11
10.07
9.9
4
10.059.979.85
9.63
9.91
9.94
9.84
First FloorG
round FloorPoss. Parapet W
allApprox Level @
Footing 8.00
TW[]
4.020
Woolwich Street Bitumen
OLDAREA
WARNING:Check developer/strata company regarding possiblefuture/existing internal service run ins, positions &details. Check for possible private sewer lines &position & details of connection to strata lot. Bewarepossible building restrictions on strata lot bymanagement statement or by-laws. If strataboundaries not defined on plan only parent lot maybe re-pegged and line pegs placed.
Scale 1:200
0 2 4 6 8
W
S
E
N
SOIL DESCRIPTIONSandLight Grass Cover
441606 28 Aug 18 B. Saliba
Builder : Danmar Homes Pty LtdCLIENT : NorrishSURVEY STRATA LOT 2 #90a Woolwich Street, WestLeedervilleSurvey Strata Plan70769 Original Lot 55 on D.Plan 72558
0.005 mS.S.LOT 2 MISCLOSE
0.007 mS.S.LOT 1 MISCLOSE
1:200cJ/N: DATE: DRAWN:SCALE:
Licensed Surveyors
87-89 Guthrie Street, Osborne Park, Western AustraliaTelephone: (08) 9446 7361 Facsimile: (08) 9445 2998
Email : [email protected] Website: www.cottage.com.au
Lot boundaries drawn on survey arebased on landgate plan only. Survey does notinclude title search and as such may not showeasements or other interests not shown on plan.Title should be checked to verify all lot detailsand for any easements or other interests whichmay affect building on the property.
Survey does not include verification of cadastralboundaries. All features and levels shown arebased on orientation to existing pegs and fencesonly which may not be on correct cadastral alignment.Any designs based or dependent on the location ofexisting features should have those features'location verified in relation to the true boundary.
Survey shows visible features only and will notshow locations of underground pipes or conduitsfor internal or mains services. Verification ofthe location of all internal and mains servicesshould be confirmed prior to finalisation of anydesign work.
Cottage & Engineering surveys accept noresponsibility for any physical on site changes tothe parcel or portion of the parcel of land shownon this survey including any adjoining neighbourslevels and features that have occurred after thedate on this survey. All Sewer details plottedfrom information supplied by Water Corporation.
DISCLAIMER:
DISCLAIMER:
DISCLAIMER:
DISCLAIMER:
Nil NilRef Nail At Edge Of RoadAssumed Datum 10.00 m
T
Approx HouseF/L 10.30
Brick & Galv.On Slab
#92
Approx HouseF/L 10.16
Ground Floor
First Floor
Galv.Carport
PEG FNDNUMB
PEG FNDNUMB
BitumenCrossover
BitumenCrossover
TW[]
PEN MARK FOUNDON BRICK WALL
Concrete
Light Grass
LightG
rass
Orange Pipe
PEG FNDNUMB
PEG FNDNUMB
Light Grass
Light Grass
Balcony
2-Storey Brick& Galv. On Slab
#92B
BrickWall
Brick Paved Drivew
ayBrick Paved D
riveway
Concrete Path
8.8
0
TW[]
TW[]
BrickWall
BrickPillar
BrickPillar
StumpØ 0.5m
BrickWallPEG FND
NUMB
PEG FNDNUMB
PEG FNDNUMB
StumpØ 0.7m
StumpØ 0.6m
Kempton Lane Bitumen
Ke
mp
ton
La
ne
Light GrassFibro Fence
(Fair Cond.)
TF []
Overhanging
Tree
Brick &Galv. Shed
P.P.W
Flush
SewerM/H (7.42)
Fibro Fence(Fair C
ond.) RESERVE FORRECREATION
Poss. Parapet Wall
Ground Floor
First Floor
Roller D
oor
Approx F/L @R
oller Door 8.35
Gate
Galv. AtticOver Garage
P.P.WBrick &Galv. Shed
TW[]
BrickWall
8.0
8.0
7.5
8.5
8.5
9.0
9.5
10.0
SURVEYSTRATALOT 2
SURVEYSTRATALOT 1
(Not Located In Field. PlottedFrom Water Corp. Sheet Only)
Sewer M/H
Sewer JunctionInv: 6.7 Depth: 2.1NOTE: UP
BEWARE: Deep sewer junction.Check With Water CorpBUILDER and PLUMBERcheck GRADE.
