notice of an application for planning permit€¦ · sppf, lppf, mss response project name/number:...

NOTICE OF AN APPLICATION FOR PLANNING PERMIT

THE LAND AFFECTED BY THEAPPLICATION IS LOCATED AT: 12 Bondi Road, BONBEACH VIC 3196

,THE APPLICATION ISFOR A PERMIT FOR:

Develop the land for the construction of two (2)additional dwellings and alterations and

additons to the existing dwelling (3 dwellings intotal)

THE APPLICATIONREFERENCE NUMBER IS: KP−108/2015

THE APPLICANT FOR THE PERMITIS: •

Shaw for Design

•YOU MAY LOOK AT THEAPPLICATION AND ANY

DOCUMENTS THAT SUPPORT THEAPPLICATION AT THE OFFICE OFTHE RESPONSIBLE AUTHORITY:

•

City of Kingston Municipal OfficesCheltenham Office: Level 1, 1230 Nepean

Highway, Cheltenham 3192During office hours 8.30am − 5.30pm

OR

www.kingston.vic.gov.au/link/planning

Any person who may be affected by the granting of the permit may object or make othersubmissions to the responsible authority.

An objection must: • be sent to the Responsible Authority in writing,• include the reasons for the objection, and• state how the objector would be affected.

The responsible authority must make a copy of every objection available at its office for any personto inspect during office hours free of charge until the end of the period during which an applicationmay be made for review of a decision on the application.

If you object, the Responsible Authority will tell you of its decision.

THE RESPONSIBLE AUTHORITYWILL NOT DECIDE ON THE

APPLICATION BEFORE:28 September 2015

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

transport, rianninganoLocal Infrastructure

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the formobtained from the LAN DATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of theinformation. '

Victoria

REGISTER SEARCH STATEMENT ( T i t l e S e a r c h ) T r a n s f e r ofL a n d A c t 1958VOLUME 0 5 0 9 3 F O L I O 413

LAND DESCRIPTION

L o t 1 o n T i t l e P l a n 677150P.PARENT T I T L E V o l u m e 0 4 4 9 7 F o l i o 308C r e a t e d b y i n s t r u m e n t 2 6 6 8 5 7 1 R 04/02/1926

REGISTERED PROPRIETOR

Page 1 of 1

S e c u r i t y n o : 124054143912AP r o d u c e d 1 9 / 0 2 / 2 0 1 5 0 4 : 2 2 pm

ADVE RIM E

E s t a t e F e e SimpleJ o i n t Proprietors

L A D I S L A V LIPEtBEHKA MAHMUTOVIC b o t h o f 2 2 HOMEBUSH ROAD CAIRNLEA V I C 3023A K 7 5 2 1 0 0 S 02/12/2013

ENCUMBRANCES, CAVEATS AND NOTICES

MORTGAGE A K 7 5 2 1 0 1 Q 02/12/2013COMMONWEALTH BANK O F AUSTRALIA

EIVERWMa 2525

BY:

A n y e n c u m b r a n c e s c r e a t e d b y S e c t i o n 9 8 T r a n s f e r o f L a n d A c t 1 9 5 8 o r Section2 4 S u b d i v i s i o n A c t 1 9 8 8 a n d a n y o t h e r e n c u m b r a n c e s s h o w n o r e n t e r e d o n thep l a n s e t o u t u n d e r DIAGRAM LOCATION below.

DIAGRAM LOCATION

S E E T P 6 7 7 1 5 0 P FOR FURTHER D E T A I L S AND BOUNDARIES

ACTIVITY I N THE LAST 1 2 5 DAYS

NIL

END O F R E G I S T E R SEARCH STATEMENT

A d d i t i o n a l i n f o r m a t i o n : ( n o t p a r t o f t h e R e g i s t e r S e a r c h Statement)

S t r e e t A d d r e s s : 1 2 BONDI ROAD BONBEACH V I C 3196

DOCUMENT END

Id

Title 5093/413 Page 1 of 1

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

Lransport. rurnmganoLocal Infrastructure

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the formobtained from the LAN DATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the

. information.

Cla a

FINAL SEARCH STATEMENT L a n d Victoria Page 1 of 1

S e c u r i t y N o :124654143959Y

P r o d u c e d 1 9 / 0 2 / 2 0 1 5 0 4 : 2 3 PM

A C T I V I T Y I N T H E L A S T 1 2 5 DAYS

NIL

S T A T E M E N T END

V o l u m e 5 0 9 3 F o l i o 413

Title 5093M13 Page 1 of 1

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

TITLE PLAN EDITION 1 TP 677150P

Location of Land

Parish. LYNDHURST

Township:Section:

Crown Allotment

Crown Portion: 145 (PT)

Last Plan Reference.LP7624

Derived From. VOL 5093 FOL 413

Depth Limrtation: NIL

Notations

ANY REFERENCE TO MAP IN THE TEXT MEANS THE DIAGRAM SHOWN ONTHIS TITLE PLAN

Description of Land / Easement Information

1 1 d o t f r e e r V Q 4 e i t e e f , eedeiretreteee e m i r ' wleweeri

r e d a n d b l u e o n t h e map i n t h e m a r g i n b e i n g p a r t o f L o t 9 a n P l a n o f SUbdivision−−−

N o . 7 6 2 4 l o d g e d i n t h e O f f i c e o f T i t l e s a n d b e i n g p a r t o f Crown P o r t i o n

One Imrflred and f o r t y − f i v e P a r i a h o f l i y n d h u r s t County o f ' M o r n i n g t o n T o g e t h e r

w i t h a r i g h t o f c a r r i a g e way o v e r t h e r o a d s c o l o r e d brown o n s a i d pion.

S u b d i v i s i o n a n d T o g e t h e r w i t h a r i g h t t o u s e t h e Ion& c o l o r e d Y e l l o w on t h e said

map f o r d r a i n a g e purposes−

. —E N C U M B R A N C E S R E F E R R E D TO.

A s t o t h e l a n d c o l o r e d b l u e − − −

ANY BASIIKENTS i p U e d = d e r A c t N o . 168−

THIS PLAN HAS BEEN PREPARED

FOR THE LAND REGISTRY, LAND

VICTORIA, FOR TITLE DIAGRAM

PURPOSES AS PART OF THE LAND

TITLES AUTOMATION PROJECT

COMPILED! 13/11/2000

VERIFIED: MP

C O L O U R CODEBL=BLUER=REDY = YELLOW

TABLE OF PARCEL IDENTIFIERSWARNING: Where multiple parcels are referred to o r shown on this Title Plan this doesnot imply separately disposable parcels under Section BA o f the Sale o f Land Act 1962

PARCEL 1 = LOT 9 (PT) ON LP7624

LENGTHS ARE IN 1 Metres = 03048 x Feet

FEET 8, INCHES , Metres = 0.201168 x LinksSheet 1 of 1 sheets

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 6

SPPF, LPPF, MSS ResponseProject Name/Number: 12 Bondi Rd, Bonbeach / KP−108/2015

Clause 52.06 StrateaiesCar Parking Refer to table 1 of the clause for car parking − The proposal incorporates a double garage 5.5m wide x 6m deepTo ensure that car parking is provided in requirements. for both dwelling which complies with the standard for a 3 bedroomaccordance with the State Planning Policy home.Framework and Local Planning Policy Framework.To ensure the provision of an appropriate number − Visitor parking is not required under the schedule to the zone asof car parking spaces having regard to the the development contains < 5 dwellings. It is noted however thatdemand likely to be generated, the activities on visitor parking can be accommodated onsite within the driveway ofthe land and the nature o f the locality, each dwelling.To support sustainable transport alternatives tothe motor car. To promote the efficient use of carparking spaces through the consolidation o f carparking facilities. To ensure that car parking doesnot adversely affect the amenity of the locality.To ensure that the design and location o f carparking is o f a high standard, creates a safeenvironment for users and enables easy andefficient use.

401°°# I Ns.11/

WWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

VPage 2 of 6

Clause 21.05 (LPPF)Residential Land UseTo provide a range of housing types across themunicipality to increase housing diversityand cater for the changing housing needs ofcurrent and future populations, taking accountof the differential capacity of local areas inKingston to accommodate different types andrates of housing change.

StrateuiesStrategies to achieve this objective include:

. Encourage residential development withinactivity centres via shop−top housing andmixed use developments, and on transitional sitesat the periphery of activity centres.The intensity and scale of such development willneed to be in keeping with the scale ofthese centres.

. Support innovative residential infill developmenton former industrial sites adjacent toestablished residential areas, and on other mixeduse or traditionally non−residentialsites where appropriate.

. Promote a range of lot sizes and housing types,including medium density housing, onlarge residential opportunity sites, particularlywhere such sites have good access topublic transport and other facilities.

. Ensure development plans are prepared andimplemented for all large residentialopportunity sites to address the provision of adiversity of housing opportunities and toensure that other site and contextual issues areaddressed.

. Promote increased housing diversity inresidential areas that are within convenientwalking distance of public transport and activitynodes (increased housing diversityareas). Such areas will accommodate a variety ofmedium density housing types andlayouts at increased residential densities,responding to the established but evolvingurban character.

. Encourage innovative and integrated higherdensity housing in residential areas aroundthe Southland Principal Activity Centre.

. Promote lower density housing in established

− The scale and location o f the development is in keeping withsurrounding development layout and suitable for the residentialstreet. The proposal is not of a very high density, but there arenumerous examples of much denser development within a 500mradius o f the site.

− The subject site is o f an adequate size to comfortably house the 3dwellings with all the required amenity.

− The subject site is within walking distance to public transport,shope, etc

− Many of the strategies listed are not applicable to this applicationas they relate to large parcels of land being rezoned, or larger scaledevelopments were a more broad range of housing types is to bemade available.


