city of vincent · 2019-01-18 · city of vincent local planning policy 7.7.1 - non-residential...

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TIV CITY OF VINCENT

DEVELOPMENT APPLICATION

Lot 216 (No. 536) Charles Street, North Perth

July 2018

DOCUMENT CONTROL

Author: J Morskate

Date Created: 10 July 2018

Project Number: 0025_18

Project Name: L216 Charles Street North Perth - DA Report

REVISION TABLE

Revision Date Purpose

v.1 26/04/2018 Client Review

v.2 10/07/2018 Revised Plans

COPYRIGHT

This document remains the property of MPPM - Morskate Planning and Project Management. The document may only be used for the purpose for which it is commissioned. Use of this document in any other form is prohibited.

MORSKATE PLANNING & PROJECT MANAGEMENT

PH: 0423276899 ADDRESS: P 0 Box 96 Willetton 6955 EMAIL:

CONTENTS

1.0 Introduction

1.1 Background

1.2 Land Use

1.3 Utilities and Services

2.0 Proposed Development

3.0 Planning Context

3.1 City of Vincent Town Planning Scheme No.2

3.2 State Planning Policy 3.1: Residential Design Codes of Western Australia & Local Planning Policy Requirements:

City o f Vincent Local Planning Policy 7.1.1 - Built Form

City o f Vincent Local Planning Policy 7.5.10 - Sustainable Design

City o f Vincent Local Planning Policy 7.7.1 - Non-residential Development Parking Requirements

3.3 Planning Control Area No. 125 - Charles Street

3.4 State Planning Policy No. 7.3: Residential Design Codes Guidance for multiple-dwelling and mixed-use developments —Apartment Design

3.5 WAPC State Planning Policy No. 3: Urban Growth and Settlement

3.6 Perth and Peel @ 3.5 Million - Central Sub-Regional Framework

4.0 Conclusion

FIGURES

Figure 1: Property Map

Figure 2: Scheme Map

1.0 INTRODUCTION

Morskate Planning and Project Management (MPPM) has been engaged by the owner of Lot 216

(No. 536) Charles Street, North Perth (the site) to prepare a development application for a mixed

use development, consisting of three (3) multiple dwellings and two (2) commercial units. The

proposed development is consistent with the City's new Local Planning Scheme and Policy

framework, addressing the urban design provisions and expectations of the City in respect to a

sustainable mixed use development.

The proposal seeks to achieve the desired urban design outcome established by the statutory

requirements of the City and State government policy. It is therefore respectfully requested that

the City approve the proposal in the context of the intended urban design and visual amenity

outcomes which will be achieved through development of the site.

1.1 Background

The site is zoned Residential R60-100 pursuant to City of Vincent Town Planning Scheme No. 2,

identified as Lot 216 (No. 536) Charles Street, North Perth (Figure 2 - Location Plan).

132 '

523 542 421

130A 421A 419

521A-D 415 130 540 417

94 413 - 128 92 411 1-31519

536 90 T 126 88

517 A 534 81 8 8 1 2 4

5 3 2 7 9 84 405403 511-513 528A 82 401

122 5 80 6.8 511-513 78 399

120 526 75 76 397

511-513 524 74 73 72

118 522 71 70 520 68

71A 69 Figure 1 - Property Map Extract (City o f Vincent Intramaps)

- -

The subject site has an area of 407m' with frontage to Charles Street, Hilda Street and Lawler Street.

The site is on a key transport corridor within close proximity to the Perth Central Business District,

established public open space and educational facilities.

R3014

R60-RI 00

R60

R30140 7 t9

R60-R100

R30140 Figure 2— Local Planning Scheme No.2 Map (City o f Vincent)

1.2 Land Use

The subject site contains an existing dwelling and associated ancillary buildings. Land uses surrounding

the site are medium to high density mixed use development, grouped and multiple dwellings.

1.3 Utilities and Services

The subject site is currently serviced by reticulated water and sewerage, electricity and

telecommunications. On-site retention of stormwater is the current method of drainage

management.

2.0 PROPOSED DEVELOPMENT

The proposed development will involve the demolition of the existing residential dwelling and

ancillary structures to facilitate a mixed use residential and commercial development, consisting of

three (3) multiple dwelling and two (2) commercial units.

The submission is consistent with the deemed to comply requirements of the R-codes, adopted local

policy and contemporary mixed use design guidelines. The design results in a sustainable, high quality

inner city urban design and streetscape outcome which balances a high level of amenity with

functional design.

3.0 PLANNING CONTEXT

3.1 City o f Vincent Town Planning Scheme No. 2 & Local Planning Strategy

The subject site is zoned Residential R60-100 pursuant to the Scheme, located in the North Perth

Precinct. The local Scheme provisions relevant to this proposal are as follows:

Clause 4.2 Objectives

The objectives o f the zones are -

(a) Residential -

(I) to promote and encourage design that incorporates sustainability principles, including but not

limited to solar passive design, energy efficiency, water conservation, waste management and

recycling;

(ii) to enhance the amenity and character o f the residential neighbourhood by encouraging the

retention o f existing housing stock and ensuring new development is compatible within these

established areas;

(iii) to manage residential development in a way that recognises the needs o f innovative design and

contemporary lifestyles;

(iv) to ensure the provision o f a wide range o f different types o f residential accommodation, including

affordable, social and special needs, to meet the diverse needs o f the community.

