planning application design response report …

S T O N E H OU S E + I R ON S A R C H IT E C T UR E O C T O B E R 2 0 21 ACN 633 993 254 6 3 P o i n t L o n s d a l e R o a d P O I N T L O N S D A L E V I C 3 2 2 5 T e l e p h o n e / F a c s i m i l e : + 6 1 3 5 2 5 4 1 3 3 7 ( R e m o t e 0 4 0 4 0 4 1 3 3 7 ) E - m a i l : m a i l @ i r o n s m c d u f f . c o m . a u O u r s t u d i o s a r e l o c a t e d o n W a d a w u r r u n g C o u n t r y

PLANNING APPLICATION DESIGN RESPONSE REPORT

ALTERATIONS & ADDITIONS MAYTONE 68 STEVENS STREET, QUEENSCLIFF

S T O N E H O U S E + I R O N S A R C H I T E C T U R E ACN 633 993 254

INTRODUCTION This report is provided as part of an application for alterations and additions to ‘Maytone’ at 68v Stevens Street, Queenscliff. Maytone is a recognised two storey heritage dwelling associated with former Fort of Queenscliff accommodation, facing The Esplanade to the south of the township. The proposal is to retain the existing house, reinstating a window to the front, alterations to external stair access and internal alterations. A new garage is proposed detached from the existing dwelling to replace the existing dilapidated and substantially altered garage.

This report is to be read in conjunction with the accompanying Heritage Impact Statement as prepared by Conservation Studios. PROPERTY LOCATION 68 Stevens Street, Queenscliffe,. Maytone is located in southern end of Queenscliff, on the corner of The Esplanade facing the bay entrance from the ocean. The site is located on the eastern side of the street amongst other new and heritage two storey dwellings, within a General Residential 1 zone area.

Existing dwelling The existing dwelling is a double storey, restrained Victorian dwelling. It is primarily rendered brick form with galvanised hip roof and substantial timber verandah to two side. Later additions, nominally 19080’s/90s comprise two storey rendered brick of restrained form. The site includes two outbuildings, the ‘cottage’ and garage.

Stevens St existing Site The site has a gentle across the site nominally 1.3mfall from south (The Esplanade) to the northern boundary. Total site area: 1029m2


DESIGN PROPOSAL The proposal includes works across the site as follows:

1. Original Victorian Dwelling with the following alterations and additions as follows: • Reinstate original window to ground floor facing The Esplanade • Remove existing later addition external steel stair and provide new circular stair, riensting part of balustrade

to north • New paint scheme as outlined in heritage impact statement. • Interior alterations to include

o single ensuite and robe to ground floor western side (in lieu of two bathroom and bedroom which were later additions)

o Reconfigure ensuite to south east bedroom o Reinstate laundry and pantry connection to kitchen to ground floor o Reconfigure upper level ensuite and bathrooms to provide direct access to bedrooms and allow lit

to rear later addition. 2. Works include alterations and additions to the later rear addition of the house including:

• Extend existing dining room to edge of existing western portico • Form new entry door to eastern side and install lift • Change windows to dining room and portico to paired as indicated • Provide new pergola to rear to provide shade to windows as well as privacy from existing overlooking

neighbouring property. 3. External outbuildings and works:

• Repair and replace existing timber weatherboard cladding, and repair and replace existing windows to cottage

• Remove and replace existing garage • Remove existing fences to street and replace with new fences and gates.

Vegetation There are no changes to the vegetation Materials The existing dwelling is a rendered building with paint finish. The roof is galvanised and windows and veranda structure and details are painted timber. A new paint palette is proposed as outlined in the Heritage Impact Statement and reflected in part elevation drawings submitted. Colours proposed as follows:

Dulux Mangaweka to render (soft grey) Dulux Forest Lodge ( dark recessive colour to windows and

verandah structure ) Garage The garage is pro0osed in a similar palette to the existing Victorian dwelling using materials with inherent colour and texture,. These are proposed as robust materials that will withstand the coastal conditions and age gracefully over time as follows:

Natural compressed Cement sheet cladding – Barestone by Cemintel Galvanised roof sheeting

Natural timber cladding to garage doors Steel frame to doors and fascia edge


PLANNING RESPONSE The following section provides specific responses to the planning scheme and the relevant overlays to the zone. PLANNING ZONE & OVERLAYS Zone: Neighbourhood Residential Zone 1 (NRZ1) Overlays: Design and Development Overlay (DDO3) Heritage Overlay (HO53) Bushfire Management Overlay Aboriginal Heritage Zoning: A permit is not required for a dwelling in the schedule to this zone or for any works to be undertaken, however, according to the Heritage, Design Development Overlay a permit is required to construct a building or construct or carry out works.