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 6

suburban areas that do not have directaccess to activity/transport nodes and"encourage" only incremental change in housingdensity (incremental housing change areas). Suchareas will retain their predominantlysingle dwelling character and incremental changewill occur in the form of singledwellings or the equivalent of dual occupancydevelopments on average sized lots.

.Promote minimal housing change in areas

affected by aircraft noise, single dwellingcovenants and neighbourhood agreements(minimal housing change areas).

.Promote the innovative redevelopment and

renewal of older housing stock which is inpoor physical condition, particularly in parts ofChelsea and Clayton South where olderpoor quality medium density housing developmentis highly concentrated (residentialrenewal areas).

.Prevent any loss of existing residential land

through unnecessary or inappropriaterezoning's.

Clause 22.11 (LPPF)Residential Development Policy − The MSS and relevant mapping identifies the site in an area

.To promote a managed approach to housing

change, taking account of the differentialcapacity of local areas in Kingston to

designated as suitable for higher density redevelopment.

− The proposal adequately responds to the neighbourhoodaccommodate increased housing diversity,incremental housing change, residential renewal

character guidelines with small variations including window shape,orientation, etc. but this does not make the proposal unsuitable. It

or minimal housing change, as would be fair to assume that each application would be assessedidentified within the MSS. on its individual merit with external aesthetics taking precedence

.To encourage new residential development to over consistency. There does not seemed to have been a concern

achieve architectural and urban design with recent developments regarding the existing neighbourhoodoutcomes that positively respond to context given the type, arch style and density o f some o f theneighbourhood character having particular regardto that identified in the Kingston Neighbourhood

examples given within this response.

Character Guidelines — August 2007. − Onsite parking is dealt with as previously described.


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 6

.To promote on−site car parking which is

adequate to meet the anticipated needs of − Landscaping and areas for revegetation are identified on thefuture residents. proposed plans. Significant room is set aside for this to occur.

To ensure that landscaping and trees remain amajor element in the appearance and − A stormwater retention system will be designed b y a civil eng. Tocharacter of the municipality's residential cater for the post development permeability and increasedenvironments, stormwater run−off. This will utilise flushing toilet cisterns and water

.To limit the amount and impact of increased

stormwater runoff on local drainagesystems.

tank storage.

To ensure that the siting and design of newresidential development takes account ofinterfaces with sensitive and strategic land uses.

Clause 11 (SPPF)Settlement − The proposal promotes a high standard o f urban design andPlanning is to anticipate and respond to the needs amenity through compliance with rescode and further designof existing and future communitiesthrough provision of zoned and serviced land forhousing, employment, recreation and

principles adopted within the proposal.

− The dwellings will be 6 star energy efficient as required b y theopen space, commercial and community facilities current building regulations and will also incorporate waterand infrastructure, treatment o f stormwater for reuse as part o f the onsite retentionPlanning is to recognise the need for, and as faras practicable contribute towards:

system.

.Health and safety. − The site would not be identified as one o f considerable

.Diversity of choice. environmental sensitivity o r natural resources.

.Adaptation in response to changing technology.

.Economic viability. − The proposal is located within a residentially developed area, and

.A high standard of urban design and amenity, does not require integration with alternate land uses on

.Energy efficiency. neighbouring sites.

.Prevention of pollution to land, water and air.

.Protection o f environmentally sensitive areas

and natural resources.

.Accessibility.

.Land use and transport integration.

Planning is to prevent environmental problems

4/ AX' 7 I,WWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 6

created by siting incompatible land usesclose together.Planning is to facilitate sustainable developmentthat takes full advantage o f existingsettlement patterns, and investment in transportand communication, water and sewerageand social facilities.Clause 15 (SPPF)Built environment and heritage − The site does not pose any value with regards to architectural,Planning should ensure all new land use anddevelopment appropriately responds to itslandscape, valued built form and cultural context,and protect places and sites with

aesthetic, scientific o r cultural value.

− The proposal is appropriately sized residential dwellings that fitwell within the urban environment and work with council urban

significant heritage, architectural, aesthetic,scientific and cultural value.

character guidelines.

Creating quality built environments supports thesocial, cultural, economic and − The liveability, and amenity provided are o f a high level and thisenvironmental wellbeing of our communities, cities can be envisaged through a thorough review o f the plans o f theand towns. proposal.Land use and development planning must supportthe development and maintenance of

− The proposal minimises impact on neighbouring propertiescommunities with adequate and safe physical and through appropriate design that reflects consistency with regards tosocial environments for their residents,through the appropriate location of uses anddevelopment and quality o f urban design.

overlooking, overshadowing, visual bulk & visual appeal.

Planning should achieve high quality urban designand architecture that:

.Contributes positively to local urban character

and sense of place.

.Reflects the particular characteristics, aspirations

and cultural identity of thecommunity.

.Enhances liveability, diversity, amenity and

safety of the public realm.

.Promotes attractiveness of towns and cities

within broader strategic contexts.

.Minimises detrimental impact on neighbouring

properties.

4/1WWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 6

Clause 16 (SPPF) StrategiesStreet setback objective Increase the supply of housing in existing urban − The current infrastructure would suitably cope with the additionalPlanning should provide for housing diversity, and areas by facilitating increased housing load o f a second dwelling.ensure the efficient provision of yield in appropriate locations, including under−supporting infrastructure. utilised urban land. − The proposal is within walking distance o f Nepean hwy trafficNew housing should have access to services and Ensure that the planning system supports the routes, medical facilities, health care facilities, public shops andbe planned for long term sustainability,including walkability to activity centres, public

appropriate quantity, quality and type ofhousing, including the provision of aged care

public recreation spaces.

transport, schools and open space. facilities. − The affordability o f the proposed housing is not something that isPlanning for housing should include providing land Ensure housing developments are integrated with able to be controlled b y anything other than market demand.for affordable housing. infrastructure and services, whether they

are located in existing suburbs, growth areas orregional towns.Encourage housing that is both water efficient andenergy efficient.Facilitate the delivery of high quality socialhousing to meet the needs o f Victorians.

141#

7dri

zWWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 4

Town Planning ReportProject Name/Number: 12 Bondi Rd, Bonbeach / KP−108/2015

Introduction

This report is to accompany the proposed plans for redevelopment of the above listed subject site. This document along with the attached report andresponse have been prepared to assist the relevant town planner to more easily assess the criteria specific to the proposal, as well as communicating decisionmaking criteria that had been taken into consideration with regards to different aspects of the proposal. The response as a whole contains written reports,photographs, contextual diagrams and plans.The reports provide a suitable response the relevant components of Clause 55, SPPF, LPPF, MSS, and relevant planning scheme.

The Subject Site

The subject site located at 12 Bondi Rd, Bonbeach. It is a rectangular shaped block that is part of an existing residential subdivision. It is bounded to the NE &SW by neighbouring residential development, and by a road frontage to the N W. The site has an easement present − not containing any asset, and a sewermain servicing other properties in an undesignated easement. The block is very slightly sloped SW − NE, and has a moderate amount of vegetation most ofwhich is required to be removed as part of the proposal. An existing single storey dwelling is presently onsite − were the tenants currently reside.

Neighbouring Site Context

The neighbouring blocks / streets, show significant signs of previous & very recent multi residential development, some more notable than others. Examplesinclude 10 York St, 61 Bondi Rd, 62 Bondi Rd, 7 Harold st, 3−5 Trent Crt, 421 & 423 Station St, 1 Cannes Ave, 10 Patterson St & numerous others depicted in thephotos (all within a 1km radius of the site − most within a 500m radius of the site).The neighbouring sites immediately adjacent to the subject site are a mix of an existing unit development to the SW, and a single dwelling to the NE. Nosignificant architectural era or style is consistent or notable. There is however a larger number of redevelopment opportunities taking place which leads to amore modern aesthetic (be it costal / modern) and there is a clear distinction in role council has played in negating the requirement to be fully consistent withthe existing neighbourhood character− this is evident in the photos provided.

N7'VVVWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 4

Planning Summary (Controls & Policies)

The site is zoned: General residential zone 2. A report is provided to assess the application against the provisions of clause 55 applicable to this site / zoning.No overlays are applicable. The site is not designated as bushfire prone.

The proposal

The proposed development of the site includes; part demolition & modification of the existing dwelling and removal of vegetation. Two dwellings are proposedto the rear of the existing dwelling, a single crossover is proposed. The size of the site dictates that the proposal be for double storey development, this ensuresthe ability to provide adequately sized family dwellings appropriate for the area without compromising amenity within and immediately adjacent to the site.The plans provided demonstrate both compliance with planning requirements, as well as detailing the functionality of the proposed dwellings. Examples ofneighbouring developments have been included to provide evidence that the proposal is not deviating from current proposals / approvals within theimmediate vicinity of the site.

Design Response

The design proposal produced for No.12 Bondi Rd, Bonbeach has responded to the existing opportunities and constraints of the site in a manner which seeks toachieve an optimal design outcome for my client that is both feasible and financially viable, whilst limiting the impact on residents of surrounding properties.

As the property currently stands with an existing single storey dwelling it is in a neutral state of value to the surrounding community, with no significantcontribution to the streetscape or notable architectural style. There is a notable amount of residential development taking place within the local streetscape(details provided), as well as Kingston municipality as a whole.

The main constraints that effect the design of this development relate to, minimizing overshadowing / overlooking onto neighbouring windows / SPOS, locatingthe dwellings to remove the need for common 'party' walls. The location of the easement to the SE of the property is also notable but not of concern, the mainnotable feature however is the sewer main running through the property approx. 13.5m in from the rear b'dry. The key challenge with this site was to create adesign, which allowed for adequate amenity as required for the occupants of each dwelling. The clients brief was to prepare a design for 2 dwellings thatcould be clearly identified as separate, whilst retaining the existing dwelling which they plan to renovate, rejuvenate and reside in.The architectural style is also considered important so that the proposal does not dominate it surrounds with uncharacteristic features.