'Clause 5.3.3 Special Application o f Residential Design Codes

(a) Within the area coded R60-RIOO along Charles Street in the North Perth Precinct, development will

only be permitted to R100 standards where the lot area is greater than 2,000 square meters.'

Clause 5.3.4 The Local Government may impose maximum residential car parking requirements as

outlined in the relevant Local Planning Policy.

The City of Vincent Local Planning Strategy sets the key expectations in respect to development along

Charles Street as noted in the following statement: High density mixed use and high density residential

development will be specifically targeted and located within close proximity to train stations and along

high frequency bus routes by applying the principles o f Transit Oriented Development (TOO).'

The sliding density for development along transit corridors like Charles Street facilitate high amenity

inner city development. The proposal seeks to utilise the sliding density approach consistent with the

R60-R100 coding, where in consultation with City staff it is considered that an R80 coding is

appropriate for the site.

3.3 Planning Control Area No. 125 - Charles Street

The Charles Street frontage of the site is within Planning Control Area No. 125 (PCA 125) which is in

place to allow for the final design of the Charles Street widening. PCA 125 is intended to ensure that

no development occurs on this land which may prejudice the Charles Street design until reserved for

Primary Regional Road in the Metropolitan Region Scheme.

The proposal adequately addresses PCA 125 catering for the future road widening in accordance with

the amending plan adopted by the WAPC.

3.4 State Planning Policy No. 7.3: Residential Design Codes Guidance for multiple-dwelling and

mixed-use developments - Apartment Design

The objectives of draft SPP 7.3 for apartment and mixed-use development demonstrate the

consistency of the proposed development with contemporary design measures of the State:

' - To provide residential development o f an appropriate design f o r the intended residential purpose,

density, context o f place and scheme objectives.

- To encourage design consideration o f the social, environmental and economic opportunities

possible from new housing and an appropriate response to local context.

- To encourage design which considers and respects heritage and local culture.

- To facilitate residential development which offers future residents the opportunities f o r better living

choices and affordability when seeking a home, as well as reduced operational costs and security of

investment in the long term.

The proposal seeks to provide a sustainable mixed use development which provides housing diversity

and commercial development opportunities in an inner city area.

3.5 State Planning Policy No. 3: Urban Growth and Settlement

The overarching aim of SPP 3 is to facilitate sustainable patterns of urban growth and settlement by

setting out the requirements for sustainable communities and the broad policy in accommodating

growth and change. A key objective of SPP 3 relevant to this proposal is promoting the development

of sustainable and liveable neighbourhoods which provide choice and create an identifiable sense of

place for a community.

Clause 5 of SPP 3 further supports the consolidation of existing residential areas through the following

relevant policies measures:

(i) facilitating the most efficient use of land in existing urban areas through the use of vacant and

under-utilised land and buildings, and higher densities where these can be achieved without

detriment to neighbourhood character and promoting and encouraging urban development that is

consistent with the efficient use of energy;

(ii) a positive planning framework which seeks to actively facilitate and promote good quality

development, rather than overly focussing on regulation and controls, in ways which contribute to

economic growth, support safe, sustainable and liveable communities, and improve the quality of life,

and with community involvement appropriate to the level of planning;

(iii) consolidating residential development in existing areas and directing urban expansion into the

designated growth areas which are, or will be, well serviced by employment and public transport; and

(iv) giving priority to infill development in established urban areas, particularly through urban

regeneration and intensification of development of under-utilised urban land, whilst respecting

neighbourhood character.

In this context, the proposal is consistent with the policy measures outlined in SPP 3. The development

is a proactive approach to consolidation of an existing under-utilised portion of residential land in an

area which has an established precedent of high density development in close proximity to public

transport, employment and educational facilities.

The proposal will have a positive impact upon neighbourhood character and is consistent with similar

lots and development within immediate proximity of the subject site.

3.6 Perth and Peel @ 3.5 Million - Central Sub-Regional Framework

The framework supports a more compact and environmentally sustainable city however

acknowledges that land and infrastructure need to be utilised in an efficient, integrated manner and

manage the expansion of the urban zone in balance with urban infill projects. The proposal will provide

high quality inner city housing in addition to high street commercial floorspace consistent with the

overarching objectives of Perth and Peel @ 3.5 Million.

4.0 CONCLUSION

It is considered that the proposal is well justified in the context of the current planning framework,

overarching Scheme objectives and local context.

In summary, the proposal is consistent with:

• the R60-R100 coding (applying an R80 coding), pursuant to Town Planning Scheme No. 2;

• the 'deemed to comply' and 'design principles' of the R-codes;

• the local policy intent of the City of Vincent, namely in preserving and improving built form and

urban design; and

• the provisions of relevant adopted and draft State Planning Policy and Perth and Peel @ 3.5 Million

regarding urban consolidation and sustainable use of inner city land in the Perth Metropolitan

Area.

It is therefore respectfully requested that the proposal be conditionally approved by the City of

Vincent.

