launceston city council planning scheme submission...launceston city council planning scheme...

Launceston City Council Planning Scheme Submission

Project: Proposed Unit Development

Location: 35 Fairthorne Road, Trevallyn

Client: SHYM Holdings Pty Ltd

Zone: General Residential

Planning Directive No. 4.1 Standards for proposed unit development to 35 Fairthorne Road, Trevallyn.

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Multiple dwellings

10.4.1. Residential density for multiple dwellings

Acceptable Solutions: Performance Criteria: A 1 (a) The lot is 1161m² and each unit has an area of approximately 387m².

10.4.2. Setbacks and building envelope for all dwellings

Acceptable Solutions: Performance Criteria: A1 (a) No work is proposed within the front setback.

A2 Both proposed units garages are behind the existing dwelling and are some 34 metres and 50 metres from the front boundary. The carport for the existing dwelling is existing and is not to be altered.

P3 Siting and scale of dwelling: (a) No unreasonable loss of amenity:

(i) Sunlight onto the adjoining lot (37 Fairthorne Road), is clear of any windows by 12.00 p.m. on 21 June for the existing house and Unit 1 as per shadow diagrams on SJD 17/09-05, and the property to the rear of the development (28 Coniston Place) receives sunlight into the dwelling for the whole day given the slope of the land;

Version: 1, Version Date: 12/07/2017Document Set ID: 3574288

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Typewritten Text

Attachment 2 - 35 Fairthorne Road Trevallyn - Proposal and 3D shadow plans

(ii) There is no overshadowing of adjoining properties private open space after midday 21 June;

(iii) n/a no vacant lo (iv) the units are to the same scale in both

bulk and height as the adjoining units on 31A Fairthorne Road and many other nearby properties that have taken advantage of the slope of the land in the area and incorporated double storeys to the north of the dwellings;

(b) The proposed Unit 2 is located within the rear setback in order to take advantage of the northern aspect of the decks at the front of both units. As the rear boundary is to the south there is no advantage in having extra space within that area. Distance to dwellings on adjoining lots is comparable with other properties within the area.

10.4.3. Site coverage and private open space for all dwellings

Acceptable Solutions: Performance Criteria: A 1 (a) Site coverage is only 39.7% of the lot for all three dwellings. (b) Private open space for unit one is 84.0m²; for unit two it is 120.6m² and private open space for the existing dwelling is 230.3m². (c) 41.4% of the site is free from impervious surfaces.

A 2 (a) Private open space for unit one is 24.6m²; for unit two it is 24.6m² and private open space for the existing house is in excess of 80m². (b) The horizontal dimension for open space for unit 1 is 4.1m, for unit 2 is 4.1m, and for the existing house is 7.5m. (c) POS is directly accessible off, and adjacent to the living rooms of all dwellings; (d) POS is located to the North of both units and is the existing space for the existing house; (e) No private open space is located between the dwelling and frontage; (f) Gradient of the private open spaces consist of decks and other flat areas for the existing house and decks for the proposed units; (g) No unit has vehicular access in the private open space areas.


10.4.4. Sunlight and overshadowing for all dwellings

Acceptable Solutions: Performance Criteria: A1 All dwellings have habitable rooms with windows facing north, in units 1 & 2 it is the living room and in the existing house it is also the living room.

A2 All dwellings units are at least 3m apart on the site from the other dwellings, so as not to impact on the north facing windows. Shadow diagrams on SJD 17/09- 02 & 05 shows that there is no shadowing of other units habitable rooms due to the slope of the block.

A3 c) As per the shadow diagrams on drawing SJD 17/09-05 shows that the POS of the proposed units are clear all day on June 21, and that the units do not impact the POS of the existing house.

10.4.5. Width of openings for garages and carports for all dwellings

Acceptable Solutions: Performance Criteria: A1 There are no garages or carports proposed within 12 metres of the primary frontage.

10.4.6. Privacy for all dwellings

Acceptable Solutions: Performance Criteria: P1 (a) It is proposed to provide solid

balustrades of 1.1 metres in height, this is proposed as a compromise to screening to 1.7 metres in height. The decks of both units are overlooking the rear of the units in 31a Fairthorne Road, the windows on those walls are all at approximately 1500mm above floor level and shallow and long, thus alleviating the possibility of seeing into those rooms. The private open space of the units in 31a Fairthorne Road is also protected from view by the body of the unit. (b)Unit 1 is above the private open space of the existing house, however it is offset to the east so as not too be directly in line with that space. Unit 2 is above unit 1, but the window in the bathroom is frosted and the window in bedroom 3 is only 450 deep and no higher than 1 metre above floor level thus alleviating the possibility of seeing into those rooms. Bedroom


2 is not in line with the deck area and is therefore considered out of line of sight. Unit 2 has a 1.7 metre high slatted timber screening to nullify overlooking from the existing neighbouring property to the rear of the development. (c)no adjoining blocks are vacant.

P2 (a) The glazed doors of both units living rooms are overlooking the rear of the units in 31a Fairthorne Road, the windows on those walls are all at approximately 1500mm above floor level and shallow and long, thus alleviating the possibility of seeing into those rooms. (b) The private open spaces of the units in 31a Fairthorne Road are protected from view from this development, by the body of that neighbouring unit. (c)no adjoining blocks are vacant.