It is my understanding that there has not been any recent planning or building applications for the site, prior to this application.

The proposal incorporates the idea of significantly re−vegetating the site to well beyond its current quality through the use of native and indigenous vegetation.A landscaping plan which would include the enhancement of the property through appropriate planting, including approx. 5−8 trees and substantial room for

VVWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 4

lower level vegetation in the form of garden beds. The use of screen vegetation will help to minimize the effects of the higher density development on thesurrounding property's / streetscape while also improving the quality of vegetation onsite providing natural habitat for birds and other small animals. Planting tothe front garden softens the appearance of the streetscape and minimizes the obtrusive nature of a unit development which has not allowed adequate roomfor planting / vegetation.

Brief commentary on the major points of consideration which effect the design and how these have been taken into consideration have been detailed below.

Site Access− A single crossover is proposed to access a common driveway, this eliminates the reduction of street parking.

Parking− The proposal has the correct size and qty of parking spaces per dwelling based on clause 55. Ul =1, U2=2, U3=2.

SPOS− The SPOS for each dwelling do not immediately abut one another which promotes privacy within the development.

Overlooking− The proposal has considered overlooking through the use of screens, obscure glazing and window locations (adjusted)

Planting− Kingston council promotes a treed landscape and to further enhance the quality of the development through appropriate planting. We will beproviding this in the form of a planting schedule (to be approved by council) with a mix of native and indigenous species as discussed above.

Storage− Additional to the car parking, the units have a proposed storage shed / space at the rear of the garage with a min compliance size of 6m 3.

Permeability / Site coverage− The permeability and site coverage for the project are considerably less than the required standard. The proposal will integratean Eng. Designed retention system to harvest rain water for the purposes of flushing toilet cisterns, and garden watering, etc. The onsite retention will alleviateadditional pressure from council drains.

Front Setback− The front setback of Ul is existing and is not modified. Integration with the streetscape remains unchanged.

Articulation− The proposed rear dwellings are both double storey construction. The upper floors are been recessed and articulated to take into considerationvisual appeal for pruchasers and neighbouring residents. The upper floors demonstrate significant articulation and keep sheer walls to a minimum. The lowerroof will skirt the upper walls and intersects with the vertical planes of the upper walls at varying levels which further articulates the dwelling facade and addsto the a more interesting facade's. Considering there are a large number of unarticulated recently built dwellings within the same proximity as mentioned inthe above dot point is would seem inconsistent to suggest the articulation that is currently provided does not suffice. It is in fact far in excess of what would bereasonably required.

VVWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 4

Conclusion

In conclusion we feel that the proposed design is a highly suitable response to the constraints provided by the site and its surrounds and that it will not causeadverse effects to neighbouring properties or infrastructure in the local vicinity.The proposal is modest, suitable for the site and visually appealing from the street fronatage and down the common driveway, as well as down the blind sidesof the dwellings. We seek to develop the site with the understanding that this should not come at the compromise of the design quality or degradation of thestreetscape and natural environment. I believe the design to be of a suitable nature, with high levels of articulation, more than sufficient areas for landscapingto both SPOS and the streetscape, and the provision of dwellings which are very liveable and functional for future occupants. The area does show significantsigns of similar redevelopment and we would encourage council to review these files should that assist in the further assessment of this application, whenreviewing the response to queries raised regarding the garage setback, and articulation.


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

Clause 55 (ResCode) AssessmentProject Name/Number: 12 Bondi Rd, Bonbeach / KP−108/2015

Clause 55.02−1Neighbourhood character objectivesTo ensure that the design respects the existingneighbourhood character or contributes to aPreferred neighbourhood character. To ensurethat development responds to the features of thesite and the surrounding area.

Standard B1The design response must be appropriate to theneighbourhood and the site.The proposed design must respect the existing orpreferred neighbourhood character and respondto the features of the site.

− The front setback to dwelling 1 is existing and does not vary theintegration with the streetscape as it currently stands. No additionalcrossovers are proposed.

− The design response plan and photographs provided assist todepict the existing streetscape and provide justification o f theappropriateness of the proposal.

Clause 55.02−2Residential policy objectivesTo ensure that residential development isprovided in accordance with any policy forhousing in the State Planning Policy Frameworkand the Local Planning Policy Framework,Including the Municipal Strategic Statement andlocal planning policies.To support medium densities in areas wheredevelopment can take advantage of publicTransport and community infrastructure andservices.

Standard 82An application must be accompanied by a writtenstatement to the satisfaction of the responsibleauthority that describes how the development isconsistent with any relevant policy for housing inthe State Planning Policy Framework and theLocal Planning Policy Framework, including theMunicipal Strategic Statement and local planningpolicies.

− Please refer to the written responses to SPPF, LPPF, MSS.

Clause 55.02−3Dwelling diversity objectiveTo encourage a range of dwelling sizes and typesin developments of ten or more dwellings.

Standard B3Developments of ten or more dwellings shouldprovide a range of dwelling sizes and types,including:Dwellings with a different number of bedrooms.At least one dwelling that contains a kitchen, bathor shower, and a toilet and wash basin at ground

− N/A to this application

AXWWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

floor level.

Clause 55.02−4Infrastructure objectivesTo ensure development is provided withappropriate utility services and infrastructure.To ensure development does not unreasonablyoverload the capacity of utility services andinfrastructure.

Standard B4Development should be connected to reticulatedservices, including reticulated sewerage,drainage, electricity and gas, if available.Development should not unreasonably exceed thecapacity of utility services and infrastructure,including reticulated services and roads.In areas where utility services or infrastructurehave little or no spare capacity, developmentsshould provide for the upgrading of or mitigation ofthe impact on services or infrastructure.

− Adequate services and infrastructure is currently available to thesite. It forms part of an existing suburban setting.

Clause 55.02−5Integration with the street objectivesTo integrate the layout of development with thestreet.

Standard B5Developments should provide adequate vehicleand pedestrian links that maintain or enhancelocal accessibility.Development should be oriented to front existingand proposed streets.High fencing in front of dwellings should beavoided if practicable.Development next to existing public open spaceshould be laid out to complement the open space.

Clause 55.03−1Street setback objectiveTo ensure that the setbacks of buildings fromstreet respect the existing or preferredneighbourhood character and make efficient useof the site.

Standard B6Walls of buildings should be set back from streetsthe distance specified in Table B1.Porches, pergolas and verandahs that are lessthan 3.6 metres high and eaves may encroach notmore than 2.5 metres into the setbacks of thisstandard.


− Vehicle and pedestrian linkages are provided to the applicablestreet to serve the development via the common driveway &crossover.

− All dwellings are serviced from a common driveway although theyretain a sense o f individual identity due to the spepration thedwellings, distances between the designated entrances and clearlyidentifiable points of entry.

− Front fence height is limited in height as per plan.

− Both proposed dwellings have observation opportunities towardthe relevant streetscape.

− The front setback to dwelling .1 is existing and does not vary theintegration with the streetscape as it currently stands. No additionalcrossovers are proposed.

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

Clause 55.03−2Building height objectivesTo ensure that the height of buildings respects theexisting or preferred neighbourhood character.

Standard B7The maximum building height should not exceedthe maximum height specified in the zone,schedule to the zone or any overlay that applies tothe land.If no maximum height is specified in the zone,schedule to the zone or an overlay, themaximum building height should not exceed 9metres, unless the slope of the natural groundlevel at any cross section wider than 8 metres ofthe site of the building is 2.5 degrees or more, inwhich case the maximum building height shouldnot exceed 10 metres.

Changes of building height between existingbuildings and new buildings should be graduated.

− The proposed dwellings are well within the maximum height limitspecified in the Residential .1 Zone, with a maximum height o f lessthan 8m.

− The two storey height is appropriate in the context o f the areaincluding nearby dwellings. A large number of dwellings as detailedin the photographic context provide are double storey typedevelopments.

Clause 55.03−3Site coverage objectiveTo ensure that the site coverage respects theexisting or preferred neighbourhood character andresponds to the features of the site.

Standard B8The site area covered by buildings should notexceed:

. The maximum site coverage specified in aschedule to the zone, or. If no maximum site coverage is specified in aschedule to the zone, 60 per cent.

− The site coverage is significantly below the 60% requirement.

Clause 55.03−4Permeability objectivesTo reduce the impact of increased stormwaterrun−off on the drainage system. To facilitate on−site stormwater infiltration.

Standard B9At least 20 per cent of the site should not becovered by impervious surfaces.

− >30% is retained as permeable.

Clause 55.03−5Energy efficiency objectivesTo achieve and protect energy efficient dwellingsand residential buildings. To ensure theorientation and layout of development reducefossil fuel energy use and make appropriate use

Standard B10Buildings should be:Oriented to make appropriate use of solar energy.Sited and designed to ensure that the energyefficiency of existing dwellings on adjoining lots isnot unreasonably reduced.

− The dwellings have been designed to maximise solar access andnorthern orientation to internal and external living areas werepossible — given the location o f North.

− Very good solar access of note has been achieved to the upper


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

o f 13

of daylight and solar energy.

Clause 55.03−6Open space objectiveTo integrate the layout of development with anypublic and communal open space provided in oradjacent to the development.

Living areas and private open space should belocated on the north side o f the development,if practicable.Developments should be designed so that solaraccess to north−facing windows is maximised.

Standard B11If any public or communal open space is providedon site, it should:Be substantially fronted by dwellings, whereappropriate.Provide outlook for as many dwellings aspracticable.Be designed to protect any natural features on thesite.Be accessible and useable.

floor living area o f U2, ground floor living o f U2 & U3.