26 October 2018

City of Vincent PO Box 82 Leederville WA 6902 Attn: Clair Morrison Dear Clair, PROPOSED MIXED USE DEVELOPMENT – LOT 216 (NO. 536) CHARLES STREET, NORTH PERTH On behalf of the applicant (Perth Residential Developments), I refer to the aforementioned proposal, recent meeting and correspondence with City representatives. In addition to providing a response to the delegated officer’s assessment, this response also addresses key points raised by City staff prior to and post lodgement which have influenced the design outcome. City representatives have committed to working with the applicant to achieve a development outcome on the subject site which is conducive to inner city living on a prominent, activity corridor and this response is framed in that context. It is the expectation of the applicant that the City base its assessment on the endorsed statutory provisions of the Scheme and not the philosophical position of City representatives in respect to perceived unwritten intent of the Scheme text. Definition of Sliding Density During a pre-lodgement meeting in April 2018 to discuss the plans with City representatives, it was recommended that the applicant await adoption and endorsement of Town Planning Scheme No. 2 prior to lodgement as the site would be rezoned from R60, to a sliding density R60 – R100. Based upon this advice, the applicant postponed lodgement until such time as the new scheme was endorsed and applied the ‘sliding density’ to the proposed development fitting within the R60 – R100 coding parameters, with a nominated R80 coding based upon location and lot size. Following lodgement and subsequent preliminary assessment of the application, the City’s delegated officers have now advised that the Scheme was drafted and endorsed in error in respect to the R60 – R100 sliding density, noting the intent was not for a sliding density but for an R60/R100 coding. It should be noted that in all other jurisdictions within the Western Australian Planning Framework R60/R100 is a ‘dual density’ coding – not a ‘sliding density’ as endorsed under the current Scheme. Further to this City representatives have recently referenced the Special Council meeting of 28 October and 18 November 2014 in an attempt to reinforce the philosophical position. It is noted from review of the agenda and minutes that the Charles Street ‘sliding densities’ were

considered and the concerns raised in respect to the interface with R100 and lower density R40, however there was no reference to the intent of the sliding density being a dual density coding. The Special Council meeting minutes clearly establish that the intent of sliding densities across precincts within the City was not limited to the lower or higher coding (as would be expected of an R60/R100 coding), but to a range of densities between R60 – R100. The City has the relevant head of power under the adopted and endorsed statutory planning framework to consider this proposal at an R80 density, within the remit of the allocated R60 – R100 sliding density. While the applicant is willing to address practical design requirements raised through the impending consultation process it is respectfully requested that the City uphold the statutory provisions of the Scheme and facilitate consideration of the proposal under the R60 – dR100 sliding density, through application of an R80 coding. Please do not hesitate to contact the undersigned if you wish to discuss further on 0423 276 899 or via email [email protected]. Yours sincerely

Jared Morskate BA (Hons) Urban and Regional Planning MSc (Project Management)

Deemed-to-Comply provision Required Proposed Comment

Residential Design Codes Clause 6.1.3 Street Setback

Charles Street

2m

Nil (after Charles Street Widening)

Commercial units with direct frontage to Charles Street (in consideration of the PCA and future road widening) were supported in all pre-lodgement discussions with the City.

All residential setbacks were proposed in the context of the design principles whereby the building:

- contributes to the desired streetscape for inner-city development on a designated activity corridor;

- provides articulation of the building through architectural features on the primary and secondary streets;

- includes minor projections that add interest and reflect the character of the street and locality;

- is appropriate to its location, respecting the adjoining existing development and existing streetscape by maximising the setbacks to neighbours; and

- facilitates the provision of weather protection where appropriate.

Hilda Street

2m

Ground Floor

Nil

First Floor

Nil

Lawler Street

2m

First Floor

Nil to 1.2m

Second Floor

Nil to 1.7m

Residential Design Codes Clause 6.1.4 Lot Boundary Setbacks

Southern Lot Boundary – First Floor Balcony

1.2m

1m Minor variations to the two referenced lot boundary setbacks are proposed and again are consistent with the design principles of 6.1.4, where the building is setback to:

- ensure adequate daylight, direct sun and ventilation; - reduce the visual impact of building bulk on a neighbouring

property; - ensure access to daylight and direct sun to adjoining

properties; and Residential Design Codes Clause 6.1.4 Lot Boundary

Northern Lot Boundary Permitted Length

20.24m

20.7m

Setbacks (Walls Built to Lot Boundary)

Maximum Height

3.5m

Ground Floor South

3.6m

First Floor South

5.8m

First Floor North

7.1m

- assist with the protection of privacy between adjoining properties.

As a mixed use development, in addition to the above:

- the side boundary setbacks to the commercial component of the development is in accordance with the existing street context of the commercial tenancies adjacent; and

- the commercial units have been designed to minimise the potential impacts between the two uses.

Average Height

3m

Ground Floor South

3.45m

First Floor South

5.65m

Ground Floor North

3.1m

First Floor North

6.55m

Residential Design Codes Clause 6.1.5 Open Space

45% 6.9% In the context of the provision of commercial units, the loss of land associated with the PCA and future road widening a variation to open space has been proposed. As a mixed use inner city development on a designated activity corridor it is considered that the open space requirements under an R80 coding should be applied.

Policy 7.1.1 Built Form Clause 4.10 Landscaping

Deep Soil Zone

15%

2%

The applicant can increase the deep soil zone for plantings and landscaping within the development, however the local policy provisions are contrary to the practical realities of the site, coding and adjoining streetscape. With direct commercial frontage to Charles Street and a PCA designated in the front setback a 50% landscape requirement is considered impractical and inconsistent with the surrounding streetscape.

50% of front setback to be provided as soft landscaping

Nil

30% of the site area to be provided as canopy coverage

Nil

Policy 7.7.1 Non-Residential Development Parking Requirements

Unable to be determined

Notwithstanding several meeting pre-lodgement with the City to agree on parking provisions, further discussions with the City post preliminary assessment have confirmed that reciprocal access can be provided between commercial and residential tenancies through an adopted parking plan.