SEWERAGEEASEMENT
CP3
#902-Storey Brick
& Galv. On Slab
EXISTING SITE PLAN
23 November 2018 Planning Services Town of Cambridge PO Box 15 FLOREAT WA 6014 Dear Mr. Della Bona, APPLICATION FOR DEVELOPMENT APPROVAL – FURTHER INFORMATION REQUEST PROPOSED TWO-STOREY SINGLE DWELLING AT LOT 2 (NO. 90A) WOOLWICH STREET, WEST LEEDERVILLE I act on behalf of Danmar Homes Pty Ltd as their planning consultant and refer to the Application for Development Approval for the proposed two-storey single dwelling at Lot 2 (No. 90A) Woolwich Street, West Leederville. A request for further information was received on 16 November 2018, whereby the following information was requested:
Local Planning Policy Clause 5.1.4 – Open Space Amended plans are to be provided for the Town's consideration to address the following:
Proposed open space of 23% of the site area, in lieu of the required 45% of the site area.
Residential Design Codes Clause 5.2.5 – Sight lines Amended plans or written justification (where appropriate addressing the Design Principle 5.2.5) are to be provided for the City's consideration to address the following:
Proposed 0.4 metre x 1.5 metre eastern visual truncation, in lieu of the required 1.5m x 1.5m visual truncation;
Proposed 0.4 metre x 1.5 metre western visual truncation, in lieu of the required 1.5m x 1.5m visual truncation;
R-Codes 5.3.1 – Outdoor Living Areas Amended plans are to be provided for the Town's consideration to address the following:
Proposed uncovered outdoor living area of nil sqm, in lieu of the required 13 sqm. R-Codes 5.4.1 – Visual Privacy Amended plans are to be provided for the Town's consideration to address the following:
Major opening from First Floor Balcony set back 4.0 metres from the from the lot boundary, in lieu of the required 7.5 metres.
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
2
LPP3.2 Clause 1 – Buildings on the boundary Amended plans or written justification (where appropriate addressing Design Principle 5.1.3) are to be provided for the Town's consideration to address the following:
The Ground/Upper Floor Garage/Bed 4 is proposed to be built up to the east lot boundary, buildings on the boundary are not permitted as of right.
The Ground/Upper Floor Upper Balcony/Stair is proposed to be built up to the west lot boundary, buildings on the boundary are not permitted as of right.
R-Codes 5.3.5 Vehicle Access Amended plans are to be provided for the Town's consideration to show:
A template which shows manoeuvrability into the garage from Kempton lane in reverse gear.
PROPERTY DETAILS
The subject site is zoned ‘Residential’ with a density coding of ‘R40’ being applicable under the Town of Cambridge Local Planning Scheme No. 1. The subject site is a rear battle-axe lot, with an area of approximately 188m2 and it is slopes down 1.08m from the south-western corner of the site down to the north-eastern corner of the site. The subject site comprises one lot which is legally described as “lot 2 on Survey Strata Plan 70769” and is wholly contained on Volume 2949, Folio 971. PROPOSAL
The application seeks the Town’s development approval for a two-storey single dwelling at Lot 2 (No. 90A) Woolwich Street, West Leederville. The subject site is situated on the northern side of Woolwich Street and to the southern side of Kempton Lane. The subject site surrounded by residential properties on all sides and serviced by both Woolwich Street and Kempton Lane. The subject site is situated to the north-east of the Subiaco City Centre and is located approximately 3km north-west of the Perth CBD. FURTHER INFORMATION REQUEST
The Town has requested that amended plans and/or written justification be provided which demonstrates that the single house complies with the Town’s Local Planning Policies and the R-Codes. With respect to the assessment of the proposed single house against the Town’s Local Planning Policy No. 3.2 and the R-Codes, the following comments are provided:
Local Planning Policy Clause 5.1.4 – Open Space
23% open space provided – A design principle assessment is sought for this aspect of the development.