− All SPOS has access to the northern aspect.

− The dwellings are required by building law to obtain a 6 starequivalent ener rating to be approved for construction.

− The common driveway services all properties and provideswindow outlooks for dwellings 2 & 3 for both natural light (northfacing) and improved visibility for safety.

Clause 55.03−7Safety objectiveTo ensure the layout o f development provides forthe safety and security of residents and property.

Standard B12Entrances to dwellings and residential buildingsshould not be obscured or isolated from the streetand internal accessways.Planting which creates unsafe spaces alongstreets and accessways should be avoided.Developments should be designed to providegood lighting, visibility and surveillance of carparks and internal accessways.Private spaces within developments should beprotected from inappropriate use as publicthoroughfares.

− The entry to each dwelling is easily identifiable and open to thecommon driveway promoting safety and visibility.

− The private open space for each dwelling is isolated in a way toretain privacy and avoid unnecessary shared access through thesespaces.

Clause 55.03−8Landscaping objectivesTo encourage development that respects thelandscape character of the neighbourhood.To encourage development that maintains andenhances habitat for plants and animals inlocations of habitat importance.

Standard B13The landscape layout and design should:Protect any predominant landscape features ofthe neighbourhood.Take into account the soil type and drainagepatterns of the site.Allow for intended vegetation growth and

− The proposal provides adequate room to retain some vegetationin the front o f the site whilst taking advantage o f replating to ensurefuture vegetation is o f an appropriate size a t maturity. This alsoallows the promotion o f native / indig. Species to be planted as parto f the new development.


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

o f 13

To provide appropriate landscaping.To encourage the retention o f mature vegetationon the site.

structural protection of buildings.In locations of habitat importance, maintainexisting habitat and provide for new habitat forplants and animals.Provide a safe, attractive and functionalenvironment for residents.Development should provide for the retention orplanting of trees, where these are part of thecharacter of the neighbourhood.Development should provide for the replacementof any significant trees that have been removed inthe 12 months prior to the application being made.The landscape design should specify landscapethemes, vegetation (location and species),paving and lighting.

− Indicative landscaping has been indicated on the site layout plansto demonstrate the proposal has adequate room to accommodatesubstantial revegetation post development.

− The street tree to Bondi R d remains untouched.

Clause 55.03−9Access objectivesTo ensure vehicle access to and from adevelopment is safe, manageable and convenient.To ensure the number and design of vehiclecrossovers respects the neighbourhood character.

Standard B14Accessways should:Be designed to allow convenient, safe andefficient vehicle movements and connectionswithin the development and to the street network.Be designed to ensure vehicles can exit adevelopment in a forwards direction if the accessway serves five or more car spaces, three or moredwellings, or connects to a road in a Road Zone.Be at least 3 metres wide. Have an internal radiusof at least 4 metres at changes o f direction.Provide a passing area at the entrance that is atleast 5 metres wide and 7 metres long I theaccess way serves ten or more spaces andconnects to a road in a Road Zone.The width of accessways or car spaces should notexceed: 33 per cent of the street frontage, orIf the width of the street frontage is less than 20metres, 40 per cent o f the street frontage.No more than one single−width crossover shouldbe provided for each dwelling fronting aStreet. The location o f crossovers should

− A single cross over is proposed for the development. The accessdriveway provides convenient access and are not difficult totraverse.

JANWWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

maximise the retention of on−street car parkingspaces. The number of access points to a road ina Road Zone should be minimised.Developments must provide for access forservice, emergency and delivery vehicles.

Clause 55.03−10Parking location objectivesTo provide convenient parking for resident andvisitor vehicles.To avoid parking and traffic difficulties in thedevelopment and the neighbourhood.To protect residents from vehicular noise withindevelopments.

Standard B15Car parking facilities should:Be reasonably close and convenient to dwellingsand residential buildings.Be secure.Be designed to allow safe and efficientmovements within the development.Be well ventilated if enclosed.Large parking areas should be broken up withtrees, buildings or different surface treatments.Shared accessways or car parks of otherdwellings and residential buildings should belocated at least 1.5 metres from the windows ofhabitable rooms. This setback may be reduced to1 metre where there is a fence at least 1.5 metreshigh or where window sills are at least 1.4 metresabove the accessway.

− Parking is provided as notes on plan. The parking is convenientlylocated for each dwelling and is easily identifiable as to whichdwelling the car parking belongs.

− Refer to notes on elevations regarding the treatment o f windowswithin close proximity o f the driveway.

Clause 55.04−1Side and rear setbacks objectiveTo ensure that the height and setback of abuilding from a boundary respects the existing orpreferred neighbourhood character and limits theimpact on the amenity of existing dwellings.


Standard B17A new building not on or within 200mm of aboundary should be set back from side or rearboundaries:At least the distance specified in a schedule to thezone, orIf no distance is specified in a schedule to thezone, 1 metre, plus 0.3 metres for every metre ofheight over 3.6 metres up to 6.9 metres, plus 1metre for every metre of height over 6.9 metres.Sunblinds, verandahs, porches, eaves, fascias,gutters, masonry chimneys, flues, pipes, domesticfuel or water tanks, and heating or coolingequipment or other services may encroach not

− The proposal achieves all ground and first floor boundaiy setbackrequirements based on wall height. Refer to the providedelevations.

1111111111111•Ir ,forAg 'ouovitt,

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

more than 0.5 metres into the setbacks of thisstandard.Landings having an area of not more than 2square metres and less than 1 metre high,stairways, ramps, pergolas, shade sails andcarports may encroach into the setbacks of thisstandard.

Clause 55.04−2Walls on boundaries objectiveTo ensure that the location, length and height of awall on a boundary respects the existing orpreferred neighbourhood character and limits theimpact on the amenity of existing dwellings.

Clause 55.04−3Daylight to windows objectiveTo allow adequate daylight into existing habitableroom windows.


Standard B18A new wall constructed on or within 200mm of aside or rear boundary of a lot or a carportconstructed on or within 1 metre of a side or rearboundary of lot should not abut the boundary:For a length of more than the distance specified ina schedule to the zone; orIf no distance is specified in a schedule to thezone, for a length of more than:10 metres plus 25 per cent of the remaining lengthof the boundary of an adjoining lot, orWhere there are existing or simultaneouslyconstructed walls or carports abutting theboundary on an abutting lot, the length of theexisting or simultaneously constructed walls orcarports, whichever is the greater.A new wall or carport may fully abut a side or rearboundary where slope and retaining walls orfences would result in the effective height of thewall or carport being less than 2 metres on theabutting property boundary.

A building on a boundary includes a building setback up to 200mm from a boundary.

Standard B19Buildings opposite an existing habitable roomwindow should provide for a light court to theexisting window that has a minimum area of 3square metres and minimum dimension of 1 metre

− The proposed b'dry walls of U3 garage are both proposed to bebuilt 150mm off the title b'city.

− The length of the walls on bdty comply with the standard

− The height of the walls on bdry comply with the standard.

− The carport of U2 abuts the b'dry behind the neighbours shedsmeaning impact is minimal at best.

−The habitable room windows of neighbouring dwellings aresetback considerably from the proposal — refer to plans provided.

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

o f 13

Clause 55.04−4North facing windows objectiveTo allow adequate solar access to existing north−facing habitable room windows.

Clause 55.04−5Overshadowing open space objectiveTo ensure buildings do not significantlyovershadow existing secluded private openspace.


clear to the sky. The calculation of the area mayinclude land on the abutting lot.Walls or carports more than 3 metres in heightopposite an existing habitable room windowshould be set back from the window at least 50per cent of the height of the new wall if the wall iswithin a 55 degree arc from the centre o f theexisting window. The arc may be swung to within35 degrees of the plane of the wall containing theexisting window.Where the existing window is above ground floorlevel, the wall height is measured from the floorlevel of the room containing the window.

Standard B20If a north−facing habitable room window of anexisting dwelling is within 3 metres of a boundaryon an abutting lot, a building should be setbackfrom the boundary 1 metre, plus 0.6 metres forevery metre of height over 3.6 metres up to 6.9metres, plus 1 metre for every metre of heightover 6.9 metres, for a distance of 3 metres fromthe edge of each side of the window. A north−facing window is a window with an axisperpendicular to its surface oriented north 20degrees west to north 30 degrees east.

Standard B21Where sunlight to the secluded private openspace of an existing dwelling is reduced, at least75 per cent, or 40 square metres with minimumdimension of 3 metres, whichever is the lesserarea, of the secluded private open space shouldreceive a minimum of five hours of sunlightbetween 9 am and 3 pm on 22 September.If existing sunlight to the secluded private openspace of an existing dwelling is less than therequirements of this standard, the amount o f

− We have a significant setback from the S W b'd iy showing far inexcess o f compliance with this standard.

− Shadows diagrams prepared with the application demonstrate thatovershadowing to open space standards will be achieved for bothdwellings. The shadowing impacts on neighbouring dwellings areinsignificant when taking into account the shadow cast by theexisting paling fence along the b'dty.

I,,',lAX

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

Clause 55.04−6Overlooking objectiveTo limit views into existing secluded private openspace and habitable room windows.

sunlight should not be further reduced.