Residential Design Codes Clause 6.3.6 Site Works

Fill up to 0.5m Fill up to 0.6m Maximum finished ground levels can be conditioned and will be subject to site conditions and access requirements.

Residential Design Codes Clause 6.4.2 Solar Access for Adjoining Sites

50% of Southern (Parent) Lot

65% of Southern (Parent) Lot

It is anticipated that solar access requirements can be achieved on the site through review of the overshadowing assessment.

Residential Design Codes Clause 6.4.3 Dwelling Size

Minimum 1 One-Bedroom required

No One-Bedroom proposed

Considered in the overall design philosophy for the site and contend that rigid application of the R-codes in respect to provision of a 1 bedroom unit is impractical.

Built Form Policy Clause 4.21 External Fixtures

No details on external fixtures

Can be provided for through detailed design as part of the building permit process and are not pertinent to determination of the application.

Solar Collectors required None proposed Minimum requirements for solar collectors can be provided for as a condition of approval.

Residential Design Codes Clause 6.4.5 External Fixtures, Utilities and Facilities

Clothes drying facilities No details on clothes drying facilities

Can be provided for through detailed design as part of the building permit process and are not pertinent to determination of the application.

Policy 7.1.1 – Built Form Clause 4.23 Environmentally Sustainable Design

Development must demonstrate that: P1.8.1 It maximises passive solar heating, cooling, natural ventilation and light penetration to reduce energy consumption; P1.8.2 It is capable of recovery and re-use of rainwater, storm water, grey water and/or black water for non-potable water applications. P1.8.3 Climate moderation devices can be incorporated to reduce passive solar gain in summer and increase passive solar gain in winter. P1.8.4 That it is capable of achieving one of the environmental performance ratings shown in the table of Clause 1.8 of the Built Form Policy.

Elements of the City’s local Environmentally Sustainable Design policy provisions can be included through detailed design between planning and building permit processes. The development is capable of incorporating any of the design measures referenced in the policy and will meet energy efficiency criteria, however there is a need to consider practicality and cost-effectiveness instead of the rigid application of local policy requirements.

oe ~10-01

LOT 216 (#536) CHARLES STREET- NORTH PERTH

PERSPECTIVE (CNR CHARLES ST & HILDA ST)

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PRD - JOB # 17133

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LOT 216 (#536) CHARLES STREET - NORTH PERTH

PERSPECTIVE (CNR HILDAST& LAWLERST)

PRD - JOB # 17133

DATE: 07/06/2018

COLOUR AND MATERIALS SCHEDULE CLIENT: NGUYEN

JOB NUMBER: 17133

ADDRESS: LOT 216 (#536) CHARLES STREET - NORTH STREET

EXTERIOR MATERIAL/TYPE COLOUR

ROOFING COLORBOND/ TRIMDEK MONUMENT WALLS (TYPICAL) SAND CEMENT RENDER DULUX SNOW SEASON WALLS (FEATURE) CERAMIC SUBWAY TILES GREY! WHITE CONTRAST GROUT WALLS (CLADDING) CEMENT COMPOSITE! SCYON DULUX TIMELESS GREY WINDOW FRAMES ALUMINIUM! POWDERCOATED MONUMENT MATT BLACK GUTTERS COLORBOND! SQUARELINE MONUMENT FASCIA/ FLASHING COLORBOND MONUMENT DOWNPIPES COLORBOND! RECTANGULAR TO SUIT WALL COLOUR PAVING CEMENT! BLOKPAVE SILVER HANDRAIL ALUMINIUM! POWDERCOATED MONUMENT MATT BLACK BALUSTRADE FRAMELESS GLASS PANELS CLEAR POSTS STEEL! PAINTED MONUMENT MATT BLACK SHADE BLADES ALUMINIUM! POWDERCOATED MONUMENT MATT BLACK AWNINGS STEEL! PAINTED TBC FENCING SCREENS SLATTED ALUMINIUM! P'COATED MONUMENT PRIVACY SCREENS LASER CUT STEEL! P'COATED BRONZE BOUNDARY FENCING COLORBOND! NEETASCREEN MONUMENT

.

1:200cJ/N: DATE: DRAWN:SCALE:

Licensed Surveyors

87-89 Guthrie Street, Osborne Park, Western AustraliaTelephone: (08) 9446 7361 Facsimile: (08) 9445 2998

Email : [email protected] Website: www.cottage.com.au

Lot boundaries drawn on survey arebased on landgate plan only. Survey does notinclude title search and as such may not showeasements or other interests not shown on plan.Title should be checked to verify all lot detailsand for any easements or other interests whichmay affect building on the property.

Survey does not include verification of cadastralboundaries. All features and levels shown arebased on orientation to existing pegs and fences only which may not be on correct cadastral alignment.Any designs based or dependent on the location ofexisting features should have those features'location verified in relation to the true boundary.

Survey shows visible features only and will notshow locations of underground pipes or conduitsfor internal or mains services. Verification ofthe location of all internal and mains servicesshould be confirmed prior to finalisation of anydesign work.

Cottage & Engineering surveys accept noresponsibility for any physical on site changes tothe parcel or portion of the parcel of land shownon this survey including any adjoining neighbourslevels and features that have occurred after thedate on this survey. All Sewer details plottedfrom information supplied by Water Corporation.