Residential Design Codes Clause 5.2.5 – Sight lines
0.4 metre x 1.5 metre eastern visual truncation – Clarification has been provided on the assessment of sight lines under the R-Codes.
0.4 metre x 1.5 metre western visual truncation – Clarification has been provided on the assessment of sight lines under the R-Codes.
R-Codes 5.3.1 – Outdoor Living Areas
Covered outdoor living area – A design principle assessment is sought for this aspect of the development.
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
3
R-Codes 5.4.1 – Visual Privacy
Balcony set back 4.0 metres from the from the lot boundary – Screening is proposed to the eastern side of the balcony.
LPP3.2 Clause 1 – Buildings on the boundary
Boundary wall to the east lot boundary – A design principle assessment is sought for this aspect of the development.
Boundary wall to the west lot boundary – A design principle assessment is sought for this aspect of the development.
R-Codes 5.3.5 Vehicle Access
Turning template – vehicle manoeuvring has been provided in accordance with AS2890.1 and is indicated as per the Town’s request.
ASSESSMENT UNDER THE R-CODES
With respect to the assessment of the proposed single house against the R-Codes, the following comments are provided:
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 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 is to be provided. Open Space
In accordance with Clause 5.1.4 ‘Open Space’ C4 of the R-Codes, development at the R40 density code is to be provided with 45% open space on-site (being 84.6m2). The proposed building footprint comprises an area of 144.76m2, which results in 23% open space being provided on-site (being 43.24m2). In light of the above, it is requested that a Design Principles assessment be undertaken in accordance with the Design Principles of Clause 5.1.4 ‘Open Space’ P4 of the R-Codes. The Design Principles of Clause 5.1.4 ‘Open Space’ of the R-Codes provides for the following:
“P4 Development incorporates suitable open space for its context to: • reflect the existing and/or desired streetscape character or as outlined
under the local planning framework; • provide access to natural sunlight for the dwelling; • reduce building bulk on the site, consistent with the expectations of the
applicable density code and/or as outlined in the local planning framework; • provide an attractive setting for the buildings, landscape, vegetation and
streetscape; • provide opportunities for residents to use space external to the dwelling for
outdoor pursuits and access within/around the site; and
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
4
• provide space for external fixtures and essential facilities.” As outlined above, the R40 density code to be provided with 45% open space on-site (being 84.6m2), whereas the development comprises 23% open space on-site (being 43.24m2) resulting in a variation of 22% (being 41.36m2). As outlined within the R-Codes Explanatory Guidelines, open space serves the following functions:
a setting for buildings;
access and car parking;
leisure opportunities for a range of domestic activities: gardening; children’s play; outdoor entertaining, and leisure as an extension of inside activities, the pursuit of hobbies; and
space for functional purposes, such as clothes drying and storage of household items. The extent of open space proposed provides for a setting for the building, with the dwelling presenting to Kempton Lane and the adjoining properties as a typical single house on a narrow lot. In light of this, the proposal is considered to be in keeping with the existing and desired streetscape for the locality. The vehicle access and car parking provided on-site is fully compliant with the Deemed-to-comply provisions of Clause 5.3.3 ‘Parking’, Clause 5.3.4 ‘Design of Car Parking Spaces’ and Clause 5.3.5 ‘Vehicular Access’ of the R-Codes. The extent of open space proposed provides for two smaller courtyards on the ground floor and a larger outdoor living area on the upper floor which is in keeping with the requirements outlined under the R-Codes. The usable areas provides for a range of domestic activities to occur at the site in accordance with the intent outlined under the R-Codes Explanatory Guidelines. All required external fixtures and essential facilities have been accommodated on-site. Due to the average site area for the parent lot being 188m2, the development is in keeping with the R50 density code. There are a number of constraints associated with designing a house to comply with the R40 density code requirements, when the site has an area of 188m2 with a maximum width of 5.13m. An analysis has been undertaken of the development along Woolwich Street, which revealed that the surrounding properties have a lot size not less than 316m2 and a width of 10.1m. There are no other lots which are of a similar size or have similar dimensions to that of the subject site. In light of this, it is considered that the proposed dwelling is consistent with the established streetscape as it presents as a typical two-storey single house from Kempton Lane. In light of the above, the proposed single house is considered to comply with the Design Principles of Clause 5.1.4 ‘Open Space’ P4 of the R-Codes. Sight lines
In accordance with Clause 5.2.5 ‘Sight lines’ C5 of the R-Codes, where a wall or fence adjoins a driveway, it is to be no higher than 0.75m within the require 1.5m by 1.5m visual truncation area. It is noted that there is no additional fencing proposed along the boundary between the subject site and Kempton Lane; however there is an existing screen wall located along the western boundary on the adjoining property at No. 92B Woolwich Street.