Standard B22A habitable room window, balcony, terrace, deckor patio should be located and designed to avoiddirect views into the secluded private open spaceof an existing dwelling within a horizontal distanceof 9 metres (measured at ground level) of thewindow, balcony, terrace, deck or patio. Viewsshould be measured within a 45 degree anglefrom the plane of the window or perimeter of thebalcony, terrace, deck or patio, and from a heightof 1.7 metres above floor level.A habitable room window, balcony, terrace, deckor patio with a direct view into a habitable roomwindow of existing dwelling within a horizontaldistance of 9 metres (measured at ground level)of the window, balcony, terrace, deck or patioshould be either:Offset a minimum of 1.5 metres from the edge ofone window to the edge of the other.Have sill heights of at least 1.7 metres above floorlevel.Have fixed, obscure glazing in any part of thewindow below 1.7 metre above floorlevel.Have permanently fixed external screens to atleast 1.7 metres above floor level and be no morethan 25 per cent transparent.Obscure glazing in any part of the window below1.7 metres above floor level may be openableprovided that there are no direct views asspecified in this standard.Screens used to obscure a view should be:Perforated panels or trellis with a maximum of 25per cent openings or solid translucent panels.Permanent, fixed and durable.Designed and coloured to blend in with the

− The proposed development has been designed to avoidoverlooking o f neighbouring habitable room windows and secludedprivate open space. Obscure glazing, minimum sill heights andexternal screening devices have been utilised to achieve this.

I ""WWW.SHAW4DESIGN.COM.AU

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

development.This standard does not apply to a new habitableroom window, balcony, terrace, deck or patiowhich faces a property boundary where there is avisual barrier at least 1.8 metres high and the floorlevel of the habitable room, balcony, terrace, deckor patio is less than 0.8 metres above groundlevel at the boundary.

Clause 55.04−7 Standard B23− Refer to plans provided. 1.7m high obscure glass will be used tomaintain privacy for all parties

Internal views objective Windows and balconies should be designed toprevent overlooking of more than 50 per cent ofthe secluded private open space of a lower−leveldwelling or residential building directly below andwithin the same development.

To limit views into the secluded private openspace and habitable room windows of dwellingsand residential buildings within a development,

Clause 55.04−8 Standard 824− The proposal does not incorporate any major sourcs o f noise.The gas heater will be located within the upper roof voids and thecooling is located on top o f the ground floor roof.

Noise impacts objective Noise sources, such as mechanical plant, shouldnot be located near bedrooms of immediatelyadjacent existing dwellings,Noise sensitive rooms and secluded private openspaces of new dwellings and residential buildingsshould take account of noise sources onimmediately adjacent properties.Dwellings and residential buildings close to busyroads, railway lines or industry should bedesigned to limit noise levels in habitable rooms.

To contain noise sources in developments thatmay affect existing dwellings,To protect residents from external noise.

Clause 55.05−1Accessibility objectiveTo encourage the consideration of the needs ofpeople with limited mobility in the design ofdevelopments,

Standard B25The dwelling entries of the ground floor ofdwellings and residential buildings should beaccessible or able to be easily made accessible topeople with limited mobility.

− The proposal incorporates slab footings for both dwellings makingthe ground floor o f each accessible to people with limited mobility.All contain the master bedroom and ensuite on the ground floor.

Clause 55.05−2 Standard B26− The proposed dwellings have completely separate points o f entrywhich makes them easily identifiable. They have covered porchareas to provide shelter from the prevailing weather.

Dwelling entry objective Entries to dwellings and residential buildingsshould:Be visible and easily identifiable from streets and

To provide each dwelling or residential buildingwith its own sense of identity.


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

Clause 55,05−3Daylight to new windows objectiveTo allow adequate daylight into new habitableroom windows.

Clause 55.05−4Private open space objectiveTo provide adequate private open space for thereasonable recreation and service needs ofresidents.

Clause 55.05−5


other public areas.Provide shelter, a sense of personal address anda transitional space around the entry.

Standard B27A window in a habitable room should be located toface:An outdoor space clear to the sky or a light courtwith a minimum area of 3 square metres andminimum dimension of 1 metre clear to the sky,not including land on an abutting lot, orA verandah provided it is open for at least onethird of its perimeter, orA carport provided it has two or more open sidesand is open for at least one third of its perimeter.

Standard B28A dwelling or residential building should haveprivate open space of an area and dimensionsspecified in the schedule to the zone.If no area or dimensions are specified in theschedule to the zone, a dwelling or residentialbuilding should have private open spaceconsisting of:An area of 40 square metres, with one part of theprivate open space to consist of secluded privateopen space at the side or rear of the dwelling orresidential building with a minimum area of 25square metres, a minimum dimension of 3 metresand convenient access from a living room, orA balcony of 8 square metres with a minimumwidth of 1.6 metres and convenient access from aliving room, orA roof−top area of 10 square metres with aminimum width of 2 metres and convenientaccess from a living room.

Standard B29

− Please refer to the plans provided. The windows within theproposal have far in excess of the required light court.

U l has far in excess of the POS and SPOS requirements.

− U2 & U3 provide 8m2 balcony's as well as functional SPOS areasat ground level that can be utilised from main living dining areas.

.1 AX−11"

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

Solar Access to Open Space The private open space should be located on thenorth side of the dwelling or residential building, ifappropriate,The southern boundary of secluded private openspace should be set back from any wall on thenorth of the space at least (2+0.9h) metres, where'h' is the height of the wall.

− Please refer to the shadow diagrams provided. The SPOS of eachdwelling has been located in the optimal location given thelimitations of site layout to optimise solar access to a significant partof the SPOS at any given time of the day between 9:00am and3:00pm.

To allow solar access into the secluded privateopen space of new dwellings and residentialbuildings.

Clause 55.05−6 Standard B30− U l has a large storage area in the back of the carport

−U2 has a storage shed

− U3 has storage at the rear o f the proposed garage

Storage Each dwelling should have convenient access toat least 6 cubic metres of externally accessible,secure storage space.

To provide adequate storage facilities for eachdwelling,

Clause 55.06−1 Standard B31− Please refer to the filled in council pre populated form withdescription. The proposal is modest and the architecture is we//suited to the surrounding area.The proposal does not contain extremely modern or un−characteristic period architectural features that may look out ofplace.

Design Detail The design of buildings, including:Façade articulation and detailing,Window and door proportions,Roof form, and Verandah's, eaves and parapets,should respect the existing or preferredneighbourhood character.Garages and carports should be visuallycompatible with the development and the existingor preferred neighbourhood character.

To encourage design detail that respects theexisting or preferred neighbourhood character.

Clause 55.06−2 Standard B32− The proposal incorporates a low front fence as detailed on theproposed plans.

Front Fences The design of front fences should complement thedesign of the dwelling or residential building andany front fences on adjoining properties.A front fence within 3 metres of a street should notexceed:Streets in a Road Zone, Category 1: 2 metres.Other streets: 1.5 metres.

To encourage front fence design that respects theexisting or preferred neighbourhood character.

Clause 55.06−3 Standard B33− The proposal only incorporates a common driveway. Theproperties are easily identifiable and maintain privact.

Common Property Development should clearly delineate public,communal and private areas.To ensure that communal open space, car


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

of 13

parking, access areas and site facilities arepractical, attractive and easily maintained,To avoid future management difficulties in areasof common ownership.

Common property, where provided, should befunctional and capable of efficient management.

Clause 55.06−4 Standard 834Site Services The design and layout of dwellings and residential − Recycling bin locations, washing line, mail box locations haveTo ensure that site services can be installed and buildings should provide sufficient space been identified on the site plan/s. The location of gas / water meterseasily maintained. (including easements where required) and are at the discretion o f the service provider, but adequate room isTo ensure that site facilities are accessible,adequate and attractive,

facilities for services to be installed andmaintained efficiently and economically.Bin and recycling enclosures, mailboxes and othersite facilities should be adequate in size, durable,waterproof and blend in with the development.

provided to facilitate an appropriate location.

Bin and recycling enclosures should be located forconvenient access by residents.Mailboxes should be provided and located forconvenient access as required by Australia Post.se


Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

cpsKwir6 p\\it

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

cp −Tczst)1\1−

..•,••• •

r:1J 14

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

42 cxpiA\c),(•)

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

•

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

421

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

GI ..50i\I\ t_

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO.

DOUBLEBR G

SECLUDED' PRIVATE OPEN

SPACE

SINGLeSTORPrBRICK DWELLING

SINGLESTDPEDBRICK DWELLING

NO. 14EDfirCKCLENFECIVG

NEIGHBORING S.P.O.SAREA: 99.92rreAREA UNSHADED: 65.27m.

VERANDAH

S H A D O W S ( 1 0 : 0 0 A M ) − SEPT 22C A L E 1 : 2 0 0 @ A3

SECLUDEDPRIVATE OPEN

SPACE

SHED

.d SH AW4DESIGN

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:SHADOWS

( 9 ) copyrightAll dimensions, setbacks, levels,flam.s. assets MUST be veelecl

°mite orewc,ezmenciree

0),DWG NO

TP06REVISION REVIS DATE

'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

I

NO.1/10.BDecl&NIVG


SPACE

—SINGLB STORES

BRICKOWN LUNG

SINGLESTORETBRICK DWELLING

NO. 14SINGLE STORES

RICK DiiiiiEWNGTiN

NEIGHBORING S.P.O.SAREA: 99.92rnAREA UNSHADED: 76.75m'

VERANDAH


SPACE

e A rBTHAW4DESIGN

ADDRESS:12 Bondi Rd.Bonbecich,Victoria, 3196PLAN:SHADOWS

EJ cPPYR9hLAll dimensions, setbacks. levels,;brigs, assets MUST b e verified

onsite b e f ore c o m m e n c i n g anyworks

1)NS H A D O W S 1 1 : 0 0 A M ) − SEPT 22S C A L E 1 : 2 0 0 @ A3

D W G NO

TP06REVISION RESTS. DATE

'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

o c\\

NO. 1/10BD4SEZYG


SPACE

?rc VG

SINGLE STOREYBRICK [AVELINO

NO. 14SINGLE STOREY

BRICK OWEWNG

rED

NEIGHBORING S.P.O.SAREA: 99.92m.AREA UNSHADED: 85.29m.