DISCLAIMER:

DISCLAIMER:

DISCLAIMER:

DISCLAIMER:

SEC DomePower PolePhone Pits

LEGEN

D

T C

T P10.00T WT RT F

[[[[

10.0010.0010.00

]]]]

Top Pillar/PostTop WallTop RetainingTop Fence

W Water Conn.

Due to lack of survey marks/pegs, all building offsetdimensions & features are approximate only andpositioned from existing pegs/fences and walls whichmay not be on the correct alignment and are to beverified when repegged. Any design that involvesadditions to any structures shown or portion of structuresremaining after any demolition has taken place requires

DISCLAIMER:

boundaries to be repegged and exact offsets provided to your designer/architect before any plans are producedand before any work is started on site.

OLDAREA

TELSTRA/COMMS. PIT NOT LOCATEDADJACENT TO LOT AT TIME OF SURVEY.VERIFY AVAILABILITY WITH TELSTRA.

NOTE:

Scale 1:200

0 2 4 6 8

W

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427466 14 Nov 17 M. Bateman

Builder : Perth Residential DevelopmentsCLIENT : NguyenLOT 216 #536 Charles Street, North Perth

Plan2672

36.4

9

90°0'0"

12.19

90°0

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30.3

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116°44'0"

13.66

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Non-Mount

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SOIL DESCRIPTIONSandRefer to Survey

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Ref Nail At Base Of KerbAssumed Datum 10.00 m

DISCLAIMER:HIGH TENSION POWER LINES. CHECK TITLE FOREASEMENTS AND WESTERN POWER FOR SET-BACKS.

W

S

E

N

LEGENDDEEP SOIL LANDSCAPING

SUPPLEMENTARY LANDSCAPING

GRASSED VERGE

11.7 m² 10.7 m²

16.6 m²

2.8 m²

1.8 m²

1.6

m²

2.5

m²

4.3

m²

BINS

BINS

LANDSCAPE CONTEXTPLAN 1:200

Charles Street

Hild

a S

treet

Lawler Street

CONCEPT DESIGN

CONCEPT SCHEME 4 revA

07/10/17

09/03/18CONTEXT

CONCEPT SCHEME 4 revB 22/05/18CONCEPT SCHEME 4 revC 19/06/18CONCEPT SCHEME 4 revD 12/11/18

COPYRIGHT PERTH RESIDENTIAL DEVELOPMENTSA.B.N. 65 582 662 731

307 SELBY ST OSBORNE PARK WA 6017PH: 9204 3655 E: [email protected] DATE...............................................

BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:

ENG. DETAIL:WIND RATING:COASTAL CAT:

ADDRESS:

CLIENT: DATEDRAFTING LOG

LOT 216 (# 536)CHARLES ST.NORTH PERTH

THI LOAN TRAMNGUYEN

171333

mailto:[email protected]

Scale 1:200

0 2 4 6 8

W

S

E

N

36.4

9

90°0'0"

12.1990°0

'0"

30.3

6

116°44'0"

13.66

63°1

6'0"

8.2

3

8.20

10.13

8.4

68.3

1

8.298.3

0

8.46

8.6

0

8.33

8.2

7

8.3

0

10.04

8.2

6

8.21

8.02

8.31

8.42

8.45

8.28

8.178.13

8.17

8.22

8.338.28

8.37 8.3

8 8.34

8.38

8.48

8.5

2

8.56

8.60

8.5

28.5

98.7

28.6

6

8.98 8

.79

8.9

39.0

3

9.12

9.2

79.1

8

9.3

0

9.3

1

9.47

9.54

9.5

49.4

6

9.71

9.60

9.9

09.7

9

9.89

9.96

10.00

9.91

9.90

9.6

2

10.74

9.269.51

9.239.13

10.6

6

10.48

9.819.79

10.769.82

9.84

9.84

10.2010.05

10.2010.07

10.7

4

9.55

9.80

11.39

9.76

10.01

10.15

8.2

08.8

69.1

3

9.62

9.42

9.2

0

COMMERCIAL"A"

COMMERCIAL"B"

ST ST ST

COMM

RES

RES.

RES.

WC

BINS

3.7m

FL: 9.800

FL: 9.800

9.628

DRIVEWAY

R60 - R100

TOTAL SITE AREA : 407 m²EFFECTIVE SITE AREA : 344 m²

PLOT RATIO: 1.0 of 407 m² = 407 m²284.9 m² PROVIDED (0.7)

OPEN SPACE: 45% REQUIRED120 m² of 407.7m² PROVIDED (29.4%)

CARPARKING:

3 x RES. UNITS @ 1.0 BAYS = 3 BAYS2 x COMM. UNITS @ 1.0 BAYS = 2 BAYS5 CAR BAYS REQUIRED - 5 BAYS PROVIDED

BICYCLE PARKING @ 1 PER 3 DWELLINGS1 PROVIDEDVISITOR BICYCLE PARKING @ 1 PER 10 DWELLINGS1 PROVIDED

DEVELOPMENT SUMMARY

COMM

ACCE

SS L

EG

1

SITE PLAN07/10/17CONCEPT DESIGN

09/03/18CONCEPT SCHEME 4 revA



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:



THI LOAN TRAMNGUYEN

17133

Charles StreetBitumen

Non-Mount

Nil

Porch

GalvPatio

Carp

ort

Appr

ox F

.L8.