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
5
In accordance with Clause 5.2.5 ‘Sight lines’ C5 of the R-Codes, Figure Series 9 outlines the areas to be kept clear for the purpose of Clause 5.2.5 C5, which has been provided below:
As indicated above, the sightlines only relate to proposed fencing alongside a proposed driveway. As the wall located to the west of the driveway is located on the adjoining property, it does not form part of the assessment for this development application. Only fencing which is located on the subject site is to be assessed under Clause 5.2.5 ‘Sight lines’ of the R-Codes. As there is no fencing proposed to the eastern or western boundaries, there is no assessment required under Clause 5.2.5 ‘Sight lines’ C5 of the R-Codes and the proposal is considered to be compliant with the relevant Deemed-to-comply provisions. Outdoor Living Areas
In accordance with Clause 5.3.1 ‘Outdoor Living Areas’ C1.1 of the R-Codes, development at the R40 density code is to be provided with an outdoor living area comprising:
20m2 in area;
Located behind the street setback area (4m from the front lot boundary);
Accessed via a habitable room of the dwelling;
Comprise a minimum dimension of 4m; and
Have an area of 13.33m2 without permanent roof cover. Currently the proposal comprises the following variations:
The outdoor living area comprises no area without permanent roof cover. In light of the above, an assessment is sought under the Design Principles of Clause 5.3.1 ‘Outdoor Living Areas’ P1.1 of the R-Codes. The Design Principles of Clause 5.3.1 ‘Outdoor Living Areas’ of the R-Codes, states:
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
6
“P1.1 Outdoor living areas which provide spaces:
• Capable of use in conjunction with a habitable room of the dwelling; • Open to winter sun and ventilation; and • Optimise use of the northern aspect of the site.
P1.2 Balconies or equivalent outdoor living areas capable of use in conjunction with
a habitable room of each dwelling, and if possible, open to winter sun.” The location of the outdoor living area is provided to the north of the dining/family room; therefore access to the area is provided via a habitable room. In light of this, it is considered that the location of the outdoor living area adequately addresses the requirement for the area to be capable of use in conjunction with a habitable room of the dwelling. The Perth winter sun sits at an angle of 34 degrees. As visible in the image below, due to the height of the roof and the structure not having an eave overhang, the outdoor living area is open to winter sun. The extent of the winter sun allows for light into the majority of the outdoor living area, whilst providing cover from the harsh summer sun. Further to this, the proposed roof cover increases the usability of the outdoor living area year-round, as there are limited opportunities for outdoor pursuits, for dwellings developed on narrow lots, during the winter months.
As evident in the image above, the proposed balcony is setback 3m from the northern lot boundary, with the structure being open to the northern and eastern sides; therefore the balcony provides for natural ventilation to occur. As stated above, the location of the outdoor living area is to the northern side of the dwelling and therefore optimises of the northern aspect of the site. In light of this, it is considered that the location of the outdoor living area adequately addresses the requirement for the area to be located to the northern aspect of the site.