VERANDAH


SPACE

SHED

A ri SHAMMIDESIGN

ADDRESS:12 Bondi Rd,Bon beach,Victoria, 3196PLAN:SHADOWS

@C°Pright

All dimensions. setbacks. level,fbm's. assets MUST b e verified

° m i r e b e t orewcooznencing arbr

eoNS H A D O W S ( 1 2 : 0 0 P M ) − SEPT 22

• ° ' 4 S C A L E 1 : 2 0 0 @ A3

D W G NO

TP06REVISION REVD DATE

'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

ROI

a

NO. VWCUB TENET

BraLSEL

&GLEAM'.− −


SPACE

NO. 14SINGLE STOREY− DWELLING

VERANDAH

NEIGHBORING S.P.O.SAREA: 99.92m5AREA UNSHADED: 9328m.

S H A D O W S ( 1 : 0 0 P M ) − SEPT 22S C A L E 1 : 2 0 0 @ A3


SPACE

SHED

^SHAMULS1,,N


.0Pright

All climenskyks, setbacks, levels,bomb assets SAUSS b e vevitiecl

onsite before COMMenCingwalks

TPG6.,TT""D 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

S •N015/1ma,

N0,3/13

C O N T E X T SURVEYS C A L E 1 : 2 0 0 @ A:1

−.4 NO 15 •

\jitEf"

•.ol`

71 7_1LU

cL

'mo. is

NO. 18. 0 2 ACM

liniSIRM•x4

M I M E D `.1RVAIF01•04 •

1 . . . 1 •

e A n

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:CONTEXT SURVEY

COPYrighlAl dimensions. setbacks, levels,tbrres, assets MUST be verified

onsite before commencing anyworks

DWG NO.

TP01REVISION REVIS. DATE

'D' 01/15'

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

S C A L E 1 : 2 0 0 © A:1

NO„.3/13

SECIPOPEANIVAIE01.

PACE

KEY POINTS:C)

THE WALLS PROPOSED 70 BE BUILT ON THE MRS ABUT e a s y , * NEIGHBOURINGSTRUCTURES AND HAVE MNIMAL IMPACT ON THE NEIGHBOURING PROPERTIES. THEAVG WALL HBGHTS ON R A Y ARE DEMONSTRATED ON PLAN AND ARE COMPLIANT.

(9THE PROPOSED CARPORT FOR UNIT 2 5 BUILT OVER THE SEWER MAIN WHICH SERVICES

NEIGHBOURING PROPERTIES. THIS HAS BEEN TAKEN INTO CONSIDERATION IN ACCORDANCEWITH THE S.E.W DESIGN GUIDLI3NES ISSUED FOR STURCTURES 70 BE BUILT OVER SEWERMAINS. ME STRUCTURE LS UGHTWEIG HT AND HAS SUFFICIENT INSTANCE TO THE FOOTINGSTO NEGATE ADDITIONAL LOADING ON THE SERVICE PIPE.

®A STORMWATER RETENTION SYSTEM WILLIE DESIGNED TO CATER FOR THE ADDITIONAL RUNOFF PRODUCED BY ME PROPOSAL THE PERMEABILITY OF THE SITE IS WELL WITHIN THE MAX.ALLOWABLE AND WERE POSSIBLE STORINWATER HARVESTING WILLIE USED FOR RECYCLEDWATER PURPOSES: FLUSHNG TOILET CISTERNS. LDRY FACILITIES AND GARDEN WATERING.

C)THE PROPOSAL DEMONSTRATES SIGNIFICANT AREA FOR REVEGITATION. FAR IN EXCESS OF

THE CURRENT QUALITY AND QUANTITY OF THE EXISTING SITE CONDMONS. A LANDSCAPEPLAN WILL BE PROVIDED TO APPROVAL OF COUNCIL WHICH WILL CONTAIN SIGNIFICANTLYNATIVE / INDIC. VEGETATION WHICH HELL BE PLANTED TO COMPLIMENT ME PROPOSAL

CjTHEARTICULATION OF THE GROUND AND UPPER FLOORS PROMOTES A HIGHLY SUITABLE

DESIGN THAT IS NOT TO VISUALLY BULKY OR VISUALLY DOMINANT. THE UPPER FLOORS ARERECESSED FROM THE GROUND FLOORS BY SIGNIFICANTLY VARYING DISTANCES AND THISHELPS 70 FURTHER ENHANCE THE HIGH LEVEL OF ARTICULATION.

0 THE PROPOSED GARAGE FOR UNIT 315 BUILT OVER THE EASEMENT = E D ON TITLE THEEASEMENT DOES NOT CONTAIN ANY EXISTING INFRASTRUCTURE AND THERE ARE NBGHBOURINGPROPERTIES WITH STRUCTURES BUILT OVER THE EASEMENT. THERE RAN EXISTING SHEDO W E BUILT OVER THE EASEMENT.

C) THE PROPOSAL IS SETBACK A SIGNIFICANT DLSTANCE FROM THE NEIGHBORING HOUSESLOCATED TO THE EAST I. WEST. THIS REDUCES ANY IMPACT THAT OVERSHADOWING WILLHAVE ON THE NEIGHBORS DWELUNG AND S.P.O.S TO THE POINT WERE IT IS INSIGNIFICANT.

C) OVERLOOKING IS DEALT WITH AS PER THE ELEVATIONS PROVIDED. SCREENS, HIGHLIGHTWINDOWS AND OBSCURE GLAZING HAVE BEEN USED TO ACHIEVE THE DESIRED OUTCOME.

0 OVERSHADOWING IS INSIGNIFICANT − REFER TO THE DIAGRAMS PROVIDED 10 PROVIDEINFORMATION ON THE MINIMAL EFFECT THE PROPOSAL HAS.

0 AND ALLOW NATURAL FILTRATION OF STORTAWATER THROUGH NATURAL SOILS.

SITE COVERAGE AND PERMEABILITY ARE DETMLHTL ON THE PLANS PROVIDED. BOTH ARE

C

SIGNIFICANTLY UNDER THE REQUIRED TOLERANCE. MS WILL REDUCE SITE RUN OFF

0\\°0\CDs

‘C) ssgs,

‘,

'ND. 2/16

*WMAPPEEPPM •

SPACE

ge.

'•\

PRIVATEOPP •PACE

CAPPS

NO. 18SAGPSFParIMPEIP.ING

NO /16

, )

s)ss/ −−−

'ig"•

,−−‘'.4.

0....0e • ,•−

\;;;

D E S I G N R E S P O N S PMPAW3B2 5 FEB 2015

e n

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:DESIGN RESPONSE

0 copyrightAll dimensions. setbacks. levels,tbm's. assets MUST b e verified

onsite before c o m m e n c i n g anyworks

CIDDWG NO.

TP02REVISION REVIS. DATE

'D' 01/15BY: ''''''' eee•OOPEE

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO. 2/10DOUBLE STOREYBRICK DWEWNG

SECLUDPRIVATE OP

SPACE

COMMONDRIVEWAY

T.B.M RIVET INCONC. FOOTPATH

R.L. 4.64 AHD

N Cp_OUBLST1 loRjEY−−BRI,PK DWELLING

; \

BRICKGARAGE ••

\SINGLE STOREY

BRICK DWELLING

\

s,

SINGLE STOREYBRICK DWELLING

−

SITE PLANS C A L E 1 : 1 0 0 ©A1

'Os

COMMONDRIVEWAY "As

„


SPACE

PROPOSED 1.10

AWING WALLAMEN BED 0

AACILITATESCRAP1

TOL E V . SNOW

A1101.4"

_o

AREA ANALYSIS

921111161Ground FloorCapondePer FlaorPoch10145

11318of72941n,

N/Art010.94eP147.11eW

mamaG:po.CMc%.ndnc.F7(1,..

enecodd

:431.1:5rn,

:1111211P:p.G.G:thouolgd.Loort:edconyi8,44217:19":.Thn..82;

Porch 2_7601TOTAL Iflitre.BataSee Coverage OM 391 44000Sealed Surface loll 602.8101%Pe Coverage OW 43.51%Perdiabley 1,74 64.97%


SPACE

_o:0so

\C)


SPACE

SHED

i m A rk,

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:GROUND FLOORPRSIVECATLUEDOEPDEN

:

e '

..−

...

0

..−

y TcP7P0 3Oig.hiSPACE A 1 c i r : i I , setbacks, I: y:Ps ,n−;sires:uber3d

05ierconenC.9anyw,

O N

. −

NO PA RSON TSINGLE STO

..VERANDAH

'BRICK DWELLI. −− DWGN

A REVISIONREVIS.°DAITE

AC). ' E ' 0 6 / 1 5

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO. 2/10DOUBLE STOREYBRICK DWEWNG−

SINGLE STOREY„, BRICK DWELLING

SITE PLANS C A L E 1 : 1 0 0 ©A1

SINGLE s TOREYBRICKDWELLING

fo− − _

R.

COMMONDRIVEWAY

SECLUDEDPRIVATE OPENSPACE

SECLUPRIVATE 0SPACE

AREA ANALYSISDMILIMISIGround PoorCaper

UPPOr Poor

Fed,TOTAL

113.2&n'29−94or?

NIA&

10.9Ern'147.20 of

2115111filGround Poe Kam'

G.9col 34.830?

UPOor Floor 140.sUconyl 61.95rn'

PathtOTAL / 79.3doe

EIMM4.1Ground Floor 81.82n?

Goo,. 41.930'

UPPor Roor lino. Balcony! 64770'

Paco 2.76m'TOTAL 191.154n.