BUSHFIRE MANAGEMENT OVERLAY (BMO) The site is deemed to be within a Bushfire Management Overlay however the works proposed do NOT meet the requirements of the overlay for the following reasons:

• The proposed alterations to the existing building used for a dwelling is less than 50 percent of the gross floor area of the existing building.

• The proposed new garage is a building or works with a floor area of less than 100 square metres not used for accommodation and is ancillary to the dwelling.

CLAUSE 22.04 URBAN CHARACTER POLICY Site layout The proposal:

• Retains the existing streetscape and townscape skyline. • All buildings are retained in current footprint other than slight increase of garage as noted in heritage

report. • No earthworks are proposed to alter ground levels. • The proposal minimises any impacts on the amenity of adjacent properties • Landscape is to be retained as indicated on the site plan

Building Design The design objectives of the proposal in summary are as follows:

• The proposal retains the existing principal heritage dwelling, which contributes to the mix of historic types and scales of the street.

• The infill to the later rear addition, is to the ground floor only , not visible to the street. • The internal alterations are not visible to the street nor have impact on the external fabric of the building. • The new pergola is proposed as part of the later additions to shade windows and provide privacy form

neighbours overlooking windows. • The new stairs are proposed as singular element clearly detached from the dwelling to replace existing. • The proposed garage is of restrained palette and form using compatible materials to that of the existing

dwelling and of lightweight nature. Building height and setback

• The existing dwelling retains its existing height without any change. • The garage is setback at same street line as existing. It is nominally 780mm wider to street face • The existing garage roof height is 3.6- 4.27mm above ground. The new garage is proposed at 2.8 - 3.2m

above ground, nominally 0.8-1m lower than the existing Fences, driveways and landscaping

• It is proposed to replace the existing fences as follows: o Front rear picket fence to be replaced with similar with simple square pickets drawing on existing

verandah timber sizes. This fence will continued around the Stevens St boundary until it align with the edge of the south east bedrooms. The single-entry gate aligned with the existing verandah will be replaced with a pair of gates to match the low picket fence.

o A taller fence will be provided along the remainder of Stevens St, replacing the current timber diagonal clad fence. The taller fence will be framed with timber posts, top and bottom rails with


galvanised corrugated sheet metal panels between. A new sliding gate will be provided in lieu of hinged, with a separate pedestrian gate adjacent to the garage.

• The current informal driveway will be slightly adjusted to suit the new sliding gate location. • Landscape generally is to be retained as existing.

CLAUSE 43.01 HERITAGE OVERLAY NO. 53 Refer accompanying Heritage Impact Statement CLAUSE 43.02 DESIGN DEVELOPMENT OVERLAY NO. 03 43.02 Design Objectives The design objectives of the proposal in summary are as follows:

• The proposal retains the majority of the existing dwelling, which contributes to the mix of historic types and scales.

• Setbacks to the sides retain the sight lines between dwellings and for the landscape vegetation to dominate.

• The proposal reinforces the bottom up approach where the ground floor footprint is greater than the upper level.

Building Height

o Requirement: 8.5m o Proposal :

§ Existing Dwelling; unchanged § Existing garage: 3.6- 4.27m § Proposed garage 2.8m – 3.3m at maximum point above natural ground level. Average height on

boundary 3.3m

Building Setbacks o Front Requirement: 6m or average of the two adjacent properties, whichever is lesser.

• Existing house setback not altered

o Side and rear Requirement: 1.2m for a single storey dwelling • Existing Victorian dwelling: unchanged • Existing garage : 1.2m to eastern side boundary • Proposed garage : 1.2m to eastern side boundary 2.7m to north boundary • Existing and proposed garage are located on northern boundary, adjacent to existing

boundary wall of neighbouring property. Permeable Surface Required minimum 20% of site Site Area 1029m2 Existing site cover areas 445m2 Proposed external site cover area 463 m2 Total front garden space in soft landscaping 174m2 Total private open space in soft landscaping 235m2 (driveway is excluded) Total percentage of external soft landscape 39.7% Site coverage Required maximum 40% of the area of the site

o Site Area 1029m2 o Existing Dwelling, garage & Cottage Site Coverage 445m2

o Total Existing percentage of site cover: 43.2% o Proposed Dwelling, garage & Cottage Site Coverage 472m2

o Total Proposed percentage of site cover: 44.9% ABORIGINAL HERITAGE The site is located on Wadawurrung Country. This area was extensively used by the Wadawurrung people prior to white settlement and has strong connections to their past and present. While the proposal as a single dwelling does not require planning approval, we acknowledge their continuing connection to the land, sea, sky and waterways of this place.

planning application design response report …

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