33

Gro

und

Floo

r

Firs

t Flo

or

BrickWall

TF[ ]

TF[ ]TF[

]

TW[ ]

FibroFence FairCondition

TP[ ] Metal Rail OnBrick Wall With

Pillars

Non-Mount

Mountable

Non-

Moun

t

Non-

Mou

ntNon-Mount

Nil

Nil

EXISTING

Bitumen

Crossovers

L/Grass

Non-MountL/Grass

ConcreteFootpath

Concrete Footpath

Concrete Footpath

L/Grass ConsumerPole

L/G

rass



Stre

et S

ign

PowerPole(H/T)

Pow

er P

ole

Opp

.

Stre

et S

ign

Bitu

men

Hild

a S

treet

Bitu

men

Spee

d Hu

mp

Lawler Street

Bitumen

TF[ ]

TW[]

TW[]

W

Met

er

Conc.Wall

Conc.Wall

Fibr

o Fe

nce

Fair

Con

ditio

n

SewerM/H (8.18)

Sewer JunctionInv: 6.6 Depth: 1.6NOTE: UP

PEGGONE

PEGGONE

PEGGONE

PEGGONE

8.5

8.5

9.0

9.5

10.010.0

9.0

9.5

9.5 ConsumerOverheadPower Cable

Closest Wire To Boundary

Gate



(F.L Unobt.Locked Gate)

#534

#536

2-Storey Brick & Tile On Slab

Ref Nail At Base Of KerbAssumed Datum 10.00 m

FUTUREROAD WIDENING

SITE PLAN

VEHICLE

APPT.ENTRY

COMM

ENTRY

5400

8090

3210

1610

0

CONCEPT SCHEME 4 revB 22/05/18CONCEPT SCHEME 4 revC 19/06/18

BINS

BINS

71.2 m²+ 54.6 m²

TOTAL 373.7 m² 5.2 m² 41.4 m² 13.8 m² 84.2 m²

13.5 m²---B 50.2m²NLA

13.5 m²---A 43.8m²NLA

27.0 m²

16.7 m²

4.6 m² 13.5 m²

4.6 m²

PARKINGSTORE

9.3 m²+ 9.2 m²5.2 m²3

12.0 m²-73.6 m²2

10.6 m²-1

UNIT # BALCONYSTAIR

80.3 m²

AREA

4.6 m²


CANOPY OVER

CANOPY O

VER

CAN

OPY

OVE

R

5.4 x 2.55.4 x 2.5 5.4 x 2.55.4 x 2.5 5.4 x 2.5

4.1m²

4.1m²

4.1m²

NLA: 50.2m²

NLA: 43.8m²

GROUND FLOOR

4

FUTUREROAD WIDENING

(PAVED)(x

2)

STEPPED 1.8m HIGH COLORBOND FENCE ON PLINTH RETAINING RAKING 0.75m HIGHCOLORBOND FENCE

dp

RESIDENTIALENTRY

COMMERCIAL

ENTRY

RES.# 2

RES.# 3

COMM.# A

RES.# 1

STORE1

STORE2

STORE3

UNISEX

UP TOU1 & U2

VCOMMERCIAL "B"

COMMERCIAL "A"

LAW

LER ST

REET

HILDA STREET

VEHI

CULA

REN

TRY

LETTERS

C



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:


17133


THI LOAN TRAMNGUYEN

900

3700 4860 11160

3.7m 6.0m

32.79m

20.66m

6.0m

6.19

m

3.7m

13.7m

SCREEN PRIVACY SCREEN

SCR

EEN

BIKE

CONCEPT SCHEME 4

3210

S

S

ENT

CH

AR

LES

STREET

1610054008090

2010 620 2010

6190

2000

4000

LANDSCAPE LANDSCAPE

LAN

DSCA

PE

21/02/18

DRIVEWAY


PRIVACY

GFL: 9.800

GFL: 9.800

750

500

3740

500

24002002400240020024001000 2002400

gate

9.628

ramp up (1:14)

PAVI

NG: 9

.543

FL: 9.750FL

: 9.75

0

UP TOU3

C

R

R

R

GAT

ES

GAT

ES

GOODS LIFT

F/D

F/D

SCR

EEN

3700

2000 4000

22/05/18CONCEPT SCHEME 4 revB58

00

L'SCAPE

rampup

06/06/18CONCEPT SCHEME 4 revC

ramp down (1:15)

COMM.# B

2690

2300

600

1500

3600

600

DEEP-SOILLANDSCAPE

AREA

PLOT RATIO: 284.9 m² (0.70)SITE AREA: 407.7 m²

12/11/18CONCEPT SCHEME 4 revD 71.2 m²+ 54.6 m²

TOTAL 373.7 m² 5.2 m² 41.4 m² 13.8 m² 84.2 m²

13.5 m²---B 50.2m²NLA

13.5 m²---A 43.8m²NLA

27.0 m²

16.7 m²

4.6 m² 13.5 m²

4.6 m²

PARKINGSTORE

9.3 m²+ 9.2 m²5.2 m²3

12.0 m²-73.6 m²2

10.6 m²-1

UNIT # BALCONYSTAIR

80.3 m²

AREA

4.6 m²

LAN

DSCA

PE


FIRST FLOOR

5

FIRST FLOOR1:100

CAN

OPY

BEL

OW

CANOPY BELOW

3.10 x 3.003.70 x 3.36

5.91 x 4.96

1 2

3.07 x 2.73

3.45 x 3.25

UP

3

DN

3.63 x 3.00

CANOPY BELOW

4.64 x 2.60

CANOPY BELO

WBOX G

UTTER



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:


17133


THI LOAN TRAMNGUYEN

HILDA STREET

HI-LEVEL

3.40 x 3.4BALCONY

BED 2BED 1

LIVING ROOM

DINING/KITCHEN

SH/RAIL 4xSH

2340 SLIDERS

2340 SLIDERS

2340

BIF

OLD

SREF

(RAKED)

DHO

CLERESTOREY WINDOWS

VV

SHRENS

SHRSHR

OBSC. OBSC.