SIMSIR Campo opt Siti.s.uniSealeaSurfacs iml 602.810'311.C.041,00, fp

'

43.51%

44.97%"miab I l l y IN

SECLUDEDPRIVATE OPENSPACE

.o0

03−134

•Lf,\o,

\SIN

SECLUDEDut.A1 PRIVATE OPENSPACE

SHED

4.40

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:

SECLUDED UPPER FLOORPRIVATE OPEN 9sion

copyrightsetbacks,o,aglevels

ht

SPACE All dimensions,assets MUST be verified.


sPircAGKLEwEws s , 0 0 0

STORSON TRAMANBR D

'(ON\14

O

\

C 0 4 5CA

? 0,DWG NO.TP04 OF I 1

REVISION REVIS. DATE'E' 06/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

COLORBOND ROOF:WOODLAND GREY

WINDOWS:MONUMENT

NORTH WEST ELEVATION

MATRIX:IRONSTONE

RENDER:WINDSPRAY

GARAGE DOOR:W O O , . AND GREY

FASCIA/ GUTTER:BASALT

BRICKS:NATURAL SIEGE / BROWN OR RED TONES

SERRA C

COLORS.° FASOA6 GUTTER

AWN

111111111111111111ii1111111111119.

A p p o ; r 1 . 1 WEST ELEVATION

lSCALm EAVEMGR FORESTROC*

ligill%im11111:1111—.1J1411111110

111111111111T.:S11111111111111111111 I.

'41KWORL

UNIT 2 PROPOSER

OPOSED I Am MGM

MING FENCE LOS/ 03 MACY FENCE10111.1.011NOK GI& I CARPORT − PROTOPTO X

COLORRONOS. GUTTER

CCSORSOND ROOK \2RAN FILCH11.1.11.112m

WEAIXERUN MATRIXFEATURE CLADDING

SA9L!,:ol"H EAST ELEVATION

r trm

9trn Co ON OR I

1 1 1 ,

PECK WALL OMSKOP. EXPEKSIO

NALOI0TH EAST ELEVATION

REARSETBACK

.04..„.0TRI!..ONLIT AMC!

ROLLER Mal ACCESSTO S . M . . TOGARAGE

c o m i t a o Fem.PST POCH

El

—4 io mv, wisi I

F L • 7.R7VAC ''''LSGRED−70

BLINGSBNB 3−PROPOSED

BIRK ERLS1/60/60

COMMONSSAS MGR

SIP − PROPOSED

y— GEM C A A n i t i − PROPOSED

14.11APT

ALL SPER.IATP

VICo n so−A cmcl

ASOrnrn G. CCP

EAVE LOGASOAS PER KAN

MACK

GOLORBOND RCOF.22−91,101

.AH1011111111

FACE

SOF

SETBACK

Hiii111111.1111111111111111111111hIllimh....

COVERED ENTRY SECTION,PORCH GAAS. DOOR

asorrm SAW •W M TO MST

WOESPABONGCOWPDX°

[01.0R6CNG FASCIA• GUTTER

PROPOSED CANOPYTREES VEGITIATIONAS PM LANDSCAPEFUN

CONSED ENTRY PROPOSED V7 CARPCOTPORCH UGHTWeGFIT STURCLUPS

NAKISTE

C O W P D X ° WOE.UST BRCS

..1101111111111

IA 01 1.

EAR

COVETED

OA, LL 0 B. VI

SPE

SETBACK—4 a l . l o x . , (Pool I

PENA.' SCREEN,.BALCONY. TAP 1.71A

UNIT 2 − PROPOSED

UNT 2 PROPOSED X UNII2 CARPCRT− PROPOM

UPTON BOOKz Roof INT.

PEOPOSTIS PMPALING RAMO SJACTS

WITciSRPORVITOPOseS A

AVOMNG VARGO, −I i i pa .ARGON FILLED{C A M P NO.

UNrt −EASING A

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:ELEVATIONS

0 copyrightAll dimensions, setbacks, levels,tbm's, assets MUST be verified


j ELEVATIONSS C A L E 1 : 1 0 0 @ A 1

DWG NO.T P 0 5

OF I IREVISION REVIS. DATE

'E' 06/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO. 1/l):1DOUBLE STOREYBRICKTSWELLING

NA,

SING OREY 10"BRICK LLING

TEMEEWEIa 2 5 FEB 2015 g

BY:

SINGLE:STOREYBRICK DWELLING


SPACE

—r NO. 14SINGLE STOREY

−BRICK DWELLING

VERANDAH


SPACE

'SHED

e A




S H A D O W S ( 9 : 0 0 A M ) − SEPT 22S C A L E 1 : 2 0 0 @ A3

DWG NO.

TP06 O F 1

REVISION REVIS. DATE

'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO. 1/10.DOUBLE STOREYBRIC(−DWELLING

− SECLUDED' PRIVATE OPEN

SPACE

1−)303IIV31111% 25 FEB 2015

BY:

SINGLE STOREYBRICK DWELLING

SINGLE'STOREYBRICK DWELLING

NO. 14SINGLE STOREY

− −BRICK DWELLING

0

VERANDAH


SPACE

'SHED

A M =Ik• A l • IN


RED DASHED LINE 0 copyrightINDICATED EXISTING All dimensions, setbacks, levels.SHADOW FROM tbm's, assets MUST be verifiedFENCE onsite before commencing any

SECLUDED worksPRIVATE OPEN

SPACE CROSS HATCHING INDICATESAREA OF SHADOW EXCEEDINGEXISTING SHADOW (3.0m5)

S H A D O W S ( 1 2 : 0 0 P M ) − SEPT 22S C A L E 1 : 2 0 0 @ A3

DWG NO.TP07

REVISION REVIS. DATE'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

NO. 1/1,0DOUBLE STOREY −BRICK−DWELLING

'SECLUDED" PRIVATE OPEN

SPACE

FE0311V11tl 25 FEB 2015

BY:

'to

SINGLe STOREY *CPBRICK DWELLING

=SINGLE STOREY

BRICK DWELLING

NO. 14SINGLE STOREY

− − −BRICK DWELLING

VERANDAH


SPACE


0 copyrightAll dimensions, setbacks, levels,tbrn's. assets MUST be verified

onsite before commencing anySECLUDED works

PRIVATE OPENSPACE

(1)S H A D O W S ( 3 : 0 0 P M ) − SEPT 22S C A L E 1 : 2 0 0 © A3

DWG NO,

TP08 OFII


'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

•

•

NO. DWELLINGS LOCATED ON SAME /SIMILAR SIZES NEIGHBOURING SITES

(HIGHER DENSITY)

— 0 —. 4 DIRECTION OF STREET

PHOTO VIEW. SEE OTHERPHOTO 6 PAGE FOR PHOTOS

13"r11

2 5 FEB Mcc

BY: ................ ......

di− A Ph

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:AERIAL PHOTO

0 copyrightAll dimensions, setbacks, levels,tbm's. assets MUST be verified


crbA E R I A L PHOTOS C A L E 1 : N / A © A3

DWG NO.

TP09 0,REVISION REVIS. DATE

'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

•

•

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:AERIAL PHOTO

© copyrightAll dimensions, setbacks, levels.

assets MUST be verifiedonsite before commencing any

works

eD1A E R I A L PHOTOS C A L E 1 : N / A @ A3

DWG NO.

TP10 OF,


'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

S

r777FEB 201

...... ..... .......

I'm rk, ,chAw4imsiGN

ADDRESS:12 Bondi Rd,Bonbeach,Victoria, 3196PLAN:NEIGHBORING PHOTO'S



N E I G H B O R I N G PHOTO'SS C A L E 1 : N / A @A3

DWG NO

TP11 OF,


'D' 01/15

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

1 4 5 NOTATIONS

(')

BOND' 0,V 0

ROAD

CD Onc 0 • c o •

57°56' 15.24 t

119.83 − 7 − E 10.07 LOW BRICK K Z / Z Z ,1ZZZZ //Z.,/

0.03H

F−BDY BK−BDY0.02

BK

BRICKGARAGE

0.03BK

co

BKr−−41−0.06

. 7 I IfZo BRICK WALL

FIBRO,6 GARAGE

on

LOT 1900m2

BRICKGARAGE

U−1

BK0.24

I−−g− 0.04

C D L I , 0 ,0CN

Li LLJ •60.03 PALINGS

le−0−0.F13

237°56' 15.24

SURVEYORS REF.

4126RSURVEYED BY: JN FB

DRAWN: STEVE

CHECKED: DN

DRAWING: 4126R.DWG

Nilsson, Noel & Holmes (Surveyors) P t y LtdSurveyors, Engineers & Town Planners

A.C.N. 067 949 6158A Codrington Street, Cranboume 3977

Phone (03) 5996 4133 Fax (03) 5996 6119Email − mailOnnhsurveyors.net.au

A

NOTES:THE LOCATION OF OCCUPATION IS NOT NECESSARILY SHOWN TO SCALE.

ENCUMBRANCES:E−1 DRAINAGE EASEMENT VIDE LP 7624

7E0L1W2S 25 FEB 2015

COVENANT%y.

LI

CERTIFICATION BY SURVEYOR

I, STANLEY GEORGE JEFFREYS of8A CODRINGTON STREET, CRANBOURNEcertify that this plan has been prepared from a surveymade under my direction and supervision, inaccordance with the Surveying Act 2004 and completedon 27/03/2014 that this plan is accurate and correctlyrepresents the adopted boundaries and the surveyaccuracy accords with that required for LEVELland as defined in regulation 7(2) of the Surveying(Cadastral Surveys) Regulations 2005.