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
7
Further to the above, to understand the intent of the outdoor living area requirement a review under the R-Codes Explanatory Guidelines has been undertaken. The Explanatory Guidelines outlines the following general guidelines for outdoor living areas:
At least one outdoor area for each dwelling is required for entertaining and leisure that is: • large enough to be functional and usable; • easily accessible from a habitable room; and • with access, if possible, to winter sun. Outdoor living areas should be oriented to make best use of northern sunlight, (where climatically appropriate) and provide opportunities for natural ventilation by cooling breezes. Because of the importance of providing shade in summer, especially in conjunction with outdoor living areas, a part of the outdoor living area (up to one-third) can be roofed. This is also to ensure access to natural light into the outdoor area is maintained.
In accordance with the Explanatory Guidelines, the outdoor living area for the subject site has been designed so that it is functional. The dimensions of the outdoor living area ensure that the space is usable, with it being able to comfortable accommodate a table and 6 chairs. As the location of the outdoor living area is to the northern side of the dining/family room, it is considered that the location is sufficient to be capable of use in conjunction with a habitable room of the dwelling. Due to the height of the roof cover and the structure not having an eave overhang, the outdoor living area is open to winter sun, whilst providing shade in summer. The intent behind limiting the extent of roof cover to the outdoor living area is to ensure that access to natural light into the outdoor living area is maintain. As the balcony has been designed to provide for natural light to the outdoor living area, it is in keeping with the Design Principles of the R-codes and the intent of the R-Codes as outlined under the Explanatory Guidelines. In light of the above, the proposal is considered to be in keeping with the Design Principles of Clause 5.3.1 ‘Outdoor Living Areas’ of the R-Codes and the R-Codes Explanatory Guidelines. Buildings on the Boundary
In accordance the Town of Cambridge Local Planning Policy No. 3.2 ‘Buildings on the Boundary’, developments are permitted to comprise boundary walls where they abut an existing or simultaneously constructed wall of similar or greater dimension. The proposed development comprises boundary walls to the eastern and western lot boundaries which do not abut an existing boundary wall of a similar dimension. In light of the above, an assessment is sought under the Design Principles of Clause 5.1.3 ‘Lot Boundary Setback’ P3.1 and P3.2 of the R-Codes. The Design Principles of Clause 5.1.3 ‘Lot Boundary Setback’ of the R-Codes, states:
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
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“P3.1 Buildings set back from lot boundaries so as to: • reduce impacts of building bulk on adjoining properties; • provide adequate direct sun and ventilation to the building and open spaces
on the site and adjoining properties; and • minimise the extent of overlooking and resultant loss of privacy on adjoining
properties. P3.2 Buildings built up to boundaries (other than the street boundary) where this:
• makes more effective use of space for enhanced privacy for the occupant/s or outdoor living areas;
• does not compromise the design principle contained in clause 5.1.3 P3.1; • does not have any adverse impact on the amenity of the adjoining property; • ensures direct sun to major openings to habitable rooms and outdoor living
areas for adjoining properties is not restricted; and • positively contributes to the prevailing development context and
streetscape.” The proposed boundary walls make for the effective use of space on-site for the dwelling, due to the site having a lot width of 5.13m. The constraints associated with the narrow width of the lot result in the need for development on the boundary to accommodate a functional dwelling on the lot. Due to the dwelling being located to the rear of another dwelling, the proposed boundary walls do not result in any undue building bulk on the street. With respect to the dwelling to the western side of the subject site, the building mass being minimised due to the wall adjoining a wall of a similar length but of a lesser height. In addition to this, there is no undue impact on access to light or ventilation to the subject site or the adjoining properties. It is noted that the proposal is fully compliant with the Deemed-to-comply provisions of Clause 5.4.2 ‘Solar Access for Adjoining Sites’ C2.1 of the R-Codes. The proposed lot boundary setbacks maintain direct access to northern light to the subject site and adjoining properties, with direct sun to the outdoor living area being unrestricted by the proposal. It is noted that the proposal is fully compliant with the Deemed-to-comply provisions of Clause 5.4.1 ‘Visual Privacy’ C1.1 of the R-Codes. The proposed development is in keeping with the desired streetscape, as it provides for an adequate relationship between the subject site and Woolwich Street, due to it being located behind an existing dwelling. In addition to this, the proposed dwelling has been provided with articulation as view from the Kempton Lane and adjoining properties, with windows and varying setbacks being incorporated into the design to break up blank walls.