SH/RAIL

O'H

HP

UBO

DW SS

P'T

80.3 m²

FALL @

3 DEG.

(RAKED)

4xSH

dp

BALUSTR

ADE

4xSH

SH/R

AIL

2340

SLI

DERS

DHO

CLERESTOREY WINDOWS

DINING/KITCHEN

(RAKED)

LIVING ROOM5.91 x 5.08

P'T

BED 2

LIVING4.10 x 4.04HP

UBO

REF

O'H

BALU

STR

ADE

3.95 x 2.69DINING

KITC

HEN

SHR

71.2 m²

APP

MIC

ST

SS

DW

1000

ENT

SHR

V

B/BAR

6280

73.6 m²

CLERESTOREYWINDOWS

(RAKED)BED 1

BALCONY

BALUSTRADE

LAW

LER ST

REET

CH

AR

LES

STREET

DN

LAND

ING

OBS

C.

224070003260600

4860 4640 5580 6030 1350

HI-LEVEL

BED 22.83 x 2.70

2340

SLID

ERS

REF

3000

4000

2340

BIF

OLD

S

VV

SHRENS

SHRSHR

OBSC. OBSC.

WM

WT

LIN

SH/R

AIL

DW SS

HP

UBO

O'H

LIN

WM

WT

LIN

1m DEEPPLANTER

dp

1680

4510

3400

2600

900

13.7m

CONCEPT SCHEME 4


SQUARELINE GUTTER

FALL

@3

DEG

REE

PRIVACY SCREEN

2000

2690

21/02/18

35902380

2300

2050

BALCONY#1

12c WALL

12c

WAL

L

1m DEEPPLANTER

1130 970


SUN BLADESUN BLADE

SUN

BLA

DE

SUN BLADE

SUN

BLA

DE

1400

(VOID OVER)

BI-FOLDS

GOODS LIFT

O'HO'H

O'H

22/05/18CONCEPT SCHEME 4 revB

PAR

APET

FALL @3 DEG

.


WM

WT

LIN

WC4xSH

1200

PDPD 3050

12/11/18CONCEPT SCHEME 4 revD

1570

7302720

9000 max

71.2 m²+ 54.6 m²

TOTAL 373.7 m² 5.2 m² 41.4 m² 13.8 m² 84.2 m²

13.5 m²---B 50.2m²NLA

13.5 m²---A 43.8m²NLA

27.0 m²

16.7 m²

4.6 m² 13.5 m²

4.6 m²

PARKINGSTORE

9.3 m²+ 9.2 m²5.2 m²3

12.0 m²-73.6 m²2

10.6 m²-1

UNIT # BALCONYSTAIR

80.3 m²

AREA

4.6 m²


6

UPPER FLOOR

UPPER FLOOR1:100

3.80 x 3.36

2.76 x 2.05

33.70 x 2.48

CONCEPT SCHEME 4

12.2

m

HILDA STREET

CH

AR

LES

STREET

LAW

LER ST

REET



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:


17133


THI LOAN TRAMNGUYEN

1.6m

14.8m

CLERESTOREY WINDOWS

6.0m3.7m

6.0m

6.2m

13.7m

CLERESTOREY WINDOWS CLERESTOREY WINDOWS

FALL

@3

DEG

REE

FALL

@3

DEG

REE

FALL

@3

DEG

REE

FALL

@15

DEG

REE

BOX GUTTER

BOX GUTTER

PARAPET

PARAPETPARAPET20.66m

32.79m20830

ENSVBED 1

DN

(RAKED)54.6 m²

PWDDRESS

B

SHR

DROP

BALC.#2

SH/ R

AIL

recess

chute

V

OBS

C.

OBSC.

CLERESTOREY

6280

BOX GUTTER

900

HI-LEVEL.

GUTTER & FASCIA

BOX GUTTER

PARAPET

PARAPETFALL @

3 DEGREE

BOX GUTTER

21/02/18

BOX GUTTERPARAPET

2690

2600

PRIVACYSCREEN

PLANTER1m DEEP 23

0037

00

32102480

BALU

STR

ADE


VOID(RAKED)

CLERESTOREY

(RAKED)

(RAKED)

770145065014501630145014506501450

CONCEPT SCHEME 4 revB 22/05/18

FALL

@3

DEG

REE

FALL

@15

DEG

REE

6280

8690

2930 3550

CONCEPT SCHEME 4 revC 06/06/18

cavitySH/ R

AIL

cavi

tyca

vity

DESK


CONCEPT SCHEME 4 revD 12/11/18

1200

9000

71.2 m²+ 54.6 m²

TOTAL 373.7 m² 5.2 m² 41.4 m² 13.8 m² 84.2 m²

13.5 m²---B 50.2m²NLA

13.5 m²---A 43.8m²NLA

27.0 m²

16.7 m²

4.6 m² 13.5 m²

4.6 m²

PARKINGSTORE

9.3 m²+ 9.2 m²5.2 m²3

12.0 m²-73.6 m²2

10.6 m²-1

UNIT # BALCONYSTAIR

80.3 m²

AREA

4.6 m²26

00


ELEVATIONS 1

NORTH ELEVATION 1:100

WEST ELEVATION 1:100

7

A

GFL: 9.800FOOTPATH: 9.80

2611



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:


17133


THI LOAN TRAMNGUYEN

CONCEPT SCHEME 4 21/02/18

HIL

DA

ST

LA

WLER S

T

CH

ARLES

ST

2743

257

2611


SUN BLADESUN BLADE

SUN BLADE SUN BLADE SUN BLADE

FFL: 12.800

(30c+pl)

(30c

+pl)

(32c

)

(35c)

(32c)

(00c)

GFL: 9.800

2611

2743

257

(30c+pl)

(30c

+pl)

(32c

)

(35c)

(32c)

(00c)

(34c)

NGL: 9.62NGL: 9.30

NGL: 9.03NGL: 8.79NGL: 8.52NGL: 8.48

(25c)

(28c) (27c)

(30c

+pl)

(25c

+pl)

172

H

B

C

H

B

B

C

H

D

H

C

C

H

H

A

C

F

C

D

A

A AFF A A

F

F

F

O

AFA

A

A

A F

O O

F F F F F F F

FFFFFFF

AA AA

F A

AFA

F

FFF

F F F

F

F

F

F

F

F

F

F

F

F

S F F

O

F

F

FFFFFF FF FF

LETTERS


FFL: 12.028F

A

F

PAVING: 9.543


E

EVOID

VOID

VOID

VOID

ABCDEFG

MATERIALS LEGENDTRIMDEK ROOF @ 15° PITCH

RENDER WITH PAINT FINISH (TYPICAL)

WALL CLADDING WITH PAINT FINISH

FRAMELESS GLASS BALUSTRADE

COLORBOND GUTTERS & DOWNPIPES

H P/COATED ALUMINIUM AWNING WINDOWS

TRIMDEK ROOF @ 3° PITCH

DECORATIVE PRIVACY SCREENI

FEATURE WALL TILING

1028

1028


2183


ELEVATIONS 2

SOUTH ELEVATION 1:100

8

EAST ELEVATION 1:100



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:


17133


THI LOAN TRAMNGUYEN

8.21

9.76

257

2611

2742

2611

LANDING: 12.713

BALC: 11.942

1628

CONCEPT SCHEME 4 21/02/18

CH

ARLES

ST

LA

WLER S

T

2400

CONCEPT SCHEME 4 revA 09/03/18

FFL: 12.028

NGL: 9.55ADJ. NGL: 8.98

ADJ. NGL: 8.46NGL: 8.86

ADJ. NGL: 8.20 NGL: 8.31ADJ. NGL: 8.30

GFL: 9.800

FFL: 12.800

FFL: 12.028

FFL: 12.800

(25c

+pl)

(30c

+pl)

172

B

A

D

C

C

D

A

G

I

I

C

D

A AA A A AAA

A A

AF

A A

STEPPED 1.8m HIGHCOLORBOND FENCE


ADJACENTCARPORTFL: 8.330

HIL

DA

ST

2611

172

FFL: 12.028

NGL: 8.26 NGL: 8.42 NGL: 8.52 NGL: 8.52

BALCONY

BALCONY

PARKING

(30c

+pl)

(25c

+pl)

D

A

G

C

F

H

C

SF

SF

F

A

F

AA

STEPPED 1.8m HIGHCOLORBOND FENCE

3600

772

DRIVEWAY

PAVING: 9.543FOOTPATH: 9.80


VOID

ABCDEFG

MATERIALS LEGENDTRIMDEK ROOF @ 15° PITCH

RENDER WITH PAINT FINISH (TYPICAL)

WALL CLADDING WITH PAINT FINISH

FRAMELESS GLASS BALUSTRADE

COLORBOND GUTTERS & DOWNPIPES

H P/COATED ALUMINIUM AWNING WINDOWS

TRIMDEK ROOF @ 3° PITCH

DECORATIVE PRIVACY SCREENI

FEATURE WALL TILING

E

SQUARELINE GUTTER

3320

A

UNISEX FL: 9.750


750

1028

2183

2210


W

S

E

N

MIDDAY - 21st JUNESHADOW DIAGRAM

AREA OF SHADOWCAST OVER BOTH ADJOINING SITES

247 m² of453.0 m²(54.5%)

#81STRATA LOT 2

156.2m²

#534STRATA LOT 1

250.1m²

CP:47 m²

#536LOT 216407.0m²



BUILDER.........................................

DATE...............................................

CLIENT............................................

DATE...............................................

CLIENT............................................

JOB No.:

MAP REF.:SHEET No.:


ADDRESS:



THI LOAN TRAMNGUYEN

17133

CONCEPT DESIGN

CONCEPT SCHEME 4 revA

07/10/17

09/03/18

SHADOW

Lawler Street

Charles Street

Hild

a S

treet

CONCEPT SCHEME 4 revB 22/05/18CONCEPT SCHEME 4 revC 19/06/18

TOTAL:247 m²

CONCEPT SCHEME 4 revD 12/11/18

BINS

BINS

34 m²

247 m² TOTAL OVER-SHADOWING -less 34 m² R.O.W OVER-SHADOWING= 213 m² of 453 m² = 47% EFFECTIVE

2


city of vincent · 2019-01-18 · city of vincent local planning policy 7.7.1 - non-residential...

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