Date 29/04/2014Licensed Surveyor,Surveying Act 2004

T O BE C O M P L E T E D W H E R E APPLICABLETHIS SURVEY HAS BEEN CONNECTED TO PERMANENTMARK No's:

IN PROCLAIMED SURVEY A R E A NO.:

THE LAND IN THE SURVEY IS S H O W N ENCLOSED BYC O N T I N U O U S THICK LINES

TITLE REF: VOLUME: 5093 FOLIO: 413

LAST PLAN REF: LOT 1 ON TP677150P

PLAN OF SURVEY

COUNTY OF MORNINGTONPARISH OF LYNDHURSTCROWN ALLOTMENT 145(PART)

SHEET 1 OF 1 SHEETSSCALE

2.5 0 2.5 5 7.5 10

11111111111 1 1 1

LENGTHS ARE IN METRES

ORIGINAL

SCALE SHEETSIZE1:250A3

1 2 3 4 5 6

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

1 1 2 1 3 I 4 1 5 6 NOTATIONS

BONDI C D ROADco •

CIO •

57056' 15.24 t

119.83 007 LOW BRICK/ a0.02

/////

F−BDY0.03

HBK−BDY BK

BRICKGARAGE

/—‘C−C / / /

if 0.03C ' ) BK

fnco

LOT 1900m2

co

BK( − O . 0.06

;do BRICK WALLLn0r−− ,

BRICKGARAGE

0.03

FIBROeL) GARAGE

BK0.24

1−0− 0.04

CT%

Lfl

Lc)0r−−

cv_j LLJ

PALINGS

CV

LiCn 1 r − 1 ° '

0.13

237°56' 15.24

SURVEYORS REF.

4126RSURVEYED BY: JN FB

DRAWN: STEVE

CHECKED: DN

DRAWING: 4126R.DWG

Nilsson, Noel & Holmes (Surveyors) P t y LtdSurveyors, Engineers & Town Planners

A.C.N. 067 949 615ESA Codrington Street, Cranboume 3977

Phone (03) 5996 4133 Fax (03) 5996 6119Email — mailOnnhsurveyors.net.au

A

NOTES:THE LOCATION OF OCCUPATION IS NOT NECESSARILY SHOWN TO SCALE.

ENCUMBRANCES:E−1 DRAINAGE EASEMENT VIDE LP 7624

3g\g'SO

25 FEB 2 0 1 5 EY

COVENANTS:B Y

CERTIFICATION BY SURVEYOR

I, STANLEY GEORGE JEFFREYS of8A CODRINGTON STREET, CRANBOURNEcertify that this plan has been prepared from a surveymade under my direction and supervision, inaccordance with the Surveying Act 2004 and completedon 27/03/2014 that this plan is accurate and correctlyrepresents the adopted boundaries and the surveyaccuracy accords with that required for LEVELland as defined in regulation 7(2) of the Surveying(Cadastral Surveys) Regulations 2005.

Date 29/04/2014Licensed Surveyor,Surveying Act 2004

T O BE COMPLETED W H E R E APPLICABLETHIS SURVEY HAS BEEN CONNECTED TO PERMANENTMARK No's:

IN PROCLAIMED S U R V E Y A R E A NO.:

THE LAND IN THE S U R V E Y IS SHOWN ENCLOSED BYCONTINUOUS THICK LINES

TITLE REF: VOLUME: 5093 FOLIO: 413

LAST PLAN REF: LOT 1 ON TP677150P

PLAN OF SURVEY

COUNTY OF MORN INGTONPARISH OF LYNDHURSTCROWN ALLOTMENT 145(PART)

SHEET 1 OF 1 SHEETS

SCALE2.5 0 2.5 5 7.5 10

LENGTHS ARE IN METRES

ORIGINAL

S C A L E SHEET

SIZE1:250

A3

1 1 2 1 3 1 4 I 5 1 6

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

Nilsson Noel & Holmes(Surveyors) Pty Ltd

Surveyors, Engi\)eers Se Town Planners8A Codrington Street, Cranbourne 3977

Phone (03) 5996 41\33 Fax (03) 5996 6119Email — mailOnnhsurveyors.netau

CARPORT

CARPORT

ELEC POLEWITH LIGHT

—

SINGLE STOREYBRICK UNIT

CARPORT

,−(ctcoz

No. 6 IOP GUTTER

SING6E STOREYBRICK UNIT

LAgendPerin Survey Mark

2 S u c h Mark

3 Title Peg

4 Ltstrument Station A

7 Check Profile/Point

104 Existing Surf ace201 Single Tree 5206 Gum Tree 0

403 Edge O f Bitumen408 Back O f Kerb/Chonnel

410 Pedutrian Path

503 Signs601 Weatherboard Building

602 Shed603 Brick Building

604 Verandah

605 Window (Hob)607 Doorway

609 Top o f Gutter

610 Ridge Line611 Parapet623 Carport630 Floor Level713 Electricity Pole With Light

716 Electricity Pit

721 Telecommunications Pit730 Gas Main753 Fire Hydrant

754 Water Meter

903 Fence − Palings

904 Gate

911 Fence Brick + •••

915 Fence Gal Iron −h

951 Surrounding Title

TI−

IFVKI44

SIN STOREYH H I K UNIT

t

BRICK

, 'GARAGE 4"

FIREH Y D , / •`./t.

TOP GUTTER

BRICKGARAGE

BRICKGARAGE

7 7 4 5 ' \TOP GUTTER \

'crIBM RIVETRE 4.64

ELEC. POLEWITH LIGHT

oo−.0

'SINGLESTOREY

2STORkc

BRICK Ifti

,,\

t ' 1 ( i ‘ ' ' ' \ ',''. \

0 5 A < ROOF...i(..4 ,,,,,,/\

\A

\7.70

\\

LE STOREYTOP BRICK \ \ p i t/RESIDENCE

l e ,

\ A \ ' ' ' FM' LOT 111.41

TP 677150Psoom2

SINGLE STOREYBRICK UNBT

−100913 EEk•A−>o

_TOP ROOF

791TOP BRICK

BRICKGARAGE

CONCRETEDRIVE

SINGLE TOREV

w r y . ,

GBARARICGKE

−1( \OULOOF Atp

/SINGLE SIOREY / /

BRICKAKIDENCE/

/ //

,.−−;,, , STOREY\A

cATHERB AZIRES1/3kNCE

, / ' / I \ \ I A/ A/ ' / \

A\ \

\

\ )4‘

S I 1 STOREY\

\ WEATHEILBO RESIDENCE \A\

I− − l'A

I AII i \I \I

69No. 15)3

c‘cprF.

U90

401

ELEC. POLEWITH UGIIJ

3

TA L

,45̀ K II

\ .−................ ,,,,−−−

\, −−−.... / TINGLES

C −,i8EATHERBOA\

\

\

.......

F−

343160

No. 14,*\TOP GUTTER .− \\7 29

/ I \/ \/TOP

R /\

A− − − 4 8 0 9i _4___

A I / ' 9.5' − −,'\ ,

_. . . , TOP ROOF / \

/ \\−−−;IblitooF ) \

\−−−−−− − ; / t I rDF B S I V a g t \

\A

\A

\\ / 7\ \ /

\A \

A

) −−

VERANDAH

7−4130F,

!BRGARAG

No. 1PATTERSON STREET

f'.1q•DIAL BEFOREYOU DIG

wmallaconau

\ TOP ROOFVERANDAH i e 789

CAR /\ PORT

\

TOP ROOF

SWALE;

G ISHED

PRIVATE OPENSPACE

PRIVATE OPENSPACE

\

\

A,

>

.>

\\ \

\ \ /\ SINGL5STOREY I

\ BRICKLINIT IA A /

\ ) − −4/A

\\

i

\\ \ \ /

'Otis

Survey Data Used − Cl:/2014/4100/412600.pts

This plan has been connected to the Australian Height Datumvide PM 142 with a stated value of RL 2.286

(Taken from 7542FL)

Layers on this plan maybe FROZEN.

Contours shown on this plan are in 3DRefer to layer 1043 for minor contour lines.Refer to layer 1053 for major contour lines.

Contour Interval 0.2 metres

Fences shown hereon are indicative only. Refer toPlan of Survey NNH Ref: 4126R for accurate location &description of fencing & location of any surveymarks placed.I M P O R T A N T N O T E S :

1) This plan is prepared for LADISLAV UPECfor the purpose of designing new constructions on theland and should not be used for any other purpose.services shown hereon have been located by fieldsurvey. other hidden underground services may existand pdor to any demolition, excavation or constructionon the site, the relevant authority should be contactedfor possible location of further underground services

2) This drawing is best viewed using either AutoCADRelease 15.1 and above, with all the required Shapefiles,Linetypes & Font Files installed or in PDF format (assupplied by Nilsson Noel & Holmes (Surveyors) Pty.Ltd.). Nilsson Noel & Holmes (Surveyors) takes NOresponsibility for the interpretation of the informationcontained In this plan.

THESE NOTES ARE AN INTEGRAL PART OF THE PLAN.

Date: Rev. Amendments: SURVEYED BY: JN SB DATUM: AHD

DRAWN: SS DATE: 27/03/2014

CHECKED: DN SCALE: 1:200

APPROVED BY: DN MELWAY REF.: 97 C4

LADISLAV LIPECMeal", BEACH

LAN OF EXISTING SITE FEATU & LEVELS SURVEY

15 FEB hh

N.N.H. REF. NO. 4126FL

SHEET 1 of 1

REVP0.2014 41E7014126 DRAWINGS \ 4126ELDWG

DRAWING NO. 4126 FAT

I B Y :ere , , , , , , , , 6 • • • o to a c o A 0 0

Advert

ising

Doc

umen

tation

May

Be S

ubjec

t To C

opyri

ght L

aws

notice of an application for planning permit€¦ · sppf, lppf, mss response project name/number:...

Documents