A3 All windows to habitable windows of the proposed units have sill heights of greater than 1.7 metres from the shared driveway. The existing house will be provided with a 1.8 metre by 3.0 metre screen to the proposed sliding door.

10.4.7. Frontage fences for all dwellings

Acceptable Solutions: Performance Criteria: A1 No fences are proposed to the frontage.

10.4.8. Waste storage for multiple dwellings

Acceptable Solutions: Performance Criteria: A1 All units have their own 2m² storage space for waste and recycling bins, which is available exclusively for the use of each unit, which is detailed on plan SJD 17/09-04, and located within the double garage area.

10.4.9. Site facilities for multiple dwellings

Acceptable Solutions: Performance Criteria: A1 The proposed units have in excess 13m3 secured storage space which is available


exclusively for the use of each unit, this is located to the rear of each units garage in the void beneath the upper floor level. A2 Mailboxes for all units are located near the front boundary.

10.4.10. Common property for multiple dwellings

Acceptable Solutions: Performance Criteria: A1 Site plan on drawing SJD 17/09-04 delineates private and common areas including: driveways, parking spaces, visitor parking spaces, mailboxes, and storage for waste and recycling bins, whilst site plan on drawing SJD 17/09-05 details landscaping and gardens.

10.4.11. Outbuildings, swimming pools and fences

Acceptable Solutions: Performance Criteria: A1.1 n/a-there are no proposed outbuildings. A2 n/a no swimming pool A3 n/a lot does not adjoin a public reserve, but all fences are less than 2.1m.

10.4.12. Earthworks and retaining walls

Acceptable Solutions: Performance Criteria: P1 There is a cut of 800mm maximum for unit

2. Island Block landscaping concrete block walls will be used for retaining and the face of the wall will support the neighbouring fences. There is also an existing retaining wall within the POS of the existing house. This will be upgraded if deemed necessary, but will not be increased in height (1600mm) and will not be visible to either the street or proposed units. This wall will be provided with a properly designed stormwater line directing water to the existing stormwater disposal system.

10.4.13. Location of car parking

Acceptable Solutions: Performance Criteria: P1 The shared driveway is within 1.5m from

one window of a habitable room only in the


existing house. This sliding door will be double glazed and has a screen with a height of 1.8 metres in front of it. The driveway consists of a single driveway up the eastern boundary with parking located perpendicular to the driveway.

P2 The carparking for the proposed units is all beyond the front setback. The existing house has its parking within the frontage but is a wide relatively flat area. This allows for ease of slow manoeuvring into the driveway space which gives the driver time to check for both cars and pedestrians using the driveway. All paved areas will be either two coat seal or concrete and landscaping will be low so as not to hinder vision.

E4 Road & Railway Assets Code

E4.2.1 This development will intensify the use of the existing access and hence applies.

E4.6 Use Standards

E4.6.2 Road accesses and junctions

Acceptable Solutions: Performance Criteria: A1 n/a this lot is in a 50 km/h speed limit zone, and no new access required.

A2 There will only be one access onto Fairthorne road which has a 50km/h limit

E4.6.4 Sight distances at accesses, junctions and crossings

Acceptable Solutions: Performance Criteria: A1 As per Table 4.6.4, the safe intersection sight distance for the access is 80m as the lot is in a 50 km/h speed limit zone. This is achieved.

E6 Car Parking & Sustainable Transport Code

The design plans show the car parking and car spaces on the circulation and site services plan, on sheet SJD 17/09-04.

E6.6.1 Car Parking Number of Spaces


As per Table E6.1 Visitor accommodation requires 2 car spaces per unit or 1 visitor parking per 4 beds, whichever is the greater. In this development each proposed unit has its own allocated visitor car space within its carport area and 2 parking spaces in it garage, this therefore meets the required car parking allocation requirement. The existing house has 2 parking spaces in the existing carport and enough space for a visitor space behind one of those spaces.

E6.6.1 Car Parking Numbers

Acceptable Solutions: Performance Criteria: A1 All car parking, access strips manoeuvring and circulations spaces must be:

a) The car parking is provided by way of individual carports attached to each unit, the driveway and carport are sealed and there are pits to allow for adequate draining of stormwater, which then feeds to the central drainage system and then pumped to the open drain at the front of the property; and

b) The carports and driveway will be sealed with a two coat seal or concreted which is an impervious all weather seal; and

c) The carports are clearly defined as they are beneath the deck area of each proposed unit and thus easily distinguishable for each unit. The existing house has the existing carport within its frontage making it distinguishable to the house.

E6.6.2 Design and Layout of Parking Areas

Acceptable Solutions: Performance Criteria: a) P1 All car parking, access strips manoeuvring

and circulations spaces must be: a) All vehicles on site have the ability to

enter and exit the site in a forward direction with the use of areas beneath the decks of the proposed units. This allows for manoeuvring and passing as required

b) The slope of the lot is within acceptable limits of driveways as per LGAT standard drawings R03 and R04


c) The driveway is straight with no obstruction to vision for either drivers or pedestrians.

d) The nature of the development is domestic and therefore very low speed environment.

e) The surrounding area is also domestic and slow speed environment.

f) The manoeuvring templates meet the requirements of the relative Australian Standard AS 2890.2


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launceston city council planning scheme submission...launceston city council planning scheme...

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