CONCLUSION
On behalf of Danmar Homes Pty Ltd, we seek Council’s support for the proposed two-storey single dwelling at Lot 2 (No. 90A) Woolwich Street, West Leederville. It can be seen that:
The proposed development is consistent with the provisions of the Town of Cambridge Local Planning Scheme No. 1;
Lot 2 (No. 90A) Woolwich Street, West Leederville Proposed Two-Storey Single Dwelling
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The proposal is consistent with the land uses permitted in the ‘Residential’ zone under Clause 12 ‘Zoning Table' of the Town of Cambridge Local Planning Scheme No. 1;
The proposal is in keeping with Clause 67 ‘Matters to be Considered by Local Government’ of the Planning and Development (Local Planning Schemes) Regulations 2015;
The proposal complies with the Design Principles of Clause 5.1.4 ‘Open Space’ P4 of the R-Codes;
The proposal complies with the Design Principles of Clause 5.3.1 ‘Outdoor Living Areas’ of the R-Codes;
The proposal complies with the Design Principles of Clause 5.1.3 ‘Lot Boundary Setback’ P3.1 and P3.2 of the R-Codes; and
The proposal is considered to be in keeping with the interests of orderly and proper planning.
We therefore seek Council’s favourable consideration and support of this proposal to enable approval of this development. If you have any questions or need me to clarify anything for you, do not hesitate to contact me on 0438676427 or via email at [email protected]. Kind regards,
Stephanie Cohen-Radosevich
90A Woolwich Street, West Leederville - Attachment 5 - Schedule of Submissions
Submitter Number Received
Type of Comment Comments
1 14/12/2018 Objection R-Codes Clause 5.1.4 - Open Space
The proposed development has just 50% of the required open space. We understand that the open space requirement is in place partly to reduce building bulk on the site (consistent with the expectations of the applicable density codes/local planning framework) and to provide an attractive setting for the buildings, landscape and vegetation. In the proposed development of a four bedroom dwelling there is little outdoor space and high parapet walls on both the western and eastern side of the dwelling. We believe this would overpower the whole area and not be at all attractive.
R-Codes Clause 5.2.5 - Sightlines
The visual truncation is not provided on the site. Whilst this is perhaps not essential as the garage is situated at the eastern end of Kempton Lane, vehicle access to the laneway east of Lot 2 is does mean that vehicles wishing to pass the garage/driveway of Lot 2 do drive past the dwelling. Furthermore the turning from Kempton Lane into Lot 2 is very tight.
Local Planning Policy 3.2 Clause 1 - Buildings on the Boundary
Our understanding is that the proposed dwelling will have parapet walls in excess of 6 metres high on almost the full length of both the western and eastern boundaries. We are concerned that such a parapet wall on the western boundary will have an adverse impact on the visual amenity of our property and turn our driveway into a dark corridor. Garden beds in that area will get almost no sun. We have solar panels on the eastern roof of our house which may also be impacted by the proposed parapet wall. Other developments in the immediate vicinity all have partial setbacks of approximately 1 metre to adjacent blocks. There appears to be no provision for setbacks in the proposed dwelling.
Further Concerns
The proposed dwelling has one car parking space and four bedrooms. Whilst we understand that one car space in the West Leederville area is considered the minimum requirement, realistically a four
bedroom dwelling is likely to have more than one car for all occupants. There is very limited parking in this area of Woolwich Street. Double garages and driveways in the immediate vicinity mean that extra parking areas are almost non-existent. This, combined with congestion at West Leederville Primary School drop off and pick up times, makes this a concern for us.